El Campo City Zoning Code
ARTICLE 10
03 DISTRICT REGULATIONS
§ 10.03.001 Establishment of zoning districts.
For the purpose of regulating and restricting the use of land and the erection, construction, reconstruction, altering, moving, or use of buildings and structures, the corporate area of the city is divided into zoning districts, as follows:
(1)
Conventional districts.
(A)
Residential districts.
(i)
R-1E Single-Family Residential Estate District.
(ii)
R-1 Single-Family Residential District.
(iii)
R-1S Single-Family Small Lot Residential District.
(iv)
R-1M Single-Family Manufactured Home Park/Subdivision District.
(v)
R-2 Mixed Residential District.
(vi)
R-3 Multiple-Family Residential District.
(2)
Special districts -PD Planned Development District.
The PD Planned Development District is hereby created to increase the compatibility and reduce negative impacts of adjacent development, as specified in this chapter.
(Ordinance 2000-09, exh. A, sec. 4.A, adopted 8/8/00; Ordinance 2004-09, exh. A, adopted 5/25/04; 2010 Code, sec. 50-87; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.002 Official zoning district map.
The location and boundaries of the various zoning districts are shown on the official zoning district map. The zoning official is responsible for custody of the map and will promptly make any changes approved by the city council. The provisions of an ordinance establishing a district, amending a district classification, or amending a district boundary control over any conflicting information shown on the official zoning district map. The official zoning district map, together with all notations, references and other information shown thereon and all amendments thereto, shall be as much a part of this chapter as if fully set forth and described herein. The official zoning district map, properly attested, is on file in the office of the zoning official and is fully accessible to the public during normal business hours.
(Ordinance 2004-09, exh. A, adopted 5/25/04; 2010 Code, sec. 50-88; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.003 Interpretation of district boundaries.
Where uncertainty exists with respect to the boundaries of any of the districts shown on the official zoning district map, the following rules apply:
(1)
The adopted ordinance with the surveyed legal description may be used for verification purposes of the district boundaries;
(2)
Where district boundaries are so indicated that they approximately follow the centerlines of streets or highways, the street centerlines or highway rights-of-way lines are construed to be the boundaries;
(3)
Where district boundaries are so indicated that they approximately follow lot lines, the lot lines are construed to be the boundaries;
(4)
Where district boundaries are so indicated that they are approximately parallel to the centerlines or street lines of streets, or the centerlines of [or] right-of-way lines of highways, such district boundaries shall be construed as being parallel thereto and at such distance therefrom as indicated on the zoning map. If no distance is given, such dimension shall be determined by the use of the scale on said zoning map;
(5)
In subdivided property, the district boundary lines on the zoning map shall be determined by use of the scale appearing on the map;
(6)
In the case of a district boundary line dividing a property into two parts, the provisions of the zone in which the major portion of the lot is located shall apply to the entire lot;
(7)
Whenever any street, alley, or other public way is vacated by official action of the city council, the zoning district adjoining each side of the street, alley, or public way shall be automatically extended to the center of such vacation and all area included in the vacation shall then be subject to all regulations of the extended districts;
(8)
Where streets or alleys on the ground differ from streets or alleys shown on the zoning map, the streets or alleys on the ground control; and
(9)
The planning and zoning commission shall interpret the district boundaries in cases of conflict or question.
(Ordinance 2000-09, exh. A, sec. 4.B, adopted 8/8/00; 2010 Code, sec. 50-89; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.004 New and unlisted uses.
If the zoning official determines that a proposed use is not listed, or if there is ambiguity of its proper classification within the respective zoning districts, the zoning official will request that the planning and zoning commission consider the proposed use and make a determination as to the district in which the use should be located. This determination shall be by written resolution. In the event the commission’s determination requires a text amendment, the proposed use must be sent to the city council for its consideration and action in accordance with the procedures for amending the text of this chapter.
(Ordinance 2000-09, exh. A, sec. 4.C, adopted 8/8/00; 2010 Code, sec. 50-90; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.005 Zoning of newly annexed areas and unplatted property.
(a)
Proposed annexation.
The planning and zoning commission shall promptly hold a public hearing on all proposed annexations to designate the specified zoning, or zonings, of the area to be annexed.
(b)
Annexed property.
All properties annexed into the city limits shall be done so with specified and permanent zoning.
(Ordinance 2000-09, exh. A, sec. 4.D, adopted 8/8/00; 2010 Code, sec. 50-91; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.006 Compliance with regulations.
The following regulatory provisions shall require compliance:
(1)
No land shall be used except for a purpose permitted in the district in which it is located.
(2)
No building shall be erected, converted, enlarged, reconstructed, moved or structurally altered, nor shall any building be used, except for a use permitted in the district in which the building is located.
(3)
No building shall be erected, converted, enlarged, reconstructed or structurally altered to exceed the height limit established for the district in which the building is located.
(4)
No building shall be erected, converted, enlarged, reconstructed or structurally altered except in conformity with the area regulations of the district in which the building is located.
(5)
No building shall be erected, or structurally altered to the extent specifically provided in this chapter except in conformity with the off-street parking and loading regulations of the district in which the building is located.
(6)
The minimum yards, parking spaces, and open spaces, including lot area per dwelling unit, required by this chapter for each and every building existing at the time of passage of this chapter or for any building hereafter erected, shall not be encroached upon or considered as part of the yard or parking space or open space required for any other building, nor shall any lot area be reduced below the requirements of this chapter for the district in which the lot is located.
(7)
Every building hereafter erected or structurally altered shall be located on a lot as defined in this chapter; and, except as provided in this chapter, there shall not be more than one main building on one lot.
(8)
Towers may be located in any zone provided the structure complies with the height regulations of that district.
(9)
Wind turbines are prohibited in all districts.
(Ordinance 2000-09, exh. A, sec. 4.E, adopted 8/8/00; Ordinance 2009-08, sec. 2, adopted 4/27/09; 2010 Code, sec. 50-92; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.007 R-1E Single-Family Residential Estate District.
(a)
Purpose.
The zoning of property as R-1E single-family residential estate is intended to provide for conventional detached single-family dwellings at a density not exceeding one dwelling unit per five acres. Property zoned R-1E should include large lot tracts, those appropriate for large lot development given the surrounding land use and zoning, or those in conformance with the rural designation on the El Campo 2020 Land Use Plan. Manufactured homes are not permitted in the R-1E district.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
Accessory residential uses.
(2)
Agricultural production, crops, livestock and animal specialties.
(3)
Churches and other religious organizations, including accessory facilities.
(4)
Conventional detached single-family residences.
(5)
Elementary and secondary schools.
(6)
Golf courses, except a miniature course or practice driving tee operated for commercial purposes.
(7)
Home occupations incidental to a permitted use.
(8)
Parks.
(9)
Recreation facilities, nonprofit.
(10)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots, and the minimum lot area per dwelling unit shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
Nonresidential uses that are proposed for the benefit of or an amenity to a particular subdivision and not for use by the general public, i.e., neighborhood pools, clubhouses, etc., should be located within the interior of the subdivision or adjacent to an arterial street. Under certain circumstances, notification of the surrounding property owners may be required.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-93; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.008 R-1 Single-Family Residential District.
(a)
Purpose.
The zoning of property as R-1 single-family residential is intended to provide for conventional detached single-family dwellings. The R-1 district is considered to be appropriate for undeveloped areas in order to protect development of conventional single-family residential areas. The R-1 district may be used as a holding zone between the time of annexation and development. Manufactured homes are not permitted within the R-1 district.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in the R-1E Single-Family Residential Estate District, excluding agricultural production, crops, livestock and animal specialties.
(2)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots, and the minimum lot area per dwelling unit shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
Nonresidential uses that are proposed for the benefit of or an amenity to a particular subdivision and not for use by the general public, i.e., neighborhood pools, clubhouses, etc., should be located within the interior of the subdivision or adjacent to an arterial street. Under certain circumstances, notification of the surrounding property owners may be required.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-94; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.009 R-1S Single-Family Small Lot Residential District.
(a)
Purpose.
The zoning of property as R-1S single-family small lot residential is intended to provide for conventional detached single-family patio home dwellings on small lots and low density townhouse dwelling units restricted to eight units per acre. The purpose of the R-1S district is to allow efficient utilization of land, encourage affordable housing opportunities, and allow traditional neighborhood developments. Manufactured homes are not permitted in the R-1S district.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in the R-1 Single-Family Residential District.
(2)
Patio homes.
(3)
Townhouses, restricted to eight units per acre.
(4)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots, and the minimum lot area per dwelling unit shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
Nonresidential uses that are proposed for the benefit of or an amenity to a particular subdivision and not for use by the general public, i.e., neighborhood pools, clubhouses, etc., should be located within the interior of the subdivision or adjacent to an arterial street. Under certain circumstances, notification of the surrounding property owners may be required.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-95; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.010 R-1M Single-Family Manufactured Home Park/Subdivision District.
(a)
Purpose.
The zoning of property as R-1M single-family manufactured home park/subdivision is intended for manufactured home parks and manufactured home subdivisions. Conventional single-family dwellings, two-family dwellings, patio homes, and multiple-family dwellings are not permitted within the R-1M district.
(b)
Uses permitted by right.
No manufactured home, house trailer, dwelling or other structure permitted in this zone may be erected, altered, placed, moved, or converted on any lot or tract unless said lot or tract is in conformity with all minimum area regulations in this section. The building official may permit the parking, use and occupancy of a manufactured home outside of a duly authorized zone for a period not to exceed 15 days. No person shall park, place or locate any manufactured home upon any public street or public park within the city for a period of more than four hours. No manufactured home, mobile home, building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
Accessory residential uses, including a manager’s dwelling and office, storage building, restrooms, washrooms, bathhouse in conjunction with a swimming pool, for the private use of the occupants of the park or subdivision, recreation building, and similar uses.
(2)
Churches and other religious organizations, including accessory facilities.
(3)
Elementary and secondary schools, public or private, provided that any such building shall be located not less than 40 feet from any side or rear lot line.
(4)
Golf courses, except a miniature course or practice driving tee operated for commercial purposes.
(5)
Home occupations incidental to a permitted use.
(6)
Manufactured homes.
(7)
Parks.
(8)
Recreation facilities, nonprofit.
(9)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots, and the minimum lot area per dwelling unit for manufactured homes shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(2)
Maximum height of structures:
One story, with a maximum of 15 feet from finished grade.
(4)
Minimum yards:
(B)
Side: Ten feet on each side (measured horizontally from the nearest point of the rear line of the unit or lot to the nearest part of the manufactured home or mobile home).
(C)
Corner: 15 feet.
(D)
Rear: 20 feet (measured horizontally from the nearest point of a unit or lot line to the nearest part of the manufactured home or mobile home).
(6)
Minimum lot depth:
100 feet.
(d)
Development and performance standards.
(1)
Compliance with other ordinances.
All applicable requirements of the city codes concerning utility connections must be complied with and the necessary permits acquired prior to a manufactured home being placed within the city.
(2)
Plat requirements.
No manufactured home park or subdivision shall be constructed or developed without following all platting procedures outlined in article 10.12, pertaining to subdivisions.
(3)
Screening requirements.
All manufactured homes located within the city limits shall be totally screened around the bottom, with the exception of mobile/manufactured home parks.
(4)
General rules and regulations for manufactured home parks.
The following rules and regulations shall be adhered to in regard to all manufactured home park developments:
(A)
All streets within the development shall be privately owned and maintained.
(B)
Proper easements shall be granted for access by police, fire, ambulance and sanitation vehicles.
(C)
The domestic water supply shall be serviced by a single master water meter and all lines within the development shall be privately owned and maintained.
(D)
In the event a fire hydrant is required within the park to provide fire protection, this main line shall be located within a dedicated easement and maintained by the city.
(E)
Sanitary sewer connections will be made at manholes at the main line and all lines within the development shall be privately owned and maintained.
(F)
The garbage collection system will be coordinated with the city’s solid waste contractor.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-96; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.011 R-2 Mixed Residential District.
(a)
Purpose.
The zoning of property as R-2 mixed residential is intended for various types of single- and two-family residential development, including manufactured homes (including modular homes) on individual lots, conventional detached single-family homes, and two-family duplexes. The purpose of the R-2 district is to allow a blend of residential uses within a compatible, cohesive neighborhood environment.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in the R-1S district.
(2)
Manufactured homes in accordance with R-1M district.
(3)
Two-family residences (duplexes).
(4)
Other uses, which in the judgment of the commission, as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots, and the minimum lot area per dwelling unit for conventional detached single-family and two-family residences, patio homes, and manufactured homes shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
Nonresidential uses that are proposed for the benefit of or an amenity to a particular subdivision and not for use by the general public, i.e., neighborhood pools, clubhouses, etc., should be located within the interior of the subdivision or adjacent to an arterial street. Under certain circumstances, notification of the surrounding property owners may be required.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-97; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.012 R-3 Multiple-Family Residential District.
(a)
Purpose.
The zoning of property as R-3 multiple-family residential is intended for various types of residential development, including conventional single-family and two-family residences and multiple-family dwellings such as duplexes, triplexes, town homes, condominiums, and apartments. Manufactured homes are not permitted in the R-3 district. The R-3 district may be used to develop mixed residential use communities.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in R-1S district.
(2)
Multiple-family dwellings.
(3)
Nursing, convalescent home or assisted living center.
(4)
Social club, private facility.
(5)
Two-family dwellings (duplexes).
(6)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots, and the minimum lot area per dwelling unit shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
(1)
Property zoned R-3 shall have frontage and main access directly on an arterial or collector street.
(2)
A minimum of ten percent of the net site area shall be common area for use by all persons who reside on the premises, i.e., playground, tennis court, swimming pool, exercise path, natural preserve area, etc.
(3)
Pedestrian circulation systems (sidewalks, walkways, paths) shall be located and designed to provide adequate pedestrian access within the development and to adjacent parcels.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-98; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.013 C-1A Neighborhood Business District.
(a)
Purpose.
The zoning of property as C-1A neighborhood business is intended to provide for small-scale, limited impact retail and office businesses located adjacent to residential areas or other areas where limited commercial uses are considered most appropriate. The uses permitted within the C-1A district are meant to be compatible with nearby residential areas and serve the retail personal service needs of nearby residents.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
Single-family residential, excluding manufactured homes.
(2)
Apparel and accessory shop.
(3)
Bakery, retail.
(4)
Barbershop/beauty shop.
(5)
Bookstore.
(6)
Camera store.
(7)
Child day care services.
(8)
Coin/stamp store.
(9)
Dry cleaning and pressing, pickup and delivery only.
(10)
Fabric-drapery, needlework, sewing.
(11)
Florist shop.
(12)
Gift shop, hobby and crafts.
(13)
Office, professional and administrative (doctor, lawyer, insurance, dentist, chiropractor and similar occupancies).
(14)
Shoe repair shops.
(15)
Other uses, which in the judgment of the commission, as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
(1)
Any building or buildings to be located in this district shall not exceed 40 percent of the total land area of the property which such structure is to be located.
(2)
All commercial uses within this district shall be retail sales and/or service types selling new merchandise only.
(3)
The required yards are not used for display, sale or storage of merchandise.
(4)
When a proposed development in this district is adjacent to any residentially zoned district, even if separated by an alley, a six-foot solid screening fence of wood or masonry construction shall be erected and permanently maintained along the adjacent property line.
(5)
No retail sales shall be permitted before 7:00 a.m. or after 7:00 p.m. of any day.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; Ordinance 2004-09, sec. 1, adopted 5/25/04; 2010 Code, sec. 50-99; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.014 C-1 Light Commercial District.
(a)
Purpose.
The zoning of property as C-1 light commercial is intended to provide minimal impact retail businesses located adjacent to residential areas or other areas. The uses permitted within the C-1 Light Commercial District are meant to serve the retail needs of nearby residents.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in C-1A district.
(2)
Antique shop.
(3)
Appliance, furniture and home furnishings sales and rentals.
(4)
Bank or similar uses.
(5)
Bowling center and other entertainment centers.
(6)
Clinic.
(7)
Coin-operated laundries, laundromat.
(8)
Computer stores and related services.
(9)
Convenience stores, excluding gasoline.
(10)
Dressmaking and tailoring.
(11)
Eating places, not including drive-through or drive-in service or the sale of alcoholic beverages for consumption on-premises.
(12)
Fitness center.
(13)
Food truck park.
(14)
General merchandise and variety store.
(15)
Library, gallery and museum.
(16)
Membership organizations.
(17)
Nursery, retail.
(18)
Nursing and personal care facility.
(19)
Office buildings of all types, with no limitation on the number of employees.
(20)
Parking lot.
(21)
Post offices.
(22)
Private school.
(23)
Sports and recreation clubs.
(24)
Religious organizations.
(25)
Restaurant, alcohol permitted, no dancing.
(27)
Studios for art, teaching, dance, music, drama, photography.
(28)
Telephone and communication services, except satellite stations and towers.
(29)
Veterinary clinic but excluding animal hospitals and excluding any outdoor pens or other animal enclosures.
(30)
Video and home entertainment store.
(31)
Other uses, which in the judgment of the commission, as evidenced by written resolution, that supply the everyday shopping needs of the immediate neighborhood and are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
All permitted uses under C-1 Light Commercial District shall be subject to the following conditions:
(1)
All activities under a permitted use must be conducted wholly within an enclosed building, except for uses allowed under subsections (b)(16) “nursery, retail”, (b)(19) “parking [lot]”, and (b)(21) “private school”.
(2)
Required yards are not used for display, sale or storage of merchandise, or for the storage of vehicles, equipment, containers or waste material.
(3)
Such use is not objectionable because of odor, excessive light, smoke, dust, noise, vibration, presence of vermin or rodents, or similar nuisance.
(4)
When a development, project, construction or use allowable in this district is proposed, a minimum of six-foot solid screening fence of wood or masonry construction shall be erected and permanently maintained along the adjacent property line to a residential zone.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; Ordinance 2004-09, sec. 2, adopted 5/25/04; Ordinance 2009-09, sec. 1, adopted 5/12/09; 2010 Code, sec. 50-100; Ordinance 2018-26 adopted 12/10/18; Ordinance 2019-12 adopted 4/22/19; Ordinance 2021-26 adopted 12/13/21)
§ 10.03.015 C-2 General Commercial District.
(a)
Purpose.
The zoning of property as C-2 general commercial is intended to provide for a variety of commercial uses including wholesale sales and services, general retail and service businesses, and office uses. The C-2 district is primarily intended for use in high traffic areas adjacent to arterial streets and is appropriate for high volume commercial centers. Outdoor storage and display of merchandise is permitted in the C-2 district.
(b)
Uses permitted by right.
No building, structure or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in C-1 district, excluding residential uses, other than multifamily units of eight or more.
(2)
Advertising, including equipment rental and leasing.
(3)
Appliance and home furnishing stores.
(5)
Boat and RV(storage, sales, parts sales and leasing).
(6)
Bowling center and other entertainment centers.
(7)
Catering operation.
(8)
Commercial printing shops.
(9)
Computer stores and related services.
(10)
Contractor’s yard/shop, building, electrical, mechanical, plumbing and similar uses.
(11)
Convenience stores, all.
(12)
Dry cleaning and pressing facility.
(13)
Eating and drinking places, including drive-through or drive-in service and the sale of alcoholic liquor or cereal malt beverages for consumption on the premises.
(14)
Farm implement, sales and service (repair, display, parts sales).
(15)
Food stores, all types.
(16)
Food truck park.
(17)
Funeral services, including mortuaries and crematories.
(18)
Gasoline service stations, excluding mechanical repairs.
(19)
General warehousing and storage.
(20)
Hardware stores, including outdoor display and storage.
(21)
Hospital or sanitarium, except a criminal or mental hospital.
(22)
Hotels, motels, rooming houses and boarding houses, and other lodging places, including bed and breakfast.
(23)
Liquor stores.
(24)
Lumber and building materials yards.
(25)
Manufactured home, sales and service (repair, display, part sales).
(26)
Office buildings of all types, with no limitation on the number of employees.
(27)
Parks and recreation facilities, including assembly facilities and commercial parks.
(28)
Pawnshops, in accordance with the Texas Pawnshop Act, V.T.C.A., Finance Code ch. 371.
(29)
Plumbing shop.
(30)
Radio and television broadcasting station or studio.
(31)
Repair shops, miscellaneous.
(32)
Sports and recreation clubs.
(33)
Storage facility.
(34)
Taxidermy.
(35)
Theater.
(36)
Transportation services, including taxis, limousine services and buses.
(37)
Truck parking.
(38)
Upholstery shop, not including furniture manufacturing.
(39)
Utilities.
(40)
Vehicle washes.
(41)
Veterinary clinic.
(42)
Water bottling operations.
(43)
Welding with less than five employees.
(44)
Wholesaling and warehousing, limited to uses that are similar and no more objectionable than the [those] enumerated in this district.
(45)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
(1)
Landscaping materials for retail nurseries and/or lawn and garden stores (stand-alone developments not associated with other commercial activities) may be displayed on an unlimited basis outside a building but shall be kept off the public sidewalks and streets, shall not be placed within a required parking/paving setback area, and shall not reduce the capacity of a parking lot below that required by this chapter.
(2)
Customary passenger vehicles, trailers, recreational vehicles, motor vehicles and other motorized machinery and equipment for sale or lease may be displayed on an unlimited basis outside a building on a paved display area or lot, provided that the display area shall not be placed within a required parking/paving setback area and shall not reduce the capacity of a parking lot below that required by this chapter.
(3)
When a development, project, construction or use allowable in this district is proposed, a minimum of six-foot solid screening fence of wood or masonry construction shall be erected and permanently maintained along the adjacent property line to a residential zone.
(4)
Machine shops, welding shops, assembly operations and manufacturing operations in compliance with the types set forth in the definitions shall include fabricated or prefabricated parts for products less than 6,000 pounds in weight that do not contribute to pollution of the atmosphere by creating abusive colors, smoke, gas, vibration or noise.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; Ordinance 2000-16(01), adopted 12/12/00; Ordinance 2004-09, sec. 3, adopted 5/25/04; 2010 Code, sec. 50-101; Ordinance 2019-12 adopted 4/22/19; Ordinance 2021-11 adopted 4/12/21; Ordinance 2021-26 adopted 12/13/21; Ordinance 2022-21 adopted 12/12/2022)
§ 10.03.016 CBD Central Business District.
(a)
Purpose.
The zoning of property as CBD central business constitutes the downtown of the city. The CBD district is intended to recognize the unique characteristics of a traditional main street, which accommodates a mixture of uses, including retail, service, specialty shops, entertainment, office, and residential uses. The CBD district is intended to provide a pedestrian-oriented commercial retail district with no requirements for off-street parking.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constr1ucted, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in the C-1 Light Commercial District and C-2 General Commercial District, except permitted uses in the R-3 Multiple-Family Residential District, and except veterinary clinics and kennels;
(2)
Boat/recreational vehicle storage, sales, part sales and leasing;
(3)
Carwashes;
(4)
Dwellings located above the first floor of a business;
(5)
Food truck park;
(6)
Lumberyards;
(7)
Manufactured home dealers;
(8)
Hospital and sanitarium;
(9)
Transportation services;
(10)
Truck parking;
(11)
Welding and machine shops;
(12)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
Due to the nature of the CBD Central Business District, no regulations governing height of buildings, lot size, setbacks, and parking regulations are required, except as follows:
(1)
Maximum height and minimum setbacks:
Buildings and structures shall be compatible with existing structures on either side (or nearest structure within the block) in which case the setbacks and heights of those structures shall prevail.
(d)
Development and performance standards.
None.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-102; Ordinance 2019-12 adopted 4/22/19; Ordinance 2021-11 adopted 4/12/21; Ordinance 2021-26 adopted 12/13/21)
§ 10.03.017 M-1B Industrial Business Park District.
(a)
Purpose.
The zoning of property as M-1B industrial business park is intended to allow development of a mix of research and development, office, light assembly, warehousing, and limited retail and service uses in a planned business park setting. The M-1B district is intended to provide for high-quality development with increased amenities, open space, and use of decorative building materials. All uses shall be conducted within a fully enclosed building. Outdoor storage and display is permitted only if screened 100 percent from public view with an opaque fence or wall.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted by right in the C-2 General Commercial District, except eating and drinking places with drive-in or drive-through services, funeral services, and liquor stores.
(2)
Advertising, not elsewhere classified.
(3)
Apparel and other finished products manufacturing.
(4)
Boat/RV storage, sales, part sales and leasing.
(5)
Bottling operation.
(6)
Drugs and pharmaceutical products manufacturing.
(7)
Electrical appliances and equipment manufacturing.
(8)
Electronic components and accessories manufacturing.
(9)
General warehousing and storage.
(10)
Laboratories, medical and dental.
(11)
Leather product manufacturing.
(12)
Linen supply.
(13)
Lumber and building materials dealers, retail.
(14)
Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks manufacturing.
(15)
Petroleum (bulk) storage and dispensing, but only after the location and treatment of the premises have been approved by the fire marshal.
(16)
Printing and publishing industries.
(17)
Research and testing services.
(18)
Special trade contractors.
(19)
Storage facility.
(20)
Telephone and other communication services, including satellite stations and towers.
(21)
Transportation, freight and cargo.
(22)
Trucking and other courier services.
(23)
Utilities.
(24)
Veterinary clinics and kennels with outdoor runs.
(27)
Other uses, which in the judgment of the commission, as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
(1)
All business activities must be conducted within a fully enclosed building.
(2)
Materials and equipment not offered for sale or rent may be stored outside if they are within an area that is 100 percent screened on all sides from public view.
(3)
All sides of any building visible from an arterial street, highway, or residential area shall have a minimum of 50 percent of the wall area constructed with decorative materials, which includes, but is not limited to, clay brick, tinted concrete block, textured concrete block (split face, fluted, etc.), stucco, glass, wood, tinted or textured concrete panels, rock, exposed aggregate panels, or similar materials.
(4)
Landscaping shall be placed along the side or end of the building, more than 75 feet in length, that is perpendicular to an arterial street or highway.
(5)
The backs of any building, if not visible from an arterial street, highway, or residential area, may be constructed entirely of decorative, nondecorative, or metal panels.
(6)
A minimum of 25 percent of the wall area of the side of any building facing a local industrial street shall be constructed with decorative materials.
(7)
When a development, project, construction or use allowable in this district is proposed, a minimum of a six-foot solid screening fence of wood or masonry construction shall be erected and permanently maintained along the adjacent property line to a residential zone.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-103; Ordinance 2019-12 adopted 4/22/19; Ordinance 2021-11 adopted 4/12/21)
§ 10.03.018 M-1 Light Industrial District.
(a)
Purpose.
The zoning of property as M-1 light industrial is intended to provide for low-intensity, limited impact industrial uses. The uses intended for the M-1 district include office warehousing, wholesaling, product assembly, and light manufacturing conducted within a fully enclosed building. Outdoor storage and display is permitted in the M-1 Light Industrial District, subject to the development and performance standards of subsection (d) of this section.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in the M-1B Industrial Business Park District, except for the permitted uses in the C-2 General Commercial District.
(2)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(3)
Machine and welding shops.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
When a development, project, construction or use allowable in this district is proposed, a minimum of a six-foot solid screening fence of wood or masonry construction shall be erected and permanently maintained along the adjacent property line to a residential zone.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; Ordinance 2000-16(01) adopted 12/12/00; Ordinance 2009-03, sec. 1, adopted 2/23/09; 2010 Code, sec. 50-104; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.019 M-2 General Industrial District.
(a)
Purpose.
The zoning of property as M-2 general industrial is intended to provide for a wide variety of light and heavy industrial uses including office warehousing, manufacturing, and product assembly. Most activities shall occur inside a building; however, outside storage of materials and displays may be permitted subject to performance standards.
(b)
Uses permitted by right.
No building, structure, or land shall be used, and no building or structure shall be erected, constructed, reconstructed, moved or altered except for one or more of the following identified uses, subject to all applicable provisions of this chapter:
(1)
All uses permitted in the M-1 Light Industrial District.
(2)
Agricultural-related mill products manufacturing.
(3)
Cement/concrete plant.
(4)
Chemical and allied products.
(5)
Food and kindred product manufacturing.
(6)
Furniture and fixtures manufacturing.
(7)
General building contractors, including heavy construction contractors.
(8)
Industrial machinery and equipment, including transportation.
(9)
Lumber and wood products manufacturing.
(10)
Machinery, equipment and supplies, wholesale distribution.
(11)
Motor freight transportation and warehousing.
(12)
Motor vehicle parts and supplies, wholesale trade, but only when the premises upon which such activities are conducted are wholly enclosed within a building or by a wooden fence not less than eight feet in height and in which the openings or cracks are less than 15 percent of the total area.
(13)
Oil field equipment storage and sales.
(14)
Paper and allied paper products.
(15)
Petroleum and petroleum products.
(16)
Railroad transportation.
(17)
Stone, clay, and glass products.
(18)
Textile mill products manufacturing.
(19)
Tobacco products manufacturing.
(20)
Welding and machine shops.
(21)
Other uses, which in the judgment of the commission as evidenced by a written resolution, are similar and no more objectionable than any of those enumerated in this subsection.
(c)
Height and area regulations.
The maximum height of buildings and structures, the minimum dimensions of lots, setbacks for yards and parking lots shall be as follows, except as otherwise provided in article 10.06 of this chapter, pertaining to height and area regulations:
(d)
Development and performance standards.
(1)
When a development, project, construction or use allowable in this district is proposed, a minimum of a six-foot solid screening fence of wood or masonry construction shall be erected and permanently maintained along the adjacent property line to a residential zone.
(2)
Odors or fumes created by industrial processes must be contained so that no odors may be sensed at the lot line which exceed the lowest amount set forth in table III, pertaining to odor thresholds, of chapter 5 of Physiological Effects, of the Air Pollution Abatement Manual of the Manufacturing Chemists Association, latest edition.
(Ordinance 2000-09, exh. A, sec. 4.H, adopted 8/8/00; 2010 Code, sec. 50-105; Ordinance 2019-12 adopted 4/22/19)
§ 10.03.020 Corridor Overlay District.
(a)
Purpose.
The purpose of the Corridor Overlay District standards is to improve the aesthetic and visual character of the areas adjacent to major corridors of the city in order to positively affect the perception that visitors have of El Campo and enhance the economic value of the community. Corridor Overlay District is a district that supplements the underlying zoning district
(b)
Applicability.
The Corridor Overlay District (COD) standards apply for new developments and/or the expansions of existing development located adjacent to the streets specified below, to a depth of three hundred feet (300') on each side of the such street. These standards shall apply in addition to the requirements of the underlying zoning district(s), unless explicitly exempted. In case of conflict with the regulations of the underlying zoning district and the Corridor Overlay District standards, the more restrictive requirement shall govern.
(1)
West Jackson Street/East Jackson Street: For the full length of the roadway within the city limits.
(2)
South Wharton Street/North Wharton Street: For the full length of the roadway within the city limits.
(3)
Mechanic Street: For the full length of the roadway within the city limits.
(4)
Palacios Street: For the full length of the roadway within the city limits.
(5)
FM 2765: For the full length of the roadway within the city limits.
(6)
West Loop: For the full length of the roadway within the city limits.
(7)
US 59 Hwy.: For the full length of the roadway within the city limits.
(c)
Exemptions.
(1)
Existing single-family homes, used for residential purposes, are exempt from these requirements provided they meet the base zoning district requirements.
(2)
Expansions to buildings that exist on the date the UDC is adopted are exempt from the requirements of the Corridor Overlay District for any building additions that do not exceed twenty-five (25) percent of the existing building square footage. However, if the existing building is less than 2,000 square feet, building additions that do not exceed 500 square feet are not required to meet the Corridor Overlay District standards.
(3)
Unless otherwise noted in this section, the standards of the underlying base zoning districts shall apply.
(4)
The applicant may appeal these requirements, to the board of adjustments.
(e)
Height and area regulations.
Regulations governing height of buildings, lot size, setbacks, and parking regulations required for the underlying zone shall be met.
(f)
Development standards for new developments and additions.
(1)
Exterior wall standards.
(A)
A minimum twenty-five percent (25%) of an exterior wall facing the specified roadway shall be transparent, except for Public educational facilities, which are exempt from this requirement.
(B)
Structures located in the M-1 or M-2 zoning districts shall have a minimum transparency of fifteen percent (15%) for exterior walls facing the specified roadway.
(C)
All facades of an individual building, multiple buildings in a shopping center, or integrated business development, and all roofing in a shopping center or integrated business development shall have architectural design, color, and materials that are compatible or consistent.
(2)
Detention/retention facilities located in front yard.
When a detention/retention facility is located in a front yard, the facility shall be incorporated into the design of the development as an amenity. Required landscaping shall include a mixture of shade trees and shrubbery.
(4)
Screening standards.
(A)
Site elements required to be screened.
The following site elements should be screened from view of all specified COD streets:
(B)
Approved screening techniques.
Approved techniques include the following:
(i)
Masonry fences or wall.
(ii)
Evergreen vegetative screens.
(iii)
Landscape berms.
(iv)
Existing vegetation or any combination thereof.
(v)
Chainlink fence with slats.
(vi)
Chainlink without slats or wood fences shall only be permitted in conjunction with a continuous row of evergreen shrubs.
(vii)
In any case in which a fence/wall is constructed to provide screening, landscaping elements shall be incorporated along a majority of the fence/wall.
a.
Vegetation shall be planted on minimum six (6') wide strip and located on the side of the fence that is visible from the street, areas accessible to the public within the site, or adjoining properties.
b.
Vegetation shall consist of a minimum of one shade tree (minimum diameter of two-inch caliper measured at six inches above ground level at the time of planting) planted for each thirty (30) linear feet of landscape buffer.
c.
A minimum of ten (10) shrubs, minimum of three feet tall at the time of planting, shall be planted for each thirty (30) linear feet of landscape buffer.
All other fencing and landscaping buffer requirements contained in other sections of this code shall be met. |
(5)
Ground mounted mechanical and electrical equipment.
All ground mounted and wall mechanical and electrical equipment shall be screened by a decorative wall or architectural element of the building that is one hundred percent (100%) opaque and equal to or exceeds the height of the area being screened. In lieu of a wall or architectural element, shrubbery may be provided, at a minimum of three feet (3') in height at the time of planting, planted every three feet (3') or less on center, and shall have yearround foliage. This requirement does not apply to mechanical and electrical equipment mounted to the roof.
(6)
Off-street parking.
For all uses, except for single-family and two-family detached dwellings, landscaping shall be required to screen the on-site parking spaces and parking lots from adjacent streets. When parking spaces and parking lots are located such that they are adjacent to streets in the Corridor Overlay District (i.e., there is no building between the parking area and the lot line adjacent to the roadway), the parking areas shall be screened by:
(A)
A continuous hedge of shrubs planted between the parking lot and the street on a minimum twenty-five (25) foot wide strip that is located entirely within the property. If there is no parking in the front, this buffer may be reduced to fifteen (15) feet.
(B)
Maintained at a height of no more than thirty-six inches (36") nor less than twenty-four inches (24") as measured from the surrounding soil line.
(7)
Manufactured home park or subdivision.
Manufactured home park or subdivision shall provide a vegetative strip of minimum twenty-five (25) feet wide along all streets and property boundaries in the COD. Vegetation shall consist of:
(A)
A minimum of one shade tree (minimum diameter of two-inch caliper measured at six inches above ground level at the time of planting) planted for each thirty (30) linear feet of landscape buffer.
(B)
A minimum of ten (10) shrubs, minimum of three (3) feet tall at the time of planting, shall be planted for each thirty (30) linear feet of landscape buffer.
(C)
All other fencing and landscaping buffer requirements contained in other sections of this code shall be met.
(8)
Fencing.
(A)
All fences visible from the street shall be constructed of masonry materials, decorative wrought iron, decorative metal piping, wood, or chainlink with slates.
(B)
Residential subdivision fences: Residential subdivision fences shall be uniform in style, color, and material along the length of the subdivision.
(g)
Outdoor activities or uses.
The following shall apply when the incidental display of merchandise out of doors is permitted within the base zoning district.
(1)
Outdoor uses: Outdoor uses shall not be permitted in any zone. In M-1 and M-2 zones, outdoor use shall be permitted in the side and rear yard with screening as required.
(2)
Outdoor display: Outdoor display, as defined in section 10.01.009 [section 10.17.001], shall be permitted with the following restrictions:
(A)
Display is only permitted in areas that are confined to a pedestrian walkway immediately adjacent to the building housing the primary use.
(B)
Display area may not extend from such building a distance of more than ten feet (10').
(C)
Area must be located wholly under a permanent part of a main business building such as a marquee, provided that adequate pedestrian access is maintained.
(D)
Adequate pedestrian access shall be an unobstructed thirty-six-inch (36") walkway.
(h)
Outdoor storage.
Outdoor storage, as defined by section 10.01.009 [section 10.17.001], shall be located on areas paved with all-weather surface, and provided with appropriate drainage. Outdoor storage is not permitted in front yard and other yards facing the street. The storage area shall be screened on all sides which are visible from streets or residentially used or zoned properties with an opaque screen of a minimum height of eight feet measured from ground level and not more than ten feet in height.
(2)
Chainlink or wood fences shall only be permitted in conjunction with a continuous row of evergreen shrubs.
(3)
In any case in which a fence/wall is constructed to provide screening, landscaping elements shall be incorporated along a majority of the fence/wall.
(A)
Vegetation shall be planted on minimum six (6') wide strip and located on the side of the fence that is visible from the street, areas accessible to the public within the site, or adjoining properties.
(B)
Vegetation shall consist of a minimum of one shade tree (minimum diameter of two-inch caliper measured at six inches above ground level at the time of planting) planted for each thirty (30) linear feet of landscape buffer.
(C)
A minimum often (10) slm1bs, minimum of three feet tall at the time of planting, shall be planted for each thirty (30) linear feet of landscape buffer.
(4)
Vegetation shall consist of a minimum of one shade tree (minimum diameter of two-inch caliper measured at six inches above ground level at the time of planting) planted for each thirty (30) linear feet of landscape buffer.
(5)
A minimum of ten (10) shrubs, minimum of three feet tall at the time of planting, shall be planted for each thirty (30) linear feet of landscape buffer.
(Ordinance 2019-12 adopted 4/22/19; Ordinance 2019-15 adopted 6/24/19)
§ 10.03.021 Land use matrix.
P | Uses permitted by right |
SUP | Uses permitted by special use permit |
Land Uses | R-1E | R-1 | R-1S | R-1M | R-2 | R-3 | C-1A | C-1 | C-2 | CBD | M-1B | M-1 | M-2 | Required Parking |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Accessory residential uses, including a manager’s dwelling and office, storage building, restrooms, washrooms, bathhouse in conjunction with a swimming pool, for the private use of the occupants of the park or subdivision, recreation building, and similar uses | P | |||||||||||||
Accessory residential uses | P | P | P | P | P | P | ||||||||
Advertising, including equipment rental and leasing | P | P | P | P | P | |||||||||
Advertising, not elsewhere classified | P | |||||||||||||
Agricultural production, crops, livestock and animal specialties | P | |||||||||||||
Agricultural-related mill products manufacturing | P | |||||||||||||
Airport, landing field, or landing strip for aircraft | SUP | |||||||||||||
Amusement park | SUP* not within 300' of any residential district | |||||||||||||
Antique shop | P | P | P | P | ||||||||||
Apparel and accessory shop | P | P | P | P | P | |||||||||
Apparel and other finished products manufacturing | P | P | P | |||||||||||
Appliance and home furnishing stores | P | P | P | |||||||||||
Appliance, furniture and home furnishings sales and rentals | P | P | P | P | ||||||||||
Assembly and manufacturing operation in compliance with subsection (d) of this section [section 10.03.015(d)] | P | P | P | |||||||||||
Automotive and equipment parts suppliers | SUP | SUP | SUP | |||||||||||
Automotive sales and service, new/used vehicle dealership (repair, body shop, part sales) | SUP | SUP | SUP | |||||||||||
Automotive & truck part sales | SUP | SUP | SUP | |||||||||||
Automotive & truck service (repair & body shop) | SUP | SUP | SUP | |||||||||||
Bakery, retail | P | P | P | P | P | |||||||||
Bank or similar uses | P | P | P | P | One space per 200 square feet | |||||||||
Barbershop/beauty shop | P | P | P | P | P | |||||||||
Bed and breakfasts | SUP | SUP | SUP | SUP | SUP | SUP | ||||||||
Boat/recreational vehicle storage, sales, leasing and service | P | |||||||||||||
Boat/RV storage, sales, leasing and service | P | P | P | |||||||||||
Boat and RV sales (storage, sales, part sales, leasing) | P | P | P | |||||||||||
Boat and RV service (repair) | SUP | SUP | SUP | |||||||||||
Bookstore | P | P | P | P | P | |||||||||
Bottling operation | P | P | P | |||||||||||
Bowling center and other entertainment centers | P | P | P | |||||||||||
Camera store | P | P | P | P | P | |||||||||
Carwashes | P | |||||||||||||
Catering operation | P | P | P | |||||||||||
Cement/concrete plant | P | |||||||||||||
Cemeteries, funeral services, mortuaries and crematories | SUP | SUP | SUP | SUP | SUP | SUP | Mortuaries or funeral homes - 1 space per 4 seats | |||||||
Chemical and allied products | P | |||||||||||||
Child day care services | P | P | P | P | P | |||||||||
Churches and other religious organizations, including accessory facilities | P | P | P | P | P | P | 1 space per 4 seats; 1 space per 100 square feet if the facility is without seats | |||||||
Circus or carnival grounds | SUP* not within 300' of any residential district | |||||||||||||
Clinic | P | P | P | P | One space per 200 square feet | |||||||||
Coin/stamp store | P | P | P | P | P | |||||||||
Coin-operated laundries, laundromat | P | P | P | P | ||||||||||
Commercial printing shops | P | P | P | |||||||||||
Commercial, recreational or amusement development for temporary or seasonal periods - SUP not within 300' of any residential district | SUP | SUP | SUP | SUP | SUP | SUP | SUP | |||||||
Computer stores and related services | P | P | P | |||||||||||
Contractor’s yard/shop, building, electrical, mechanical, plumbing and similar uses | P | P | P | |||||||||||
Convenience stores, all | P | P | P | |||||||||||
Conventional detached single-family residences | P | P | P | P | P | |||||||||
Correctional institutions or facilities (public or private) | SUP | SUP | SUP | |||||||||||
Dressmaking and tailoring | P | P | P | P | ||||||||||
Drive-in theater | SUP | |||||||||||||
Drugs and pharmaceutical products manufacturing | P | P | P | |||||||||||
Dry cleaning and pressing facility | P | P | P | |||||||||||
Dry cleaning and pressing, pickup and delivery only | P | P | P | P | P | |||||||||
Dwellings located above the first floor of a business | P | |||||||||||||
Eating and drinking places, including drive-through or drive-in service and the sale of alcoholic liquor or cereal malt beverages for consumption on the premises | P | P | P* excluding drive-in or drive-through | |||||||||||
Eating places, not including drive-through or drive-in service or the sale of alcoholic beverages for consumption on-premises | P | P | P | P | ||||||||||
Electrical appliances and equipment manufacturing | P | P | P | |||||||||||
Electronic components and accessories manufacturing | P | P | P | |||||||||||
Elementary and secondary schools | P | P | P | P | P | P | Elementary and middle schools - 1 space per 20 students; high schools - 1 space per 4 students | |||||||
Fabric - drapery, needlework, sewing | P | P | P | P | P | |||||||||
Farm implement, sales and service (repair, display, parts sales) | P | P | P | |||||||||||
Feedlots and stockyards | SUP | SUP | SUP | |||||||||||
Fitness center | P | P | P | P | ||||||||||
Florist shop | P | P | P | P | P | |||||||||
Food and kindred product manufacturing | P | |||||||||||||
Food stores, all types | P | P | P | |||||||||||
Food truck park | P | P | P | |||||||||||
Funeral services, including mortuaries and crematories | SUP | SUP | SUP | SUP | SUP | SUP | P | P | Mortuaries or funeral homes -1 space per 4 seats | |||||
Furniture and fixtures manufacturing | P | |||||||||||||
Gasoline service station, including mechanical repairs | SUP | SUP | SUP | |||||||||||
Gasoline service station, not including mechanical repairs | P | P | P | |||||||||||
General building contractors, including heavy construction contractors | P | |||||||||||||
General merchandise and variety store | P | P | P | P | ||||||||||
General warehousing and storage | P | P | P | |||||||||||
General warehousing and storage | P | P | P | |||||||||||
Gift shop, hobby and crafts | P | P | P | P | P | |||||||||
Golf courses, except a miniature course or practice driving tee operated for commercial purposes | P | P | P | P | P | P | One space per 5 members | |||||||
Hardware stores, including outdoor display and storage | P | P | P | |||||||||||
Home occupations incidental to a permitted use | P | P | P | P | P | P | ||||||||
Hospital and sanitarium | P | One space per 4 beds | ||||||||||||
Hospital or sanitarium, except a criminal or mental hospital | P | P | P | 1 space per 4 beds | ||||||||||
Hospital, clinic or institution | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | SUP* | One space per 4 beds |
Hotels, motels, rooming houses and boarding houses, and other lodging places, including bed and breakfast | P | P | P | Hotels and motels - 1 space per 1 guest room; Lodge - 1 space per 4 seats; 1 space per 100 square feet | ||||||||||
Industrial machinery and equipment, including transportation | P | |||||||||||||
Leather product manufacturing | P | P | P | |||||||||||
Library, gallery and museum | P | P | P | P | 1 space per 100 square feet (10 spaces minimum) | |||||||||
Linen supply | P | P | P | |||||||||||
Liquor stores | P | P | ||||||||||||
Livestock facilities and operations | SUP | SUP | SUP | SUP | ||||||||||
Lumber and building materials dealers, retail | P | P | P | |||||||||||
Lumber and building materials yards | P | P | P | |||||||||||
Lumber and wood products manufacturing | P | |||||||||||||
Lumberyards | P | |||||||||||||
Machine and welding shops | P | P | P | |||||||||||
Machinery, equipment and supplies, wholesale distribution | P | |||||||||||||
Manufactured home dealers | P | |||||||||||||
Manufactured home, sales and service (repair, display, part sales) | P | P | P | |||||||||||
Manufactured homes | P | P | ||||||||||||
Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks manufacturing | P | P | P | |||||||||||
Membership organizations | P | P | P | P | ||||||||||
Motor freight transportation and warehousing | P | |||||||||||||
Motor vehicle parts and supplies, wholesale trade, but only when the premises upon which such activities are conducted are wholly enclosed within a building or by a wooden fence not less than eight feet in height and in which the openings or cracks are less than 15 percent of the total area | P | |||||||||||||
Multiple-family dwellings | P | P* - 8 units or more | P* - 8 units or more | 1 per 5 dwelling units (One-bedroom units -1.5 spaces per 1 dwelling unit; 2 or more bedrooms - 2 spaces per unit) | ||||||||||
Nursery, retail | P | P | P | P | ||||||||||
Nursing and personal care facility | P | P | P* - excluding nursing facility | P | ||||||||||
Nursing, convalescent home or assisted living center | P | Nursing homes - 0.8 space per unit | ||||||||||||
Office buildings of all types, with no limitation on the number of employees | P | P | P | One space per 200 square feet | ||||||||||
Office, professional and administrative (doctor, lawyer, insurance, dentist, chiropractor and similar occupancies) | P | P | P | P | P | One space per 200 square feet | ||||||||
Oil field equipment storage and sales | P | |||||||||||||
Paper and allied paper products | P | |||||||||||||
Parking lot | P | P | P | P | ||||||||||
Parks and recreation facilities, including assembly facilities and commercial parks | P | P* - excludes parks and nonprofit recreational facilities | P | Assembly halls - 1 space per 4 seats; 1 space per 100 square feet | ||||||||||
Parks | P | P | P | P | P | P | ||||||||
Patio homes | P | P | P | 2 spaces per dwelling unit | ||||||||||
Pawnshops, in accordance with the Texas Pawnshop Act, V.T.C.A., Finance Code ch. 371 | P | P | P | |||||||||||
Petroleum (bulk) storage and dispensing | P | P | P | |||||||||||
Petroleum and petroleum products | P | |||||||||||||
Plumbing shop | P | P | P | |||||||||||
Post offices | P | P | P | P | ||||||||||
Printing and publishing industries | P | P | P | |||||||||||
Private school | P | P | P | P | ||||||||||
Privately operated community building or recreation | SUP | 1 space per 100 square feet (10 spaces minimum) | ||||||||||||
Radio and television broadcasting station or studio | P | P | P | |||||||||||
Radio, television, telephone or communication broadcasting tower or station of any type | SUP | SUP | SUP | |||||||||||
Railroad transportation | P | |||||||||||||
Recreation facilities, nonprofit | P | P | P | P | P | P | ||||||||
Recreational vehicle parks | SUP | SUP | ||||||||||||
Religious organizations | P | P | P | P | ||||||||||
Repair shops, miscellaneous | SUP | SUP | SUP | |||||||||||
Repair shops, miscellaneous | P | P | P | |||||||||||
Research and testing services | P | P | P | |||||||||||
Restaurant, alcohol permitted, no dancing | P | P | P | P | 1 space per 100 square feet plus 1 space per 2 employees | |||||||||
Retail stores, including, but not limited to, the following: A) Sporting goods B) Toy store C) Pharmacy D) and Similar uses | P | P | P | P | One space per 200 square feet | |||||||||
Salvage yards, or similar operations | SUP | |||||||||||||
Shoe repair shops | P | P | P | P | P | |||||||||
Single-family residential | P | P | 2 spaces per dwelling unit | |||||||||||
Slaughter-houses, rendering operations, or other similar operations | SUP | |||||||||||||
Social club, private facility | P | 1 space per 4 seats; 1 space per 100 square feet | ||||||||||||
Special trade contractors | P | P | P | |||||||||||
Sports and recreation clubs | P | P | P | 1 space per 4 seats; 1 space per 100 square feet | ||||||||||
Stone, clay, and glass products | P | |||||||||||||
Storage facility | P | P | P | |||||||||||
Storage facility | P | P | P | |||||||||||
Studios for art, teaching, dance, music, drama, photography | P | P | P | P | ||||||||||
Taxidermy | P | P | P | |||||||||||
Telephone and communication services, except satellite stations and towers | P | P | P | P | ||||||||||
Telephone and other communication services, including satellite stations and towers | P | P | P | |||||||||||
Textile mill products manufacturing | P | |||||||||||||
Theater | P | P | P | 1 space per 4 seats; 1 space per 100 square feet | ||||||||||
Tire sales and service | SUP | SUP | SUP | |||||||||||
Tobacco products manufacturing | P | |||||||||||||
Tobacco store and smoke shop | SUP | SUP | ||||||||||||
Townhouses, restricted to eight units per acre | P | P | P | 1 per 5 dwelling units (One-bedroom units - 1.5 space per 1 dwelling unit; 2 or more bedrooms - 2 spaces per dwelling unit) | ||||||||||
Transportation services, including taxis, limousine services and buses | P | P | P | |||||||||||
Transportation services | P | |||||||||||||
Transportation, freight and cargo | P | P | P | |||||||||||
Truck parking | P | P | P | |||||||||||
Truck stops | SUP | SUP | SUP | |||||||||||
Trucking and other courier services | P | P | P | |||||||||||
Two-family residences (duplexes) | P | P | 2 spaces per dwelling unit | |||||||||||
Upholstery shop, not including furniture manufacturing | P | P | P | |||||||||||
Used car lot, no vehicular repair | SUP | SUP | SUP | |||||||||||
Utilities | P | P | P | P | P | |||||||||
Vehicle washes | P | P | P | |||||||||||
Veterinary clinic | P | |||||||||||||
Veterinary clinics and kennels with outdoor runs | P | P | P | |||||||||||
Video and home entertainment store | P | P | P | P | ||||||||||
Water bottling operations | P | P | P | |||||||||||
Welding with less than five employees | P | P | P | |||||||||||
Wholesale trade of durable goods A) Furniture B) Lumber and construction materials C) Commercial equipment and supplies D) Electrical goods E) Hardware F) Misc. durable goods | P | P | P | |||||||||||
Wholesale trade of nondurable goods A) Paper products B) Drugs C) Apparel D) Groceries and related products E) Beer, wine, and distilled alcoholic beverages F) Misc. nondurable goods | P | P | P | |||||||||||
Wholesaling and warehousing, limited to uses that are similar and no more objectionable than the [uses] enumerated in C-2 General Commercial District | P | P | P |
(Ordinance 2019-12 adopted 4/22/19; Ordinance 2021-11 adopted 4/12/21; Ordinance 2021-26 adopted 12/13/21; Ordinance 2022-21 adopted 12/12/2022; Ordinance 2022-22 adopted 12/12/2022)