General purpose and description.

The O-1 – Office-1 District is established to create a flexible District for low intensity office and professional uses. The District can be used as a transition district between more intense uses and residential uses.

Permitted uses should be compatible with adjacent residential areas by limiting heights and utilizing buffers and landscape requirements. Buildings in this District should be compatible and in height with residential uses and adjacent property.

Permitted uses.

Uses permitted in the O-1 – Office-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.05 Nonresidential Districts Development Standards.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.02 O-2 – Office-2 District.

(A)

General purpose and description.

The O-2 – Office-2 District is established to accommodate a variety of mid- and high-rise office developments providing for professional, financial, medical and similar services for local residents; corporate offices for regional and national operations; and major employment centers for city, county and state governmental entities. Limited retail establishments, incidental to the main uses, may be appropriate in association with large office complexes.

Areas zoned for O-2 – Office-2 District use must be located within the vicinity of a major thoroughfare such as S.H. 121 and U.S. 380, Preston Road or the Dallas North Tollway.

Since this District is intended for more intensive nonresidential uses, landscape treatment and other visual site treatments are anticipated. Multiple story buildings must be buffered from nearby single-family zoned areas through the use of setbacks, landscape buffers, and screening.

(B)

Permitted uses.

Uses permitted in the O-2 – Office-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.05 Nonresidential Districts Development Standards and the following regulations. If there is a conflict between 2.06.05 and the following regulations, the following regulations shall control.

(1)

Minimum front yard.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required front yard specified plus twice the height of the building above two stories.

(2)

Minimum side yard.

None (interior).

Sixty (60) feet adjacent side property lines.

Fifty (50) feet on corner lot adjacent to a side property line when adjacent to a dedicated street.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required side yard specified plus twice the height of the building above two stories measured from the ground level.

(3)

Minimum rear yard.

Sixty (60) feet from any alley line.

Thirty (30) feet where no alley line, lot line or easement line abuts the rear yard.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required rear yard specified plus twice the height of the building above two stories measured from the ground level.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.03 R – Retail District.

(A)

General purpose and description.

The R – Retail District is established to provide locations for various types of general retail trade, business and service uses for services to one or more neighborhoods. Developments are intended to have two points of access to adjacent neighborhoods.

The shopping areas developed within an R – Retail District should utilize established landscape and buffering requirements and be limited to two stories in height.

The "R" District and shopping areas should be located generally at the intersection of major thoroughfares and convenient to their residential trade area, with signage compatible with surrounding land use. In the R – Retail District, outside storage as defined in Outside Storage and Display shall be prohibited as a primary use.

(B)

Permitted uses.

Uses permitted in the R – Retail District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.04 OTC – Original Town Commercial District.

(A)

General purpose and description.

The development standards in the OTC – Original Town Commercial District are designed to maintain and encourage development with the commercial section of the original town site commonly referred to as the Old Donation, a recognized subdivision of land.

Standards for vehicle parking, building set-backs, and building height are similar to those existing on developed properties in this section of the City; therefore, these standards are only applicable to this section of the City.

(B)

Permitted uses.

Uses permitted in the OTC – Original Town Commercial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Regulations for property platted or vested.

The following regulations are applicable only to property platted or vested prior to July 25, 2008, unless the plat expires, in which case the plat is no longer vested, and the area regulations described in subsection (G) are applied.

(1)

Size of yards:

Minimum front yard:

None; Minimum of eighty (80) percent of a facade adjacent to a street must be on the property line or as referenced in subsection (G) (except west of the BNSF Railroad when "slip roads"/parallel roadways are provided).

Minimum side yard:

None; Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code.

Minimum rear yard:

Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation: None.

Without fire retardant wall or alley: Twenty (20) feet.

Abutting residentially zoned property: Ten (10) feet with screening.

(2)

Size of lot:

Minimum lot area:

Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot width:

Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot depth:

One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.

(3)

Maximum lot coverage:

None.

(4)

Parking regulations:

See Subsection 4.04 Off-Street Parking and Loading Requirements.

(D)

OTC Sub-district boundaries.

(1)

Sub-district 1.

Main Street from the Dallas North Tollway to the BNSF Railroad and the Tollway Overlay District's Historic Sub-district. (The boundary of the Historic Gateway sub-district extends from Cottonwood Creek to Stewart Creek.)

(2)

Sub-district 2.

Main Street east of the BNSF Railroad.

(3)

Sub-district 3.

All other streets, excluding those in Districts 1 & 2, that are within the OTC District.

(E)

OTC Sub-district Map.

Figure 2.04.04.1: OTC Sub-District Map

(F)

Fire suppression requirement.

A fire suppression system shall be installed in all new construction unless otherwise approved by the Fire Chief.

(G)

OTC regulations for property not platted or vested.

Regulations for Property not Platted or Vested
Regulation	Sub-District 1	Sub-District 2	Sub-District 3
Front Yard	Without a Slip Road - Twenty (20) foot build-to line measured from the back of curb at ultimate build-out of the street. (Note 1)	Minimum of eighty (80) percent of a facade adjacent to a street must be on the property line.	Fifteen (15) foot build-to line measured from the curb at ultimate build-out of the street. (Note 2)
Front Yard	With a Slip Road - Slip roads as described in the Preston Road Overlay District standards are permitted. A fifteen (15) foot sidewalk shall be located between the building and either the drive aisle or parking of the slip road, measured from the back of curb.
Side Yard	None. (Note 3)
Rear Yard	Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation - None.
	Without fire retardant wall or alley - Twenty (20) feet.
	Abutting residentially zoned property - Ten (10) feet with screening.
Minimum Lot Area	Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Width	Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Depth	One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.
Maximum Height	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.
Maximum Lot Coverage	None
Pedestrian Area	A twenty (20) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	Design within the area between the back of curb and building shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	A fifteen (15) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)
Parking Regulations	See Subsection 4.04 Off-Street Parking and Loading Requirements.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street except where slip roads are permitted.
Slip Roads	Slip roads as described in the Preston Road Overlay District standards are permitted.	Slip roads are prohibited.	Slip roads are prohibited except west of the BNSF Railroad.
Street Trees	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.	Tree wells are not required; trees wells are recommended where feasible.	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.
Other Regulations	See 2.04.04(H) OTC - Other Regulations (below).

Notes:
1.	Where the property line is greater than twenty (20) feet from the curb, the building shall be located on the property line.
2.	Where the property line is greater than fifteen (15) feet from the curb, the building shall be located on the property line.
3.	Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code as it exists or may be amended.
4.	With Planning & Zoning Commission approval, a building may set back from the front yard line to provide a wider pedestrian area than required, if it is determined a benefit to the public realm (i.e., outdoor areas accessible to the public). Parking and drive aisles are prohibited in the increased building setback area.

(H)

OTC - other regulations.

(1)

Outside storage and display.

Outside Storage and Display is prohibited in the OTC – Original Town Commercial District.

(2)

Minimum residential area.

Minimum area of six hundred fifty (650) square feet for residential units over retail or office.

(3)

Projections into a required setback or beyond the street lot line.

The following projections shall be permitted in a required setback or beyond the street lot line.

Ordinary building projections, including but not limited to water tables, sills, belt courses, and pilasters, may project up to twelve (12) inches into a required setback or beyond the Street Lot Line, or beyond the face of an architectural projection.

Balconies above the first floor may project up to sixty (60) inches in the right-of-way and have a minimum of nine (9) feet of clearance over the sidewalk.

At no time shall a projection extend over a public street.

Canopies, awnings, cinema or theater marquees, and/or kiosks may project from building face and may extend to, or be located within eight (8) inches of the back of curb.

Any vertical supports anchored to the ground must be located at least four (4) feet from the back of curb and have a minimum of nine (9) feet of clearance.

Roof eaves, soffits, cornices, and parapet treatments may project up to thirty-six (36) inches into a required setback or beyond the street lot line, or beyond the face of an architectural projection, provided that no portion extending below seven (7) feet - six (6) inches above the immediate adjacent grade may project more than twelve (12) inches.

Architectural projections, including bays, towers, and oriels; below grade vaults and areaways; and elements of a nature similar to the preceding; may project up to forty-two (42) inches. All projections shall be in compliance with the American with Disabilities Act (ADA).

Show windows at the first floor may project up to forty-two (42) inches.

Outdoor open patios shall be permitted to project into a public right-of-way for nonresidential uses provided that a six (6) foot wide, unobstructed and leveled sidewalk is maintained for pedestrian access and meets all ADA requirements. The property owner has assumed liability related to such projections and shall maintain such projections in a safe and non-injurious manner.

(4)

4.07.09(F) OTC Facade Plan Requirement.

(5)

The area known as OTC*, as more particularly depicted within the Downtown Architectural Design Standards, is delineated by the alley south of Elm Street to the north, 5th Street to the east (but excluding the lots on 5th Street), Ash Street to the south, and the BNSF Railroad to the west will have the following provision.

Redevelopment or infill development shall be two (2) stories with residential on both floors or residential above and office/retail uses below. Existing structures would not be required to add a second story. If a structure is destroyed, it may be rebuilt as originally constructed with no usage change, otherwise structure must comply with redevelopment criteria.

(I)

OTC – Downtown Architectural Design Standards.

The Downtown Architectural Design Standards that apply to this district are contained in Subsection 9.06 Downtown Architectural Design Standards; OTC & OTR, to this Zoning Ordinance and are incorporated as if fully set forth herein.

(J)

Illustrations.

Figure 2.04.04.2: District 1 - Optional Slip Road Design

Figure 2.04.04.3: District 1 - Design

Figure 2.04.04.4: District 2 - Design

Figure 2.04.04.5: District 3 - Design

(Ordinance 13-09-49 adopted 9/3/13; Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.05 H – Highway District.

(A)

General purpose and description.

This H – Highway District is intended to provide for a variety of office, retail, and service uses for the purpose of creating a high quality mixture of land uses along S.H. 121 and U.S. Highway 380.

This District is also designed to allow multiple story construction. Uses requiring outside storage will be prohibited.

(B)

Permitted uses.

Uses permitted in the H – Highway District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.06 C-1 – Commercial-1 District.

(A)

General purpose and description.

The C-1 – Commercial-1 District is intended predominately for heavy retail, and light intensity wholesale and commercial uses of a service but excluding any type of warehousing or the outside storage of building, construction or other materials.

The nature of uses in this District have operating characteristics and traffic service requirements generally compatible with typical office, retail, shopping, and some residential environments.

(B)

Permitted uses.

Uses permitted in the C-1 – Commercial-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.07 C-2 – Commercial-2 District.

(A)

General purpose and description.

The C-2 – Commercial-2 District is intended to provide a centrally located and convenient location for small scale service and commercial related establishments.

The uses envisioned for the District will typically utilize smaller sites and have operation characteristics which are not compatible with residential uses and some nonresidential uses. Uses in this District may require open, but screened, storage areas for materials. Convenient access to thoroughfares and collector streets is also a primary consideration.

The C-2 – Commercial-2 District is to be suitable for properties along and adjacent to major thoroughfares and as a unified district of variable acreage to create a commercial center of several varied types of uses in one location.

(B)

Permitted uses.

Uses permitted in the C-2 – Commercial-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.08 IT – Information and Technology District.

(A)

General purpose and description.

The IT – Information and Technology District is intended for light assembly and manufacturing, research and laboratory facilities, and service uses.

Uses should be located along collector-size streets or larger and/or railroads. Location should be such that trips generated will minimize commercial traffic in residential neighborhoods.

Permitted uses are appropriate next to residential uses with appropriate screening.

(B)

Permitted uses.

Uses permitted in the IT – Information and Technology District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum district size:

Twenty-five (25) gross acres.

(2)

Setback from residentially zoned property:

Seventy-five (75) feet for buildings of thirty (30) feet in height or less.

The setback shall be increased by an additional two (2) feet for each foot that the building exceeds thirty (30) feet in height.

(3)

Access to public street:

Each lot shall have direct access to a street.

An access easement shall not be considered direct access.

(4)

Maximum floor area ratio:

1:1 (excluding parking garages).

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.09 I – Industrial District.

(A)

General purpose and description.

The I – Industrial District is intended primarily for uses in the conduct of manufacturing, processing, assembling and fabrication, and for warehousing, wholesaling and service operations that do not depend upon frequent customer or client visits.

Such uses do require accessibility to major highways, rail lines or other means of transportation.

(B)

Permitted uses.

The following uses are permitted in the I – Industrial District, provided that such manufacturing or industrial operation shall not disseminate dust, fumes, gas, noxious odor, smoke, glare, or other atmospheric influence beyond the boundaries of the property on which such use is located and which produces no noise exceeding the average intensity of noise of street traffic at that point and provided that such use does not create fire hazards on surrounding property.

(1)

Uses permitted in the I – Industrial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Additional setback.

For structures requiring railroad access, setback requirements from the centerline of the railroad right-of-way shall be in accordance with applicable State law.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.