City of Sansom Park, TX ZONING DISTRICTS

Purpose:

The purpose of the “SF-10”, Single-Family Residential District, is to allow single-family detached dwellings on lots of not less than ten thousand (10,000) square feet and dwellings of not less than one thousand, eight hundred (1,800) square feet, together with the allowed accessory uses, in order to promote low population densities within integral neighborhood units.

Permitted Uses:

No building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, enlarged or maintained, unless otherwise provided in these regulations, except for uses permitted in the “SF-10” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“SF-10” District Area Requirements
Minimum Lot Area	10,000 sq. ft.
Minimum Lot Width	70 ft.
Minimum Lot Depth	125 ft.
Minimum Front Yard	25 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	15 ft.
Minimum Rear Yard	20 ft.
Minimum Dwelling Size	1,800 sq. ft.
Maximum Building Height	35 ft.
Maximum Building Coverage	50%
Minimum Lot Open Space	40%
Minimum Masonry	60%
Minimum Accessory Building Side & Rear Yard	5 ft.

SECTION 4.2.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.2.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.2.4

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.2.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 573-20 adopted 9/17/20)

SECTION 4.3.1

TITLE, PURPOSE AND INTENT

Purpose:

The purpose of the “SF-6”, Single-Family District, is to allow single-family detached dwellings on lots of not less than six thousand (6,000) square feet and dwellings of not less than one thousand, two hundred (1,200) square feet, together with the allowed accessory uses, in order to promote low population densities within integral neighborhood units.

Permitted Uses:

No building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, enlarged or maintained, unless otherwise provided in these regulations, except for uses permitted in the “SF-6” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“SF-6” District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	5 ft.
Minimum Rear Yard	5 ft.
Minimum Dwelling Size	1,200 sq. ft.
Maximum Building Height	35 ft.
Maximum Building Coverage	50%
Minimum Lot Open Space	40%
Minimum Masonry	60%
Minimum Accessory Building Side & Rear Yard	5 ft.

* Nonresidential uses permitted within this district shall comply with the property development standards as set forth in the “C” Commercial District.

SECTION 4.3.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.3.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.3.4

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.3.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 573-20 adopted 9/17/20)

SECTION 4.4.1

TITLE, PURPOSE AND INTENT

Purpose:

The “SF-5”, Single-Family District, is intended to allow single-family detached dwellings on lots of not less than five thousand (5,000) square feet and dwellings of at least one thousand, two hundred (1,200) square feet together with the allowed accessory uses, in order to promote low population densities within integral neighborhood units.

Permitted Uses:

No building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, enlarged or maintained, unless otherwise provided in these regulations, except for uses permitted in the “SF-6” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“SF-5” District Area Requirements
Minimum Lot Area	5,000 sq. ft.
Minimum Lot Width	50 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	5 ft.
Minimum Rear Yard	5 ft.
Minimum Dwelling Size	1,200 sq. ft.
Maximum Building Height	35 ft.
Maximum Building Coverage	50%
Minimum Lot Open Space	40%
Minimum Masonry	60%
Minimum Accessory Building Side & Rear Yard	5 ft.

* Nonresidential uses permitted within this district shall comply with the property development standards as set forth in the “C” Commercial District.

SECTION 4.4.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.4.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.4.4

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.4.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 573-20 adopted 9/17/20)

SECTION 4.5.1

PURPOSE AND INTENT

Purpose:

To allow duplex, two-family, residential dwellings on lots of not less than five thousand (5,000) square feet and no more than two units per lot. Along with the allowed accessory uses, this district’s main purpose is to provide a planned area for two-family residential occupancy.

Permitted Uses:

No building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, enlarged or maintained, unless otherwise provided in these regulations, except for uses permitted in the “D” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“D” District Area Requirements
Minimum Lot Area	5,000 sq. ft.
Minimum Lot Area Per Unit	2,500 sq. ft.
Minimum Lot Width	50 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	10 ft.
Minimum Rear Yard	10 ft.
Minimum Dwelling Size Per Unit	800 sq. ft.
Maximum Building Height	35 ft.
Maximum Building Coverage	50%
Minimum Open Space	40%
Minimum Masonry	60%
Maximum Accessory Structure Per Unit (no more than one (1) accessory structure per unit)	220 sq. ft.
Minimum Accessory Building Side & Rear Yard	5 ft.

SECTION 4.5.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.5.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.5.4

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.5.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. I, adopted 5/21/15; Ordinance 590-21 adopted 11/18/21)

SECTION 4.6.1

TITLE, PURPOSE AND INTENT

The regulations set forth in this section, or as set forth elsewhere in this ordinance when referred to in this section, are the regulations of the MH Manufactured Home Subdivision and Park District. The MH, Manufactured Home Subdivision and Park, district is a detached residential district establishing standards for the location of HUD-code manufactured and mobile home units (“manufactured housing”) in developments specifically designated for manufactured housing parks and subdivisions. Manufactured housing subdivisions include individually platted lots for sale within the subdivision, for the placement of manufactured housing units. A manufactured housing park offers spaces for the placement of manufactured housing units on a lease or rental basis. The Manufactured Housing district establishes area and design requirements for parks and subdivisions, as well as yard requirements for individual lots. Both parks and subdivisions provide open space and recreational areas appropriate for the acreage and number of units contained. Areas zoned for the MH district shall have, or shall make provision for, municipal water and sewer services. They shall be designed to adequately accommodate storm drainage; they shall have paved concrete streets with logical and efficient vehicular circulation patterns which discourage nonlocal traffic; they shall be properly buffered from nonresidential uses; and they shall be protected from pollution and undesirable environmental and noise impacts.

SECTION 4.6.2

LOT DIMENSION REGULATIONS

Density
Dwelling units/acre max	8.0
Lot Dimensions
Lot area, min. (SF)
Manufactured Home	3,000
Manufactured Home Park	5 Acres
Gross living area min (SF)
Manufactured Home	700
Lot width, min (FT)
Manufactured Home	40
Lot depth, min. (FT)
Manufactured Home	90
Setbacks
Front Yard, min. (FT)	25
Side Yard, min (FT)
Adjacent to nonsimilar district	20
Adjacent to manufactured home	5
Adjacent to Street	15
Rear Yard, min (FT)	20
Building Standards
Building height, max (FT), Stories	25, 1.5
Lot coverage, max %
Manufactured home	40

See Article 7 for additional development standards

SECTION 4.6.3

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.6.4

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.6.5

SPECIAL REQUIREMENTS FOR MANUFACTURED HOUSING PARKS

Definitions

Manufactured housing park

means a parcel of land not less than five (5) acres nor greater than thirty-five (35) acres which is designed, improved, or intended to be used for short-term or long-term occupancy by manufactured or mobile homes, trailers and/or recreational vehicles (including travel trailers) in designated spaces. The facility may include a residence for the owner/manager of the premises, utility hookups, accessory structures, playgrounds and open space areas, fenced yard areas for pets, and other similar amenities.

Manufactured housing space

means a plot of ground within a manufactured housing park, or manufactured housing subdivision which is designed for the accommodation of one manufactured or mobile home, trailer or RV unit.

Manufactured housing subdivision

means a parcel of land which is designed, platted, improved and intended for the long-term placement of individually owned mobile home units or HUD-Code manufactured homes on platted lots which can be purchased outright by the owners of the mobile home units. The facility may include a residence for the owner/manager of the premises, utility hookups, accessory structures, playgrounds and open space areas, fenced yard areas for pets, and other similar amenities.

Tenant Parking.

Each parking space shall be constructed of asphalt or concrete in accordance with City standards, and shall be located to eliminate interference with access to parking areas provided for other manufactured housing and for public parking in the park.

Visitor and Supplemental Parking.

In addition to parking spaces required for each manufactured housing unit, there shall be paved parking provided for the manufactured housing community in general (see Article 4 [6] Off-Street Parking and Loading Requirements):

Two (2) visitor parking spaces for every three (3) manufactured housing lots.

One (1) supplemental parking or vehicle storage space for the parking or storage of boats, campers and similar vehicles or equipment for every four (4) manufactured housing lots.

Supplemental spaces may be located anywhere within the manufactured housing community provided that no manufactured housing space shall be situated further than one hundred fifty feet (150') from a visitor space.

Each parking space will be not less than nine feet by eighteen feet (9' x 18'), which is not to be included in the lot size.

Access.

Each manufactured housing community shall have direct access from an improved public street or an internal street. Where an internal private street provides access, the same shall be paved in accordance with City standards for a public street, and it shall be dedicated to the public as an emergency access/fire lane easement to allow for the rapid and safe movement of vehicles used in providing emergency health or public safety services. Each emergency access/fire lane easement shall have a clear unobstructed width of twenty-four feet (24'), shall connect to a dedicated public street, and shall have a turning area and radii of a minimum of fifty feet (50') to permit free movement of emergency vehicles. Dead-end streets are not allowed. Cul-de-sac streets shall not exceed four hundred feet (400') in length. Fire lane easements shall be maintained by the manufactured housing park.

Walkways.

Designated concrete walkways four feet (4') in width will be provided on both sides of roadways or streets.

F.

Street Names and Signs.

Within each manufactured housing park, all streets shall be named, and manufactured housing numbered in a logical and orderly fashion. Street signs shall be of a color and size contrasting with those on public streets and roadways so that there is no confusion regarding which are private and which are public streets. These signs and numbers shall be of standard size and placement to facilitate location by emergency vehicles. Street names shall be submitted to the City Manager or his/her designee along with the construction plat application, reviewed by the appropriate City staff with respect to street naming procedures set forth within the Subdivision Ordinance and/or the City’s Code of Ordinances, and approved by the City Council on the plat for the subdivision. All dwelling unit address numbering shall be assigned by the City Manager or his/her designee.

G.

Other Signs.

Along all sections of emergency access easements, the owner or agent shall erect metal signs prohibiting parking. The sign type, size, height and location shall be in accordance with the Manual of Uniform Traffic Control Devices and approved by the City.

H.

Intersections.

Internal streets shall intersect adjoining public streets at approximately ninety degrees (90°) and at locations which will eliminate or minimize interference with traffic on those public streets.

I.

Street Lighting.

Street lighting within the manufactured housing park shall be provided and maintained by the owners of the manufactured housing park.

J.

Utilities.

All electrical distribution lines and all telephone/cable and other utility lines shall be underground.

K.

Drainage and Soil Protection.

The ground surface in all parts of the park shall be graded and equipped to drain all surface water in a safe, efficient manner. Each manufactured housing space shall provide adequate drainage for the placement of a manufactured housing [unit]. Exposed ground surfaces in all parts of every manufactured housing park shall be paved and/or covered with stone, brick paving, or other similar solid material, or protected with a vegetative growth (such as grass) capable of preventing soil erosion and eliminating dust.

L.

Firefighting.

Approaches to all manufactured housing shall be kept clear for firefighting.

The owner or agent of a manufactured housing park shall be responsible for the instruction of any staff in the use of the park fire protection equipment and in their specific duties in the event of a fire. Owner shall supply standard City fire hydrants located within three hundred feet (300') of all manufactured housing spaces, measured along the drive or street.

The owner or agent of a manufactured housing park shall be responsible for maintaining the entire area of the park free of dry brush, leaves and weeds in excess of twelve inches (12") in height.

M.

Refuse Facilities.

Every manufactured housing dwelling unit shall be located within one hundred fifty feet (150') of a refuse facility, measured along the designated pedestrian travel way. A refuse facility shall be a dumpster or other similar container designed for receiving garbage in bulk for more than one dwelling, and all refuse containers shall be maintained in accordance with local public health and sanitary regulations. Refuse containers shall be located no closer than thirty feet (30') to any adjacent single-family property, shall be located so as to provide safe and convenient pickup by refuse collection agencies, and shall be screened in accordance with Article 7 Development Standards.

N.

Anchorage of Manufactured Housing.

To insure against natural hazards such as tornados, high winds and electrical storms, anchorage for each manufactured housing [unit] shall be provided according to the Building Code and State law.

O.

Skirting.

All manufactured housing units shall provide skirting from the top of the unit’s frame to grade. Skirting shall totally enclose and secure from view the unit’s axles and all required anchors, footings, and piers.

All required skirting shall be masonry or metal, and shall be of a color similar to the materials used in the construction of the manufactured housing unit such that it blends with the overall appearance of the unit.

P.

Maintenance Requirements for Common Areas.

A property owners’ association is required for continued maintenance of any common land and facilities provided within the manufactured housing park/subdivision.

SECTION 4.6.6

SPECIAL REQUIREMENTS

Open storage is prohibited.

Usable Open Space Requirements.

Except as provided below, any manufactured home development shall provide usable open space which equals or exceeds fifteen percent (15%) of the total land area within the development.

A swimming pool shall be provided in manufactured housing developments of fifty (50) or more units.

One playground area containing at least five (5) pieces of play equipment shall be provided for every one hundred (100) dwelling units, or fraction thereof. The playground equipment shall be of heavy duty construction, such as is normally used in public parks or on public school playgrounds.

Site plan approval shall be required for any manufactured housing park or authorized nonresidential use allowed in the MH district.

SECTION 4.6.7

REPLACEMENT OF HUD-CODE MANUFACTURED HOMES

In the event that a HUD-Code manufactured home occupies a lot in the City, the owner of the HUD-Code manufactured home may remove the HUD-Code manufactured home from its location and place another HUD-Code manufactured home on the same property, provided that the replacement is a newer HUD-Code manufactured home, and is at least as large in living space as the prior HUD-Code manufactured home.

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. I, adopted 5/21/15; Ordinance 590-21 adopted 11/18/21)

SECTION 4.7.1

TITLE, PURPOSE AND INTENT

The regulations set forth in this section, or as set forth elsewhere in this ordinance when referred to in this section, are the regulations of the MF Multifamily Residential District. The purpose and intent of the MF Multifamily Residential District is to provide for compatible land, structures and uses primarily oriented to medium density multifamily residential purposes, open space uses, and select community facility uses. The location and characteristics of this district are generally but not always, found in the inner urbanized developed core of the City, around shopping centers and neighborhood serving facilities, near employment centers, at the intersections of major and secondary thoroughfare streets, and as a transitional element between lower density and more intense nonresidential land uses. Multifamily development including single-family attached dwellings, and apartment buildings, comprise the principal elements of the district.

SECTION 4.7.2

LOT DIMENSION REGULATIONS

Density
Dwelling units/acre max	12
Lot Dimensions
Lot area, min. (SF)
Single-family attached	3,000
Multifamily	8,000
Gross living area min (SF)
Single-family attached	800
Multifamily 1 bedroom	750
Multifamily 2 bedroom	900
Lot width, min (FT)
Single-family attached	30
Multifamily	60
Lot depth, min. (FT)
Single-family attached	100
Multifamily	120
Setbacks
Front Yard, min. (FT)	25
Side Yard, min (FT)
Single-family attached interior	0
Multifamily interior	10
Adjacent to Street	15
Rear Yard, min (FT)	25
Building Standards
Building height, max (FT), Stories	35*
Lot coverage, max %
Single-family attached	35
Multifamily	35

See Article 7 for additional development standards

*Additional Height may be approved upon approval of an SUP

SECTION 4.7.3

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.7.4

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for multifamily or nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.7.5

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.7.6

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. I, adopted 5/21/15; Ordinance 590-21 adopted 11/18/21)

SECTION 4.8.1

TITLE, PURPOSE AND INTENT

Purpose:

The purpose of the “O”, Office, Neighborhood Service District is to provide locations for low intensity professional offices and neighborhood services that can provide transitional uses between more intense commercial uses and various residential uses. Typically these offices will have less traffic than retail establishments and not generate the noise or odors that may be associated with major commercial developments.

Permitted Uses:

No building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, enlarged or maintained, unless otherwise provided in these regulations, except for uses permitted in the “O” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“O” District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	20 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	10 ft.
Minimum Rear Yard	10 ft.
Maximum Building Height	45 ft.
Maximum Building Coverage	60%
Minimum Open Space	20%
Minimum Masonry	60%
Minimum Accessory Building Side & Rear Yard	5 ft.

SECTION 4.8.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.8.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.8.4

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.8.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. I, adopted 5/21/15; Ordinance 590-21 adopted 11/18/21)

SECTION 4.9.1

TITLE, PURPOSE AND INTENT

Purpose:

The purpose of the “C”, Commercial District, is to provide locations for general commercial uses representing various types of retail shopping, businesses, and service facilities that serve that community or regional area.

Permitted Uses:

No building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, enlarged or maintained, unless otherwise provided in these regulations, except for uses permitted in the “O” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“C” District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	20 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	15 ft.
Minimum Rear Yard	10 ft.
Maximum Building Height	45 ft.*

*Additional height may be approved upon approval of an SUP.

SECTION 4.9.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.9.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.9.4

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.9.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. I, adopted 5/21/15; Ordinance 590-21 adopted 11/18/21)

SECTION 4.10.1

TITLE, PURPOSE AND INTENT

Purpose:

The “I”, Industrial District, is intended to permit a range of assembly, warehousing and service type manufacturing and wholesale uses.

Uses, generally:

In the “I” District, no building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, maintained or enlarged, unless otherwise provided in these regulations, except for uses permitted in the “I” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“I” District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	50 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	20 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	10 ft.
Minimum Rear Yard	10 ft.
Maximum Building Height	45 ft.*

*Additional height may be approved upon approval of an SUP.

SECTION 4.10.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements.

SECTION 4.10.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for multifamily or nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.10.4

DEVELOPMENT STANDARDS

All developments within this district shall conform with the provisions of Article 7 “Development Standards.”

SECTION 4.10.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. I, adopted 5/21/15; Ordinance 590-21 adopted 11/18/21)

SECTION 4.11.1

PURPOSE AND INTENT

The Planned Development District (PD) is intended to provide for flexibility and encourage a more creative, efficient and aesthetically desirable design and placement of buildings, open spaces, and circulation patterns and to best utilize special site features such as topography, size and shape. It is intended that the flexibility permitted by this zoning category extends to discretionary approval, through site plan review of items such as parking space requirements, building line setbacks, square footages of buildings and structures, protective screening, or sign placement and specifications in order to achieve the purposes and objectives stated in conformance with good planning practices and land utilization.

While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to prevent the misuse of the increased flexibility.

SECTION 4.11.2

DEVELOPMENT REQUIREMENTS

Development requirements for each separate PD district shall be set forth in the ordinance granting the PD district and shall include but not be limited to uses, density, lot area, lot width, lot depth, yard depths and widths, building size, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, lighting, management associations, and other requirements as the City Council may deem appropriate.

The PD district shall conform to all other sections of the ordinance unless specifically excluded in the granting ordinance.

For multifamily uses a common open space shall be designated for the leisure and recreational use of the occupants. The open space shall be a minimum of ten percent (10%) of the total land area devoted to the multifamily use. This requirement may be varied downward by the City Council when a lesser amount of open space would be more appropriate based on the density of the development, the installation of private recreational amenities, or where the availability and nature of adjacent public open space is such that a lesser amount would adequately accommodate the development.

SECTION 4.11.3

APPROVAL PROCESS

In establishing a PD district in accordance with this section, the City Council shall approve as part of the amending ordinance, appropriate plans and standards for each PD district. During the review and public hearing process City Council shall require a conceptual plan and/or a detailed plan.

Conceptual Plan.

This plan shall be submitted by the applicant. The plan shall show the applicant’s intent for the use of the land within the proposed PD district in a graphic manner and as may be required, supported by written documentation of proposals and standards for development.

A conceptual plan for residential land use shall show general use, thoroughfares, and preliminary lot arrangements. In addition, for residential development which does not propose more than one (1) platted lot, the conceptual plan shall set forth the size, type and location of buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas, and other pertinent development data.

A conceptual plan for uses other than residential uses shall set forth the land use proposals in a manner to adequately illustrate the type and nature of the proposed development. Data which shall be submitted by the applicant, or required by City Council, shall include but is not limited to the types of use(s), topography and boundary of PD area, physical features of the site, existing streets, alleys, and easements, location of future public facilities, building height and location, parking ratios, and other information to adequately describe the proposed development and to provide data for approval which is to be used in drafting the final detailed plan.

Detailed Plan.

This plan shall set forth the final plans for development of the PD District and shall conform to the data presented and approved on the conceptual plan. A detailed plan may be submitted in lieu of a conceptual plan only if it includes the entire area being proposed as a PD District. Approval of the detailed plan shall be the basis for issuance of a building permit. The detailed plan may be submitted for the total area of the PD or for any section or part as approved on the conceptual plan. The detailed plan must be approved by the City Council.

The detailed plan shall include:

a)

A site inventory analysis including a scale drawing showing existing vegetation, natural watercourses, creeks or bodies of water, and an analysis of planned changes in such natural features as a result of the development; a vicinity map with a north arrow and scale graphic. This site inventory analysis shall include a delineation of any floodprone areas.

b)

The plan shall also contain the name of the development, legal description, name and address of property owner, name and address of developer, and name and address of the preparer of the document.

c)

A land use plan delineating the specific areas to be devoted to various uses shall be required where multiple types of land uses are proposed.

d)

A scale drawing showing any proposed public or private streets and alleys, building sites or lots, and areas reserved as parks, parkways, playgrounds, utility easements, school sites, street widening and street changes, the points of ingress and egress from existing streets, general location and description of existing and proposed utility services including size of water and sewer mains, the location and width for all curb cuts, and the land area of all abutting sites and the zoning classification thereof on an accurate survey of the tract.

e)

A site plan for proposed building complexes showing the location of buildings and the minimum distance between buildings, and between buildings and property lines, street lines and alley lines. Also to be included on the site plan is a plan showing the arrangement and provision of off-street parking.

f)

A table shall be shown on the plan indicating the total amount of acreage; square footage for each building; maximum height of each building or structure; required and provided parking; maximum impervious surface coverage; maximum building coverage; and total open space required and provided.

g)

A landscape plan showing screening walls, open space, buffer yards and all proposed landscaping. Said plan shall contain a table indicating required and proposed landscaping requirements such as number of trees, shrubs, open space, required and proposed buffer yard, and percentage of landscaping required and provided.

h)

An architectural plan showing elevations and signage style to be used throughout the development for all uses except single-family and two-family may be required by the City Council or City Council, if deemed appropriate. All pedestrian walks, malls, and open areas for use by tenants or the public; types of surfacing such as paving, or turf to be used at all locations on the site.

i)

The location of all outside facilities for waste disposal; location and orientation for all external illumination facilities; and location, size, height and orientation of all signs.

j)

Any or all of the required information may be incorporated on a single drawing if one (1) drawing is clear and can be evaluated by the City Manager or his/her designee; however, topographical information shall be shown on a separate drawing.

Supplemental data.

All concept or detailed plans may have supplemental data describing standards, schedules, or other data pertinent to the development of the PD District which is to be included in the text of the amending ordinance. Additional information needed to adequately analyze the development may be required by planning staff or the City Council.

SECTION 4.11.4

ESTABLISHMENT OF DISTRICT

Procedure for establishing a PD District shall follow the procedure for zoning amendments as set forth in the code of ordinances. This procedure is further expanded as follows for approval of conceptual and detailed plans.

Separate public hearings shall be held by the City Council for the approval of the conceptual plan and the detailed plan or any section of the detailed plan unless such requirement is waived by the City Council when it is determined a single public hearing is adequate. A single public hearing is adequate when:

The applicant submits adequate data with the request for the PD district to fulfill the requirements for both plans.

Information on the concept plan is sufficient to determine the appropriate use of the land and the detail site plan will not deviate substantially from this plan.

The requirement is waived at the time the amending ordinance is approved. If the requirement is waived, the conditions shall be specifically stated in the amending ordinance.

The ordinance establishing the PD District shall not be approved until the conceptual plan is approved unless the conceptual plan step is bypassed.

If the detailed plan is approved in phases a conceptual plan for the entire site shall be approved by the City Council. When a detailed plan is approved in phases, then separate approvals by the City Council for the initial and subsequent phases will be required.

SECTION 4.11.5

STAFF REPORT

When a PD District is being considered, a written staff report shall be submitted to the City Council discussing the impact on planning, engineering, water utilities, electric, sanitation, building inspection, tax, police, fire, drainage, and transportation.

SECTION 4.11.6

ZONING MAP

All PD districts, approved in accordance with the provisions of this ordinance in its original form, or by subsequent amendments thereto, shall be referenced on the zoning district map and a list of said PD districts shall be maintained in the appendix of this Ordinance.

Editor’s note–The appendix referred to in section 4.11.6 is not printed herein.

SECTION 4.11.7

MINOR AMENDMENTS TO A DETAILED PLAN

Upon request of the applicant, the City Manager or his/her designee may authorize minor amendments to a detailed plan so long as such minor amendments do not change the land use or substantially change the character, development standards, or design of the development as shown on the approved detailed plan. For purposes of this provision, a “substantial change” shall mean a change which will increase the number of proposed dwelling units, increase the floor-to-area ratio, size of structure, height, lot coverage, or number of stories or buildings, reduce lot, or yard size, decrease the amount of required off-street parking spaces, change types of buildings, setbacks, street access points, or lots, increase density, change traffic patterns, or alter the basic relationship of the proposed development to adjacent properties. The City Manager or his/her designee shall make such authorization only in writing and such document shall be placed in the ordinance file governing the specific plan.

SECTION 4.11.8

PLANNED DEVELOPMENT ORDINANCES CONTINUED

Properties zoned Planned Development District prior to the adoption of this ordinance shall be required to meet the provisions set forth under this Planned Development District Section prior to platting and/or development of said properties.

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. I, adopted 5/21/15; Ordinance 590-21 adopted 11/18/21)

Use of Land and Buildings.

Structures, land or premises shall be used only in accordance with the use permitted in the following use table subject to compliance with the dimensional and development standards for the applicable zoning district and all other applicable requirements of this Ordinance.

Permitted Principal Uses.

No principal use shall be permitted in any district unless it appears in the following permitted use table.

Legend for the Permitted Use Table:

P	Permitted Use
S	Permitted by Specific Use Permit (SUP)
	Not Permitted

	Residential						Nonresidential
Land Use Designations	SF-10	SF-6	SF-5	D	MH	MF	O	C	I	C-T
RESIDENTIAL USES
Dwelling, Single-Family Detached	P	P	P	P
Dwelling, Two-Family, Duplex				P		P
Dwelling, Single-Family Attached, Condominium, Cityhouse						P
Dwelling, HUD-Code Manufactured Home/Park/Subdivision					P
Dwelling, Multifamily, Apartment						P
Group Home for the Disabled or Disadvantaged	P	P	P	P	P	P
Dwelling, Assisted Living Facility						P
Nursing Home						P	P	S
Caretaker, Guard Residence							P	P	P	P
Day Care, in the Home	P	P	P	P	P	P
PUBLIC & CIVIC USES
City, County, State or Federal Facilities	P	P	P	P	P	P	P	P	P	P
Religious Institution, Church	S	S	S	S	P	P	P	P	P	P
Golf Course, Public	S	S	S	S	P	P	P	S	P
Athletic Field or Play Field, Public	S	S	S	S	P	P	P	S	P	P
Public Assembly Hall						P	P	P	P	P
Public Community Center	P	P	P	P	P	P	P	P	P
Cemetery, Mausoleum, Crematorium									P
Lodge, Fraternal, Sorority & Clubs							P	P	P	P
Private Animal Pound / Shelter								S	P
UTILITY USES
Electrical Transmission Line or Generating Station	P	P	P	P	P	P	P	P	P	P
Radio Transmission or Receiving Facility	P	P	P	P	P	P	P	P	P	P
Telephone Exchange, Switching or Relay	P	P	P	P	P	P	P	P	P
EDUCATIONAL USES
School, Business College, Trade or Commercial Instruction, Vocational								P	P
School, College or University								P	P
School, Dance Studio							P	S		P
School, Day Nursery, Home Day	S	S	S	S	S	S	S	P		S
School, Home	P	P	P	P	P	P
School, Institution, Rehabilitation & Training Center							P		P	P
School, Public Primary or Secondary	P	P	P	P	P	P	P	P	P	P
School, Private and Learning Centers							P			P
AMUSEMENT & ENTERTAINMENT USES
Amusement Center, Indoor								P	P
Amusement Center, Outdoor								P	P
Arcade									S
Athletic Field or Play Field, Commercial								S	P
Country Club								S	P
Golf Course, Driving Range								P	P
Golf Course, Miniature								P	P
Golf Course, Private								S	P
Gymnasium								P	P
Private Club								P	P
Skating Rink								P	P
Stable, Commercial or Private									P
Private Swimming Pool / Water Park								P
Theater, Indoor Motion Picture								P	P
MEDICAL USES
Clinic							P	P	P
Hospital						S	P	P	P
Laboratory, Medical and/or Dental							P	P	P
Medical, Dental & Optical Retail Sales							P	P	P
Medical Office							P	P	P	P
Medical Equipment Sales, Rental, & Leasing Service							P	P	P	P
Veterinary Hospital without Outside Pens							P	S	P	P
Veterinary Hospital with Outside Pens									P
AUTOMOTIVE & TRANSPORTATION USES
Auto Impound Lot / Wrecker Business									P
Auto Paint & Body Shop									P
Auto Parts & Accessory Sales								P	P
Auto Rental (Car & Truck)								P	P
Auto Repair Garage								S	P
Auto & Motorcycle Sales, New & Used									P
Auto Service & Filling Station								P	P
Bus or Taxi Station or Terminal								S	P
Carwash, Automated or Self								S	P
Farm Machinery & Implement Sales & Service								S	P
Heliport / Helistop								S	P
Motor Freight Terminal								S	P
Parking Lot, Commercial (Auto)								S	P
Recreational Vehicle Storage (commercial)									P
PROFESSIONAL USES
Bank, Savings and Loan Association, Financial Institution							P	P	P
Non-depository Financial Institution									S
Office, Business or Professional							P	P	P	P
COMMERCIAL, RETAIL & SERVICE USES
Animal Grooming (no overnight accommodation for animals)							S	S	P	P
Apparel Alteration and Repair or Tailor Shop							P	P	P	P
Bakery, Retail								P	P
Bar, Lounge or Tavern								S	S
Barbershop, Beauty Salon, other Personal Services Shop							P	P	P	P
Bicycle Sales & Repair Shop								P	P
Building Material Sales, Lumber Yard								S	P
Cabinet &/or Upholstery Shop									P
Candy Store or Confectionery								P	P
Catering Service, Wedding Service							P	P	P	P
Contractor, without Outside Storage							P	P	P	P
Contractor, with Outside Storage								S	P	S
Contractor Storage or Equipment Yard								S	P
Convenience Store without Fuel Sales (under 7,500 sq. ft.)							S	P	P	P
Convenience Store with Fuel Sales										S
Convenience Store over 7,500 sq. ft.										S
Copy Shop, Blueprinting, Duplicating Service, Printing							P	P	P	P
Cosmetic Tattoo Establishment							P	P	P	P
Day-Care Center, Child or Adult							S	P	P	P
Department Store								P	P
Dressmaking or Millinery Shops							P	P	P	P
Electronic Equipment Sales & Repair, Computers, TVs, Radios (under 7,500 sq. ft.)								P	P	P
Electronic Equipment Sales & Repair, Computers, TVs, Radios (over 7,500 sq. ft.)										S
Exterminating Service									P
Factory Outlet, Retail or Wholesale Store								P	P
Food Truck Park								S
Funeral Home, Mortuary									S
Furniture, Fixture & Appliance Store (no outside storage and outside display only during business hours)								P	P
Gift Shop or Florist								P	P	P
Greenhouse or Plant Nursery								S	P
Grocery Store								P	P
Hardware Store, Paint & Wallpaper								P	P
Health Club, Recreation Facility								S	P
Hotel, Motel								P	P
Kennel								S	P
Landscape Service								S	P
Laundry, Dry Cleaning Full Service								S	P
Laundry, Dry Cleaning Pickup & Receiving Station							P	P	P	P
Laundry, Washaterias Self-Service							P	P	P	P
Liquor Store or Package Store								P	P
Locksmith Shop							P	P	P	P
Machinery Sales or Repair									P
Manufactured or Industrialized Home Sales or Rental									P
Music Store, Piano, Instruments & Supplies							P	P	P	P
Office Machinery Sales & Service							S	P	P	P
Office Supply Store							P	P	P	P
Pawnshop								P	P
Pet Shop, Bird Store, Aquarium								P	P	P
Pharmacy, Drugstore							P	P	P	P
Photographic Equipment Sales & Service							P	P	P	P
Plumbing, HVAC Sales & Installation (no outdoor storage of supplies and screening of service trucks and vehicles)								S	P	P
Print Shop or Lithography								S	P	P
Propane Sales									S
Propane Sales as an Accessory Use to a Retail Facility							P	P	P
Public Entertainment Establishment								S
Radio, Television Studio								S	P	S
Recycling Collection Center									P
Rental Store							S	P	P	S
Retail Sales (under 7,500 sq. ft.)							P	P	P	P
Retail Sales (over 7,500 sq. ft.)										S
Rental Yard, Commercial & Heavy Equipment									P
Restaurant, Deli, Cafe, Cafeteria								P	P	S
Restaurant, Drive-in/Drive-thru								P	P
Restaurant, Refreshment Stand (Temporary or Seasonal)								S	S	S
Retail Store with Limited On-Premises Custom Work (under 7,500 sq. ft. and no outdoor storage)								P	P	P
Retail Store with Limited On-Premises Custom Work (over 7,500 sq. ft. and no outdoor storage)										S
Sexually Oriented Business									P
Shoe Repair							P	P	P	P
Sign Shop, Painted or Silk-screened								P	P	P
Studio for Artists or Dancing							P	P	P	P
Stone Monument Sales									P
Tattoo Parlor									S
Taxidermist Shop or Studio									P
Video / Game Rental							S	P	P
MANUFACTURING & INDUSTRIAL USES
Assembly Plant									P
Bottling Works									P
Building Materials Manufacturing									P
Electronics Manufacturing								P*	P
Gas Well Drilling & Extraction									P
Machine Shop, Metal Fabrication, Stamping, Dying & Punching									P
Manufacturing Facility (Light)								P*	P
Mini-warehouse, Commercial Self-Storage Facilities									P
Pharmaceutical Plant									P
Plastic Products Manufacturing									P
Salvage Yard									P
Storage and Warehousing Establishment								P*	P
Storage Yard								S	P
Textile Manufacturing									P
Warehousing, Freight Terminal / Office and/or Storage									P
ACCESSORY USES
Accessory building	P	P	P	P	P	P	P	P	P	P
Christmas tree sales (Temporary Use)							P	P	P
Home Occupation	P	P	P	P	P	P
Temporary Construction Building						P	P	P	P	P

Notes:
P* indicates additional standards in Section 4.13 shall apply.

(Ordinance 480-14 adopted 11/20/14; Ordinance 494-15, sec. II, adopted 5/21/15; Ordinance 525-17, att. A, adopted 6/1/17; Ordinance 533-18, att. A, adopted 1/18/18; Ordinance 542-18 adopted 6/7/18; Ordinance 552-19 adopted 4/18/19)

SECTION 4.13.1

TITLE, PURPOSE AND INTENT

Purpose:

The purpose of the “C-T,” Commercial-Transition District is to provide locations for low intensity professional offices, retail, and neighborhood services uses that can provide a transition between more intense commercial uses and various residential uses. Typically, these uses will have less traffic than commercial establishments and not generate the noise or odors that may be associated with major commercial developments.

Permitted Uses:

No building or land shall be used, and no building shall be hereafter erected, reconstructed, altered, enlarged or maintained, unless otherwise provided in these regulations, except for uses permitted in the “C-T” district in accordance with the “Permitted Use Table,” Section 4.12.

Property Development Standards:

“C-T” District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	40 ft.
Minimum Lot Depth	70 ft.
Minimum Front Yard	10 ft.
Minimum Interior Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	10 ft.
Minimum Rear Yard	10 ft.
Maximum Building Height	45 ft.
Maximum Building Coverage	75%
Minimum Masonry	60% (for new construction only)
Minimum Accessory Building Side & Rear Yard	5 ft.

SECTION 4.13.2

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-Street parking and loading requirements pertaining to uses allowed in this district shall conform with the provisions of Article 6 - Off-Street Parking and Loading Requirements. Existing nonconforming buildings and sites may be eligible for a 20% reduction in the Off-Street Parking and Loading Requirements so long as adjoining neighborhood streets are not negatively impacted by off-street parking for the specific use.

SECTION 4.13.3

SITE PLAN AND SUPPORTING DOCUMENTS REQUIRED

Any application for a Specific Use Permit to be issued in this district, or for new nonresidential construction shall be accompanied by a site plan and supporting document in conformance with the provisions of Section 5.2.

SECTION 4.13.4

DEVELOPMENT STANDARDS

All new construction within this district shall conform with the provisions of Article 7 “Development Standards.” Any change of use in the C-T District shall meet the standards in Screening and Fencing Standards in Section 7.2.

SECTION 4.13.5

SUPPLEMENTAL REGULATIONS

All developments within this district shall conform with the provisions of Article 8 “Supplemental Regulations.”

(Ordinance 533-18, att. A, adopted 1/18/18)

SECTION 4.14.1

APPLICABILITY

The standards in this section shall apply to any uses proposed on any nonconforming building or site that are designated with a P* in the Schedule of Uses in Section 4.12.

SECTION 4.14.2

STANDARDS

Standards in Section 5.2 - Site Plan Review Process shall only apply to the extent practically feasible to all nonconforming buildings and sites. Existing nonconforming buildings and sites may be improved in such a manner as to not exacerbate any existing nonconformity.

Standards in Section 7.1.14 [Section 7.1.4] Nonresidential Zoning District Standards shall apply to street fronting facades only.

All outdoor storage shall be located in the side or rear yards only and screened from view with a minimum 6-foot opaque fence from all adjoining property or streets that meets the standards in Section 7.2 Screening and Fencing.

Loading and unloading shall only occur during normal business hours of 8:00 a.m.–5:00 p.m.

If loading or unloading facilities are added to existing buildings or sites, they shall be screened from any adjacent residential uses.

(Ordinance 533-18, att. A, adopted 1/18/18)

Purpose & Intent:

Coordinating public and private investments for the greatest effect including the private investments already underway in the area;

Providing greater walkability along SH 199 and to adjoining community destinations and appropriate transitions to adjoining neighborhoods;

Promoting walkability by bringing buildings closer to the street where they can interact with pedestrians and be more visible to potential customers;

Providing greater market flexibility by allowing a broader mixture of uses - both commercial and residential - within the same corridor;

Providing more flexibility for redevelopment and expediting the development review and approval process to incentivize redevelopment.

Sub-Districts Established:

The Mixed-Use Zoning District (MUZD) is divided into two component sub-districts—the Corridor Mixed-Use (CMU) District and the Neighborhood Mixed-Use (NMU) District—as shown on the Zoning Map.

Corridor Mixed-Use District:

shall be primarily the properties with direct frontage on Jacksboro Hwy/SH 199. This district shall allow a range of commercial uses with residential uses allowed as an incentive for redevelopment and consolidation of smaller commercial lots along the corridor.

Neighborhood Mixed-Use District:

shall be primarily the properties with frontage along Biway Street and Terrace Trail. This district shall allow for a range of single-family and “missing middle” residential. Missing middle residential shall include townhomes, duplexes, triplexes, and quadplexes. Smaller commercial buildings shall be permitted on corner lots or on lots with frontage on Biway Street.

Applicability:

Standards in the MUZD shall apply as follows:

New construction:

all standards shall apply

Change of use (no change in square footage):

Land use standards (Section 5) and parking standards in Section 7 shall apply

Addition of parking (with or without building addition or change in use):

Standards in Section 6 (parking setbacks) and Section 7 shall apply to the extent feasible. No additional nonconformity shall be created or shall an existing nonconformity be made worse.

Exterior remodel:

Standards in Section 9 shall apply to the extent practicable. No additional nonconformity shall be created nor shall an existing nonconformity be made worse.

Building additions:

All sections shall apply to the building addition; no additional nonconformity shall be created nor shall an existing nonconformity be made worse.

6.

Other:

No additional nonconformity shall be created or shall an existing nonconformity be made worse.

Administration:

All development and redevelopment that meets the standards in this Section shall be approved administratively by the City Administrator or designee.

Site Plan required:

All commercial and nonsingle family residential uses shall submit a site plan meeting the requirements in Section 5.2 of the City of Sansom Park Zoning Ordinance.

Administrative adjustments:

The City Administrator or designee shall have the authority to vary any numerical standard in this Section within 10% of the established requirement specifically to address the following site-specific conditions:

Steep grades on the site;

Existing utilities and/or easements;

Existing vegetation that is to be preserved; or

iv.

Existing cross access easements or joint access driveways.

v.

Accommodate wider sidewalks, trails, or new cross access between properties

Specific Use Permits – All uses requiring a Specific Use Permit may only be considered by City Council as established in Section 5.3 of the City of Sansom Park Zoning Ordinance

Appeals of Administrator decisions and variances shall be deferred to City Council as established in Section 3.2.5 of the City of Sansom Park Zoning Ordinance.

6.

Standards in all other sections of the Zoning Ordinance shall not apply unless specifically referenced herein.

Land Uses permitted:

Corridor Mixed Use District:

All uses permitted in the C Commercial District

Multifamily residential (residential uses shall not be permitted in ground floors of buildings that directly face SH 199; residential uses may be located on ground floors of all other buildings)

Duplex and townhome uses are also permitted (but not with direct frontage on SH 199)

Neighborhood Mixed Use District (uses designated with an * shall require a SUP):

Public and Civic Uses:

*	City, County, State or Federal Facilities
*	Religious Institution, Church
*	Public Assembly Hall
*	Public Community Center
*	Lodge, Fraternal, Sorority & Clubs
*	Day-care or nursery

Professional Uses:

*	Office, Business or Professional

Commercial, Retail and Service Uses:

*	Animal Grooming (no overnight accommodation for animals)*
*	Apparel Alteration and Repair or Tailor Shop*
*	Bakery, Retail (under 3,000 sq. ft.)*
*	Barbershop, Beauty Salon, other Personal Services Shop*
*	Bicycle Sales and Repair Shop*
*	Cabinet and/or Upholstery Shop*
*	Candy Store or Confectionery (under 3,000 sq. ft)*
*	Catering Service, Wedding Service*
*	Copy Shop, Blueprinting, Duplicating Service, Printing (under 3,000 sq. ft.)*
*	Day-Care Center, Child or Adult*
*	Dressmaking or Millinery Shops (under 3,000 sq. ft.)*
*	Electronic Equipment Sales and Repair, Computers, TVs, Radios (under 3,000 sq. ft.)*
*	Gift Shop or Florist (under 3,000 sq. ft.)*
*	Laundry, Dry Cleaning Pickup and Receiving Station (under 3,000 sq. ft.)*
*	Music Store, Piano, Instruments and Supplies*
*	Office Supply Store (under 3,000 sq. ft.)*
*	Print Shop or Lithography*
*	Retail Sales (under 3,000 sq. ft.)*
*	Restaurant, Full-service, Deli, Cafe, Cafeteria (under 3,000 sq. ft.)*
*	Restaurant, Refreshment Stand (Temporary or Seasonal) (under 500 sq. ft.)*
*	Shoe Repair (under 3,000 sq. ft.)*
*	Dance, Drama, Martial Arts, Yoga Studio*
*	Video/Game Rental (under 3,000 sq. ft.)*

Residential Uses:

*	Dwelling, Single-Family Detached
*	Dwelling, Two-Family, Duplex
*	Dwelling, Single-Family Attached, (Condominium or Townhouse) (max. 4 dwelling units per lot)
*	Dwelling, Triplex
*	Dwelling, Quadplex (4 units per lot)
*	Group Home for the Disabled or Disadvantaged
*	Day-Care, in the Home

F.

Development standards:

Standard	Corridor Mixed-Use (CMU)	Neighborhood Mixed-Use (NMU)
Building Setbacks (measured from the property line) (minimum):
Jacksboro Hwy (min.)	10 feet (but no less than 20 feet from the edge of a vehicular travel lane)	10 feet (but no less than 20 feet from the edge of a vehicular travel lane)
Biway Street	15 feet min.	15 feet min.
Terrace Trail	NA	15 feet min.
All other streets	10 feet	10 feet min.
Side or rear	5' min.	0' min. for townhomes (attached residential) and zero-lot line 5' min. for all other buildings
Parking setbacks (from the primary street)	see Section 7	* See Section 7 * Garage doors shall occupy no more than 40% of the width of the front facade
Parking setbacks (secondary street)	10' min.	Behind the front facade of the building along the street or 10' min.; whichever is greater.
Lot area:	2,000 sq. ft. (min.)	Min. 2,500 sq. ft. of lot area required for each residential unit (up to a maximum of 4 units per lot) (residential units may be in a single structure or multiple structures, but shall meet the lot area min. for each unit)
Min. Lot Width:	22 feet	22 feet
Max. Building Height	3 stories and not to exceed 45'*	2.5 stories and not to exceed 35'
Max. residential density	24 DU/Acre	18 DU/Acre
Min. % of open space	5% (required for all development with any residential uses)	NA
Max. Lot Coverage	NA	60% (Residential units may be in a single structure or multiple structures)

* Additional height and additional residential density may be approved with an SUP

G.

Off-Street Parking requirements:

Section 6.5 Number of Off-Street Parking Spaces Required shall not apply. All other standards related to off-street parking in Article 6 shall apply. In lieu of standards in Section 6.5, the following shall apply.

In order to facilitate easier transitions between uses to create a more market responsive mixed-use environment, off-street parking ratios shall be based on following major categories of uses:

Nonresidential uses:

shall include all retail, restaurant, office, service, and cottage manufacturing uses: 1 space for every 300 sq. ft. of gross leasable area (GLA);

Public Assembly uses:

shall include facilities or areas for people to gather together with fixed seating for religious worship, cultural and sporting events, art performances, movie theaters and similar uses. Facilities without fixed seating will base the parking on the maximum occupancy of the assembly room as determined by the Fire Marshal: 1 space for every 4 seats or persons.

Hotel and Lodging uses:

shall include hotels, motels, and other overnight lodging facilities: 1 space per hotel room and all other areas shall be parked at the nonresidential rate above.

iv.

Residential uses:

1.25 spaces per unit (regardless of the number of bedrooms in a unit)

v.

Group Living and Institutional uses:

shall include all group living, nursing homes, hospitals, and similar uses: 1 space per each four (4) beds or 4 persons in the facility

H.

Site Design standards:

Driveways and Cross access easements:

Driveways shall be allowed along Jacksboro Hwy/SH 199 only if no other access either exists or is proposed from any adjoining lot or street.

Driveway spacing and widths shall meet TxDOT standards for the roadway classification.

Cross-access easements:

*	Min. of 24' wide cross-access easements shall be provided to adjoining lots regardless of the development status of the adjoining lots.
*	Location of the cross-access easements shall be based on the site plan and feasibility of development or redevelopment on adjoining lots and the goal of consolidating direct driveway access to SH 199.
*	In case where cross access easements do not provide connectivity to any other street or Jacksboro Hwy/SH 199 to the subject lot at the time of development, a temporary driveway with direct access to SH 199/Jacksboro Hwy may be permitted subject to TxDOT approval. Such a driveway shall be abandoned when redevelopment on any adjoining lot provides access to any other street or Jacksboro Hwy/SH 199. City may require escrow of funds to close the driveway in the future.

Phasing of development and improvements:

Development and site design standards may be varied to the extent to allow existing buildings and improvements to remain during redevelopment as long as no existing nonconformity is exacerbated.

Location of building and parking:

Corridor Mixed-Use (CMU):

Neighborhood Mixed-Use (NMU): Parking in the front may only be permitted if the redevelopment is retrofitting existing improvements on the site or cross access anywhere else on the lot is not feasible or grade issues make it impractical to place parking in the rear or to the sides of buildings.

Location of On-Street Parking:

Along all streets except Jacksboro Hwy (SH 199), additional parking may be accommodated on-street only if the travel lanes are a minimum width of 24' (two-way) and accommodation for an addition 8' for parallel parking with additional ROW or easement dedication. In such cases, sidewalks and streetscape accommodation (as required by Section J. Landscaping Standards) shall maintain continuity to any adjoining properties with any existing streetscape or sidewalks.

I.

Building Design Standards:

Facade Composition:

Building facades that face a public street shall comply with the minimum requirements illustrated in diagram below.

Fig. 1 Facade Composition

Building Orientation and Entrances:

Buildings on lots with SH 199 or Biway frontage shall be oriented toward SH 199 or Biway with their primary building entrance located on that street. Buildings at street corners may have a chamfered (angled) entry.

Buildings along all other streets shall be oriented along their primary street frontage with the main building entrances from the sidewalk along that street (for example, a street with an address along Terrace Trail shall have the main building entrance at the sidewalk along Terrace Trail).

All primary entrances shall be oriented to the public sidewalk or within a forecourt adjacent to a public sidewalk for ease of pedestrian access. Secondary and service entrances may be located from internal parking areas or driveways.

Glazing:

Buildings shall incorporate commercial grade storefront window systems. Glass shall be clear or lightly tinted. Reflective (mirror) glass is not permitted.

Roofs:

roofs shall be low slope membrane roofs behind a parapet wall, and/or sloped hip or gable roofs having a minimum slope of 4:12 and a maximum slope of 8:12.

Awnings and shading devices:

Awnings, projecting roofs, and porches shall be permitted as shown in Fig. 2 Shading Devices.

Fig. 2 Shading Devices

J.

Landscaping Standards

Parking lot landscaping (Section 7.3.C.2., 3., 4., and 5. of the City of Sansom Park Zoning Ordinance shall apply; Section 7.3.C.1 of the City of Sansom Park Zoning Ordinance shall not apply)

Landscape/Streetscape standards along SH 199:

Minimum of 6' wide sidewalk shall be required along all public street frontages unless there is a wider sidewalk or trail planned or programmed by the city or TxDOT.

Minimum of 12' wide landscape buffer shall be required along SH 199. The required sidewalk or trail may be located within the 12' wide landscape buffer. However, in no case shall the landscape buffer be paved more than 6'.

Street trees:

1)

Street trees shall be required within the landscape buffer at an average of 40' on center along SH 199.

2)

The minimum caliper size for each tree shall be 3" and shall be a minimum of 8 feet in height at planting.

3)

Each tree shall be planted in a planting area no less than 36 sq. feet.

iv.

Street screen: All parking, maneuvering, customer loading areas, vehicular display, and storage areas that are not screened by on-site buildings shall be screened from view of public streets pursuant to the standards of this section.

1)

Parking lot screening shall be maintained at minimum of three (3) feet and maximum of four (4) feet in height (or minimum of two feet at the time of planting for vegetative buffers) and planted within the landscape buffer.

2)

Parking lot screening materials may be either:

a)

The same building material as the principal structure on the lot; or

b)

A vegetative screen composed of shrubs planted to be opaque at maturity; or

c)

A combination of the two.

3)

If a vegetative screen is selected, the shrub species shall be selected from the Planting List in Section 7.3.F of the City of Sansom Park Zoning Ordinance.

4)

Parking lot screens shall not block any required sight triangles along a cross street or driveway.

5)

Parking lot screens may include breaks to provide pedestrian access from any surface parking or service area to the public sidewalk.

6)

Wheel stops shall be provided for parking spaces adjacent to a landscape setback where no curb is provided to prohibit any car overhang over the planting area. Wheel stops shall be located two feet from the landscape setback.

Landscape/Streetscape standards along all other streets:

Minimum of 6' wide sidewalk shall be required along all public street frontages unless there is a wider sidewalk or trail planned or programmed by the city.

Minimum of 4' wide landscape buffer shall be required between the travel/parking lane and sidewalk.

Street trees shall be required within the landscape buffer at an average of 40' on center.

Fee in-lieu: Fee in-lieu may be allowed with City Council approval for sidewalk and landscape/streetscape standards only.

K.

Screening and Fencing Standards:

Roof Top Mechanical Equipment:

Exterior building walls shall be tall enough to shield all rooftop mechanical equipment from the view from any adjoining public street. Other screening devices such as latticework, louvered panels, and any treatments that are compatible with the building’s architecture may be considered on a case-by-case basis with approval by the City Administrator and/or his or her designee.

Ground Mounted Equipment:

All ground-mounted mechanical equipment shall be screened within a wall matching the building in material and color, or if located away from view from the public right-of-way, landscaping may be utilized.