Alamo City Zoning Code
CHAPTER 3
GENERAL ZONING PROVISIONS1
10-3-1: HEIGHT REGULATIONS:
Chimneys, cooling towers, elevator bulkheads, fire towers, grain elevators, flour mills, monuments, stacks or scenery lofts, tanks, water towers, ornamental towers and spired church steeples, radio or television towers or necessary mechanical appurtenances may be erected to a height in accordance with existing or hereafter adopted ordinances of the City; provided, that in the absence of any such ordinance there shall be no height limitation of these structures. (Ord. 95-04-04, 4-4-1995; amd. Ord. 228-03-26, 3-3-2026)
10-3-2: AREA AND DENSITY REGULATIONS:
A. Single Use Of Required Yard Space: No yard or other open space provided about any building for the purposes of complying with the provisions of these regulations shall again be used as a yard or an open space for another building.
B. Sky Space: Every part of a required yard shall be open to the sky and unobstructed by buildings, except for accessory buildings in the rear yard and except the ordinary projections of skylights, sills, belt courses, cornices and other ornamental features which may project into such yards a distance of not more than two feet (2'). Furthermore, regarding residential buildings and residential accessory structures, it is declared that a maximum of a two-foot (2') roof overhang shall exist when such structure(s) are five feet (5') to the side property’s boundary (as it adjoins other private properties). The intended effect is that a roof overhang’s furthest edge shall not be less than three feet (3') to any other private property. A longer roof overhang may be permitted if structurally sound, and if its’ furthest edge is further than the minimum three feet (3') to the adjoining property. Finally, any previous action by the City that may have been applied in the past to this effect is hereby retroactively approved, and thus moot.
C. Porches And Platforms: Open, unenclosed porches, platforms or landing places not covered by a roof or canopy may extend or project into front yards.
D. Vision Clearance: On any corner lot on which a front or side yard is required, no wall, fence, sign or other structure or any plant growth shall be permitted or maintained higher than two feet (2') above the curb level within fifteen feet (15') of the property lines.
E. Minimum Square Footage: The minimum living area square footage per single family residence shall be no less than eight hundred (800) square feet excluding carports, garages, and porches. (Ord. 95-04-04, 4-4-1995; amd. Ord. 10-03-17, 3-21-2017; Ord. 63-09-22, 9-6-2022; Ord. 201-08-25, 8-19-2025; Ord. 228-03-26, 3-3-2026)
10-3-3: YARD SPACE:
A. Front Yard: The minimum depth of the front yard is as provided under each district, however, where forty percent (40%) or more of the frontage on one (1) side of a street between two (2) intersecting streets is developed with buildings that have not observed a front yard as hereinabove described the front yard shall be the average size of the front yards of such lots.
B. Side Yards:
1. The minimum width of a side yard of a corner lot in the R-l, R-2, and CID Districts shall be not less than ten feet (10') facing a side street.
2. A side yard shall be provided of not less than ten feet (10') upon a lot in the C District that abuts upon an R-l or R-2 District.
3. A garage detached or attached to the main use building entering on the side street of a corner lot shall maintain a side yard of twenty feet (20') in front of the garage. A golf cart garage door shall not be less than fifteen feet (15') to the corner side property line; a ‘Golf Cart Garage’ is defined as an enclosed dedicated space specifically for storing a golf cart; whereby the general size of such could approximately be 8' x 15'.
C. Rear Yard: In the R-l or R-2 Districts, accessory buildings may be placed five feet (5') from the rear property line, if there are no rear easements. If there are rear easements, the Planning Department may authorize placement of an accessory structure if:
1. There are no existing utilities within the area the accessory structure is to be placed; and
2. The accessory structure is not placed on a permanent cement foundation; and
3. The owner of the property signs and records a hold harmless agreement with the Hidalgo County Clerk’s Office.
4. A garage structure, whether new or remodeled, with a garage door facing the alley, alley easement, or rear access way, shall have a minimum rear garage door setback of twenty feet (20') to magnify through traffic maneuverability within said travel lane(s).
In R-l and R-2 Districts, no accessory building shall be more than one (1) story in height.
D. Open Carports. Open Carports, where permitted, may assimilate within the typical building setbacks applicable under the specified zoning district’s Area Regulations. Such a structure may or may not be attached to an existing building and is subject to the following regulations:
1. Enclosure Restrictions. Unless the open carport complies with the applicable residential zoning districts’ building setbacks, then all other open carports built within the building setbacks shall be perpetually ‘open’, un-enclosed, and shall, if possible, have an instrument recorded in the County of Hidalgo’s deed records encumbering such perpetual openness. An open carport built without a permit (with no inspections made as to its footing, etc.) should have an Indemnification Agreement signed/recorded in the County of Hidalgo’s real estate records if compliant to the terms of these policies.
2. Regulations for Newer Subdivisions. In a subdivision that is no older than twenty (20) years from the date of a carport being proposed within the setbacks and said subdivision has less than 50% of its lots built-out and residentially occupied, then the desired open carport shall follow the typical variance request public hearing process. However, once the subdivision that is less than 20 years old has a built-out occupancy of 50%+, then all subsequent and applicable open carport requests may follow the protocol of subsection (3) below.
3. Regulations for Older Subdivisions. For subdivisions older than 20 years where infringement is proposed, an open carport building permit will be subject to the following regulations:
a. Residential Use. Lots shall be residentially zoned or residentially used.
b. Front Setback. The front yard building setback for open carports shall be no less than 5'.
c. Side Setbacks. The side yard building setback shall be, or substantially comply with, the minimum 5' side yard building setback.
(1). If an open carport is proposed with a side setback less than 5' to 2.5', then the prevailing fire-rating building codes can be administratively imposed, as applicable.
(2) If an open carport is proposed at a side setback less than 2.5', then the full variance public hearing process shall be activated to assess appropriateness, regardless of the age of the subdivision.
d. Rear Setback. The rear yard building setback for open carports that have rear (alley) access, the minimum setback shall be, or substantially be, five feet (5').
e. Corner Side Setback. On corner side yard setbacks, an open carport’s support column shall not be less than five feet (5').
f. Fire Regulations. The Board of Commissioners has adopted Building Codes to be applied as structural circumstances warrant Within said building codes are specific fire-rating regulations to maximize fire protection to Alamo structures, inclusive of structures that may be at, or very near, side property lines. With this backdrop, the Board of Commissioners hereby declares that should there be an open carport, or a portion thereof, which is within the zoning district’s setback regulation, the setback may be processed pursuant to prevailing fire-rating regulations and the established policies herein.
g. Surface Materials. Hereafter, any open carport shall be constructed over a concrete or asphalt surface interfacing to either the paved street and/or the residence’s primary driveway.
h. Construction Materials. Construction materials and color tones, inclusive of colored steel metal roofs, will match, or substantially match, the primary home’s aesthetics. It is declared that a canvas-type roof that is taut to its supporting steel frame may be permitted; however, its color shall match, as much as reasonably possible, the primary color of the residence.
i. HOA Notice. Should the desired open carport be proposed in a subdivision that has a bona fide Homeowners Association (HOA), then the City of Alamo will provide a courtesy ‘Notice’ to said HOA if the HOA consistently provides up-to-date contact data of who their HOA President/representative is. However, the City of Alamo stresses that private HOA approval is not mandatory toward the City’s permit issuance process.
j. Pre-fabricated Carports. No pre-fabricated carports shall be permitted on subdivisions that are less than 10 years old; however, such pre-fab carports may be permitted in older subdivisions. A pre-fab carport, usually made of steel and aluminum sheet-type material, can be approved through the building permit process if sub-sections 1 through 9 above are complied with or the intent of such subsections are substantially complied with; and, when approved, the pre-fab carports’ color will match the color of the primary residence.
4. Regulations for Duplexes, Multifamily, Townhouses, and Apartments. In the R-2 Duplex, Multi-Family, Townhouse and Apartment Districts, the following regulations will apply:
a. Front Yard. Perpetual open carport shelters for residential apartments may be constructed within the front yard with a building setback of no less than ten feet (10').
b. Rear Yard. Perpetual open carport shelters for residential apartments may be constructed within the rear yard with a building setback of no less than eight feet (8').
5. Open Carports Already Constructed. Regarding any open carport structure that is already constructed and reflects a measure of setback infringement, authority is delegated to the Planning Director’s Office to assess the varying circumstances of each case, and to administratively resolve them using precedence, code intent, years of existence. Indemnification Agreements, etc. If necessary to the particular circumstances encountered, the Planning Director is encouraged to consult with the City Manager’s Office as deemed necessary. It is noted that, by approval of this Ordinance, should there be any existing open carport that is substantially compliant to the terms and provisions of this Ordinance, said open carport structure will be considered retroactively approved so long as the required building permit is secured. (Ord. 95-04-04, 4-4-1995; amd. Ord. 10-03-17, 3-21-2017; Ord. 35-06-22, 6-7-2022; Ord. 36-07-23, 7-11-2023; Ord. 78-2-24, 2-6-2024; Ord. 159-02-25, 2-24-2025; Ord. 228-03-26, 3-3-2026)
10-3-4: ANNEXED TERRITORY:
All territory hereafter annexed to City shall be classified as R-l Single-Family Dwelling District until permanently zoned by the Board of Commissioners of the City upon an application to rezone the property, as filed by the property owner or his/her agent Regarding annexation, to activate the voluntary annexation process, the fee is established at $400. Should the owner or his/her agent request that any of the required public hearings be ‘Tabled’, then such request may be honored but shall not be re-activated until said applicant/agent pay the City a fee of $200 to compensate the City to re-initiate the required publication/notification process. If the annexation process has started and then the owner/agent withdraws the annexation request (in writing) and the annexation process has not been fully consummated, then the City shall retain 50% of the last filing fee paid. Furthermore, in newly annexed areas, the following shall apply:
A. No building shall be erected, converted, enlarged, reconstructed or structurally altered to exceed the height limit herein established for the district in which the building is situated.
B. No building shall be erected, converted, enlarged, reconstructed or structurally altered, except in conformity with the area and parking regulations of the district in which the building is situated.
C. The minimum yards and other open spaces, including lot area per family, required by this title for each and every building existing at the effective date hereof or for any building thereafter erected shall not encroach upon or be considered as yard or open space requirements for any other building nor shall any lot area be reduced to an area less than the district requirements of this title.
D. Every building hereinafter erected or structurally altered shall be on a “lot” as herein defined, and in no case shall there be more than one (1) main building on one (1) lot, except as otherwise provided by this title. (Ord. 95-04-04, 4-4-1995; amd. Ord. 120-9-24, 9-3-2024; Ord. 228-03-26, 3-3-2026)
10-3-4-1: DE-ANNEXATION PROCESS:
A bona fide and signed petition for de-annexation shall comply with all prevailing Texas statutes as may be specified in Title 2, Subtitle C, Subchapter G ‘De-annexation’, Chapter 43 of the Local Government Code. It is the inherent duty of the petitioner(s) to examine such statutes, and thereafter file all required documents to the City Secretary’s Office. Upon receiving the documents, the City shall date-stamp the documents. Thereafter, they shall be examined by the City of Alamo officials to confirm full compliance. When deemed appropriate, the City shall process the petition to its eventual outcome. Should the petition not be fully compliant, the petitioners’ representative shall be informed of this determination. For the administrative services to be comprehensively provided, a de-annexation processing fee rate schedule is hereby established to fairly compensate the City for its review/processing services as follows:
$400 | 1 to 10 signatory petitions |
$600 | 11 to 20 petitions |
$800 | 21 to 35 petitions |
$1,000 | 36+ petitioners |
(Ord. 168-04-26, 4-1-2025; amd. Ord. 228-03-26, 3-3-2026)
10-3-5: GENERAL CONFORMANCE TO PROVISIONS:
A. Use of premises and all buildings in the City shall be in accordance with the minimum standards hereinafter established.
B. Every building shall be on a lot, except where a lot is in C or M Districts where there may be more than one (1) commercial or industrial building on a lot; provided, that the required yards be maintained around the group of buildings.
C. Yards, parking space or lot area required for one (1) building cannot be used for another building nor can the size of a lot be reduced below the requirements of this title, except as provided for in chapter 12 of this title.
D. All inhabited trailers shall conform to Title 9, Chapter 5 of this Code.
E. In all commercial districts and industrial districts, adjacent residential uses and zoning districts shall have the nonresidential user install a minimum 6' to 8' high buffering wall or wood fence between said properties. Dependent on circumstances of compatibility and expected noise generation from the nonresidential user, an appropriate fence buffer may be required by the City even if an intervening alley exists between the residential and nonresidential property especially if said nonresidential user does not plan to actively use the alley. (Ord. 95-04-04, 4-4-1995; amd. Ord. 45-09-23, 9-5-2023; Ord. 228-03-26, 3-3-2026)
10-3-6: VEHICLE PARKING:
It is the intent of the vehicle parking regulations to allow in all zoning districts off street parking, also known as on site parking, shall be provided for each of the uses identified hereinbelow at the ratios specified herein at the time any building or structure is: a) erected or b) structurally altered, or at such other time when the use of an existing building is changed, except as otherwise specified by this section.
A. Parking Requirements:
Amusement (indoor): | 1 parking space for each 100 square feet of gross floor area for use not listed below |
1. Bingo parlors | 1 parking space for every 3 seats |
2. Bowling alley | 6 parking spaces for each alley |
3. Racquetball or handball court | 3 parking spaces for each court |
4. Indoor tennis courts | 6 parking spaces for each court |
5. Indoor running tracks | 1 parking space for every 300 linear feet |
6. Indoor swimming pool | 1 parking space for every 100 square feet of water surface plus deck area |
7. Theaters (motion picture) and auditoriums | 1 parking space for every 4 seats |
8. Pool hall/room | 2 parking spaces per pool/billiards table |
Amusement (outdoor): | |
1. Areas with fixed seating or bleachers | 1 parking space for every 4 seats for fixed seating or for every 6 linear feet of benches for bleacher seating |
2. Golf course | 5 parking spaces per hole, plus requirements for retail, office, and country club parking |
3. Golf driving range | 1.5 parking spaces per driving tee |
4. Sports fields (no fixed seating) | 50 parking spaces per field |
5. Sports recreation courts (no fixed seating) | 6 parking spaces per court |
6. Swimming pool (outdoor) | 1 parking space for every 100 square feet of water surface plus deck area |
Assisted living facility | 1 parking space per 1.5 dwelling units |
Church or other place of worship | 1 parking space for each 3 seats or 6 feet of bench seating in the main auditorium or assembly hall |
Community center, library, museum or art gallery | 10 parking spaces plus 1 additional space for each 300 square feet of floor area in excess of 2,000 square feet |
Contractor’s yard | 1 parking space for every 5,000 square feet of lot area, with a minimum of 5 spaces |
Dwellings: | |
R-l | 2 parking spaces for each unit |
R-2, R-MH | 3 parking spaces for every unit |
Fraternity, sorority, or dormitory | 4 parking space for each 2 beds |
Hospital | 5 parking space for each bed |
Hotel/motel or residence hotel | 1 parking space for each sleeping room without a kitchen or 1.5 parking spaces for each sleeping room with a kitchen, plus 1 parking space for every 200 square feet of restaurant, retail, conference or office area |
Industrial and manufacturing uses | 1 parking space for every 1,000 square feet up to 20,000 square feet plus 1 parking space for every 2,000 square feet in excess of 20,000 square feet |
Junkyard, recycling center and similar industrial use | 1 parking space for every 10,000 square feet of lot area |
Lodge, fraternal organization, country club or golf club | 1 parking space for each 200 square feet of floor area |
Lumberyard | 1 parking space for every 400 square feet of floor area, plus 1 parking space for every 1,000 square feet of warehouse |
Machinery/heavy equipment sales | 1 parking space for every 400 square feet of gross floor area |
Miniwarehouse (self-storage only) | 4 parking spaces. A12 foot wide loading zone shall be constructed in front of all access areas for each unit and shall not conflict with required fire lanes. A single loading zone may accommodate units on both sides of fire lane |
Mortuary or funeral home | 1 parking space for each 200 square feet of floor space in slumber rooms, parlors, or individual funeral service rooms |
Nursing home, skilled nursing facility, convalescent home | 1 parking space for every 4 beds |
Retail uses: | |
1. Retail store or personal service establishment, except as otherwise specified herein | 1 parking space for every 250 square feet of floor space |
2. Bank, or similar institution | 1 parking space for every 400 square feet plus 5 stacking spaces per drive-through teller or ATM station |
3. Bed and breakfast facility | 1 parking space for every guestroom plus the parking requirements for a detached single- family dwelling |
4. Car wash (full service) | 1 parking space for every 250 square feet of floor area plus 7 stacking spaces for each wash, vacuum, or gas pump lane |
5. Car wash (self-serve) | 1 parking space for each bay or stall (in addition to washing areas or stalls) plus 3 stacking spaces for each wash bay if automated drive- through or 2 stacking spaces for each wash bay if wand type |
6. Dance hall, assembly or exhibition hall without fixed seats | 1 parking space for every 100 square feet of floor area or 1 parking space for every 3 seats, whichever is greater |
7. Drive-through establishments | 1 parking space for every 200 square feet of floor area, plus 8 stacking spaces from the point of where the order is made |
8. Dry cleaners (with drive-through) | 1 parking space for every 250 square feet of floor area plus 3 stacking spaces shall be required per drive- through lane |
9. Flea and farmers’ market | 1 parking space for every 250 square feet of market area |
10. Furniture, appliance, hardware and wholesale establishments | 1 parking space for every 300 square feet |
11. Fitness club, gymnasium, exercise area or similar use | 1 parking space for every 150 square feet |
12. Motor vehicle/auto sales (new or used) | 1 parking space for each 500 square feet of sales floor for indoor uses plus 1 parking space for each 1,000 square feet of outdoor display area in addition to spaces as calculated for office and repair areas at their respective ratio |
13. Motor vehicle/auto repair and service | 2 parking spaces for each service bay with a minimum of 5 spaces plus parking requirements for office and overnight storage of vehicle. For quick lube or similar services, 3 stacking spaces for each service bay shall also be provided. A minimum of 1 overnight storage parking space must be provided for each service bay |
14. Office (business/professional) | 1 parking space for each 400 square feet |
15. Office (medical/dental/health) | 1 parking space for every 300 square feet of floor area |
16. Restaurant, private club, nightclub, café, or similar recreational/amusement establishment | 1 parking space for each 75 square feet of floor area, or 1 parking space for every 3 seats, and 5 stacking spaces from the point where the order is placed |
Retirement home (independent living) | 1 parking space for each dwelling unit |
Rooming house or boarding house | 1 parking space for each sleeping room |
School: | |
Elementary (public/private) | 2.5 parking spaces for each classroom, plus 1 pick up/drop off lane consisting of at least 10 stacking spaces |
Middle (public/private) | 2.5 parking spaces for each classroom plus 1 parking space for each 4 seats in the auditorium or gymnasium plus 1 pick up/drop off lane consisting of at least 10 stacking spaces |
High (public/private) | 8 parking spaces for each classroom or 1 parking space for each 4 seats in the main auditorium or gymnasium whichever is greater |
College or university | 15 parking spaces per classroom |
Truck stops | 1 parking space for each 10,000 square feet of site area plus 1 vehicle space for each 250 square feet of building area |
Veterinarian clinic | 1 parking space for each 300 square feet of floor space |
Warehouse type uses | 1 parking space for each 4,000 square feet |
B. Rules For Computing Number of Parking Spaces: In computing the number of parking spaces required for each of the above uses the following rules shall govern:
1. Definition Of Floor Area: The term “floor area” means the gross floor area of the specific use.
2. Fractional Spaces: Where fractional spaces result, the parking spaces required shall be constructed to be the next higher whole number.?
3. Uses Not Mentioned: The parking space requirements for use not specifically mentioned herein shall be the same as required for a use of similar nature.
4. Building Or Use Changes: Whenever a building or use is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity, or otherwise, to create a need for an increase in the number of existing parking spaces, such spaces shall be provided on the basis of the enlargement or change. Whenever any building is enlarged to the extent of fifty percent (50%) or more in floor area or in the area used, said building or use shall then and thereafter comply with the parking requirements set forth herein.
5. Mixed Uses: In the case of mixed uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately.
6. Parking Reductions:
a. For multi-tenant retail shopping centers or office developments greater than twenty-five thousand (25,000) square feet in floor area, the sum of the total required parking may be reduced with site plan approval. Determination shall be based on the frequency of the anticipated peak parking demands, and location of parking spaces in relation to the building(s).
b. For developments greater than fifty thousand (50,000) square feet in floor area, the sum of the total required parking may be reduced with site plan approval. Determination shall be based on the frequency of the anticipated peak parking demand, and location of parking spaces in relation to the building(s).
C. Shared Parking Spaces: Under specific circumstances listed below, a limited number of parking spaces may be applied toward parking space requirements for two (2) different uses. Proposed shared parking arrangements shall be considered during the site planning process. Not more than fifty percent (50%) of the required parking spaces for: theaters, bowling alleys, nightclubs, churches or school auditoriums, or similar uses may be provided and used jointly by uses not normally open, used or operated during the same hours as those listed herein.
D. Location Of Parking Spaces: All parking spaces required herein shall be located on the same lot with the building or use served, except as follows:
1. Required parking spaces for nonresidential uses not located on the same lot with the building or use served maybe located on another lot located no more than five hundred feet (500') from such building or use. Where no parking lot or building is being constructed, staff may approve such off site parking arrangements. If the proposed offsite parking proposal is related to or includes construction of a building or parking lot, proposed off site parking arrangements shall be considered during the site plan process.
2. Certain blocks of properties have historically been provided on-street parking by the City of Alamo. A The Board of Commissioners ordained to continue such on-street parking practices for these blocks, which now comprise the DT zone. Parking regulations for these blocks are outlined in Chapter 17 of this Section (see 10-17-7).
E. Parking Agreements Required: For any shared parking arrangements or offsite parking arrangements described above, written agreements ensuring retention of such parking spaces for such purposes, shall be properly drawn and executed by the parties concerned, approved as to form by the city attorney and shall be filed with the application for a building permit.
F. General Requirements:
1. Dimensions: Off street parking spaces shall have minimum dimensions of:
a. Nine feet (9') in width; and
b. Eighteen feet (18') in length (depth of stall perpendicular to the aisle).
c. The minimum width of access aisles (for one-way and two-way operation) internal to a parking lot or structure shall be as follows:
Parking Angle | Width Of Maneuvering Lane |
30°, 45°, and 60° | 15' |
90° | 24' |
2. Striping: Each parking stall, accessible aisle, painted island, and loading zone shall be striped using a paint designed to resist weather and abrasions that adheres well to concrete or asphalt. The striping shall be a minimum of four inches (4") wide, with white or yellow paint for stalls and loading zones, and blue or white paint for accessible parking and associated access aisles.
3. Construction Materials: All off street parking facilities, inclusive of residential driveways and approaches, shall be constructed with a minimum of concrete or asphalt according to city standards and specifications. The planning director shall have the authority to allow for an extension of time to pave the required off street parking, however shall not be more than sixty (60) calendar days. The city commission may authorize more than sixty (60) calendar days during a conditional use permit process or through the variance process as detailed in section 10-11-1
of this title.
4. Maintenance And Right To Inspection: All off street parking facilities, inclusive of residential driveways and approaches must be maintained in good condition and shall constitute a violation of this chapter if said parking is not maintained by the property owner. The city inspector or code enforcement officer shall have the right to enter upon any property in order to inspect the parking facilities or driveway to ensure that the parking facilities or driveway is free of weeds, dust, trash, loose gravel, potholes, faded parking stripes and any other issues that may have a negative aesthetic or impact on the proper use of the parking facility. If the city inspector or the code enforcement officer finds that a parking facility is in need of repair, a notice to correct the violation shall be sent to the owner of the property based on the Hidalgo County appraisal records in order to remedy the violation.
5. Commercial And Multi-Family Driveways And Parking Facilities: A commercial/multi-family driveway entrance shall not be more than thirty six feet (36') in width with a ten foot (10') radius along the driveway approach (cut). The thirty six feet (36') will allow for a maximum of three (3) 12-foot lanes (a left turn, right turn, and entrance). In areas where the parking facilities are adjacent to the boundary or perimeter of a property, wheel guards or a standard concrete curb shall be installed. Businesses that wish to utilize adjoining existing alleys shall provide paving of the alley no less than sixteen feet (16') in width from the property to the nearest existing street or as required by the fire marshal. If the alley is to be used as a maneuvering lane, the minimum paved width shall meet the requirements set out in subsection F.1.c. of this section. Paving shall comply with the minimum standards required by the public works director.
6. Residential Driveways: A residential driveway shall be a minimum of either ten feet (10') wide by thirty six feet (36') in length or twenty feet (20') in width by twenty eight feet (28') in length. The driveway shall not be more than twenty feet (20') in width with a five foot (5') radius along the driveway approach (cut). No more than two (2) driveways are permitted along any street frontage. A minimum of twelve inches (12") of open green space is required between driveways and the side property lines or a minimum of a four inch (4") curb will be required in order to prevent stormwater runoff into the neighboring properties.
7. Requirement Deviations: In approving a parking plan, the planning director may allow or require minor deviations from the requirements of this section whenever a literal application of a requirement to a premises that would, because of unusual circumstances or situations not generally common to other premises, not achieve the purposes or intent of the regulation or cause an undesired result
G. Accessible Parking: Accessible parking spaces and access routes shall be required in all commercial parking facilities and in multi-family uses with more than four (4) dwelling units per lot. Accessible parking spaces required shall comply with the 2010 ADA “Standards For Accessible Design” manual, which are summarized in the table below:
Total Number of Parking spaces Provided in a Parking Lot Facility | Minimum Number of Accessible Parking Spaces Permitted |
Total Number of Parking spaces Provided in a Parking Lot Facility | Minimum Number of Accessible Parking Spaces Permitted |
1 to 25 | 1 |
26 to 50 | 2 |
51 to 75 | 3 |
76 to 100 | 4 |
101 to 150 | 5 |
151 to 200 | 6 |
201 to 300 | 7 |
301 to 400 | 8 |
401 to 500 | 9 |
501 to 1000 | 2 percent of total |
1001 and over | 20, plus 1 for each 100, or fraction thereof, over 1000 |
At least one of every six spaces must be van accessible. | |
a. Each accessible parking space shall be designated as reserved by a vertically mounted or suspended sign at least twelve inches (12") in width showing the symbol of accessibility. The required signage shall also include below the symbol for accessibility the words, “class C misdemeanor w/o permit”. Signage for van accessible spaces shall also display the words “van accessible” below the symbol for accessibility.
b. Post mounted signs shall have a minimum mounting height of seven feet (7') within pedestrian areas. Post mounted signs not within pedestrian areas or wall mounted signs shall have a minimum mounting height of five feet (5').
Curb ramps with a minimum width of three feet (3') and a maximum slope of one to twelve (1:12) shall be provided wherever an accessible route crosses a curb. Maximum slope of one to ten (1:10) shall be provided for flared sides for curb ramps within accessible routes and for built-up curb ramps within parking areas.
H. Access Management:
1. All proposed access points along state roadways shall comply with TxDOT’s “Access Management Manual”. The city shall review access points along all other roadways in order to provide the safest and best location for proposed access points.
I. Common Access And Internal Cross Access:
1. Separate Ownership; No Common Plan Or Development: Where adjacent properties are separately owned and not part of a common plan of development, the city may require common access or internal cross access as the parcels are developed, substantially improved, or redeveloped. As such, an applicant may be granted temporary individual access if:
a. The applicant demonstrates that a reasonable offer with regard to cross access was refused by the adjacent landowner; and
b. The applicant records a property encumbrance document that will ensure that the connection will be provided and access will be consolidated upon the earlier of:
(1) Approval for development, substantial improvement, or redevelopment of the adjacent property, if providing such connection is a requirement of the approval for the adjacent property; or
(2) The applicant’s parcel and the adjacent parcel coming under common ownership; and
(3) The applicant demonstrates that the proposed temporary access will not materially affect the safe and efficient flow of traffic.
2. Common Ownership Or Common Plan Of Development: Phased development, development sites under the same ownership, or development sites that are consolidated for the purposes of development and comprised of more than one building are considered unified parcels. Unified parcels shall provide access as follows:
a. The number of connections permitted shall be the minimum number necessary to provide reasonable access to the overall site and not the maximum available for the site’s frontage.
b. Access to outparcels shall be internalized using a shared circulation system and designed to avoid excessive movement across parking aisles or queuing across surrounding parking and driving aisles.
3. Terms: The city may require that common and cross access easements include one or more of the following:
a. A continuous drive able to accommodate two-way traffic between properties.
b. Stub-outs and other design features to allow adjoining nonresidential properties an avenue to tie in for future cross access connectivity.
c. Linkage to existing cross access drives in the area.
4. Approval And Recording Of Cross Access Easements: In areas where shared access by adjoining properties is being proposed or required, a common access easement document shall be filed with the county clerk’s office in order to ensure continued shared access.
J. Median Island in Parking Lot: When a property owner/developer desires a median island within the boundaries of a private parking lot affording access to a residential, commercial, industrial, educational, and/or religious development, the median island template as found in Attachment A shall be required. It is declared that any owner/agent proposing deviation from the standards reflected thereon, shall file an application for variance which shall first be acted upon by the Planning & Zoning Commission for advisory action; ultimate action on such a variance shall be tendered by the Board of Commissioners. The non-refundable filing fee for median island deviation shall be $100. (Ord. 11-06-15, 6-2-2015; amd. Ord. 02-01-16, 1-19-2016; Ord. 16-09-18, 9-4-2018; Ord. 69-10-22, 10-4-2022; Ord. 152-12-24, 12-3-2024; Ord. 195-08-25, 8-19-2025; Ord. 198-08-25, 8-19-2025; amd. Ord. 228-03-26, 3-3-2026)
