The purpose of this division is to state certain standards which,
except where specifically stated otherwise, apply to all zoning districts.
(2005 Code, sec. 17.4.01)
(a)
No building shall be hereafter erected and no existing building shall be hereafter enlarged unless the same is situated on a lot platted pursuant to state law and the provisions of article 10.02 of the city code.
(b)
In the SF district, no more than one main building shall be allowed
on a single lot, except as hereinafter provided.
(c)
In any district, more than one structure may be erected and/or used
for a permitted principal use (other than a single-family dwelling)
on a single platted lot, provided that all of the requirements of
this article, as to yard and other regulations, are met as to each
structure as if the same were the only principal structure on such
lot.
(2005 Code, sec. 17.4.02)
(a)
Double frontage lots.
On double frontage lots, a minimum
front yard shall be required on both streets; provided however, that
when a principal structure on a double frontage lot will back on a
major thoroughfare, the minimum rear yard in an “SF” district
may be reduced as provided in the district regulations, when:
(1)
The front and rear yards and building lines therefor are designated
on a plat approved by the council and recorded in the plat records
of Tarrant County, Texas; and
(2)
A screening device approved by the city as to location and height
is erected along the property line abutting the major thoroughfare.
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When a double frontage lot is located in an SF district, the
right-of-way of the major thoroughfare shall be the rear lot line
and such lot shall face on the minor street.
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(b)
Reverse corner lots.
On a reverse corner lot in any
district, the rear line of which abuts a lot zoned for residential
purposes, no structure or portion thereof shall be located within
twenty-five (25) feet of any part of said rear lot line. Further,
any portion of a structure which is located within thirty-five (35)
feet of such rear lot line shall observe the same yard requirements
on its side-street side as are specified by this article for the lot
which it abuts to its rear.
(c)
Swimming pools and tennis courts.
In all districts,
a swimming pool or tennis court shall be permitted in a required side
or rear yard under the following conditions:
(2)
Pools and tennis courts shall not be located within ten (10) feet
of a property line measured from the outside edge of the coping (in
the case of pools) or the playing surface (in the case of tennis courts).
(3)
Lighting shall be directed toward the recreation area and away from
adjacent residential uses.
(d)
Permitted obstructions in required yards and open spaces.
The following shall not be considered to be obstructions when located
in the required yards and open spaces specified.
(1)
In all required yards:
(A)
Open terraces not over four (4) feet above the average grade of the
property at the nearest property line, but not including a permanently
roofed terrace or porch, awning or canopy.
(B)
Steps four (4) feet or less above grade which are necessary for access
to a permitted building, or to a building lot, from a street or alley.
(C)
Chimneys projecting twenty-four (24) or less inches into the yard.
(2)
In front yards:
(A)
Bay windows, balconies and overhanging eaves or gutters, none of
which shall project more than four (4) feet into a required yard.
(B)
Plants, hedges or other natural growth, so long as the same do not constitute a sight obstruction, as described and regulated by subsection (5) hereof.
(C)
Fences not exceeding four (4) feet in height which do not constitute
a sight obstruction.
(3)
In side yards: Bay windows, overhanging eaves or gutters projecting
two feet or less into a required yard.
(4)
In rear yards: In residential districts, none of the following shall
be considered an obstruction in a rear yard:
(A)
Provided that it is situated within the required yard of a principal
structure and does not exceed the maximum allowed height of a principal
structure: accessory structures; breezeways and open, unroofed porches.
(B)
Provided that it is situated between ten (10) feet of the property
line of the adjacent residential property and the required yard of
a principal structure and does not exceed a height of fifteen (15)
feet: accessory structures; breezeways and open, unroofed porches.
(C)
Provided that they are not situated within twenty (20) feet of the
property line of adjacent residential property: balconies, bay windows
and overhanging eaves or gutters.
(D)
Open off-street parking spaces shall be permitted in required yards
unless elsewhere herein prohibited.
(5)
Sight obstructions: Nothing herein provided shall be construed as
permitting any obstruction to view which may constitute a traffic
hazard. On the contrary, it shall be unlawful for any person to erect
or place or cause to be erected or placed, or to perpetuate or maintain,
on any property under his control any hedge, tree, shrub, or other
growth or any fence or other structure in such manner or at such location
as to constitute an obstruction to view creating a traffic hazard.
On corners or on street curves of more than sixty (60) degrees, when
doubt may exist regarding sight obstructions, the approval of the
city engineer shall be required.
(e)
Front yard storage.
No part of a required front yard
in a residential district shall be used for any period of more than
ten (10) consecutive days for the parking or storage of any vehicle,
object or material not elsewhere herein permitted.
(2005 Code, sec. 17.4.03; Ordinance 2020-02, sec. 4, adopted 2/20/20)
(a)
No accessory structure or accessory storage structure may be used
for dwelling purposes unless all or part of the structure also meets
the requirements for an accessory dwelling.
(b)
An accessory dwelling may be used for storage.
(c)
Accessory dwellings shall comply with the following requirements:
(1)
Accessory dwellings are permitted only in residential zoning districts.
(2)
Accessory dwellings shall conform with the character of the principle
structure as well as the city’s design standards.
(3)
Accessory dwellings shall comply with the same setback requirements
as required for the principal structure.
(4)
Accessory dwellings shall not be located in front of the principal
structure unless there is more than 100 feet between the principal
structure and the front lot line.
(5)
Accessory dwellings shall be constructed on a permanent foundation.
(6)
Accessory dwellings shall be constructed a minimum of 10 feet from
the principal structure, and 10 feet from any other structure.
(7)
Accessory dwellings shall not exceed the larger of 700 square feet
of livable space or 25% of the total livable floor area of the principal
structure.
(8)
Replatting is not required prior to construction of an accessory
dwelling.
(9)
Cargo containers, in any form, shall not be used as accessory dwellings.
(10)
Accessory dwellings must have a kitchen and at least one bathroom.
(11)
A maximum of one accessory dwelling is permitted per principal dwelling.
(d)
The combined area of the principal structure, any accessory structure, and any other impervious surface shall not exceed the impervious coverage requirement as outlined in section 14.02.171.
(e)
Utilities for an accessory structure shall be underground.
(f)
The height limitations for accessory structures and accessory dwellings
are as follows:
(1)
All accessory structures situated between within ten (10) feet of
the property line of the adjacent residential property and the required
rear yard for a principal dwelling shall abide by the following height
requirements:
(2)
All accessory structures situated within the required yard for a
principal structure shall not exceed the maximum allowed height of
the principal structure.
(g)
Neither a HUD-code manufactured home nor a mobile home may be used
as an accessory structure.
(h)
In addition to those uses listed as accessory uses in the district
regulations, the following are also accessory uses to appropriate
principal uses:
(1)
Storage of goods used or produced by manufacturing activities on
the premises occupied by such activities, when such storage is permitted
by the district regulations.
(2)
The production, processing, cleaning, servicing, altering, testing,
repairing or storing of merchandise normally incidental to a retail
service or business, when conducted by the person engaged in the principal
use, when such activity is permitted by the district regulations.
(3)
Off-street motor vehicle parking areas and loading facilities for
the exclusive use of the owners, customers, clients and employees
of the principal use.
(4)
Swimming pools and tennis courts as part of single-family residences,
when used by residents and their guests only.
(5)
In multifamily residential developments: club rooms, clothes washing
and drying facilities, swimming pools, sauna baths and other indoor
and outdoor recreation facilities common to such developments, when
such uses exist for the use and benefit of residents and their guests
but not for the general public.
(i)
All permits required by the city for an accessory structure shall
be obtained prior to construction.
(j)
All accessory structures shall be subordinate to and support the
principal structure.
(k)
Accessory structures may include a private garage and similar uses;
provided, that they may not be used for commercial purposes, and may
be used for hobbies only in so far as such activities are not offensive
by reason of odor, noise or manner of operation.
(l)
An accessory structure shall not occupy any portion of a required
front or required side yard.
(m)
An accessory structure may occupy any portion of a required rear yard in a residential district other than the “MF” district, except as provided in section 14.02.123(d)(4) hereof. In the “MF” district, an accessory structure shall not occupy more than 50% of the minimum rear yard of a one-story principal structure, nor more than 40% of the minimum rear yard of a multi-story principal structure.
(n)
Accessory structures shall be maintained and kept in good repair
and sound structural condition.
(o)
Except as otherwise provided herein, an accessory structure that
is less than or equal to 300 square feet in size and has no electricity
or plumbing shall not be required to obtain a building permit, but
shall meet all requirements of this article. An accessory structure
that is greater than 300 square feet in size, or any size accessory
structure that is in any way attached to the primary structure, shall
be required to have a building permit, be inspected by the city, and
meet the requirements of this article.
(p)
Limitations on storage.
(2)
Commercial zoning districts:
(A)
Cargo containers and/or cargo storage shall be permitted in commercial
zoning districts provided any one business does not exceed three (3)
cargo containers or cargo storage containers combined. Cargo containers
and cargo storage containers shall be screened from public view.
(B)
Non-registered travel and/or tractor trailers shall not be permitted
in commercial zoning districts.
(3)
Notwithstanding the above, temporary storage pods may be placed on
any lot in residential zoning districts (but not blocking any portion
of the right-of-way or sidewalk) for the purposes of loading or unloading
furnishings or other goods for not more than sixty (60) days. In commercial
districts, temporary storage pods are required to be removed once
a certificate of occupancy has been issued.
(Ordinance 2020-02, sec. 2, adopted 2/20/20; Ordinance 2021-05 adopted 6/17/21)
(a)
Where required.
A screening device, as herein defined,
shall be erected before any use other than uses permitted in the “SF”
or “MF” districts is made of property in “B-1”
or less restrictive districts when such property abuts residentially
zoned property. Insofar as it is practical, such screening device
shall be erected along the entire length of the common line between
such nonresidential property and the abutting residentially zoned
property.
(b)
Erection and maintenance responsibility.
(1)
When a screening device is required under the terms of subsection (a) of this section, it shall be the responsibility of the user of the commercial or industrial property to erect the required screening device, and the same shall be a condition precedent to the issuance of a certificate of occupancy for the premises on which said device is located.
(2)
All screening devices required by this article or action of the board
of adjustment shall be perpetually maintained by the user of the property
on which said device is located.
(3)
No fence or other screening device, whether required or not, shall
exceed six (6) feet in height, without prior board approval.
(c)
PD screening.
In residential planned developments the
council may approve as part of the PD site plan masonry walls higher
than provided above in required yards so long as the same do not violate
visibility restrictions.
(2005 Code, sec. 17.4.05)
(a)
The maximum heights of structures contained in the district regulations
shall not apply to spires, belfries, cupolas, antennas, water tanks,
ventilators, chimneys or other structural appurtenances usually placed
above roof level and not intended for human occupancy, but no sign
or other advertising display may be located on a structure and above
the maximum height of structures permitted in the district in which
the same is situated.
(b)
The height of a building shall be measured from the finished floor elevation to the highest point of the building roof, exclusive of the permitted structures listed in subsection (a) of this section. Measurement shall be made from the highest point of the roof to the finished floor directly below such point. If a building has a finished floor at more than one grade, a height measurement shall be made using each such grade, but no structure shall exceed the maximum height therefor prescribed in the applicable district regulations.
(c)
The height of a sign shall be measured from the surface grade vertically
beneath the sign to the highest point of the sign face.
(2005 Code, sec. 17.4.06)
(a)
In districts where the same are otherwise herein permitted, agricultural
and livestock uses shall not be conducted on any lot or tract having
an area of less than 40,000 square feet.
(b)
The intensity of use of land for grazing purposes shall not exceed
10,000 square feet of grazing area per equine or bovine animal and
3,000 square feet of grazing area per each other kind of domestic
animal.
(2005 Code, sec. 17.4.07)
Nonresidential buildings in the city shall be built in accordance
with the provisions for building design and materials standards contained
in this section.
(1)
Materials and color - walls.
Exterior wall construction
for permitted nonresidential buildings in any zoning district shall
be in accordance with the following:
(A)
A wall shall be not less than 80% masonry.
(B)
The percentage calculation shall apply to each building elevation
and each elevation shall be calculated independently.
(C)
For the purpose of calculation, wall area shall include eaves, gables
and parapets, but shall not include exterior windows and doors, roofs,
awnings and signs.
(D)
As used in this section, “masonry” includes:
(i)
Brick, stone or tile, hand laid unit by unit;
(ii)
Veneer simulations of the materials having the appearance of
hand-laid units, when approved by the city;
(iii)
Stucco when applied in accordance with building code standards
therefor; and
(iv)
Tilt-wall and other pre-cast walls, but only when the exterior
surface is faced with one or more of the applications described in
(i) through (iii) of this subsection (D) on each street frontage and
on the sides of the building. The rear elevation of the building shall
also be so faced when the rear abuts property zoned or used for residential
purposes.
(E)
Glass shall not exceed 50 percent of the area of any one facade of
a building.
(F)
Exterior wall surfaces shall consist of no more than three colors:
a base color in an earth tone, which may be 100% of the wall area;
a trim color, which may not exceed 20% of the wall area; and, an accent
color that may not exceed 1% of the wall area.
(G)
In combination, accent materials and non-masonry materials shall
not exceed 20% of any one building elevation.
(H)
Awnings shall be canvases or a lusterless, non-metallic material
closely resembling canvas, at least 98% of which is a single deep
or neutral solid color. The remaining 2%, if a different, shall be
a contrasting color. Awnings shall not be backlit.
(2)
Materials, color and design - roofs.
Roof construction
for permitted nonresidential buildings in any zoning district shall
be in accordance with the following:
(A)
All structures having 6000 square feet or less footprint shall be
constructed with a pitched roof having a pitch not less than 2/12.
Those having a footprint greater than 6000 square feet shall be constructed
with either a pitched, parapet or mansard roof system, which shall
be enclosed on all sides.
(B)
Standing seam metal roofs shall be made of copper or shall have a
factory-treated, nonmetallic, matte finish. Metal roofs with lapped-seam
construction, bituminous built-up roofs, and flat membrane roofs that
are visible shall be prohibited.
(C)
Pitched roofs shall have roofing material of a lusterless neutral/earth
tone or green color. Green colors shall be limited to dark forest
greens, pale bluish-gray greens, slate greens and copper patina.
(D)
Roof-mounted equipment otherwise visible from the same or adjacent
property shall be screened from view. The screen shall be the color
of the roof material or the wall material, whichever most effectively
minimizes visibility from the ground.
(3)
Building articulation.
On all building elevations the
following horizontal and vertical articulation must be met:
(A)
Horizontal articulation.
A building elevation extending
horizontally more than eighty (80) feet shall have no less than 30%
of the total area of the elevation offset a minimum of four (4) feet,
either protruding forward of or recessed back from the remainder of
the elevation. A building elevation extending horizontally less than
eighty (80) feet shall have no less than 30% of the total area of
the elevation offset a minimum of two (2) feet.
(B)
Vertical articulation.
No wall shall extend horizontally
for a distance greater than three (3) times the height of the wall
without changing the height by a minimum of 15% of the wall height,
and such height change shall continue for a minimum distance equal
to 25% of the maximum horizontal length of either adjacent plane.
(C)
Application.
The horizontal and vertical articulation
requirements of this subsection (3) shall apply to: (i) all street
frontage and side yard building elevations; and (ii) rear elevations
on property adjacent to property zoned or used for residential purposes,
but excluding from application those elevations adjacent to and within
five feet of other buildings.
(2005 Code, sec. 17.4.08)
Certain land uses occurring throughout the city require the
establishment of standards for the preservation of the integrity of
the property on which uses are located, as well as that of adjacent
land. This section contains standards for these land uses if not otherwise
regulated by this or other ordinances of the city.
(1)
Natural gas compressor stations.
Any natural gas compressor
station in the city shall comply with the following in all zoning
districts of the city.
(A)
A building permit shall be required for the station complex.
(B)
The station complex shall be situated on a platted lot approved by
the city and recorded in the plat records of Tarrant County.
(C)
Setbacks.
(i)
A minimum building setback for all compressor station buildings and
equipment shall be established and maintained for all yards at the
distances specified for the zoning district in which the station complex
is located, as follows:
|
Zoning District
|
Required Setback (in feet) for All Yards
|
|---|---|
|
SF
|
300
|
|
MF
|
300
|
|
GH
|
300
|
|
B-1
|
200
|
|
B-2
|
200
|
|
B-3
|
200
|
|
LI
|
100
|
(ii)
Where the station complex site abuts a different district, the
more restrictive building setback shall be applied.
(iii)
Where a station complex site adjoins street right-of-way, the
required building setback along the right-of-way shall be not less
than the minimum setback for property situated on the opposite side
of the street right-of-way.
(D)
Screening.
In order to protect the aesthetic integrity
of adjacent properties, the station site shall be screened by a wrought
iron type fence along boundary lines that front a dedicated public
street right-of-way of any type, or that front a private street right-of-way
dedicated for public use. Brick or stone columns shall be constructed
on approximately fifty (50) foot centers for such fence.
(E)
Enclosures.
All compressor station equipment and sound
attenuation structures shall be enclosed within a building. Such building
shall have a portion of its exterior walls constructed of masonry
and shall be designed with the following elements:
(i)
A four (4) foot high masonry bulkhead wall shall be constructed on
at least two (2) building facades most visible to the public.
(ii)
At least two (2) building facades, specifically those most visible
to the public, shall be constructed with a brick or stone accent that
is at least twenty (20) feet in width, extending from foundation grade
vertically to the roof line of the building and terminating with a
sloped or arched profile.
(iii)
The roof shall be sloped with a pitch of no less than 5:12 and
shall contain at least one raised structure in the form of a cupola,
steeple tower, clerestory element or similar structure. No flat roof
shall be permitted.
(iv)
The non-masonry will surfaces may be constructed of painted
metal, stucco or cementitious fiberboard material. Engineered wood
paneling shall not be permitted for the finished exterior.
(v)
The architectural design of the building shall be compatible with
the visual context of surrounding development in the same zoning district.
The building may be designed as a representation of, but not be limited
to, the following building types: barn structure; estate residence;
school or similar institution; gazebo or picnic area enclosure; club
house or recreational facility; retail or office building; or, any
combination of the above.
(F)
Access.
Vehicular access to the boundaries of the station
complex from the street and those areas within the complex site where
vehicular traffic and parking is to occur shall be paved with a concrete
surface at a thickness and design meeting the city’s standard
specifications for city streets.
(G)
Sound.
The operation of station equipment shall not
create any noise that causes the exterior noise level to exceed the
pre-development ambient noise levels measured at the property line
of the station site and within 300 feet of the station building. Prior
to the issuance of any building permit for a station complex:
(i)
The applicant shall cause a test to be performed of a type to be
approved in advance by the city, to determine the pre-development
ambient noise levels.
(ii)
The applicant shall give prior notice to the city of the date
and time of the test.
(iii)
The applicant shall submit to the city the written certification
by a registered engineer that the station complex, when built in accordance
with the submitted design plans therefor, will preserve and maintain
an exterior noise level no greater than the pre-development noise
level, as determined by the required test.
(H)
Landscape.
The station site shall be landscaped in a
manner that is compatible with the landscape ordinances of the city.
(Ordinance 09-02, sec. 1, adopted 3/19/09)
