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Brownsville City Zoning Code

4.3

Zoning districts.

4.3.1 - Residential Zoning Districts.

A.

Agriculture (AG) District.

GENERAL DESCRIPTION
The AG District is intended for the preservation of open space and to protect the most sensitive natural resources in Brownsville. It may include widely dispersed rural single-family homes but is primarily characterized by extensive, undisturbed landscapes and agricultural activity.
LOT SIZE AND DENSITY
LOT AREA (MIN.) 40,000 sq.ft.
LOT WIDTH (MIN.) 100 feet
LOT DEPTH (MIN.) 150 feet
NET DENSITY (DU/AC) (MAX.) 1 DU/Acre
LOT COVERAGE (MAX.) 30% (Including all accessory buildings on the lot)
PRIMARY BUILDING SETBACKS (MIN.)
FRONT (PRIMARY STREET) 40' along Arterial streets
30' along all other streets
FRONT (SECONDARY STREET) (CORNER LOT) 40' along Arterial streets
30' along all other streets
SIDE PROPERTY LINE 10'
REAR PROPERTY LINE 10'
REAR OR SIDE (ALLEY) 5'
ACCESSORY BUILDING SETBACKS (MIN.)
SETBACK FROM PRIMARY BUILDING 10'
SETBACK FROM ANY OTHER ACCESSORY BUILDING 5' (Shall meet any fire separation standards based on the construction type and use)
SIDE PROPERTY LINE 5'
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT Off-street parking spaces shall NOT be located in the front setback area along any street frontage
Exception to the above may be made in the case of porte-cocheres and driveways located in the front setback area
BUILDING HEIGHT
PRIMARY BUILDING 35'

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

B.

Residential Estate (RE).

GENERAL DESCRIPTION
The RE District is intended for the development of single-family residential uses in a suburban setting. It accommodates single-family houses as well as accessory dwellings. Characterized by primarily hobby agricultural uses with woodlands, wetlands and scattered buildings.
LOT SIZE AND DENSITY
LOT AREA (MIN.) 20,000 sq.ft.
LOT WIDTH (MIN.) 70 feet
LOT DEPTH (MIN.) 100 feet
NET DENSITY (DU/AC) (MAX.) 2 DU/Acre
LOT COVERAGE (MAX.) 40% (Including all accessory buildings on the lot)
PRIMARY BUILDING SETBACKS (MIN.)
FRONT (PRIMARY STREET) 35' along Arterial streets
25' along all other streets
FRONT (SECONDARY STREET) (CORNER LOT) 35' along Arterial streets
25' along all other streets
SIDE PROPERTY LINE 10'
REAR PROPERTY LINE 10'
REAR OR SIDE (ALLEY) 5'
ACCESSORY BUILDING SETBACKS (MIN.)
SETBACK FROM PRIMARY BUILDING 10'
SETBACK FROM ANY OTHER ACCESSORY BUILDING 5' (Shall meet any fire separation standards based on the construction type and use)
SIDE PROPERTY LINE 5'
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT Off-street parking spaces shall NOT be located in the front setback area along any street frontage
Exception to the above may be made in the case of porte-cocheres and driveways located in the front setback area
BUILDING HEIGHT
PRIMARY BUILDING 35'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

C.

Residential Single-Family (R-1).

GENERAL DESCRIPTION
The R-1 District is intended for the development of single-family detached residential uses in a suburban setting. It accommodates single-family houses as well as accessory dwellings. It is also intended to maintain existing single-family residential neighborhoods in the city.
LOT SIZE AND DENSITY
LOT AREA (MIN.) 5,000 sq.ft.
LOT WIDTH (MIN.) 50 feet
LOT DEPTH (MIN.) 70 feet
NET DENSITY (DU/AC) (MAX.) 8 DU/Acre
LOT COVERAGE (MAX.) 50% (Including all accessory buildings on the lot)
PRIMARY BUILDING SETBACKS (MIN.)
FRONT (PRIMARY STREET) 25'
FRONT (SECONDARY STREET) (CORNER LOT) 20'
SIDE PROPERTY LINE 5'
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
ACCESSORY BUILDING SETBACKS (MIN.)
SETBACK FROM PRIMARY BUILDING 10'
SETBACK FROM ANY OTHER ACCESSORY BUILDING 5' (Shall meet any fire separation standards based on the construction type and use)
SIDE PROPERTY LINE 5'
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT Off-street parking spaces shall NOT be located in the front setback area along any street frontage
Exception to the above may be made in the case of porte-cocheres and driveways located in the front setback area
BUILDING HEIGHT
PRIMARY BUILDING 35'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

D.

Residential Suburban (R-2).

GENERAL DESCRIPTION
The R-2 District is intended for the development of one- and two-family attached and detached residential uses in a suburban setting. It accommodates single-family houses (including zero-lot line), duplexes and forms of attached housing such as townhomes, as well as accessory dwellings.
LOT SIZE AND DENSITY
LOT AREA (MIN.) 2,000 sq.ft.
LOT WIDTH (MIN.) 35 feet for detached residential
25 feet for townhomes
LOT DEPTH (MIN.) 50 feet
NET DENSITY (DU/AC) (MAX.) 22 DU/Acre
LOT COVERAGE (MAX.) 60% (Including all accessory buildings on the lot)
PRIMARY BUILDING SETBACKS (MIN.)
FRONT (PRIMARY STREET) 10'
FRONT (SECONDARY STREET) (CORNER LOT) 10'
SIDE PROPERTY LINE 0' (Fire separation standards apply)
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
ACCESSORY BUILDING SETBACKS (MIN.)
SETBACK FROM PRIMARY BUILDING 10'
SETBACK FROM ANY OTHER ACCESSORY BUILDING 5' (Shall meet any fire separation standards based on the construction type and use)
SIDE PROPERTY LINE 5'
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT Off-street parking spaces shall NOT be located in the front setback area along any street frontage
Exception to the above may be made in the case of porte-cocheres and driveways located in the front setback area
BUILDING HEIGHT
PRIMARY BUILDING 35'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

E.

Residential Transition (R-3).

GENERAL DESCRIPTION
The R-3 District is intended for the development of one- and two-family attached and detached residential uses as well as small-scale multifamily uses as a transition between suburban and urban environments. It accommodates a variety of housing types to support diversification, affordability and neighborhood vitality.
LOT SIZE AND DENSITY
LOT AREA (MIN.) 2,000 sq.ft.
LOT WIDTH (MIN.) 35 feet for detached residential
25 feet for townhomes
100 feet for all multi-family residential
LOT DEPTH (MIN.) 50 feet
NET DENSITY (DU/AC) (MAX.) 30 DU/Acre
LOT COVERAGE (MAX.) 70% (Including all accessory buildings on the lot)
PRIMARY BUILDING SETBACKS (MIN.)
FRONT (PRIMARY STREET) 10'
FRONT (SECONDARY STREET) (CORNER LOT) 10'
SIDE PROPERTY LINE 0' (Fire separation standards apply)
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
ACCESSORY BUILDING SETBACKS (MIN.)
SETBACK FROM PRIMARY BUILDING 10'
SETBACK FROM ANY OTHER ACCESSORY BUILDING 5' (Shall meet any fire separation standards based on the construction type and use)
SIDE PROPERTY LINE 5'
REAR PROPERTY LINE 5'
REAR OR SIDE (ALLEY) 5'
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT Off-street parking spaces shall NOT be located in the front setback area along any street frontage unless the frontage is along an arterial or collector street, in which case no more than one parking aisle with two head-in rows shall be permitted.
BUILDING HEIGHT
PRIMARY BUILDING 45'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

4.3.2 - Nonresidential Zoning Districts.

A.

Corridor Commercial (CC).

GENERAL DESCRIPTION
The Corridor Commercial (CC) district is intended primarily to provide sites for locally serving office, retail, personal service, and businesses. Development should be compatible in scale, character, and intensity with adjacent neighborhoods while having convenient access to both pedestrians and automobiles. The district's standards are intended to maintain adjacent residential areas. This district could be located adjacent to residential uses and along some of the city's commercial corridors. This district may include some residential uses as transitions between commercial uses and existing neighborhoods or to encourage more infill redevelopment on underutilized commercial sites along sections of some aging corridors in the city such as Boca Chica, International Blvd., etc.
SETBACKS
PRIMARY STREET 25'
SECONDARY STREET 25'
SIDE/REAR 0' (shall also need to meet any fire separation standards required based on the construction type)
ADDITIONAL STANDARDS
MINIMUM LOT REQUIREMENTS None
LOT COVERAGE (MAX.) 75% (Including all accessory buildings on the lot)
NET RESIDENTIAL DENSITY (MAX.) None
DESIGN STANDARDS FOR RESIDENTIAL USES Front facades shall not face an arterial roadway. Side elevations may be located along an arterial roadway.
TRANSITIONS Residential density shall not exceed 25% of the density permitted in the adjoining residential district for at least ½ a block adjoining the residential zoning district.
Shall meet the Residential Adjacency Standards in Section 4.6.5
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT Off-street parking spaces shall NOT be located in the front setback area along any street frontage unless the frontage is along an arterial or collector street, in which case no more than one parking aisle with two head-in rows shall be permitted.
BUILDING HEIGHT
PRIMARY BUILDING 45'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

B.

Regional Center (RC).

GENERAL DESCRIPTION
The RC is intended to accommodate auto-oriented and other heavy commercial uses, especially with a regional focus along the city's major arterials and highways. These uses are subject to frequent view by the public given their prominent location along the major corridors. Development should be operated in a relatively clean and quiet manner, and should not be obnoxious to nearby residential or commercial uses. Higher intensity residential uses may be permitted at mid-block locations or as transitions from high traffic corridors to existing neighborhoods.
SETBACKS
PRIMARY STREET 25'
SECONDARY STREET 25'
SIDE/REAR 0' (shall also need to meet any fire separation standards required based on the construction type)
ADDITIONAL STANDARDS
MINIMUM LOT REQUIREMENTS None
LOT COVERAGE 75% (Including all accessory buildings on the lot)
NET RESIDENTIAL DENSITY (MAX.) None
DESIGN STANDARDS FOR RESIDENTIAL USES Front facades shall not face an arterial roadway or highway. Side elevations may be located along an arterial roadway or highway.
TRANSITIONS Residential density shall not exceed 25% of the density permitted in the adjoining residential district for at least ½ a block adjoining the residential zoning district.
Shall meet the Residential Adjacency Standards in Section 4.6.5
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT Off-street parking spaces shall NOT be located in the front setback area along any street frontage unless the frontage is along an arterial or collector street, in which case no more than one parking aisle with two head-in rows shall be permitted.
BUILDING HEIGHT
PRIMARY BUILDING 45'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

C.

Light Industrial (LI).

GENERAL DESCRIPTION
The LI District is intended to accommodate manufacturing and light industrial uses in order to promote economic viability, encourage employment growth, and limit the encroachment of nonindustrial development within established industrial areas. Development should be operated in a relatively clean and quiet manner, and should not be obnoxious to nearby residential or commercial uses.
SETBACKS
PRIMARY STREET 25'
SECONDARY STREET 25'
SIDE/REAR 0' (shall also need to meet any fire separation standards required based on the construction type)
LOT AND AREA STANDARDS
MINIMUM LOT REQUIREMENTS 6,000 sq.ft.
LOT COVERAGE 75% (Including all accessory buildings on the lot)
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT N/A
BUILDING HEIGHT
PRIMARY BUILDING 45'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

D.

Heavy Industrial (HI).

GENERAL DESCRIPTION
The HI District is intended to accommodate heavy manufacturing and industrial uses, often involving conversion of raw materials to finished products, in order to promote economic viability, encourage employment growth and further limit the encroachment of nonindustrial development within established industrial areas. This District should maintain significant separation from residential or commercial uses due to potential for Nuisance.
SETBACKS
PRIMARY STREET 25'
SECONDARY STREET 25'
SIDE/REAR 0' (shall also need to meet any fire separation standards required based on the construction type)
LOT AND AREA STANDARDS
MINIMUM LOT REQUIREMENTS 10,000 sq.ft.
LOT COVERAGE 75% (Including all accessory buildings on the lot)
PARKING PLACEMENT AND ACCESS
PARKING PLACEMENT N/A
BUILDING HEIGHT
PRIMARY BUILDING 45'
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.6.1 Building Design 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

4.3.3 - Traditional Neighborhood and Form Districts.

A.

Downtown Core (DT-C).

GENERAL DESCRIPTION
The Downtown Core (DT-C) is intended to accommodate the historic core of Downtown Brownsville with the original storefronts along Elizabeth and Washington Streets while allowing for compatible infill development to fill in any gaps in the street wall. This district allows for a range of commercial and upper floor residential uses that can create a vibrant downtown neighborhood. The standards in this section shall apply to all new construction, and additions to and remodeling of non-contributing structures within the DT-C.
BUILDING PLACEMENT
PRINCIPAL BUILDING SETBACKS
FS1 Front Setback (min.) 0'
FS2 Front Setback (max.) 10'
SS1 Side Setback (min.) (secondary street) 0'
SS2 Side Setback (min.) (interior) 0'*
* Fire Separation Standards apply
RS Rear Setback (min.) 5'
PARKING PLACEMENT
PARKING SETBACKS
PS1 Primary Street Setback (min.) 40'
OR behind the Principal Building on the lot
PS2 Secondary Street Setback (min.) 5'
OR behind the front facade of the Principal Building on the lot
PS3 Side Setback (min.) 0'
PS4 Rear Setback (min.) 0'**
**Rear parking setback from the centerline of the alley is 15'

 

RESIDENTIAL DENSITY
MAXIMUM NUMBER OF DWELLING UNITS PER ACRE (NET DENSITY) 48
BUILDING MASSING
FB1—PRIMARY STREET FACADE BUILDOUT 80%
FB2—SECONDARY STREET FACADE BUILDOUT NONE
BUILDING HEIGHT 60 Feet (Taller buildings may be permitted with an SUP per 4.2.7)
Existing buildings allowed an additional 15 feet or one story.
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements
PERMISSIBLE BUILDING TYPES
(ADDITIONAL STANDARDS IN SECTION 4.5 APPLY) 		■ Indicates Permitted by Right
□ Indicated Permitted with Conditions 		LOT STANDARDS AND CONDITIONS
CORNER COMMERCIAL ■ None
GENERAL COMMERCIAL ■ None
MIXED USE BUILDING ■ None

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.5 Building Types 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

B.

Downtown General (DT-G).

GENERAL DESCRIPTION
The Downtown General (DT-G) is intended to accommodate a wide range of development and redevelopment within the blocks immediately surrounding the historic core of Downtown Brownsville. This district allows for a range of commercial and higher intensity residential uses that can create a vibrant downtown neighborhood.
BUILDING PLACEMENT
PRINCIPAL BUILDING SETBACKS
FS1 Front Setback (min.) 0'
FS2 Front Setback (max.) 20'
SS1 Side Setback (min.) (secondary street) 0'
SS2 Side Setback (min.) (interior) 0'*
* Fire Separation Standards apply
RS Rear Setback (min.) 5'
PARKING PLACEMENT
PARKING SETBACKS
PS1 Primary Street Setback (min.) 40'
OR behind the Principal Building on the lot
PS2 Secondary Street Setback (min.) 5'
PS3 Side Setback (min.) 0'
PS4 Rear Setback (min.) 0'**
**Rear parking setback from the centerline of the alley is 15'

 

RESIDENTIAL DENSITY
MAXIMUM NUMBER OF DWELLING UNITS PER ACRE (NET DENSITY) 48
BUILDING MASSING
FB1—PRIMARY STREET FACADE BUILDOUT 70%
FB2—SECONDARY STREET FACADE BUILDOUT NONE
BUILDING HEIGHT 60 Feet (Taller buildings may be permitted with an SUP per 4.2.7)
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements
PERMISSIBLE BUILDING TYPES ■ Indicates Permitted by Right
□ Indicated Permitted with Conditions 		LOT STANDARDS, AND CONDITIONS
TOWNHOUSE ■ Min. Lot Width = 16'
LIVE-WORK UNIT ■ Min. Lot Width = 16'
APARTMENT ■ Min. Lot Width = 100'
COURTYARD APARTMENT ■ Min. Lot Width = 100'
FLEX BUILDING ■ Min. Lot Width = 100'
CORNER COMMERCIAL ■ None
GENERAL COMMERCIAL ■ None
MIXED USE BUILDING ■ None

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.5 Building Types 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

C.

Downtown Edge (DT-E).

GENERAL DESCRIPTION
The Downtown Edge (DT-E) is intended to accommodate a wide range of development and redevelopment within the older blocks immediately surrounding downtown as a transition between Downtown Brownsville and the adjoining historic neighborhoods. This district allows for a range of urban residential uses (single-family, duplex, triplex, and small apartments) and live-work and corner commercial uses that are compatible with the character and pattern of the existing neighborhoods.
BUILDING PLACEMENT
PRINCIPAL BUILDING SETBACKS
FS1 Front Setback (min.) (all building types except Corner Commercial) 8'
FS1 Front Setback (min.) (Corner Commercial) 0'
FS2 Front Setback (max.) 20'
SS1 Side Setback (min.) (secondary street) (all building types except Corner Commercial) 5'
SS1 Side Setback (min.) (secondary street) (Corner Commercial) 0'
SS2 Side Setback (min.) (interior) 0'*
* Fire Separation Standards apply
RS Rear Setback (min.) 5'
ACCESSORY BUILDING SETBACKS
AS1 Alley or Rear Setback (min.) 0'**
**Setback from the centerline of the alley is 15'
AS2 Principal Building Setback (min.) 5'
PARKING PLACEMENT
PARKING SETBACKS
PS1 Primary Street Setback (min.) 50'
OR behind the Principal Building on the lot
PS2 Secondary Street Setback (min.) 5'
PS3 Side Setback (min.) 3'
PS4 Rear Setback (min.) 0'**
**Rear parking setback from the centerline of the alley is 15'

 

RESIDENTIAL DENSITY
MAXIMUM NUMBER OF DWELLING UNITS PER ACRE (NET DENSITY) 30
BUILDING MASSING
FB1—PRIMARY STREET FACADE BUILDOUT 60%
FB2—SECONDARY STREET FACADE BUILDOUT NONE
BUILDING HEIGHT 35 Feet
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements
PERMISSIBLE BUILDING TYPES ■ Indicates Permitted by Right
□ Indicated Permitted with Conditions 		LOT STANDARDS AND CONDITIONS
ACCESSORY BUILDING ■
HOUSE ■ Min. Lot Width = 25'
TOWNHOUSE ■ Min. Lot Width = 16'
COTTAGE ROW ■ Min. Lot Width = 100'
COTTAGE COURT ■ Min. Lot Width = 100'
SMALL APARTMENT ■ Min. Lot Width = 100'
COURTYARD APARTMENT ■ Min. Lot Width = 100'
LIVE-WORK UNIT ■ Min. Lot Width = 16'
CORNER COMMERCIAL □ On corner lots

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.5 Building Types 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

D.

Traditional Neighborhood Corridor (TN-C).

GENERAL DESCRIPTION
The Traditional Neighborhood Corridor (TN-C) District is intended to accommodate development and redevelopment along the older commercial corridors that connect Downtown Brownsville to the adjoining neighborhoods. These include the corridors of Elizabeth Street, Palm Boulevard, and portions of 6th and 7th Streets going north towards the Interstate. This district allows for a range of small scale neighborhood oriented commercial uses and missing middle residential uses such as live-work, townhomes and small apartments.
BUILDING PLACEMENT
PRINCIPAL BUILDING SETBACKS
FS1 Front Setback (min.) 5'
FS2 Front Setback (max.) 20'
SS1 Side Setback (min.) (secondary street) 5'
SS2 Side Setback (min.) (interior) 0'*
* Fire Separation Standards apply
RS Rear Setback (min.) 5'
ACCESSORY BUILDING SETBACKS
AS1 Alley or Rear Setback (min.) 0'**
AS2 Principal Building Setback (min.) 5'*
* Fire Separation Standards apply
PARKING PLACEMENT
PARKING SETBACKS
PS1 Primary Street Setback (min.) 40'
OR 5' behind the front facade of the Principal Building on the lot
PS2 Secondary Street Setback (min.) 5'
PS3 Side Setback (min.) 0'
PS4 Rear Setback (min.) 0'**
**Rear parking setback from the centerline of the alley is 15'

 

RESIDENTIAL DENSITY
MAXIMUM NUMBER OF DWELLING UNITS PER ACRE (NET DENSITY) 30
BUILDING MASSING
FB1—PRIMARY STREET FACADE BUILDOUT 60%
FB2—SECONDARY STREET FACADE BUILDOUT NONE
BUILDING HEIGHT 35 Feet
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements
PERMISSIBLE BUILDING TYPES ■ Indicates Permitted by Right
□ Indicated Permitted with Conditions 		LOT STANDARDS AND CONDITIONS
ACCESSORY BUILDING ■
TOWNHOUSE ■ Min. Lot Width = 16'
COTTAGE ROW ■ Min. Lot Width = 100'
COTTAGE COURT ■ Min. Lot Width = 100'
SMALL APARTMENT ■ Min. Lot Width = 100'
COURTYARD APARTMENT ■ Min. Lot Width = 100'
LIVE-WORK UNIT ■ Min. Lot Width = 16'
FLEX BUILDING ■ None
CORNER COMMERCIAL ■ None
GENERAL COMMERCIAL ■ None
MIXED USE BUILDING ■ None

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.5 Building Types 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

E.

Traditional Neighborhood Mixed Use (TN-MU).

GENERAL DESCRIPTION
The Traditional Neighborhood Mixed Use (TN-MU) District is intended to accommodate a wide range of development and redevelopment of older commercial nodes next to traditional neighborhoods of Brownsville. These areas would allow the redevelopment of these aging retail plazas and centers into true mixed use with neighborhood serving office, restaurant, retail and service uses and a range of residential building types with a walkable context.
BUILDING PLACEMENT
PRINCIPAL BUILDING SETBACKS
FS1 Front Setback (min.) (all building types except Corner Commercial) 10'
FS1 Front Setback (min.) (Corner Commercial) 5'
FS2 Front Setback (max.) 25'
SS1 Side Setback (min.) (secondary street) (all building types except Corner Commercial) 10'
SS1 Side Setback (min.) (secondary street) (Corner Commercial) 5'
SS2 Side Setback (min.) (interior) 0'*
* Fire Separation Standards apply
RS Rear Setback (min.) 5'
ACCESSORY BUILDING SETBACKS
AS1 Alley or Rear Setback (min.) 0'**
**Setback from the centerline of the alley is 15'
AS2 Principal Building Setback (min.) 5'
PARKING PLACEMENT
PARKING SETBACKS
PS1 Primary Street Setback (min.) 40'
OR 5' behind the front facade of the Principal Building on the lot
PS2 Secondary Street Setback (min.) 10'
PS3 Side Setback (min.) 0'
PS4 Rear Setback (min.) 0'**
**Rear parking setback from the centerline of the alley is 15'

 

RESIDENTIAL DENSITY
MAXIMUM NUMBER OF DWELLING UNITS PER ACRE (NET DENSITY) 36
BUILDING MASSING
FB1—PRIMARY STREET FACADE BUILDOUT 60%
FB2—SECONDARY STREET FACADE BUILDOUT NONE
BUILDING HEIGHT 35 Feet
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements
PERMISSIBLE BUILDING TYPES ■ Indicates Permitted by Right
□ Indicated Permitted with Conditions 		LOT STANDARDS AND CONDITIONS
ACCESSORY BUILDING ■
TOWNHOUSE ■ Min. Lot Width = 16'
COTTAGE ROW ■ Min. Lot Width = 100'
COTTAGE COURT ■ Min. Lot Width = 100'
SMALL APARTMENT ■ Min. Lot Width = 100'
COURTYARD APARTMENT ■ Min. Lot Width = 100'
LIVE-WORK UNIT ■ Min. Lot Width = 16'
FLEX BUILDING ■ None
CORNER COMMERCIAL ■ None
GENERAL COMMERCIAL ■ None
MIXED USE BUILDING ■ None

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.5 Building Types 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

F.

Traditional Neighborhood (TN).

GENERAL DESCRIPTION
The Traditional Neighborhood (TN) District is intended to accommodate development and redevelopment within the older, established neighborhoods surrounding downtown Brownsville. This district allows for a range of single-family residential residential uses and corner commercial uses in keeping with the historic context of these neighborhoods.
BUILDING PLACEMENT
PRINCIPAL BUILDING SETBACKS
FS1 Front Setback (min.) 10'
FS2 Front Setback (max.) 25'
SS1 Side Setback (min.) (secondary street) 10'
SS2 Side Setback (min.) (interior) 5'
RS Rear Setback (min.) 5'
ACCESSORY BUILDING SETBACKS
AS1 Alley or Rear Setback (min.) 0'**
**Setback from the centerline of the alley is 15'
AS2 Principal Building Setback (min.) 5'
PARKING PLACEMENT
PARKING SETBACKS
PS1 Primary Street Setback (min.) OR behind the Principal Building on the lot 50'
PS2 Secondary Street Setback (min.) 10'
PS3 Side Setback (min.) 3'
PS4 Rear Setback (min.) **Rear parking setback from the centerline of the alley is 15' 0'**

 

RESIDENTIAL DENSITY
MAXIMUM NUMBER OF DWELLING UNITS PER ACRE (NET DENSITY) 22
BUILDING MASSING
FB1—PRIMARY STREET FACADE BUILDOUT 50%
FB2—SECONDARY STREET FACADE BUILDOUT NONE
BUILDING HEIGHT 35 Feet
STREETSCAPE STANDARDS
ALL STREETS See Table 3.4-20. Zoning Districts and Streetscaping Requirements
PERMISSIBLE BUILDING TYPES ■ Indicates Permitted by Right
□ Indicated Permitted with Conditions 		LOT STANDARDS AND CONDITIONS
ACCESSORY BUILDING ■
HOUSE ■ Min. Lot Width = 35'
COTTAGE COURT ■ Min. Lot Width = 100'
CORNER COMMERCIAL □ On corner lots

 

ADDITIONAL REQUIREMENTS WITHIN THE ZONING REGULATIONS
4.4.3 Permitted Use Chart 4.6.5 Residential Adjacency
4.5 Building Types 4.6.6 Innovative Residential Design
4.6.2 Parking 4.6.7 Lighting
4.6.3 Landscaping 4.6.8 Accessory Buildings
4.6.4 Fencing and Screening 4.6.9 Wireless Transmission

 

4.3.4 - Special and Overlay Districts.

A.

Purpose.

1.

All overlay districts are intended to address geographic areas having special and substantial public interest.

2.

To the extent specified in this Unified Development Code, property inside the boundaries of an overlay district may be subject to provisions that are more stringent or less stringent than the provisions of an underlying base zoning classification.

B.

Historic Overlay District (O-H).

1.

The purpose of the Historic Overlay (O-H) District is to preserve areas of historical or cultural significance, including sites, structures, and landmarks. Each individual overlay will have specific standard.

2.

See 4.2.3 Historic Preservation Zoning Map Amendments.

3.

See 4.2.5 Certificate of Appropriateness and Demolition in the HP Overlay.

4.

See 4.6.11 Development in the Historic Overlay.

C.

Airport Overlay District (O-A).

1.

The purpose of the Airport Overlay District (O-A) is to ensure development near the airport is compatible with airport operations, that land uses surrounding the airport are developed according to the recommendations of the BRO Airport Master Plan, to limit the adverse impacts of airport operations on adjacent properties by accounting for those impacts in the development and use of property near the airport, and to protect the airport from incompatible encroachments.

2.

See 4.6.12 Development in the Airport Overlay.

D.

Planned Development District (PDD).

1.

The purpose of the Planned Development (PD) District is to provide land for uses and developments that promote development that is more sensitive to the natural environment, create a significantly enhanced natural setting or sense of place, or otherwise enhance the standard pattern of development in Brownsville. Development must provide a higher level of amenities to its users or residents than is usually required under the normal standards of this code. A PD may be used to permit new or innovative concepts in land use not permitted by other zoning districts in this Code or to permit development projects that existing districts cannot easily accommodate.

2.

See 4.2.6 Planned Development District.

E.

Medical Overlay District (MOD).

1.

The purpose of the Medical Overlay District (MOD) is to establish regulations that ensure development near Brownsville's healthcare and biosciences facilities is compatible with such uses in order to:

a.

Support the healthcare and biosciences industry within the City of Brownsville; and

b.

Increase the economic impact of areas containing a high concentration of healthcare and biosciences facilities.

2.

See 4.6.13 Development in the Medical Overlay.

(Ord. No. 2025-235.118, § 1 (Exh. A), 6-3-2025)