Desoto City Zoning Code

PART III

ZONING DISTRICTS

SECTION 12 ZONING DISTRICTS ESTABLISHED

12.1

The City of DeSoto, Texas is hereby divided into the following zoning districts. The use, height and area regulations as set out herein apply to each district. The districts established herein shall be known as:

Base Districts	Zoning District Name
A	Agricultural
SF-CE	Single-Family Residential - Country Estates - 43,560 square-foot lots
SF-E	Single-Family Residential - Estate - 43,560 square-foot lots
SF-20	Single-Family Residential - 20,000 square-foot lots
SF-15	Single-Family Residential - 15,000 square-foot lots
SF-12	Single-Family Residential - 12,000 square-foot lots
SF-10	Single-Family Residential - 10,000 square-foot lots
SF-9	Single-Family Residential - 9,000 square-foot lots
SF-8	Single-Family Residential - 8,000 square-foot lots
2-F	Two-Family Residential (Duplex)
SF-A	Single-Family Attached Dwelling District
MF	Multiple-Family Dwelling District
MH	Mobile Home District
O-1	Office District - 1
O-2	Office District - 2
NS	Neighborhood Service District
GR	General Retail District
MU-1	Mixed Use — 1 District
MU-2	Mixed Use — 2 District
MU-R	Mixed Use — 3 District [Mixed use District]
C-1	Light Commercial District
C-2	Heavy Commercial District
LI	Light Industrial District
I	Industrial District

Overlay Districts	Zoning District Name
PD	Planned Development
S	Specific Use Permit

12.2

A summary of the area regulations of the following zoning districts is included in the Appendix (§ A-5).

12.3

Certain terms and definitions used this Ordinance can be found in the Appendix (§ A-3).

(Ordinance 417 as amended through 2/7/2017)

SECTION 13 A - AGRICULTURAL

13.1

GENERAL PURPOSE AND DESCRIPTION. The A - Agricultural Zoning District is designed to permit the use of land for the propagation and cultivation of crops and similar uses of vacant land. Single-family uses on large lots are also appropriate for this district.

13.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Farms, barns, nurseries, greenhouses or gardens on parcels three (3) acres or larger, limited to the propagation and cultivation of plants, provided no retail business is conducted on the premises except as provided under home occupation (Appendix A-3, Definitions). Barns or other similar structures located on less than three (3) acres shall not exceed 240 square feet in floor area.

Municipally-owned facilities and uses.

Accessory buildings and uses, customarily incidental to the above uses and located on the same lot therewith, but not involving the conduct of a retail business except as provided herein:

The term accessory use shall include customary home occupations as herein defined.

Accessory buildings, including a private garage, shall not occupy more than fifty percent (50%) of the minimum required rear yard. When the accessory building is directly attached to the main building, it shall be considered an integral part of the main building. See Section 40 for additional accessory use requirements.

A detached private garage used in conjunction with the main building.

One antenna (amateur or CB radio) and one microwave reflector (satellite dish) antenna, not located in the front yard.

Detached garages and living quarters above a detached garage, or other accessory buildings such as barns, sheds, and other structures are permitted. Detached servants quarters without a garage shall be permitted by SUP and are required to be on a lot three (3) acres or larger. No such accessory building or quarters shall be used or occupied as a place of abode or dwelling by anyone other than a bona fide servant or farm worker actually and regularly employed by the land owner or occupant of the main building or is a guest or family member. The structure shall in any case not be leased or sold.

Private open space or other private recreational amenities as part of a residential subdivision and not for commercial purposes.

Swimming Pool (private).

Utilities (public).

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

13.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building and detached garages with living quarters.

One (1) story for accessory buildings without garages.

Other (see Section 43).

13.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Three (3) acres.

Minimum Lot Width: Two Hundred feet (200').

Minimum Lot Depth: Two hundred feet (200').

Size of Yards.

Minimum Front Yard: Fifty feet (50').

Minimum Side Yard: Ten percent (10%) of the lot width but need not exceed fifteen feet (15'); twenty-five feet (25') from a street right-of-way.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; ten feet (10') to a main building.

Maximum Lot Coverage. Thirty percent (30%) by main buildings; fifty percent (50%) including accessory buildings, driveways and parking areas.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street Parking and Loading Requirements.

Minimum Dwelling Unit Area. Two thousand five hundred (2,500) square feet.

13.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the resident's personal use or consumption, i.e. firewood, garden materials, etc.).

Single-family homes with side entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of twenty-five feet (25') from the exterior face of the garage or carport to the side property line for maneuvering.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 14 SF-CE - SINGLE-FAMILY RESIDENTIAL DISTRICT - COUNTRY ESTATE

14.1

GENERAL PURPOSE AND DESCRIPTION. The SF-CE, Single-Family Residential District - Country Estate is intended to provide for development of primarily single-family detached dwelling units on lots of not less than forty-three thousand five hundred sixty (43,560) square feet.

14.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Municipally-owned facilities and uses (no open storage or repair).

Real estate sales offices during the development of residential subdivisions in which the office is located until ninety-five percent (95%) of the building permits of the platted lots in the subdivision are issued.

Temporary field or construction office for uses incidental to construction work on the premises, which said buildings shall be removed upon the completion or abandonment of construction work or by order of the building official. Specific time allowed and location shall be specified by the Building Official.

Accessory buildings and uses, customarily incidental to the above uses and located on the same lot therewith, but not involving the conduct of a retail business except as provided herein:

The term accessory use shall include customary home occupations as herein defined.

A detached private garage used in conjunction with the main building

One antenna (amateur or CB radio) and one microwave reflector (satellite dish) antenna, but not located in the front yard.

Detached garages and living quarters above a detached garage, or other accessory buildings such as barns, sheds, and other structures are permitted. Detached servants quarters without a garage shall be permitted by SUP. No such accessory building or quarters shall be used or occupied as a place of abode or dwelling by anyone other than a bona fide servant or farm employee actually and regularly employed by the land owner or occupant of the main building or is a guest or family member. The structure shall in any case not be leased or sold.

Private open space or other private recreational amenities as part of a residential subdivision and not for commercial purposes.

Swimming Pool (private).

Utilities (public).

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

14.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building and detached garages with living quarters.

One (1) story for accessory buildings without garages.

Other (see Section 43).

14.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Forty-three thousand five hundred sixty (43,560) square feet.

Minimum Lot Width: One hundred feet (100').

Minimum Lot Depth: One hundred fifty feet (150').

Size of Yards.

Minimum Front Yard: Forty feet (40').

Minimum Side Yard: Ten percent (10%) of the lot width but need not exceed fifteen feet (15') required; twenty feet (20') from a street right-of-way.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; fifteen feet (15') to a main building.

Maximum Lot Coverage. Forty percent (40%) by main and accessory buildings.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street Parking and Loading Requirements.

Minimum Dwelling Unit Area. One Thousand Seven Hundred and Fifty (1,750) square feet.

14.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the resident's personal use or consumption, i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 15 SF-E - SINGLE-FAMILY RESIDENTIAL DISTRICT - ESTATE

15.1

GENERAL PURPOSE AND DESCRIPTION. The SF-E, Single-Family Residential District - Estate is intended to provide for development of primarily single-family detached dwelling units on lots of not less than forty-three thousand five hundred sixty (43,560) square feet.

15.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Municipally-owned facilities and uses (no open storage or repair).

Accessory buildings and uses, customarily incidental to the above uses and located on the same lot therewith, but not involving the conduct of a retail business except as provided herein:

The term accessory use shall include customary home occupations as herein defined.

A detached private garage used in conjunction with the main building.

One antenna (amateur or CB radio) and one microwave reflector (satellite dish) antenna, but not located in the front yard.

Detached garages and living quarters above a detached garage, or other accessory buildings such as barns, sheds, and other structures are permitted. Detached servants quarters without a garage shall be permitted by SUP. No such accessory building or quarters shall be used or occupied as a place of abode or dwelling by anyone other than a bona fide servant or farm employee actually and regularly employed by the land owner or occupant of the main building or is a guest or family member. The structure shall in any case not be leased or sold.

Private open space or other private recreational amenities as part of a residential subdivision and not for commercial purposes.

Swimming Pool (private).

Utilities (public).

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

15.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building and detached garages with living quarters.

One (1) story for accessory buildings without garages.

Other (see Section 43).

15.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Forty-three thousand five hundred sixty (43,560) square feet.

Minimum Lot Width: One hundred feet (100').

Minimum Lot Depth: One hundred fifty feet (150').

Size of Yards.

Minimum Front Yard: Forty feet (40').

Minimum Side Yard: Ten percent (10%) of the lot width but need not exceed fifteen feet (15') required; twenty feet (20') from a street right-of-way.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; fifteen feet (15') to a main building.

Maximum Lot Coverage. Forty percent (40%) by main and accessory buildings.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street Parking and Loading Requirements.

Minimum Dwelling Unit Area. Three thousand (3,000) square feet.

15.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the resident's personal use or consumption, i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 16 SF-20 - SINGLE-FAMILY RESIDENTIAL DISTRICT - 20,000

16.1

GENERAL PURPOSE AND DESCRIPTION. The SF-20, Single-Family Residential District - 20,000 is intended to provide for development of primarily detached, single-family residences on lots of not less than twenty thousand (20,000) square feet.

16.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

16.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building.

One (1) story for accessory buildings without garages.

Other (see Section 43).

16.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Twenty thousand (20,000) square feet.

Minimum Lot Width: One hundred ten feet (110').

Minimum Lot Depth: One hundred fifty feet (150').

Size of Yards.

Minimum Front Yard: Thirty feet (30').

Minimum Side Yard: Fifteen feet (15'); twenty feet (20') on corner lots adjacent to a street.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; fifteen feet (15') to a main building.

Maximum Lot Coverage. Fifty percent (50%) by main buildings and accessory buildings.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street and Loading Requirements.

Minimum Dwelling Unit Area. Two thousand five hundred (2,500) square feet.

16.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the residents personal use or consumption i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 17 SF-15 - SINGLE-FAMILY RESIDENTIAL DISTRICT - 15,000

17.1

GENERAL PURPOSE AND DESCRIPTION. The SF-15, Single-Family Residential District - 15,000 is intended to provide for development of primarily detached, single-family residences on lots of not less than fifteen thousand (15,000) square feet.

17.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

17.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building.

One (1) story for accessory buildings without garages.

Other (see Section 43).

17.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Fifteen thousand (15,000) square feet.

Minimum Lot Width: One hundred feet (100').

Minimum Lot Depth: One hundred forty feet (140').

Size of Yards.

Minimum Front Yard: Thirty feet (30').

Minimum Side Yard: Ten feet (10'); fifteen feet (15') on corner lots adjacent to a street.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; fifteen feet (15') to a main building.

Maximum Lot Coverage. Fifty percent (50%) by main buildings and accessory buildings.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street and Loading Requirements.

Minimum Dwelling Unit Area. Two thousand five hundred (2,500) square feet.

17.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the residents personal use or consumption i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 18 SF-12 - SINGLE-FAMILY RESIDENTIAL DISTRICT - 12,000

18.1

GENERAL PURPOSE AND DESCRIPTION. The SF-12 Single-Family Residential District - 12,000 is intended to provide for development of primarily detached, single-family residences on lots of not less than twelve thousand (12,000) square feet.

18.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

18.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building and detached garages with living quarters.

One (1) story for accessory buildings without garages.

Other (see Section 43).

18.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Twelve thousand (12,000) square feet.

Minimum Lot Width: Ninety feet (90').

Minimum Lot Depth: One hundred thirty feet (130').

Size of Yards.

Minimum Front Yard: Thirty feet (30').

Minimum Side Yard: Ten feet (10'); fifteen feet (15') on corner lot adjacent to a street.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; fifteen feet (15') to a main building.

Maximum Lot Coverage. Fifty percent (50%) by main building and accessory structures.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street Parking and Loading Requirements.

Minimum Dwelling Unit Area. Two thousand two hundred fifty (2,250) square feet.

18.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or motor homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the resident's personal use or consumption, i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 19 SF-10 - SINGLE-FAMILY RESIDENTIAL DISTRICT - 10,000

19.1

GENERAL PURPOSE AND DESCRIPTION. The SF-10 Single-Family Residential District - 10,000 is intended to provide for development of primarily detached, single-family residences on lots of not less than ten thousand (10,000) square feet.

19.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

19.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building.

One (1) story for accessory buildings without garages.

Other (see Section 43).

19.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Ten thousand (10,000) square feet.

Minimum Lot Width: Eighty feet (80').

Minimum Lot Depth: One hundred twenty feet (120').

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard: Seven feet (7'); fifteen feet (15') on corner lot adjacent to a street.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; ten feet (10') to a main building.

Maximum Lot Coverage. Fifty percent (50%) by main building and accessory structures.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street Parking and Loading Requirements.

Minimum Dwelling Unit Area. Two thousand (2,000) square feet.

19.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or motor homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the resident's personal use or consumption, i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 20 SF-9 - SINGLE-FAMILY RESIDENTIAL DISTRICT - 9,000

20.1

GENERAL PURPOSE AND DESCRIPTION. The SF-9, Single-Family Residential District - 9,000 is designed to provide for development of primarily detached single-family residences on smaller and more compact lots or parcels of land not less than nine thousand (9,000) square feet.

20.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

20.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building.

One (1) story for accessory buildings without garages.

Other (see Section 43).

20.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Nine thousand (9,000) square feet.

Minimum Lot Width: Seventy-five feet (75').

Minimum Lot Depth: One hundred ten feet (110').

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard: Seven feet (7') required; fifteen feet (15') on corner lots adjacent to a street.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; ten feet (10') to a main building.

Maximum Lot Coverage. Fifty percent (50%) by main buildings and accessory buildings.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street and Loading Requirements.

Minimum Dwelling Unit Area. One thousand seven hundred fifty (1,750) square feet.

20.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the residents personal use or consumption i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 21 SF-8 - SINGLE-FAMILY RESIDENTIAL DISTRICT - 8,000

21.1

GENERAL PURPOSE AND DESCRIPTION. The SF-8, Single-Family Residential District - 8,000 is designed to provide for development of primarily detached single-family residences on smaller and more compact lots or parcels of land not less than eight thousand (8,000) square feet.

21.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Single-family detached dwellings.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

21.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building.

One (1) story for accessory buildings without garages.

Other (see Section 43).

21.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Eight thousand (8,000) square feet.

Minimum Lot Width: Seventy feet (70').

Minimum Lot Depth: One hundred feet (100').

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard: Seven feet (7') required; fifteen feet (15') on corner lots adjacent to a street.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; ten feet (10') to a main building.

Maximum Lot Coverage. Fifty percent (50%) by main buildings and accessory buildings.

Parking Regulations.

Single-Family Dwelling Unit: A minimum of two (2) enclosed spaces behind the front building line on the same lot as the main structure.

Other: See Section 38, Off-Street and Loading Requirements.

Minimum Dwelling Unit Area. One thousand five hundred fifty (1,550) square feet.

21.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the residents personal use or consumption i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 22 2F - TWO-FAMILY RESIDENTIAL DISTRICT (DUPLEX)

22.1

GENERAL PURPOSE AND DESCRIPTION. The 2F, Two-Family Residential is intended to promote stable, quality multiple-occupancy residential development at slightly increased densities. Individual ownership of the two-family or duplex units is encouraged. This District may be included within single-family neighborhoods, or, when in accordance with the intent of the Comprehensive Plan, may provide a "buffer" or transition district between lower density residential areas and higher density or nonresidential areas, or major thoroughfares.

22.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Two-Family residence (duplex).

All uses allowed in the SF-10 Zoning District.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

22.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building. One story for accessory buildings without garages.

Other (Section 43).

22.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Ten thousand (10,000) square feet for each pair of dwelling units or five thousand (5,000) square feet per unit.

Minimum Lot Width: Eighty feet (80'); forty feet (40') for each dwelling unit.

Minimum Lot Depth: One hundred twenty feet (120').

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard: Ten feet (10') required; fifteen feet (15') on corner lot adjacent to street.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; ten feet (10') to a main building.

Maximum Lot Coverage. Fifty percent (50%) by main buildings.

Parking Regulations.

Residential Structures: A minimum of two (2) enclosed spaces for each unit behind the front building line on the same lot as each dwelling unit.

Other: See Section 38, Off-Street Parking and Loading Requirements.

Minimum Dwelling Area Size. One thousand two hundred fifty (1,250) square feet for each unit.

22.5

SPECIAL REQUIREMENTS.

Lots in the 2-F District shall be platted in pairs such that a duplex may be placed on each pair of lots for the purpose of encouraging individual ownership of each side or unit. The subdivision plat shall designate the pairs of lots and which lot lines are to be outside lot lines of each pair. There shall be only one dwelling unit per lot, and no dwelling unit shall cross a designated outside lot line. No single-family detached dwelling may be constructed on one of the designated pair of lots.

All utilities shall be provided separately to each duplex in a 2-F District such that each unit is individually metered.

Single-family dwellings constructed in this District shall conform to the standards as set forth in the SF-10 District.

A preliminary plat is required to be submitted at the time of zoning approval for duplex subdivisions for purposes of evaluating the merits of the requested zoning.

Recreational vehicles, travel trailers, or motor homes, may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the resident's personal use or consumption, i.e. firewood, gardening materials, etc.).

Single-family and two-family homes with side entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of twenty-five feet (25') from the exterior face of the garage or carport to the side property line for maneuvering.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 23 SFA - SINGLE-FAMILY ATTACHED RESIDENTIAL DISTRICT (TOWNHOUSE)

23.1

GENERAL PURPOSE AND DESCRIPTION. The SFA, Single-Family Attached Residential District is intended to promote stable, quality attached-occupancy residential development on individual lots at slightly increased densities. Individual ownership of each lot is encouraged. This District may be included within certain areas of neighborhoods, or, when in accordance with the intent of the Comprehensive Plan, may provide a "buffer" or transition district between lower density residential areas and multifamily or nonresidential areas, or major thoroughfares.

23.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Two-Family residence (duplex).

All uses allowed in the SF-10 Zoning District.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

23.3

HEIGHT REGULATIONS.

Maximum Height.

Two and one-half (2-1/2) stories for the main building. One story for accessory buildings without garages.

Other (see Section 43).

23.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Three thousand (3,000) square feet.

Minimum Lot Width: Twenty-five feet (25').

Minimum Lot Depth: One hundred feet (100').

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard:

Single-family attached dwellings need not have a side yard except that a minimum fifteen-foot (15') side yard is required adjacent to a street. The ends of any two adjacent building complexes or row of buildings shall be at least ten feet (10') apart. The required side yards shall be designated upon a plat approved by the City Council. (See Illustration 9, § A-6).

A complex of attached single-family dwellings shall have a minimum length of three (3) dwelling units and shall not exceed three hundred feet (300') in length or the width of twelve (12) attached units whichever is less.

Minimum Rear Yard: Twenty feet (20') from a garage or carport to an alley; fifteen feet (15') to a main building.

Maximum Lot Coverage. Seventy percent (70%) by main and accessory buildings.

Parking Regulations.

A minimum of two (2) enclosed spaces for each unit behind the front building line on the same lot as each dwelling unit (see Section 38, Off-Street Parking and Loading Requirements).

Additional parking shall be required for any recreational uses, club house, office, sales offices and visitors.

Designated visitor parking spaces shall be provided in common areas at a ratio of one (1) guest/visitor space per four (4) units.

Minimum Dwelling Area Size. One Thousand two hundred fifty (1,250) square feet.

Open Space Requirement. All single-family attached developments shall provide usable open space at the same ratio as specified in Section 24.6R.

All utilities shall be provided separately to each lot in a SFA District so that each unit is individually metered.

Single-family dwellings constructed in this District shall conform to the standards as set forth in the SF-10 District.

A site plan is required at the time of zoning approval for single-family attached subdivisions for purposes of evaluating the merits of the requested zoning.

23.5

SPECIAL REQUIREMENTS.

Recreational vehicles, travel trailers or motor homes may not be used for on-site dwelling purposes.

Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on three or more acres.

Open storage is prohibited (except for materials for the resident's personal use or consumption, i.e. firewood, gardening materials, etc.).

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 24 MF - MULTIPLE-FAMILY DISTRICT - 18

24.1

GENERAL PURPOSE AND DESCRIPTION. The MF, Multiple-Family Residential District is an attached residential district intended to provide the highest residential density of eighteen (18) dwelling units per acre. The principal permitted land uses will include low-rise multiple-family dwellings, and garden apartments. Recreational, religious, health and educational uses normally located to service residential areas are also permitted in this District. This District should be located adjacent to a major thoroughfare and serve as a buffer between retail/commercial development or heavy automobile traffic, and medium or low density residential development.

24.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Multiple-Family Dwelling greater than two (2) units per building.

Municipally-owned facilities and uses.

Leasing offices for the apartment complex.

Temporary field or construction office for uses incidental to construction work on the premises, which said buildings shall be removed upon the completion or abandonment of construction work, by order of the building official. Specific time allowed and location shall be specified by the Building Official.

Accessory buildings and uses, customarily incidental to the above uses and located on the same lot therewith, but not involving the conduct of a retail business except as provided herein:

The term accessory use shall include customary home occupations as herein defined.

Accessory buildings greater than two hundred forty (240) square feet require a specific use permit. (See Section 40 for additional accessory building regulations.)

Covered parking areas.

One antenna (amateur or CB radio) and one microwave reflector (satellite dish) antenna per complex.

Swimming pool (private).

Common open space, community center, recreational building, and other facilities or amenities, provided they are for use by the residents and guests of the multifamily complex.

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

24.3

HEIGHT REGULATIONS.

Maximum Height. Three (3) stories for the main building including recreational buildings.

All accessory buildings shall be limited to one (1) story in height.

24.4

AREA REGULATIONS.

Size of Lots.

Minimum Lot Area: Two thousand, four hundred twenty (2,420) square feet per dwelling unit, not to exceed eighteen (18) dwelling units per acre (calculated on gross acreage). The minimum lot size shall be twenty thousand (20,000) square feet.

Minimum Lot Width: One hundred feet (100').

Minimum Lot Depth: One hundred twenty feet (120').

Size of Yards.

Minimum Front Yard: Forty feet (40'). All areas adjacent to a street shall be deemed front yards.

Minimum Side Yard: Fifteen feet (15'); sixty feet (60') when building is in excess of one story in height and adjacent to a Single-Family Zoning District.

Minimum Rear Yard: Twenty feet (20'); eighty feet (80') when the building is in excess of one story and adjacent to a Single-Family Zoning District.

Building Separation:

Walls without openings: One story, fifteen feet (15'), two stories, twenty feet (20') between walls without openings (windows or doors);

Walls with openings: One story, twenty-five feet (25'), two stories, thirty-five (35') between walls with openings.

Minimum Area per Dwelling Unit. Eight hundred (800) square feet per unit plus one hundred fifty (150) square feet for each additional bedroom over one.

Maximum Lot Coverage. Fifty percent (50%) total, including main and accessory buildings.

Parking Regulations.

1.75 per each efficiency or 1 bedroom unit.

2 per each 2 bedroom unit.

2.5 per each 3 bedroom unit.

3 per each 4 or more bedroom unit.

Fifty percent (50%) of the required parking spaces shall be enclosed with the remainder fifty percent (50%) to be covered.

All parking areas shall be screened from view adjacent to public streets. Screening may be in the form of live plant materials, berms, or brick masonry walls.

See Section 38, (Off-Street Parking and loading Requirements) for additional requirements.

24.5

REFUSE FACILITIES.

Every multifamily dwelling unit shall be located within two hundred fifty feet (250') of a refuse facility, measured along the designated pedestrian and vehicular travel way. A refuse facility shall be a dumpster or other similar receptacle designed for receiving garbage in bulk for more than one dwelling. Refuse dumpsters shall be no closer than thirty feet (30') to any adjacent single-family property.

Each refuse facility shall be screened from view on three (3) sides from persons standing at ground level on the site or immediately adjoining property, by solid screening wall of brick or stone masonry not less than six feet (6), nor more than eight feet (8) in height or by an enclosure within a building. Refuse containers shall be provided and maintained in a manner to satisfy local public health and sanitary regulations. Each refuse facility shall have a gate and be located so as to provide safe and convenient pickup by refuse collection agencies. (See Illustration 11 for gate design, § A-6.)

24.6

SPECIAL REQUIREMENTS.

Single-family or duplex units constructed in this District shall conform to SF-10 and 2F District standards respectively.

Recreational vehicles, travel trailers or motor homes, may not be used for on-site dwelling purposes.

Open storage is prohibited.

A site plan with facade elevations is required for all multifamily developments in this district. If the site plan and facade elevations are not approved at the time of zoning approval, a public hearing is required at the time of site plan approval as prescribed in Section 42.

The front door of each apartment unit shall be no more than one hundred fifty feet (150') from a fire lane (measured by an unobstructed straight line).

A paved walkway shall connect the front door of each ground floor unit to a parking area.

Each multifamily complex shall provide recreational facilities designed for use by the tenants of the complex.

Buildings shall not exceed two hundred feet (200') in length.

All multifamily dwelling units shall have roof slopes with a minimum of 4:12 pitch.

Buildings with facades that are longer than fifty feet (50') shall have their facades broken up into smaller areas through the use of varying facade setbacks, arcades, architectural features such as recessed vestibules, columns, canopies, or other acceptable means.

Boats, campers, trailers and other recreational vehicles shall be prohibited unless oversize parking areas are provided as part of the approved site plan. This parking area shall not be used to meet the minimum parking requirements and shall not be in view from a public street.

All buildings containing residential units shall provide a sign, visible from the entrances, identifying the unit numbers within the building.

All mechanical, heating and air conditioning units shall be screened or hidden from view.

Multifamily complexes shall be fully fenced and gated.

(Reserved for future use.)

Each complex shall have a community building.

Each complex shall have a swimming pool.

Usable Open Space. Each lot or parcel of land, which is used for multiple-family residences, shall provide on the same lot or parcel of land, usable open space (as defined below) in accordance with the following requirements:

Number of Bedrooms or Sleeping Rooms	Amount of Open Space for Each Sleeping Room
1 or less	600 Sq. Ft.
Each additional bedroom over 1	300 Sq. Ft.

An area of common usable open space shall have a slope not exceeding ten percent (10%), shall have no dimension of less than ten feet (10), and may include landscaping, walks, recreational facilities, water features and decorative objects such as art work or fountains. Usable open space shall not include: rooftops; accessory buildings; parking areas; driveways; turnaround areas; or the right-of-way or easement for streets or alleys.

At the time of site plan approval, the Planning and Zoning Commission may recommend and the City Council may approve credit for usable open use requirements under the following conditions:

Up to three (3) square feet for each one (1) square foot of area provided for the following recreational facilities:

Swimming pools, tennis courts, racquetball courts, or similar facilities.

Decks, patios or lounge areas adjacent to or within ten feet (10) of swimming pools.

Children's play areas developed with play equipment.

Usable portions of recreational buildings.

Partial or full credit may be given for on-site open space that exceeds the minimum slope (as defined in Subsection R above), if it is determined that such areas are environmentally or aesthetically significant and their preservation would enhance the development and community. In determining environmental and aesthetic significance, the Planning and Zoning Commission and City Council will consider:

Preservation of significant trees or other natural vegetation.

Contribution to on-site retention of stormwater or natural control of drainage.

Preservation of vistas and other qualities.

Buffer or transition between the multifamily use and other uses.

Available off-site open space may be credited for up to one third (1/3) of the usable open space requirement if:

Fifteen percent (15%) or more of the site's boundary is adjacent to parkland.

There are defined pedestrian connections between the multifamily development and parkland.

Permanent usable open space is within one hundred feet (100') of the development that is available for use by the general public.

The design of the development provides a significant visual and pedestrian connection to public parkland.

The combined credit for areas calculated at a three-to-one basis and off-site parks or usable open space shall not exceed fifty percent (50%) of the total usable open space requirement for each multifamily development.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017; Ordinance 2122-18 adopted 5/1/2018)

SECTION 25 MH - MOBILE HOME DISTRICT

25.1

GENERAL PURPOSE AND DESCRIPTION. The MH, Mobile Home District is a detached residential district establishing standards for the development of mobile home parks and subdivisions. Mobile home subdivisions include individually platted lots, for sale within the subdivision, for the placement of mobile home units. A mobile home park offers spaces for the placement of mobile home units on a lease or rental basis. The Mobile Home District establishes area and design requirements for parks and subdivisions, as well as, yard requirements for individual lots. Both parks and subdivisions provide open space and recreational areas appropriate for the acreages and number of units contained.

25.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Individually owned manufactured homes constructed under U.S. HUD and State of Texas code certifications on lots in platted mobile home subdivisions.

Mobile home parks for residential use, providing, on a rental basis, lots for placement of mobile homes, with utilities. Small offices and washaterias are permitted as incidental uses within the park.

Industrialized housing units.

Single-family detached dwellings.

Farms, nurseries, greenhouses or gardens, limited to the propagation and cultivation of plants, provided no retail or wholesale business is conducted on the premises.

Municipally-owned facilities and uses (no open storage or repair).

Temporary buildings for uses incidental to construction work on the premises, which said buildings shall be removed upon the completion or abandonment of construction work by order of the building official.

Accessory buildings and uses, as provided by Section 40, customarily incidental to the above uses and located on the same lot therewith, but not involving the conduct of a retail business except as provided herein:

Temporary metal buildings less than two hundred forty (240) square feet which are used for tool and supply storage are permitted.

A detached private garage.

One antenna (amateur or CB radio) and one microwave reflector (satellite dish) antenna.

Swimming pool (private), including recreation or community areas.

Utilities (public or private).

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

25.3

AREA REGULATIONS.

Size of Yards (For each space within Mobile Home Park or Subdivision).

Minimum Front Yard: Twenty-five feet (25') from a dedicated street; fifteen feet (15') from any private street or drive.

Minimum Side Yard: Seven feet (7'); twenty feet (20') between units; twenty feet (20') from zoning district line.

Minimum Rear Yard: Ten feet (10'); twenty feet (20') from any zoning district line.

If a garage is provided, the garage shall have a twenty-five-foot (25') setback.

Size of Lot (For each space within a Mobile Home Park).

Minimum Lot Area: Five thousand (5,000) square feet per unit.

Minimum Lot Width: Forty-five feet (45').

Minimum Lot Depth: One hundred ten feet (110').

Minimum Dwelling Size. Seven hundred twenty (720) square feet.

Maximum Lot Coverage. N/A.

Parking Regulations. Two (2) spaces per unit (see Section 38, Off-Street Parking and Loading Requirements).

Minimum Area for Mobile Home Subdivision (one unit on one platted lot). Five thousand feet (5,000').

Area for Mobile Home Park. Minimum, five (5) acres; maximum, twenty-five (25) acres.

25.4

SPECIAL REQUIREMENTS FOR MOBILE HOME PARKS.

Tenant Parking. Each parking space shall be concrete in accordance with city standards and located to eliminate interference with access to parking areas provided for other mobile homes and for public parking in the park (See Section 38, Off-Street Parking and Loading Requirements).

Visitor and Supplemental Parking. In addition to parking spaces required for each mobile home unit, there shall be parking provided for the mobile home community in general (See Section 38, Off-Street Parking and Loading Requirements).

One (1) visitor parking space for every three (3) mobile home spaces; and

One (1) supplemental parking or vehicle storage space for the parking or storage of boats, campers and similar vehicles or equipment for every four (4) mobile home spaces.

Supplemental spaces may be located anywhere within the mobile home community provided that no mobile home space shall be situated further than one hundred fifty feet (150') from a visitor space.

Each parking space will be not less than nine feet by eighteen feet (9' X 18'), which is not to be included in the lot size.

Access. Each mobile home community shall have direct access from a public street or an internal street. Where an internal private street provides access, the same shall be concrete in accordance with city standards dedicated to the public as an emergency access or fire lane easement to allow for the rapid and safe movement of vehicles used for the purpose of providing emergency health or public safety services. Each emergency access easement shall have a clear unobstructed width of twenty-four feet (24') shall connect to a dedicated public street, and shall have a turning area and radii a minimum of fifty feet (50') to permit free movement of emergency vehicles. Dead end streets are not allowed. Cul-de-sac streets shall not exceed four hundred feet (400') in length. Fire lane easements shall be maintained by the mobile home park.

Walkways. Designated concrete walkways four feet (4') in width will be provided on both sides of roadways or streets.

Street Names and Signs. Within each mobile home park, all streets shall be named, and mobile homes numbered in a logical and orderly fashion. Street signs shall be of a color and size contrasting with those on public streets and roadways so that there is no confusion regarding which are private and which are public streets. These signs and numbers shall be of standard size and placement to facilitate location by emergency vehicles. Street names shall be approved by the Planning and Zoning Manager.

Other Signs. Along all sections of emergency access easements, the owner or agent shall erect metal signs prohibiting parking. The sign type, size, height and location shall be in accordance with the Manual of Uniform Traffic-Control Devices and approved by the City.

Intersections. Internal streets shall intersect adjoining public streets at approximately ninety degrees (90°) and at locations which will eliminate or minimize interference with traffic on those public streets.

Street Lighting. Street lighting within the mobile home park shall be provided and maintained by the owners of the mobile home park.

Electric and Telephone Service. All electrical distribution lines and all telephone lines shall be underground except the primary service lines to the Park.

Drainage and Soil Protection. The ground surface in all parts of the park shall be graded and equipped to drain all surface water in a safe, efficient manner. Each mobile home space shall provide adequate drainage for the placement of a mobile home. Exposed ground surfaces in all parts of every mobile home park shall be paved and/or covered with stone, brick paving, or other similar solid material, or protected with a vegetative growth (such as grass) capable of preventing soil erosion and eliminating dust.

Firefighting.

Approaches to all mobile homes shall be kept clear for firefighting.

The owner or agent of a mobile home park shall be responsible for the instruction of any staff in the use of the park fire protection equipment and in their specific duties in the event of a fire. Owner shall supply standard city fire hydrants located within two hundred fifty feet (250') of all mobile home spaces, measured along the drive or street.

The owner or agent of a mobile home park shall be responsible for maintaining the entire area of the park free of dry brush, leaves and weeds in excess of twelve inches (12").

Refuse Handling and Collection. The owner or agent of a mobile home park shall provide an adequate system of collection and safe disposal of rubbish, as approved by the City. Storage, collection and handling of refuse shall be conducted so as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution. Every dwelling unit shall be located within two hundred fifty feet (250') of a refuse facility measured along the designated pedestrian or vehicular travelway. There shall be available at least six (6) cubic yards of refuse containers per thirty (30) units. If trash dumpsters are used, they shall be screened.

Anchorage of Mobile Homes. To insure against natural hazards such as tornadoes, high winds, and electrical storms, anchorage at each mobile home shall be provided according to the Building Code.

Skirting.

All mobile home units not attached to a permanent foundation shall provide weather resistant skirting from the top of the unit's frame to grade. Skirting shall totally enclose and secure from view the unit's axles and all required anchors, footings, and piers.

All required skirting shall be of a texture and color similar to the materials used in the construction of the mobile home unit.

25.5

SPECIAL REQUIREMENTS.

Single-family dwellings constructed in this District shall conform to the standards as set forth in the SF-10 District.

Open storage is prohibited.

Usable Open Space Requirements. Each parcel of land, developed under MH standards, shall provide usable open space (as defined in Appendix, § A-3) totaling ten percent (10%) of the area of the MH development.

Refer to Section 43.16 of the Supplemental Regulations for replacement of a legal nonconforming manufactured home.

(Ordinance 417 as amended through 2/7/2017)

SECTION 26 O-1 - OFFICE DISTRICT - 1 (LOW INTENSITY)

26.1

GENERAL PURPOSE AND DESCRIPTION. The O-1, Office District - 1 is established to create a flexible District for low intensity office and professional uses (less than ten thousand (10,000) square feet of floor area). 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 to two (2) stories and utilizing buffers and landscape requirements. Adaptive reuse of existing structures is encouraged. Sites zoned O-1 may be built in excess of ten thousand (10,000) square feet if located away from any properties zoned for a single-family. Buildings in this District should be compatible and in similar scale with residential uses and adjacent property.

26.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Accessory uses to the main use.

Professional, administrative, and general office uses.

Uses permitted by Specific Use Permit according to Section 35.

26.3

HEIGHT REGULATIONS.

Maximum Height. Two (2) stories (see Section 26.4A.4).

Roof Pitch. Buildings shall have a minimum roof pitch of 4:12 if adjacent to a residential use or zoning district.

26.4

AREA REGULATIONS.

Size of Yards.

Minimum Front Yard: Twenty-five feet (25'); all yards adjacent to a street shall be considered a front yard.

Minimum Side Yard: Exterior, twenty feet (20'); interior, none.

Minimum Rear Yard: Twenty feet (20').

Adjacent to a Single-Family District: The side or rear setback, whichever is adjacent to the single-family zoning district, shall observe a sixty-foot (60') setback if the office use is over one story in height.

Size of Lots.

Minimum Lot Size: Ten thousand (10,000) square feet.

Minimum Lot Width: Sixty feet (60').

Minimum Lot Depth: One hundred feet (100').

Size of Building. Maximum gross leasable square footage of building shall be ten thousand (10,000) square feet. The maximum floor area may exceed ten thousand (10,000) square feet if the entire structure is over two hundred feet (200') from a residential use or zone.

Maximum Lot Coverage: Fifty percent (50%); including accessory buildings.

26.5

SPECIAL DISTRICT REQUIREMENTS.

Parking Requirements.

As established by Section 38, Off-Street Parking and Loading Requirements.

Access to off-street parking in the O-1 District shall be provided from side streets rather than major arterials. Where such access is not possible due to lot location or configuration, access shall be permitted from major arterials reflected and approved on the site plan submitted at the time of approval for building permit.

Open storage is prohibited.

For site plan requirements, see Section 42.

Recreational vehicles, travel trailers or mobile homes may not be used for on-site dwelling or nonresidential purposes.

All mechanical, heating and air-conditioning equipment shall be screened from public view.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 27 O-2 - OFFICE DISTRICT - 2

27.1

GENERAL PURPOSE AND DESCRIPTION. The O-2, Office 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. These areas must also locate adjacent to a major thoroughfare or freeway. Since this District is intended for more intensive nonresidential uses, landscape treatment and other visual site treatments are appropriate. Multi-story buildings must also be buffered from nearby single-family areas through the use of setbacks, landscape buffers, and thoroughfares.

27.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Accessory uses to the main use.

Professional, administrative, and general office uses.

Uses permitted by Specific Use Permit according to Section 35.

27.3

HEIGHT REGULATIONS.

Maximum Height. Eight (8) stories; for height over two stories, an additional setback is required (see Section 27.4A.4 and Section 27.4A.5).

27.4

AREA REGULATIONS.

Size of Yards.

Minimum Front Yard: Fifty feet (50'); all yards adjacent to a street shall be considered a front yard.

Minimum Side Yard: Exterior, twenty-five feet (25'); interior, none.

Minimum Rear Yard: Twenty feet (20').

Additional Setback for Structures Over 2 Stories: One (1) additional foot setback for each additional two feet (2') in height above 2 stories. Such additional setback shall be applied on all sides of the lot and be measured from the existing required setbacks.

Size of Lots.

Minimum Lot Size: Ten thousand (10,000) square feet.

Minimum Lot Width: Seventy feet (70').

Minimum Lot Depth: One hundred feet (100').

Maximum Lot Coverage: Sixty percent (60%) including accessory buildings.

27.5

SPECIAL REQUIREMENTS.

Parking Requirements. As established by Section 38, Off-Street Parking and Loading Requirements.

Open storage is prohibited.

For site plan requirements, see Section 42.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling or nonresidential purposes.

All mechanical, heating and air-conditioning equipment shall be screened from public view.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 28 NS - NEIGHBORHOOD SERVICE DISTRICT

28.1

GENERAL PURPOSE AND DESCRIPTION. The NS, Neighborhood Service District is established as a limited retail category intended for the use of nearby neighborhood areas for the purpose of supplying day-to-day needs and personal services. Establishments should include small, freestanding retail structures, and neighborhood oriented personal service establishments. Sites zoned NS should generally utilize an existing or small corner lot within a logical neighborhood area.

28.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

28.3

HEIGHT REGULATIONS.

Maximum Height. One (1) story.

Roof Pitch. Buildings shall have a minimum roof pitch of 4:12 if adjacent to a residential use or zoning district.

28.4

AREA REGULATIONS.

Size of Lot.

Minimum Lot Area: Seven thousand (7,000) square feet.

Maximum Lot Area: Three (3) acres.

Minimum Lot Width: Sixty feet (60').

Minimum Lot Depth: One hundred feet (100').

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard: Ten feet (10'); Twenty-five feet (25') adjacent to a public street or residential lot.

Minimum Rear Yard: Twenty feet (20') or twenty-five feet (25') adjacent to a residential lot.

Maximum Lot Coverage. Forty percent (40%).

Parking Regulations.

As required by Section 38, Off-Street Parking and Loading Requirements.

28.5

SPECIAL REQUIREMENTS.

Open Storage is prohibited.

For site plan requirements, see Section 42.

Recreational vehicles, travel trailers or mobile homes may not be used for on-site dwelling or nonresidential purposes.

All mechanical, heating and air-conditioning equipment shall be screened from public view.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 29 GR - GENERAL RETAIL

29.1

GENERAL PURPOSE AND DESCRIPTION. The GR, General Retail District is established to provide areas for neighborhood, local and regional shopping and service facilities for the retail sales of goods and services. These shopping areas should utilize established landscape and buffering requirements. The "GR" District should be located along or at the intersection of major collectors or thoroughfares to accommodate higher traffic volumes.

29.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Such uses as may be permitted under the provisions of Specific Use Permits, Section 35.

29.3

HEIGHT REGULATIONS.

Maximum Height. Two (2) stories.

29.4

AREA REGULATIONS.

Size of Lot.

Minimum Lot Area: Forty thousand (40,000) square feet.

Minimum Lot Width: Two hundred feet (200').

Minimum Lot Depth: Two hundred feet (200').

Pad sites are permitted with a minimum area of 25,000 square feet and maximum area of 40,000 square feet. The minimum width and depth of a pad site is 150 feet. See section 29.5E for other requirements.

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard: Twenty-five feet (25') adjacent to a street or residential property.

Interior Side Yards: When retail uses are platted adjacent to other retail and other nonresidential uses, no side yard is required provided it complies with the building code.

Minimum Rear Yard: Twenty-five feet (25').

Maximum Lot Coverage. Forty percent (40%).

Parking Regulations.

As required by Section 38, Off-Street Parking and Loading Requirements.

29.5

SPECIAL REQUIREMENTS.

For site plan requirements, see Section 42.

Recreational vehicles, travel trailers or mobile homes, may not be used for on-site dwelling purposes.

All mechanical, heating and air-conditioning equipment shall be screened from public view.

Open storage is prohibited.

Pad site requirements.

Sites or tracts over 40,000 square feet in area are not considered pad sites.

Pad sites may only be created from platted lots that are zoned General Retail.

Pad sites are limited to one (1) pad site for each five (5) acres of land comprising the platted lot from which the pad site is created.

Maximum lot coverage for a pad site is fifteen percent (15%) of the area of the lot from which the pad site is created.

Pad sites may not encompass more than thirty percent (30%) of the frontage of the lot from which the pad site is created.

Each pad site must be located at least 350 feet from another pad site, measured along the street frontage. At the intersection of two major streets (collectors and arterials as defined in the Thoroughfare Plan), pad sites can be located across the street from each other without having to comply with the 350 feet requirement. However, the 350 foot requirement must still be satisfied with respect to any existing pad site located on the same side of the intersection, but not located at the intersection.

Each pad site shall have access to and have frontage on a public street. Access may be provided through a mutual access easement where the pad site does not have curb cut access to the street.

Pad sites must be located as close as practical to the front of the lot from which the pad site is created.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 30 C-1 - COMMERCIAL DISTRICT - 1

30.1

GENERAL PURPOSE AND DESCRIPTION. The C-1, Commercial District - 1 is intended predominately for heavy retail, and light intensity wholesale and commercial uses of a service nature which typically have operating characteristics of traffic service requirements generally compatible with typical office, retail, shopping, and some residential environments.

30.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Such uses as may be permitted under provisions of Specific Use Permits, Section 35.

30.3

HEIGHT REGULATIONS.

Maximum Height. Four (4) stories.

30.4

AREA REGULATIONS.

Size of Lot.

Minimum Lot Area: Ten thousand (10,000) square feet.

Minimum Lot Width: Sixty feet (60').

Minimum Lot Depth: One hundred feet (100').

Size of Yards.

Minimum Front Yard: Twenty-five feet (25').

Minimum Side Yard: Twenty feet (20').

Minimum Rear Yard: Twenty feet (20'); twenty-five feet (25') adjacent to residential.

Maximum Lot Coverage: Forty percent (40%).

Parking Regulations. As established by Section 38, Off-Street Parking and Loading Requirements.

30.5

SPECIAL REQUIREMENTS.

No permanent use of temporary buildings.

All mechanical, heating and air-conditioning equipment shall be screened from public view and adjacent residential uses or zoning districts.

For site plan requirements, see Section 42.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 31 C-2 - COMMERCIAL DISTRICT - 2

31.1

GENERAL PURPOSE AND DESCRIPTION. The C-2, Commercial District - 2 is intended to provide a centrally located and convenient location for small scale service and commercial related establishments, such as wholesale products, welding shops, flea markets, major automotive repair, upholstery shops, and other heavy commercial uses. Uses in this District may require open storage areas but shall be screened from public view. 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. Convenient access to thoroughfares and collector streets is also a primary consideration.

31.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Such uses as may be permitted under provision of Specific Use Permits, Section 35.

31.3

HEIGHT REGULATIONS.

Maximum Height. Four (4) stories.

31.4

AREA REGULATIONS.

Size of Lot.

Minimum Lot Area: Five thousand (5,000) square feet.

Minimum Lot Width: Fifty feet (50').

Minimum Lot Depth: One hundred feet (100').

Size of Yards.

Minimum Front Yard: Twenty feet (20').

Minimum Side Yard: Fifteen feet (15'); twenty feet (20') if adjacent to a street.

Minimum Rear Yard: Twenty feet (20').

Maximum Lot Coverage. Fifty percent (50%) for the main structure.

Parking Regulations. As established by Section 38, Off-Street Parking and Loading Requirements.

31.5

SPECIAL REQUIREMENTS.

For site plan requirements, see Section 42.

No permanent use of temporary buildings.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 32 LI - LIGHT INDUSTRIAL DISTRICT

32.1

GENERAL PURPOSE AND DESCRIPTION.

The Light Industrial (LI) District is primarily for warehousing, wholesaling, and distribution activities. It is the intent that this district includes research and development laboratories as well as science and high technology firms. Other uses in this district include light manufacturing or assembly of small products such as electronics, pharmaceuticals, medical supplies and small equipment.

Truck traffic and loading operations are expected to be characteristics of this district. This district should have efficient accessibility to major transportation routes via major thoroughfares or other means of transportation. Business and industries in this district are clean and free of hazardous or objectionable elements that are obnoxious or offensive by reason of odor, dust, smoke, gas, vibration, glare or noise.

Facilities in this district may require limited amounts of outside storage, which is to be located in the back yard and screened from view. This district should have a significant amount of land used for open space and landscaping to provide curb appeal along the streets. It is the intent of this district to reserve large tracts in this district exclusively for light industrial activities.

32.2

PERMITTED USES.

Those uses specified in Section 36 (Use Charts).

Such uses as may be permitted under provision of Specific Use Permits, Section 35.

32.3

HEIGHT REGULATIONS.

Maximum Height: Nine (9) stories.

32.4

AREA REGULATIONS.

Size of Lot.

Minimum Lot Area: One (1) acre (43,560 square feet).

Minimum Lot Width: One hundred feet (100').

Minimum Lot Depth: Two hundred feet (200').

Size of Yards.

Minimum Front Yard: Fifty feet (50') when adjacent to arterials and Centre Park Boulevard east of Hampton Road; twenty-five feet (25') when adjacent to minor streets.

Minimum Side Yard: Thirty feet (30').

Minimum Rear Yard: Thirty feet (30').

Minimum Setback from Residential: Additional setback of one foot (1') for each two feet (2') in height above two stories is required from adjacent Single-Family Zoning District(s).

Maximum Lot Coverage. Sixty-five percent (65%).

Parking Regulations. As established by Section 38, Off-Street Parking and Loading Requirements.

32.5

SPECIAL REQUIREMENTS.

For site plan requirements, see Section 42.

No permanent use of temporary buildings.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 33 I - INDUSTRIAL DISTRICT

33.1

GENERAL PURPOSE AND DESCRIPTION.

The Industrial (I) District is intended for large scale basic or primary industrial uses which involve extensive processing, manufacturing or assembly of large products or equipment. This district also includes the more intensive automotive repair businesses such as body shops, engine and transmission repair, and muffler shops.

Because of the nature of the products or character of activities, uses within this district will likely produce greater than average negative visual qualities and external effects involving noise, fumes, noxious odors, glare or other atmospheric influence beyond the boundaries of the property on which the use is located. Therefore, these uses are isolated with similar industrial uses.

Because of the nature of these industries, there will be outside storage that must be located in the rear yard, although not in the side yard, which does not have to be screened from view. Certain obnoxious or hazardous uses will require Specific Use Permits to locate in this district. It is the intent to reserve large tracts in this district exclusively for industrial activities defined herein.

33.2

PERMITTED USES.

The following uses are permitted in the Industrial "I" 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, as stated in performance standards, at that point and provided that such use does not create fire hazards on surrounding property.

Those uses specified in Section 36 (Use Charts).

Industrial and manufacturing plants including the processing or assembling of parts for production of finished equipment where the process of manufacturing or treatment of materials is such that no dust, odor, gas, smoke or noise is emitted and not more than twenty percent (20%) of the lot or tract is used for the open storage of products, materials, or equipment (See Section 41 for additional screening requirements).

A "high risk or hazardous industrial use" is permitted by specific use permit only. In this section, "high risk or hazardous industrial use" means any industrial use whose operation, in the opinion of the Building Official, involves a much higher than average risk to public health and safety. These uses include but are not limited to facilities where significant amounts of radiation, radioactive materials, highly toxic chemicals or substances, or highly combustible or explosive materials are present, used, produced, stored, or disposed of.

Such uses as may be permitted under provisions of Specific Use Permits, Section 35.

33.3

HEIGHT REGULATIONS.

Maximum Height. Nine (9) stories.

33.4

AREA REGULATIONS.

Size of Lot.

Minimum Lot Area: One (1) acre (43,560 square feet).

Minimum Lot Width: One hundred feet (100').

Minimum Lot Depth: Two hundred feet (200').

Size of Yards.

Minimum Front Yard: Fifty feet (50') when adjacent to arterials and Centre Park Boulevard east of Hampton Road; twenty-five feet (25') when adjacent to minor streets.

Minimum Side Yard: Fifteen feet (15'); twenty-five feet (25') on a corner lot.

Minimum Rear Yard: Twenty feet (20'); forty feet (40') if adjacent to single-family uses or zoning district.

Maximum Lot Coverage. Sixty-five percent (65%).

Parking Regulations. As established by Section 38, Off-Street Parking and Loading Requirements.

33.5

SPECIAL REQUIREMENTS.

For site plan requirements, see Section 42.

No permanent use of temporary dwellings.

All mechanical, heating and air-conditioning equipment shall be screened from public view and adjacent residential uses or zoning districts.

Other Regulations. As established in the Development Standards, Sections 37 through 45.

(Ordinance 417 as amended through 2/7/2017)

SECTION 33A MU-1 MIXED USE DISTRICT

33A.1

INTENT.

The DeSoto Mixed Use Districts and related Illustrative Guide[1] were created to provide a framework to allow cohesive and orderly mixed use developments within the City of DeSoto. "Mixed Use" refers to a development style that creates areas which combine residential, retail, office and public uses in the same building, same lot, same tract, and/or same block. Mixed Use design encourages development that promotes pedestrian-oriented scales, a sense of community, quality architectural design, heightened visual quality, and increased quality of life.

MU-1 Districts were created to provide flexibility in uses that are contained within a site which promotes a contemporary style of architecture. Buildings within MU-1 Districts should contain modern forms and modern materials in order to create a unique sense of place. The Districts and related Illustrative Guide establish a community character through examples in land uses, site design, circulation, architectural elements and landscape concepts. This Ordinance and related Illustrative Guide document borrows mixed use design elements from the existing DeSoto Town Center and other mixed use projects. Appropriate flexibility in final design is given to developers and designers to allow creativity for the opportunities associated with individual sites. Also see Mixed Use Illustrative Guide page 4[2] for examples.

[1]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

[2]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

33A.2

MU-1 MIXED USE DISTRICT ESTABLISHED. There is hereby established the following Zoning District:

The MU-1 Mixed Use District will maintain and promote a contemporary design style of architecture similar to the existing DeSoto Town Center Project.

MU-1 can include a mix of restaurant, retail, office, public and residential uses.

Contemporary refers to a style of architecture that is being made at the present time. This style of architecture is eclectic by nature. Generally speaking, contemporary architecture is not traditional in nature. It will use modern construction and building materials. Key forms and building elements are defined by materials and textures. Heights and sizes of buildings may vary, but should be compatible in proportions of openings, composition and rhythm.

33A.3

PERMITTED USES.

The mixture of uses allowed in the MU-1 Mixed Use District are those uses specified as allowed in the MU-1 in Section 36 (Use Charts) and include the following:

A mixture of Retail Uses and Office Uses as specified in the Use Charts.

Residential Uses as specified in the Use Charts.

Multiple-Family Dwellings greater than six (6) units per building and may consist of apartment dwelling units, condos, lofts and/or flats.

For buildings adjacent to arterial and major collector streets as defined in the City of DeSoto Transportation Design Manual and Adopted Thoroughfare Plans, ground floors must contain nonresidential uses in conformance with Section 33A.4.B.8.

Interior buildings, or buildings located behind buildings that are adjacent to arterial, major collector, and collector streets; ground floors may consist entirely of residential uses.

MU-1 developments, as provided in the concept plan, which is greater than 3 acres shall include a mix of uses. The mix of uses shall include at a minimum residential as well as retail and/or office. Of these uses, none shall be less than 20% of the total building square footage of the development.

Single-family attached, single-family detached, rowhomes and townhomes are not permitted in MU-1.

33A.4

MU-1 MIXED USE SITE DESIGN PRINCIPLES. The design of a MU-1 Mixed Use site shall include the consideration of pedestrian scales, building uses, circulation and visual quality. The arrangement of building masses, parking, open space, landscaping, walks and site furnishing shall encourage pedestrian activity, create unique views and create a usable site. Land uses can be mixed both vertically in the same building and horizontally on the same site. All planning and design of MU-1 Mixed Use sites shall begin with analysis of the site. This analysis shall consider the site's constraints, nature influences, historical qualities and surrounding land uses.

Site Design.

Building Orientation: Building orientation shall consider uses both within structures and outside. Also see Mixed Use Illustrative Guide page 7[3] for reference.

[3]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

Block Lengths: Block lengths in MU-1 areas shall generally be characterized by smaller, walkable blocks that are connected to each other. Cul-de-sacs or other single entrance streets are not allowed unless, due to topography or existing development patterns, there is no other way to serve the MU-1 development and a waiver is granted as part of a Planned Development for MU-1 approval in accordance with Section 33D.7 "Mixed Use Development Requirement Waivers." These small block lengths and connected street patterns will provide traffic efficiency and opportunities for pedestrian connectivity. Also see Mixed Use Illustrative Guide page 7 for reference.

The minimum length of a public street block shall be 200 feet.

The maximum length of a public street block shall be 500 feet.

View Corridors: The arrangement of streets, open space and buildings can create view corridors. View corridors shall be provided for in the Concept Plan prior to its approval unless a waiver is granted by the Planning and Zoning Commission and/or City Council due to unique physical constraints in accordance with Section 33D.7. Also see Mixed Use Illustrative Guide page 7 for reference.

Scale: The massing of all new buildings shall be articulated in a variety of ways, including the use of projecting and recessed elements such as porches, cantilevers, balconies, bay windows and roof dormers, to reduce their apparent overall bulk and volume, to enhance visual quality and to contribute to human-scale development. Larger scale buildings with a box like style shall be avoided unless a waiver is granted in accordance with Section 33D.7 and the buildings meet the intent of the MU-1 Mixed Use District and the Illustrative Guide. In particular, large, single use buildings (Big Box Building) in excess of 35,000 square feet shall either not be allowed or shall demonstrate one of the following: Also see Mixed Use Illustrative Guide page 7 for reference.

The Concept Plan shall demonstrate that the site can be re-configured into a pedestrian oriented development, without removing more than 50% of the proposed big box building; or

The primary building's street facing facade shall be built no greater than 100 feet from the back of curb of all streets the building fronts on, in a manner that would facilitate its use by smaller tenants, with one full bay of parking in front and a continuous browsing lane. This does not apply to internal buildings which are part of a larger development that meets these setback standards.

Height and Area Requirements. The following are the height and area requirements as required for all MU-1 Mixed Use Developments unless otherwise modified in this Section. All lots and structures shall meet these requirements.

Minimum Size of a MU-1 rezoning request shall be 3 acres unless it is immediately adjacent to an existing MU-1 district.

Minimum Lot Area shall be 9,000 square feet.

Minimum Lot Width shall be 60 feet.

Minimum Lot Depth shall be 150 feet.

Maximum Lot Coverage is the lot area covered by all buildings located thereon, including the area covered by all overhanging roofs. In the MU-1 district there are no coverage limitations provided that setback, yard, landscaping and open space requirements are met.

Minimum Building Height shall be 15 feet.

Maximum Building Height shall be 60 feet.

At least 30% of the ground floor must be used for nonresidential uses for buildings when adjacent to arterial and major collector streets. For larger developments, internal buildings (those that are located behind buildings that are adjacent to arterial, major collector, and collector streets) are not required to have at least 30% of the ground floor be used for nonresidential uses. A waiver may be granted as part of a Planned Development for MU-1 to exceed that amount for those buildings with limited retail/office potential.

Maximum Density of non-single-family residential is 36 dwelling units per acre. Density refers to the ratio of dwelling units per acre of site. It is calculated by dividing the total number of dwelling units per development, tract or parcel by the total acreage for that development, tract or parcel. A waiver may be granted as part of a Planned Development for MU-1 to exceed that amount up to 50 dwelling units per acre.

10.

The minimum dwelling unit size in the MU-1 district shall be 700 square feet.

Yard and Build-to-Lines, also see Mixed Use Illustrative Guide page 8[4] for examples.

Yards shall be free from any encroachments, unless provided for in the Zoning Ordinance, including primary buildings, accessory buildings, detached garages, and ground mounted equipment.

Structures that may be permitted in the yards include but are not limited to landscaping, walks, drives, parking, walls, fences, movable furniture, umbrellas, benches, planters, tree grates, decorative waste receptacles, lighting, patios, overhangs, canopies, eaves, balconies, and signs.

At least 75% of the front facade of any structure facing a street must be located between the Minimum and the Maximum Build-to-Line. Up to 25% of such facade may be located further from the back of curb than the Maximum Build-to-Line but may not be located greater than 50 feet beyond the Maximum Build-to-Line. No part of any front facade may be located between the back of curb and the Minimum Build-to-Line.

The following requirements shall be met:

Front Maximum Build-to-Line without a Browser Lane shall be 25 feet and shall be measured from back of curb along road frontage or on street parking (See Illustration 33A-1). The Maximum Build-to-Line is a line parallel, or approximately parallel, to any lot line at a specific distance therefrom, marking the maximum distance from the road or Browser Lane parking that a building may be erected.

Front Maximum Build-to-Line with a Browser Lane shall be 25 feet and shall be measured from back of curb closest to building along Browser Lane parking (See Illustration 33A-2).

Front Minimum Build-to-Line without a Browser Lane shall be 15 feet and shall be measured from back of curb along road frontage or on street parking (See Illustration 33A-1). It is a line parallel, or approximately parallel, to any lot line at a specific distance therefrom, marking the minimum distance from the road or Browser Lane parking that a building may be erected.

Front Minimum Build-to-Line with a Browser Lane shall be 15 feet and shall be measured from back of curb closest to building along Browser Lane parking (See Illustration 33A-2).

Rear Yard abutting another MU-1 or MU-2 zoned parcel shall be a minimum of 0 feet.

All other rear yards shall be a minimum of 10 feet unless adjacent to detached single-family residential zoned lands, see Section 33A.4.C.7.a and 33A.4.C.7.b.

Side yards shall be a minimum of 10 feet unless adjacent to a MU-1 or MU-2 zoned lot in which case it shall be 0 feet. Side yards adjacent to detached single-family residential zoned lands refer to Section 33A.4.C.7.a and 33A.4.C.7.b.

Side Yard abutting a MU-1 building with windows or non-fire rated wall shall be a minimum of 10 feet.

All side and rear Yard dimensions shall be measured from the property line to the closest building.

Illustration 33A-1, Example of Build-to-Line without Browser Lane

Illustration 33A-2, Example of Build-to-Line with Browser Lane

All areas adjacent to a street shall be deemed front yards.

Buildings shall be a minimum of 10 feet and a maximum of 20 feet from all other parking lots to allow for site furnishings, landscape and pedestrian corridors.

Side and Rear Yard Setback adjacent to Single-Family Residential Zoned Land as provided in Section 33A.4.C.7.a and 33A.4.C.7.b; also see Mixed Use Illustrative Guide page 9[5] for examples.

MU-1 Mixed Use tracts adjacent to detached single-family residential zoned lands, must provide a solid masonry screening fence in accordance with Section 41.2 and buildings must be set back to fit within a 45 degree slope measured from the residential property line to maintain privacy for adjacent detached single-family zoned lands. See Illustration 33A-3.

Illustration 33A-3, Example of Setback Adjacent to Detached Single-Family Zoned Residential Areas

MU-1 Mixed Use tracts that are 200 feet or less in depth and/or where existing structures will not allow structures to meet the setback in Subsection a. above, must provide a solid masonry screening fence in accordance with Section 41.2 and a 10 foot landscape buffer in accordance with Section 39.7K. Buildings must be set back a minimum of 20 feet from property lines adjacent to detached single-family residential zoned lands. In addition, all portions of the building above 36 feet must be setback to fit within a 45 degree slope measured from the building's top located at 36 feet. See Illustration 33A-4.

Illustration 33A-4, Example of Setback on Shallow Parcels Adjacent to Detached Single-Family Zoned Residential Areas

[5]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

[4]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

Landscape buffer requirements, see Section 39 Landscape Requirements.

Fencing, Walls and Screening, see Section 41 Fencing, Walls, and Screening Requirements.

33A.5

ARCHITECTURAL DESIGN. MU-1 Architectural Intent: The intent of the architectural design for MU-1 is to promote a pedestrian scale, high quality architectural design that reflects a contemporary character similar to that found in the existing DeSoto Town Center. The standard and requirements set forth in this section are intended to provide continuity in both redevelopment projects and new structures. Generally, architectural design in MU-1 districts shall have a form and look consistent with modern architectural forms and context. For the following standards, see Illustrative Guide[6] for examples and intent.

General Standards.

All building facade appearances, materials and colors are subject to approval during the Concept Plan submittal.

Horizontal Building Articulation: Building facades greater than 40 feet in length shall require at least one horizontal articulation break and be at least 2 feet in horizontal depth; at a minimum length of 20% of the building's total street facing width. See Mixed Use Illustrative Guide page 17 for examples.

Building facades greater than 100 feet in length shall require at least three horizontal articulation breaks and each articulation shall be at least 2 feet in horizontal depth each, with no less than 2 feet and no greater than 40 feet between articulations; cumulative articulations shall be a minimum length of 20% of the building's total street facing length. See Mixed Use Illustrative Guide page 17 for examples.

Vertical Building Articulation: Building facades greater than 40 feet in length shall require at least one vertical building articulation; at a minimum width of 20% of the street facing facade's width and a minimum height of 15 percent of the facade's total nonarticulated height. See Mixed Use Illustrative Guide page 16 for examples.

Building facades greater than 100 feet in length shall require at least three vertical building articulations, with no less than 2 feet and no greater than 40 feet between articulations; cumulative articulations shall be a minimum width of 20% of the facade's street facing width and a minimum height of 15 percent of the facade's total nonarticulated height each. See Mixed Use Illustrative Guide page 16 for examples.

Each sequential block of new development shall contain a unique building facade so as to encourage architectural variety within larger projects by using a combination of architectural elements.

The use of highly reflective materials and surfaces are prohibited.

The use of metal siding is prohibited.

The use of mirrored glass glazing is prohibited.

10.

Concrete Masonry Unit (CMU) block exterior treatments are prohibited unless the CMU is colored, split face or oversized.

Facades and Building Forms, also see Mixed Use Illustrative Guide pages 14–19 for examples.

Intent: Street facing building facades shall be designed with identifiable first floor, upper facade and rooflines. First floor facades shall be designed at human scale with elements such as window bays, recessed entries, awnings, canopies or other human scale architectural features.

First floor facades may not exceed 20 feet in height but may be taller than upper level building floor to ceiling heights.

The first floor facade heights shall be consistent for individual buildings and not varied in first floor heights, as to form a single horizontal element.

First floor nonresidential uses shall have 80% storefronts in order to provide for pedestrian street scenes, indoor and outdoor views and retail display spaces. Storefronts are defined as the part of the building that fills the structural bay on the front facade at ground level. Storefronts shall include a maximum 3 feet high base (the area under the window), transparent windows and storefront cornice.

Buildings shall reflect a small scale street frontage rhythm, with building bay widths approximately 25—50 feet. See Mixed Use Illustrative Guide pages 18 for photo example.

Upper facades shall be designed with a rhythm, a repeating pattern, in architectural elements such as window spacing, facade sections, projections, awnings, window covers, window hoods and balconies.

Each upper facade floor shall be a consistent height and not varied floor heights per individual floors, as to form a single horizontal element per individual floor.

Individual floors shall be identifiable with elements such as material changes, trim, color changes, molding, cornice, belt course, awnings, balconies or other similar architectural features.

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

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

Variation in Wall Plane: Canopies, balconies and/or awnings.

Change in Materials and Color: Each facade shall incorporate a minimum of 2 separate materials or color changes excluding glazing. Each separate material or color change shall be at least 20% of the facade's appearance excluding glazing.

Exterior Materials, also see Mixed Use Illustrative Guide pages 17–18 for examples.

Building materials shall use modern forms and textures.

For multi store buildings, windows and door glazing shall not exceed 50 percent of exterior walls. First floor facades shall not exceed 80% windows and door glazing exterior walls.

Stucco may not exceed 75 percent (excluding windows and doors) of the exterior walls.

Permitted exterior wall materials are brick, limestone, sandstone, flagstone, travertine, granite, slate, cast stone, stucco, tile and concrete.

Exterior Colors, also see Mixed Use Illustrative Guide pages 17–18[7] for examples.

The color restrictions shall apply to building materials, painted surfaces, architectural features and site furnishings.

The use of fluorescent paint, fluorescent colors and exterior neon tubular lights shall be prohibited.

Color elevations shall be required at time of Concept Plan approval.

Exterior colors shall be complementary to one another and promote the architectural style of the district.

[7]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

Building Entries.

Main Entrances from Public Sidewalks or Plazas:

In order to create a pedestrian oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a building must have its main entrance from a public sidewalk or plaza or from a private sidewalk or plaza that is publicly accessible through a public easement.

The main entrance shall not be from a parking lot.

Secondary entrances from a parking lot are permitted.

Primary entrances should be identifiable and utilize pedestrian scale.

All entrances shall conform to American Disabilities Act (ADA) requirements and guidelines.

Nonresidential Entries: Each nonresidential use with exterior, street oriented exposure shall have an individual public entry from the street side.

Entrances shall be accented by architectural elements such as recessed facades, columns, overhanging roofs, awnings and or balconies.

Rear Entries: Spaces behind buildings that are along pedestrian walkways and parking lots where pedestrians may access the building shall have rear entrances. These rear entrances shall be identifiable with elements such as signage, plantings, awnings above rear window or other human scale elements.

Residential Entries: Street level dwelling units within multi-unit structures shall have individual street oriented entries for each unit.

Roofs.

Roofs shall be designed as individual design elements and be utilized to block equipment and satellite dishes.

The use of wood shake or clay tile roofing materials are prohibited.

The use of mansard or gambrel roofs are prohibited, see Mixed Use Illustrative Guide page 16[8] for example.

[8]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

Parking Garages.

To emphasize the community character of the site and to break up its overall volume appearance, parking garage facades shall incorporate at least two of the following elements:

Architectural Elements; examples include cornice, piers, columns, frieze, quoin, mullion, fenestration, pilasters, rustication and/or belt course.

Variation in Wall Planes; examples include wall openings, canopies, articulations, wall breaks, balconies and/or awnings.

Change in Materials and Color; defined as a minimum of 2 separate materials or color changes excluding glazing. Each separate material or color change shall be at least 20% of the facade's appearance excluding glazing.

Steel parking garages and steel guard cables on garage facades are prohibited.

Parking garage facades shall be designed with distinguishable first floor, upper facades and roofs. Parking garage first floors shall be designed at human scale with elements such as awnings, canopies, window breaks and door openings.

Parking garage facades shall be designed to complement the surrounding buildings' architectural character.

Site Furnishings, also see Mixed Use Illustrative Guide pages 11–13 for examples.

Site furnishings, including benches, litter receptacles, planters, bollards, lighting, bicycle racks, public art and fountains shall emphasize the architectural character of each individual Mixed Use development, see Illustrative Guide for examples.

Individual Mixed Use developments shall maintain continuity in site furnishing's style, forms, materials and color. Site furnishings shall be of the same architectural character of the surrounding buildings.

Site furnishings shall be low maintenance and resistant to vandalism.

Site furnishings shall maintain an unencumbered walkway for pedestrians.

Lighting for off-street parking facilities and pedestrian corridors shall be of the same height, style and color per development. Lighting shall be of the same architectural style and character as the surrounding buildings.

[6]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

(Ordinance 417 as amended through 2/7/2017; Ordinance 2446-25 adopted 8/5/2025)

SECTION 33B MU-2 MIXED USE DISTRICT

33B.1

INTENT.

The DeSoto MU-2 Mixed Use Districts and related Illustrative Guide[1] were created to provide a framework to allow cohesive and orderly mixed use developments within the City of DeSoto. "Mixed Use" refers to a development style that creates areas which combine residential, retail, office and public uses in the same building, same lot, same tract, and/or same block. Mixed Use design encourages development that promotes pedestrian-oriented scales, a sense of community, quality architectural design, heightened visual quality, and increased quality of life.

MU-2 Districts were created to provide flexibility in uses that are contained within a site which promotes a traditional style of architecture. Buildings within MU-2 Districts should use elements that borrow building forms and materials from the past and may be similar in appearance to a historic downtown. The Districts and related Illustrative Guide establish a community character through examples in land uses, site design, circulation, architectural elements and landscape concepts. This Ordinance and related Illustrative Guide document borrows mixed use design elements from the existing DeSoto Town Center and other mixed use projects. Appropriate flexibility in final design is given to developers and designers to allow creativity for the opportunities associated with individual sites. Also see Mixed Use Illustrative Guide page 5 for examples.

[1]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

33B.2

MU-2 MIXED USE DISTRICT ESTABLISHED. There is hereby established the following Zoning District:

The MU-2 Mixed Use District will maintain and promote a traditional design style of architecture and utilize mixed use development to promote the historical significance of DeSoto.

MU-2 can include a mix of restaurant, retail, office, public and residential uses.

Traditional refers to a style of architecture that is characteristic of historic downtown structures in the early 1900's. This style of architecture borrows from the past. Forms and materials should be consistent with those used by architects at that time. Generally, buildings formed a strong, solid block with a pedestrian scale first floor, sidewalks, and storefront facades. Heights and sizes of buildings may vary, but should be compatible in proportions of openings, composition and rhythm.

33B.3

PERMITTED USES.

The mixture of uses allowed in the MU-2 Mixed Use District are those uses specified as allowed in the MU-2 District in Section 36 (Use Charts) and include the following:

A mixture of Retail Uses and Office Uses as specified in the Use Charts.

Residential Uses as specified in the Use Charts:

Multiple-Family Dwellings greater than six (6) units per building may consist of apartments, condos, lofts and/or flats.

Interior buildings, or buildings located behind buildings that are adjacent to arterial, major collector, and collector streets; ground floors may consist entirely of residential uses.

MU-2 developments, as provided in the concept plan, which is greater than 3 acres shall include a mix of uses. The mix of uses shall include at a minimum residential as well as retail and/or office. Of these uses, none shall be less than 20% of the total building square footage of the development.

Single-family attached, single-family detached, rowhomes and townhomes are not permitted in MU-2.

33B.4

MU-2 MIXED USE SITE DESIGN PRINCIPLES. The design of a MU-2 Mixed Use site shall include the consideration of pedestrian scales, building uses, circulation and visual quality. The arrangement of building masses, parking, open space, landscaping, walks and site furnishing shall encourage pedestrian activity, create unique views and create a usable site. Land uses can be mixed both vertically in the same building and horizontally on the same site. All planning and design of MU-2 Mixed Use sites shall begin with analysis of the site. This analysis shall consider the site's constraints, nature influences, historical qualities and surrounding land uses.

Site Design.

Building Orientation: Building orientation shall consider uses both within structures and outside. Also see Mixed Use Illustrative Guide page 7[2] for reference.

[2]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

Block Lengths: Block lengths in MU-2 areas shall generally be characterized by smaller, walkable blocks that are connected to each other. Cul-de-sacs or other single entrance streets are not allowed unless, due to topography or existing development patterns, there is no other way to serve the MU-2 development and a waiver is granted as part of a Planned Development for MU-2 approval in accordance with Section 33D.7 "Mixed Use Development Requirement Waivers." These small block lengths and connected street patterns will provide traffic efficiency and opportunities for pedestrian connectivity. Also see Mixed Use Illustrative Guide page 7 for reference.

The minimum length of a public street block shall be 200 feet.

The maximum length of a public street block shall be 500 feet.

View Corridors: The arrangement of streets, open space and buildings can create view corridors. View corridors shall be provided for in the Concept Plan prior to its approval unless a waiver is granted by the Planning and Zoning Commission and/or City Council due to unique physical constraints in accordance with Section 33D.7 "Mixed Use Development Requirement Waivers." Also see Mixed Use Illustrative Guide page 7 for reference.

Scale: The massing of all new buildings shall be articulated in a variety of ways, including the use of projecting and recessed elements such as porches, cantilevers, balconies, bay windows and roof dormers, to reduce their apparent overall bulk and volume, to enhance visual quality and to contribute to human-scale development. Larger scale buildings with a box like style shall be avoided unless a waiver is granted in accordance with Section 33D.7 as part of a planned unit development for MU-2 and the buildings meet the intent of the MU-2 Mixed Use District and the Illustrative Guide. In particular, large, single use buildings (Big Box Building) in excess of 35,000 square feet shall either not be allowed or shall demonstrate one of the following: Also see Mixed Use Illustrative Guide page 7 for reference.

The Concept Plan shall demonstrate that the site can be re-configured into a pedestrian oriented development, without removing more than 50% of the proposed big box building; or

Height and Area Requirements. The following are the height and area requirements as required for all MU-2 Mixed Use Developments unless otherwise modified in this Section. All lots and structures shall meet these requirements.

Minimum Size of a MU-2 rezoning request shall be 3 acres unless it is immediately adjacent to an existing MU-2 district.

Minimum Lot Area shall be 9,000 square feet.

Minimum Lot Width shall be 60 feet.

Minimum Lot Depth shall be 150 feet.

Maximum Lot Coverage is the lot area covered by all buildings located thereon, including the area covered by all overhanging roofs. In the MU-2 district there are no coverage limitations provided that setback, yard, landscaping and open space requirements are met.

Minimum Building Height shall be 15 feet.

Maximum Building Height shall be 60 feet.

At least 30% of the ground floor must be used for nonresidential uses for buildings when adjacent to arterial and major collector streets. For larger developments, internal buildings (those that are located behind buildings that are adjacent to arterial, major collector, and collector streets) are not required to have at least 30% of the ground floor be used for nonresidential uses. A waiver may be granted as part of a Planned Development for MU-2 to exceed that amount for those buildings with limited retail/office potential.

Maximum Density of non-single-family residential is 36 dwelling units per acre. Density refers to the ratio of dwelling units per acre of site. It is calculated by dividing the total number of dwelling units per development, tract or parcel by the total acreage for that development, tract or parcel. A waiver may be granted as part of a Planned Development for MU-2 to exceed that amount up to 50 dwelling units per acre.

10.

The minimum dwelling unit size in the MU-2 district shall be 700 square feet.

Yard and Build-to-Lines, also see Mixed Use Illustrative Guide page 8 for examples.

Yards shall be free from any encroachments, unless provided for in the Zoning Ordinance, including primary buildings, accessory buildings, detached garages, and ground mounted equipment.

The following requirements shall be met:

Front Maximum Build-to-Line without a Browser Lane shall be 25 feet and shall be measured from back of curb along road frontage or on street parking (See Illustration 33B-1). The Maximum Build-to-Line is a line parallel, or approximately parallel, to any lot line at a specific distance therefrom, marking the maximum distance from the road or Browser Lane parking that a building may be erected.

Front Maximum Build-to-Line with a Browser Lane shall be 25 feet and shall be measured from back of curb closest to building along Browser Lane parking (See Illustration 33B-2).

Front Minimum Build-to-Line without a Browser Lane shall be 15 feet and shall be measured from back of curb along road frontage or on street parking (See Illustration 33B-1). It is a line parallel, or approximately parallel, to any lot line at a specific distance therefrom, marking the minimum distance from the road or Browser Lane parking that a building may be erected.

Front Minimum Build-to-Line with a Browser Lane shall be 15 feet and shall be measured from back of curb closest to building along Browser Lane parking (See Illustration 33B-2).

Rear Yard abutting another MU-1 or MU-2 zoned parcel shall be a minimum of 0 feet.

All other rear yards shall be a minimum of 10 feet unless adjacent to detached single-family residential zoned lands, see Section 33B.4.C.7.a and 33B.4.C.7.b.

All side and rear Yard dimensions shall be measured from the property line to the closest building.

Illustration 33B-1, Example of Build-to-Line without Browser Lane

Illustration 33B-2, Example of Build-to-Line with Browser Lane

All areas adjacent to a street shall be deemed front yards.

Buildings shall be a minimum of 10 feet and a maximum of 20 feet from all other parking lots to allow for site furnishings, landscape and pedestrian corridors.

Side and Rear Yard Setback adjacent to Single-Family Residential Zoned Land as provided in Section 33B.4.C.7.a and 33B.4.C.7.b: also see Mixed Use Illustrative Guide page 9[3] for examples.

MU-2 Mixed Use tracts adjacent to detached single-family residential zoned lands, must provide a solid masonry screening fence and buildings must be set back to fit within a 45 degree slope measured from the residential property line to maintain privacy for adjacent detached single-family zoned lands. See Illustration 33B-3.

Illustration 33B-3, Example of Setback Adjacent to Detached Single-Family Zoned Residential Areas

MU-2 Mixed Use tracts that are 200 feet or less in depth and/or where existing structures will not allow structures to meet the setback in Subsection a. above, must provide a solid masonry screening fence in accordance with Section 41.2 and a 10 foot landscape buffer in accordance with Section 39.7K. Buildings must be set back a minimum of 20 feet from property lines adjacent to detached single-family residential zoned lands. In addition, all portions of the building above 36 feet must be setback to fit within a 45 degree slope measured from the building's top located at 36 feet. See Illustration 33B-4.

Illustration 33B-4 Example of Setback on Shallow Parcels Adjacent to Detached Single-Family Zoned Residential Areas

[3]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

Landscape buffer requirements, see Section 39 Landscape Requirements.

Fencing, Walls and Screening, see Section 41 Fencing, Walls, and Screening Requirements.

33B.5

ARCHITECTURAL DESIGN. MU-2 Architectural Intent: The intent of the architectural design for MU-2 is to promote a pedestrian scale, high quality architectural design that reflects a traditional character similar to main street historic districts. The standard and requirements set forth in this section are intended to provide continuity in both redevelopment projects and new structures. Generally, architectural design in MU-2 districts shall have a form and look consistent with traditional or historic architectural forms and context. For the following standards, see Illustrative Guide for examples and intent.

General Standards.

All building facade appearances, materials and colors are subject to approval during the Concept Plan submittal.

Horizontal Building Articulation. Building facades greater than 40 feet in length shall require at least one horizontal articulation break and be at least 2 feet in horizontal depth; at a minimum length of 20% of the building's total street facing width. See Mixed Use Illustrative Guide page 17 for examples.

Each sequential block of new development shall contain a unique building facade so as to encourage architectural variety within larger projects by using a combination of architectural elements.

The use of highly reflective materials and surfaces are prohibited.

The use of metal siding is prohibited.

The use of mirrored glass glazing is prohibited.

10.

Concrete Masonry Unit (CMU) block exterior treatments are prohibited unless the CMU is colored, split face or oversized.

Facades and Building Forms, also see Mixed Use Illustrative Guide pages 14–19 for examples.

First floor facades may not exceed 20 feet in height but may be taller than upper lever building floor to ceiling heights.

The first floor facade heights shall be consistent for individual buildings and not varied in first floor heights, as to form a single horizontal element.

Buildings shall reflect a small scale street frontage rhythm, with building bay widths approximately 25—50 feet. See Mixed Use Illustrative Guide pages 18 for photo example.

Upper facades shall be designed with a rhythm, a repeating pattern in architectural elements such as window spacing, facade sections, projections, awnings, window covers, window hoods and balconies.

Each upper facade floor shall be a consistent height and not varied floor heights per individual floors, as to form a single horizontal element per individual floor.

Individual floors shall be identifiable with elements such as material changes, trim, color changes, molding, cornice, belt course, awnings, balconies or other similar architectural features.

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

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

Variation in Wall Plane: Canopies, balconies and/or awnings.

Exterior Materials, also see Mixed Use Illustrative Guide pages 17–18[4] for examples.

Building materials shall be traditional in nature with use of historic forms and textures.

For multi store buildings, windows and door glazing shall not exceed 50 percent of exterior walls. First floor facades shall not exceed 80% windows and door glazing exterior walls.

At least 70 percent, excluding window glazing, of exterior walls shall be brick.

Permitted exterior wall materials are brick, limestone, sandstone, flagstone, granite, slate, cast stone, river stone, tile and concrete.

[4]

Editor's note–The Mixed Use Illustrative Guide is not printed herein, but is on file and available for public inspection in the offices of the city.

Exterior Colors, also see Mixed Use Illustrative Guide pages 17–18 for examples.

The color restrictions shall apply to building materials, painted surfaces, architectural features and site furnishings.

The use of fluorescent paint, fluorescent colors and exterior neon tubular lights shall be prohibited.

The use of large applications of bright colors is prohibited.

Color elevations shall be required at time of Concept Plan approval.

Exterior colors shall be complementary to one another and promote the architectural style of the district.

Building Entries.

Main Entrances from Public Sidewalks or Plazas:

The main entrance shall not be from a parking lot.

Secondary entrances from a parking lot are permitted.

Primary entrances should be identifiable and utilize pedestrian scale.

All entrances shall conform to American Disabilities Act (ADA) requirements and guidelines.

Nonresidential Entries: Each nonresidential use with exterior, street oriented exposure shall have an individual public entry from the street side.

Entrances shall be accented by architectural elements such as recessed facades, columns, overhanging roofs, awnings and or balconies.

Residential Entries: Street level dwelling units within multi-unit structures shall have individual street oriented entries for each unit.

Roofs.

Roofs shall be designed as individual design elements and be utilized to block equipment and satellite dishes.

The use of wood shake or clay tile roofing materials are prohibited.

The use of mansard or gambrel roofs are prohibited, see Mixed Use Illustrative Guide page 16 for example.