City of Richland Hills, TX Land Uses

This classification refers to high density residential housing located above a ground-level nonresidential business.

The Use Chart classifications still apply to the nonresidential use; for example, if the ground-level nonresidential use is a restaurant, then a restaurant must be permitted in that district.

To emphasize the community character and pedestrian scales, building facades shall incorporate the following elements:

Architectural elements:

Cornice, piers, columns, frieze, quoin, mullion, fenestration, pilasters, rustication, and/or belt course.

Variation in wall plane:

Canopies, balconies, and/or awnings.

Change in materials and color:

Each facade shall incorporate a minimum of two separate materials or color changes excluding glazing.

(2)

Modular (industrialized) homes.

Modular (industrialized) home requirements. The following requirements shall be met for modular homes:

The modular home meets or exceeds all building code requirements that apply to other dwelling units concerning on-site construction.

The modular home conforms to all applicable zoning standards for the respective zoning district.

The modular home is affixed to an approved permanent foundation system.

The building official is so notified in writing for the purpose of establishing procedures for the inspection, issuing of building permits, and compliance with the Texas Manufactured Housing Standards Act (Vernon's Ann. Civ. Stat. art. 1221f).

The modular home is placed on an approved platted lot.

Per the V.T.C.A., Occupations Code § 1202.253, Modular (Industrialized) homes shall:

Have a value equal to or greater than the median taxable value for each single-family dwelling located within 500 feet of the lot on which the industrialized housing is proposed to be located, as determined by the most recent certified tax appraisal roll for each county in which the properties are located;

Have exterior siding, roofing, roofing pitch, foundation fascia, and fenestration compatible with the single-family dwellings located within 500 feet of the lot on which the industrialized housing is proposed to be located;

Comply with municipal aesthetic standards, building setbacks, side and rear yard offsets, subdivision control, architectural landscaping, square footage, and other site requirements applicable to single-family dwellings; and

Be securely fixed to a permanent foundation.

For purposes of subsection 5.i above, "value" means the taxable value of the industrialized housing and the lot after installation of the housing.

(3)

Antenna.

Refer to the communication towers and television receivers ordinance located in the supplementary ordinances for a complete list of procedures and requirements.

(4)

Concrete/asphalt batching plant, temporary.

Requires a temporary building permit issued by the building official.

(5)

Convenience store with fuel pumps.

Convenience stores with gas pumps shall be subject to the following development standards:

Canopy support columns shall be fully encased with masonry materials that are complementary to that used on the main building.

The canopy band face shall be of a color consistent with the main structure or an accent color and may not be backlit or used as signage.

(6)

Fuel pumps (accessory use).

Accessory gas pumps are only allowed as an accessory use to a big box tenant and are subject to the following development standards:

Accessory gas pumps must be located on the same lot as a big box tenant.

A sales kiosk servicing the accessory gas pumps shall be less than 500 square-feet in floor area.

Accessory gas pumps shall be located at least 250 feet from a property line of a residential lot.

For the purposes of this section, a residential lot means a lot on which a residential use is located, a lot zoned residential, or a lot designated as residential on the future land use plan.

Accessory gas pumps do not have to meet the spacing requirement if:

A major thoroughfare separates the accessory gas pumps from the residential lot; or

The future land use plan designates a lot as residential, but city council subsequently rezones the property to a nonresidential zoning district and no residential use is located on the lot.

Canopy support columns shall be fully encased with masonry materials that are complementary to that used on the main building.

The canopy band face shall be of a color consistent with the main structure or an accent color and may not be backlit or used as signage.

(7)

Hall, reception/banquet/meeting.

Reception, banquet or meeting halls may provide live or recorded entertainment, and, may serve catered meals and alcoholic beverages when the owner or operator holds the appropriate licenses and permits.

Reception, banquet or meeting halls shall minimize disturbances to surrounding properties, which includes restricting activities inside the structure or if located outside, no electronically amplified sound generated shall be audible at any time beyond the boundary of the property on which the facility is located.

Pre-purchased tickets and ticket sales at the door are not allowed, except as permitted by subsection (7)(d) below.

Nonprofit events (i.e., political fundraisers or a registered charitable program in compliance with all state statutes) held at a reception, banquet or meeting hall are allowed to be open to the general public and have pre-purchased tickets and ticket sales at the door.

The certificate of occupancy, occupant load, and hours of operation shall at all times be posted in a conspicuous place on the premises.

(8)

Home occupation.

A home occupation shall meet the following requirements:

No persons other than members of the family residing on the premises shall be engaged in such business;

The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants, and not more than 500 square feet or ten percent of the square footage of the dwelling area, whichever is greater, shall be used in the conduct of the home occupation;

There shall be no change in the outside appearance of the building or premises, or other visible evidence of the conduct of such home occupation;

No sign advertising a home occupation shall be placed on property where a home occupation is conducted. Only one vehicle (motorized or non-motorized), one-ton carrying capacity or less may advertise for the home occupation;

No home occupation shall be conducted in an accessory building;

(f)

Any sales in connection with such home occupation shall be clearly secondary to occupancy. Merchandise shall not be offered or displayed for sale on the premises. Sales incidental to a service shall be allowed; and orders previously made by telephone or at a sales party may be filled on the premises;

(g)

No traffic shall be generated by a home occupation in greater volumes than would normally be expected in a residential neighborhood, and any need for parking generated by the conduct of a home occupation shall be met off the street and other than in a required front yard;

(h)

No equipment, process or work shall be used or conducted in such home occupation that creates noise, vibration, glare, fumes, odors, or electrical interference detectable to the normal senses off the lot. In the case of electrical interference, no equipment, process or work shall be used or conducted that creates visual or audible interference in any radio or television receivers off the premises, or causes fluctuations in line voltage off the premises;

(i)

The operation of beauty culture schools, beauty parlors, barber shops, vehicle repair, lawn mower or other small or large engine repair, and any boarding house/rooming house shall not be permitted as a home occupation or as an accessory use; and

(j)

No outside storage or display of any type shall be permitted with any home occupation.

(9)

Hotel/motel.

In addition to any requirements or regulations outlined within the specific use permit, hotel/motel developments shall be subject to the following development standards:

Shall provide staff on-site 24 hours a day.

Shall provide at least three amenities from the list below:

Indoor/outdoor pool;

Spa/sauna;

Weight room/fitness center;

Playground;

Sports court;

Plaza/atrium;

Game room;

Conference room (1,000 square foot minimum);

Full-service restaurant (minimum seating capacity of 35).

Shall maintain a minimum separation of 1,500 feet measured linearly from property line to property line from any other hotel/motel or hotel, extended stay property.

(10)

Hotel, extended stay.

In addition to any requirements or regulations outlined within the specific use permit, residence hotel developments shall be subject to the following development standards:

Shall maintain laundry facilities on-site for guest use.

Shall provide staff on-site 24 hours a day.

Shall provide at least three amenities from the list below:

Indoor/outdoor pool;

Spa/sauna;

Weight room/fitness center;

Playground;

Sports court;

Plaza/atrium;

Game room;

Conference room (1,000 square foot minimum);

Full-service restaurant (minimum seating capacity of 35).

Shall be set back a minimum of 100 feet from any residential district.

Shall maintain 15 percent of the lot area as open space, exclusive of required setbacks and parking areas, but including amenities from the above list except for conference room and full-service restaurant.

(f)

Shall maintain a minimum separation of 1,500 feet measured linearly from property line to property line from any other hotel/motel or hotel, extended stay property.

(g)

A minimum of 50 percent of the room units shall contain kitchen facilities.

(11)

Household care facility.

Must have all required state and local licenses and permits, and the exterior structure must comply with development regulations for the applicable zoning district.

(12)

(Reserved)

(13)

Oil well/gas well and mineral extraction.

Refer to the gas well drilling and production ordinance located in the supplementary ordinances and the International Fire Code currently adopted by the city for a complete list of procedures and requirements.

(14)

Rehabilitation in-home care.

Shall maintain a minimum separation of 1,500 feet measured linearly from property line to property line from any other rehabilitation care facility. Must have all required state and local licenses and permits, and the exterior structure must comply with development regulations for the applicable zoning district.

(15)

School district bus yard.

A school district bus yard shall be owned and/or operated by a public independent school district. Unless otherwise approved by the city council, school district bus yards shall be screened using one of the following methods:

Option 1.

A six-foot ornamental metal fence;

Three-inch caliper evergreen trees on 20-foot centers; and

Five-gallon evergreen shrubs on three-foot centers.

Option 2.

A six-foot clay-fired brick wall; and

Three-inch caliper evergreen trees on 20-foot centers.

(16)

Temporary building for construction.

Temporary buildings and temporary building material storage areas to be used for construction purposes may be permitted for one year in accordance with a building permit issued by the building official. A six-month extension may be approved by the building official in accordance with the approval of an extension to the associated building permit.

Upon completion or abandonment of construction or expiration of permit, the temporary building shall be removed.

(17)

Seasonal use.

A permit for a seasonal use shall be granted for farmer's markets and snow cone stands. These shall be permitted as follows:

The duration of the permit shall be for a period between April 1^st and October 31^st . A specific use permit may be granted within the mixed use zoning district for permits outside of the allowed seasonal use time period.

All seasonal uses shall occur on private property, and require written approval from the property owner.

Adequate parking and sanitary facilities shall be made available to the satisfaction of neighborhood services and/or code enforcement.

(18)

Garage apartment.

In addition to any requirements or regulations outlined within the specific use permit, garage apartments shall be subject to the following development standards:

Only one garage apartment shall be allowed on a single parcel of record.

The garage apartment, along with the main dwelling, may not exceed the allowable site coverage for the zoning district. The garage apartment may be attached or detached from the main structure.

The garage apartment shall:

Not exceed 40 percent of the livable floor area of the main structure.

Have a separate entrance and shall not have an access point into the main structure.

Not contain more than one bathroom facility.

Not contain a kitchen, including a range, stove or cooktop.

Be designed to ensure visual harmony, consistency, and compatibility with the main dwelling on the site and with other residential structures in the area, and meet all applicable masonry requirements.

Meet the setback requirements for the zoning district if attached, and meet the setback requirements for accessory structures as stated in section 4.02.01 Residential Accessory Structures, if detached.

Not be separately rented or leased from the main dwelling, whether compensation is direct or indirect.

Not be sold separately from sale of the entire property, including the main structure, and the property shall not be replatted in a manner that would allow the accessory structure to become a main structure.

All garage apartments shall be registered annually. If there is any change in occupancy of the structure longer than three weeks, registration shall be updated at that time.

Inspections shall be required annually. It shall be the responsibility of the property owner to request and schedule an inspection at the time of annual registration.

The fees for registration and required annual inspection for each garage apartment are as shown in the city's fee schedule.

(19)

Guest house.

In addition to any requirements or regulations outlined within the specific use permit, guest houses shall be subject to the following development standards:

Only one guest house shall be allowed on a single parcel of record.

The guest house, along with the main dwelling, may not exceed the allowable site coverage for the zoning district.

The guest house shall:

Not exceed 40 percent of the livable floor area of the main structure.

Not contain more than one bathroom facility.

Not contain a kitchen, including a range, stove or cooktop.

Meet the setback requirements for accessory structures as stated in section 4.02.01 Residential Accessory Structures.

Not be separately rented or leased from the main dwelling, whether compensation is direct or indirect.

Each guest house shall be registered annually. If there is any change in occupancy of the structure longer than three weeks, registration shall be updated at that time.

Inspections shall be required annually. It shall be the responsibility of the property owner to request and schedule an inspection at the time of annual registration.

The fees for registration and required annual inspection for each guest house are as shown in the city's fee schedule.

(20)

Food truck park.

Certificate of Occupancy Required. A Certificate of Occupancy is required for the operation of a Food Truck Park. A Certificate of Occupancy must be sought after the approval of a Specific Use Permit and corresponding commercial site plan.

Food Truck Parks shall only be permitted on private platted property.

Permanent restroom(s) located within a permitted building/structure must be provided on-site within the Food Truck Park for the use of the owners, operators, and customers of the Mobile Food Vendors and Food Truck Park. Such restroom(s) must remain open and available for use at all times during which the Food Truck Park is being operated. No portable or temporary restroom(s) shall be allowed.

Food Truck Parks are required to provide electricity access for the individual Mobile Food Vendors that operate at the site. Individual Mobile Food Vendors are not allowed to operate a generator at a Food Truck Park unless emergency circumstances necessitate the use of a generator.

There must be a designated manager of the Food Truck Park that is responsible for the orderly organization of the Mobile Food Vendors, the cleanliness of the site, and the site's compliance with all rules and regulations during the hours of operation.

(f)

Food Truck Parks must provide an area of sufficient size that is made with compacted gravel base, concrete, decomposed granite, or asphaltic surface materials on which the Mobile Food Vendors may park and operate. Mobile Food Vendors shall not be parked on an unimproved surface. Customer parking must be finished with concrete or asphaltic surface materials.

(g)

Food Truck Parks shall only be allowed to engage in sales operations between the hours of 7:00 a.m. and 12:00 a.m.

(h)

Garbage/Recycling.

Food Truck Parks shall provide containers of sufficient size and number for disposal of refuse and recyclables resulting from the operation and sales of the Food Truck Park.

Any refuse, recyclable, and/or litter on the ground at the Food Truck Park shall be immediately picked up and discarded appropriately by the Mobile Food Vendor or the Food Truck Park's designated manager. Refuse and/or recyclables must be removed from the Food Truck Park at least daily or more frequently as needed to remove excess refuse and/or recyclables for the property thereby avoiding the creation of unsanitary or unhealthy conditions or nuisances.

Grease, oils, vapors and other similar food preparation byproducts shall be kept in the Mobile Food Vendor at all times. Dumping, or the improper disposal, of food preparation byproducts on to the ground, pavement or other surface or into a storm water collection system or other system not designed for the specific use is strictly prohibited and may result in the immediate revocation of all permits and licenses of the Food Truck Park in addition to the performance of any necessary remediation and the issuance of citations and fines.

Sewage, liquid wastes and food preparation byproducts shall be removed from the Mobile Food Vendor at an approved waste servicing area in such a way that public health hazard or nuisances are not created.

(21)

Certain alcohol related uses.

The sale of alcoholic beverages within 300 feet of a church, public school or public hospital is prohibited