The minimum lot area in the 2F-C District shall be in accordance
with the following, and no lot existing at the time of passage of
this ordinance shall be reduced in area below the minimum requirements
set forth herein:
(1) Single-family
dwelling detached: Seven thousand five hundred (7,500) square feet.
(2) Single-family
dwelling attached and two-family dwelling: Nine thousand (9,000) square
feet.
(3) Two-family
dwelling, District (2F-C) - approval with proposed change to lot size
and density.
(Ordinance 1750-C, sec. 2, adopted 1/28/2008; Ordinance 2075, exh. A, adopted 4/24/2017)
The minimum lot width in the 2F-C District shall be in accordance
with the following, and no lot existing at the time of passage of
this ordinance shall be reduced in width below the minimum requirements
set forth herein:
(1) Single-family
dwelling detached: Fifty (50) feet.
(2) Single-family
dwelling attached and two-family dwelling: Sixty (60) feet.
(3) Two-family
dwelling district (2F-C) - approval with proposed changes, refer to
single-family.
(4) Minimum
side yard for single-family and two-family structures shall be six
(6) feet (non-driveway side) and ten (10) feet for the driveway side.
a. A looming
ratio of two to one (2:1) height looming applies to the side yard
setback.
i. The
height looming ratio shall not apply to when adjacent to public rights-of-way.
(5) Corner
side yards shall have a minimum setback of fifteen (15) feet.
(6) Minimum
side yard for single-family attached and two-family residences adjacent
to SF-A or SF-B Zoning Districts shall be based on the following:
a. A minimum
setback of fifteen (15) feet shall be required adjacent to the SF-A
or SF-B Zoning Districts.
i. A minimum
setback of six (6) feet (non-driveway side) and ten (10) feet for
the driveway side shall be permitted for the remaining side yard setback,
which is not adjacent to an SF-A or SF-B Zoning District.
b. A looming
ratio of two to one (2:1) height looming applies to the side yard
setback adjacent to SF-A or SF-B Zoning Districts.
i. The
height looming ratio shall not apply to when adjacent to public rights-of-way.
c. Corner
side yards shall have a minimum setback of fifteen (15) feet.
(7) Where
multiple structures are arranged on a singular lot and have a height
less than thirty (30) feet, a minimum building separation between
structures shall be twelve (12) feet, provided that all building and
fire codes have been met, pertaining to constructions types/standards.
(8) Detached
garages or other detached accessory buildings shall be located as
follows:
a. Not less
than four (4) feet from the main building;
b. Not less
than three (3) feet from the side property line for structures with
a wall plate not to exceed ten (10) feet.
i. Corner
side yards shall have a minimum setback of fifteen (15) feet.
c. Structures
with a wall plate greater than ten (10) feet shall have a side setback
based on a looming ratio of two to one (2:1).
i. The
height looming ratio shall not apply when adjacent to public rights-of-way.
(9) Every
part of a required side yard for main structures shall be open and
unobstructed except for the ordinary projections of window sills,
roof eaves or overhangs, belt courses, cornices, roofs and other architectural
features projecting not to exceed two (2) feet into the required side
yard but not less than four (4) feet from the property line.
a. Accessory
structure roof eaves or overhangs are required to have a minimum two-foot
side setback from the property line.
(10) No
fence, wall or other manmade, non-living barrier, other than the wall
of a permitted structure, shall be erected or altered in any side
yard in excess of eight (8) feet in height measured from the lower
side of such fence, wall or other barrier. When the grade of the land
adjacent to the location of a fence, wall or other barrier has been
altered from its natural condition, the city's administrative officer
shall determine the permissible height of a fence, wall or other barrier
from the city's administrative officer projection of the natural grade
of the land.
(11) Air-conditioning
units and pool units may encroach into the required side yard setback
and maintain a minimum of three (3) feet from the property line.
a. All
units shall be screened by (but not limited to) a structural fence,
wall, partition, or vegetation.
b. All
screening shall be a minimum of one (1) foot above the top of the
unit at installation.
(12) Main
structure articulation: The maximum exterior side wall plane width
without a minimum of a two (2) foot deep by ten (10) foot wide for
the full height of the structure, above the first floor, offset is
every thirty (30) feet.
a. Articulation
standards may be modified by recommendations from the architectural
review board and council approval.
(Ordinance 1750-C, sec. 2, adopted 1/28/2008; Ordinance 2075, exh. A, adopted 4/24/2017)
No building, structure or use shall hereafter be located, erected or altered in the 2F-C District so as to have a smaller front yard than twenty-five (25) feet, except as specifically provided in section
3-81, special front yard regulations.
The required front yard of twenty-five (25) feet is for a one-family
dwelling attached unit facing the street from which the address is
derived. Units to the rear of the initial unit do not add to the required
front yard depth. This does not avoid the necessity to meet other
requirements of the Zoning Code and other codes and ordinances.
(Ordinance 1750-C, sec. 2, adopted 1/28/2008)
No building, structure or use shall hereafter be located, erected or altered in the 2F-C District so as to have a smaller side yard than hereinafter specified, except as specifically provided in section
3-82, special side yard regulations.
(1) Minimum
side yard for one-family and two-family residences shall be five (5)
feet.
(2) Minimum
total side yards for one-family and two-family residences shall be
fifteen (15) feet.
(3) Maximum
total required side yards for one-family and two-family residences
shall be thirty (30) feet.
(Ordinance 1750-C, sec. 2, adopted 1/28/2008)
No building, structure or use shall hereafter be located, erected
or altered in 2F-C District so as to have a smaller rear yard than
twenty-five (25) feet as follows:
(1) Every
part of a required rear yard for main structures shall be open and
unobstructed except for permitted accessory buildings and ordinary
projections of window sills, roof eaves or overhangs, belt courses,
cornices and other architectural features projecting not to exceed
four (4) feet into the required rear yard.
(2) Accessory
structure roof eaves or overhangs are required to have a minimum two
(2) foot rear setback from the property line.
(3) Detached
garages or other detached accessory buildings shall be located as
follows:
a. Not less
than four (4) feet from the main building.
b. Not less
than three (3) feet from the rear property line for structures with
a wall plate not to exceed ten (10) feet.
c. Structures
with a wall plate greater than ten (10) feet shall have a rear setback
based on a looming ratio of two to one (2:1).
i. Looming
standards shall not apply when adjacent to public rights-of-way.
(4) No fence
or wall, other than the walls of a permitted structure, shall be erected
or altered in any rear yard to exceed a height of eight (8) feet measured
from the lower side of such fence, wall or other structure. When the
grade of the land adjacent to the location of a fence, wall or other
barrier has been altered from its natural condition, the city's administrative
officer shall determine the permissible height of a fence, wall or
other barrier from the city's administrative officer projection of
the natural grade of the land.
(5) Air-conditioning
units and pool units may encroach into any required rear yard setback,
but in no case closer than six (6) feet from the property line.
a. All units
shall be screened by (but not limited to) a structural fence, wall,
partition, or vegetation.
b. All screening
shall be a minimum of one (1) foot above the top of the unit at installation.
(6) For properties
adjacent to a SF-A or SF-B Zoning District a looming ratio of two
to one (2:1) height looming applies.
a. The height
looming ratio shall not apply when adjacent to public rights-of-way.
(Ordinance 1750-C, sec. 2, adopted 1/28/2008; Ordinance 2075, exh. A, adopted 4/24/2017)
The maximum percentage of any lot area in the 2F-C District
which may hereafter be covered by impervious cover shall not exceed
sixty-five (65) percent. This section does not waive any other landscaping
or stormwater requirements found within the Code of Ordinances.
(Ordinance 1750-C, sec. 2, adopted 1/28/2008; Ordinance 2075, exh. A, adopted 4/24/2017)
No main building or main structure shall be erected, altered,
or converted for any use permitted in the 2F-C District to exceed
the maximum height of thirty-five (35) feet, but not to exceed two
and one-half (2.5) stories (see height definition). Exceptions are
as follows:
(1) Exception:
Chimneys can exceed the maximum height by up to four (4) feet.
(2) No accessory
structures shall be erected, altered, or converted for any use permitted
in 2F-C Districts to exceed the maximum height of twenty-five (25)
feet.
(3) Except
for the first ten (10) feet of wall plate, the maximum side and rear
wall plates of an accessory structure shall not exceed twice the width
of the side setback in height (height looming standard).
Editor's note—Ordinance 1776, adopted July
21, 2008, repealed § 3-38, which pertained to height limitations
and derived from Ordinance 1750-C, sec. 2, adopted Jan. 28, 2008.
See subsection 38-87(19) for similar provisions.
Subsequently, Ordinance 2075, exh. A, adopted April 24, 2017,
enacted new provisions to read as herein set out.
(Ordinance 2075, exh. A, adopted 4/24/2017)
In the 2F-C District, off-street parking shall hereafter be
provided on each lot or tract upon which a building is erected or
upon a contiguous lot or tract, and no building or structure or part
thereof, shall be hereafter erected, altered, converted or enlarged
for any permitted use in the district in which it is located unless
off-street parking facilities are provided in accordance with the
following:
(1) Two (2)
spaces for each dwelling unit, one (1) of which may be uncovered.
(2) Parking
must be located in the rear or side of the property, behind the front
face of the building.
(3) Parking
spaces located adjacent to public rights-of-way shall be screened
via a minimum three-foot fence or screening wall.
(4) Garages
may be attached to the main structure, provided that they are set
back behind the front wall plane and accessed from the side to prevent
garage doors from facing the street.
(5) Porte-cocheres
are governed as accessory structures and can meet the two (2) covered
parking spaces requirement if all of the following requirements are
met:
a. Must
meet parking dimension requirements between structural supports;
b. Must
be permanently attached to the main structure;
c. Must
be open on three (3) sides;
d. Three-foot
side setback (two-foot eave/overhang setback);
e. Maximum
twenty-foot ridge height;
f. 2:1 height
looming applies (max. ten-foot exempt from height looming);
g. Must
be set back eighteen (18) feet from the front facade;
h. Roof
materials shall match the existing materials on the main structure;
i. Structural
supports must be clad to match the existing exterior wall/column finish
materials of the main structure.
(Ordinance 1750-C, sec. 2, adopted 1/28/2008; Ordinance 2075, exh. A, adopted 4/24/2017; Ordinance 2146, sec. 2, adopted 10/14/2019)
(1) Any property within the 2F-C District is required to conform with section
3-88, landscaping regulations, in addition to the following:
(2) An
eight (8) foot wide landscape area must be provided along the rear
property line when adjacent to SF-A or SF-B Zoning Districts. The
landscaping must be contiguous with the entire length of the property
line, except where interrupted by a drive to an alley.
(3) Double
frontage lots: The front yards of a double frontage lot shall be landscaped.
For these lots both street frontages shall be considered front yards.
(4) Canopy
street trees shall be planted at regular intervals, within the public
street rights-of-way. There shall be at least one tree planted for
each twenty-five (25) feet of lot frontage, or portion thereof.
a. Minor
variations from the twenty-five (25) feet spacing requirements are
permitted to avoid conflicts with driveway locations and accommodate
other design considerations.
i. Should
insufficient right-of-way be available for the planting of trees,
between the property line and the paved street, the ARB may recommend
the required trees to be located on the applicant's property adjacent
to public rights-of-way.
b. Allowable street trees shall be of the species identified in section
5-152 and must be a minimum size of four (4) inch caliper at planting. For trees located under overhead utilities, property owners may install tree species identified as allowable trees according to CPS Energy. The spacing requirements between trees shall be in accordance with the recommended spacing based on the type of tree planted.
c. Street
trees shall be maintained to provide a clear canopy zone free of limbs,
from ground level to eight (8) feet above ground level, for visibility
and to avoid potential hazards to pedestrians and vehicles. Additional
ground clearance may be required to accommodate emergency response
vehicles.
(5) Planting
strips shall be provided for within the public street right-of-way
adjacent to curbs and be a minimum of five (5) feet in width. The
minimum width may be adjusted based on existing conditions and available
rights-of-way widths.
(6) Sidewalks
of no less than five (5) feet in width shall be installed according
to ADA standards, located within the public street right-of-way, along
all street frontages, and adjacent to property lines.
a. Sidewalks
locations may be modified (located on private property) in order to
preserve existing trees, natural terrain, or insufficient right-of-way
between the property line and street pavement.
i. Should
the sidewalk encroach onto private property, a public access easement
shall be provided.
(7) Planting
standards. All required landscape areas shall comply with the standards
of this subsection:
a. Native
and adaptive species are preferred in order to promote reduced water
use and increased drought resistance.
i. The
architectural review board may approve other species of plants as
part of their review process.
b. Undesirable
species. No proposed landscape material shall appear on the invasive
and noxious weeds list for the State of Texas promulgated by the United
States Department of Agriculture, nor on the Texas Noxious Weed List
promulgated by the Texas Department of Agriculture.
c. Shrubs
used for screening shall be three (3) feet or taller in height, as
measured from the surrounding soil line, immediately upon planting.
Such shrubs shall be maintained at this minimum height, and shall
at no time exceed forty-two (42) inches in height.
d. Planting
within city rights-of-way shall meet any applicable standards, to
protect underground and overhead utilities, streets and sidewalks,
drainage improvements, street lighting, sight distances, and the visibility
of traffic control devices.
e. Replacement
of required landscaping that is dead or otherwise no longer meets
the standards of this section shall occur within sixty (60) days of
notification by the city. Replacement material shall be of similar
character and quality as the dead or removed landscaping. Failure
to replace in a timely manner in accordance with this subsection shall
constitute a violation of these regulations.
f. All
required landscape areas shall be watered with irrigation systems
in order to ensure continuous healthy plant growth and development
while conserving water.
(8) Property
screening requirements. Where the property line of a 2F-C District
is adjacent to a single-family zoned district, an opaque wall or fence
of six (6) to eight (8) feet in height shall be erected separating
the rear and/or side.
a. When
a screening fence is required by this subsection, but where the property
line abuts a single-family residential district and street rights-of-way,
excluding alleys, a screening fence shall not be required, unless
the required screening is for parking areas.
(9) Trash
receptacles screening. All trash receptacles shall be stored and visually
screened from an abutting public street right-of-way and from adjacent
property by means of a fence or wall.
a. All
trash receptacles shall be located at least ten (10) feet from an
adjacent lot.
b. Enclosure
shall extend at least one (1) foot above the container top.
c. Dumpsters
and garbage bins shall be located behind principal buildings relative
to public street frontage whenever practical, and such trash receptacles
shall also be accessible from alleys or vehicular access points where
available and practical.
d. Where
site constraints and access make rear yard locations infeasible, containers
may be placed in unobtrusive locations in side yards with appropriate
screening.
e. Openings
into enclosures shall be positioned so that view of the containers
from the street right-of-way is eliminated.
f. Containers
shall be located in such a manner that they can be serviced by a refuse
hauling vehicle without such vehicle encroaching on or interfering
with the public use of streets or sidewalks, and without such vehicle
backing out of the property onto public right-of-way.
g. Containers
shall be placed on a paved surface of either concrete or asphalt.
Editor’s note—Ordinance 2075, exh. A, adopted April 24, 2017, enacted provisions designated as §
3-40. Inasmuch as a section so numbered already exists, said provisions have been redesignated as §
3-39.1 at the discretion of the editor.
(Ordinance 2075, exh. A, adopted 4/24/2017)