Ferris City Zoning Code

BASE DISTRICT

REGULATIONS

§ 154.010 PERMITTED USES AND DISTRICT REGULATIONS.

(A) Permitted uses. The following table presents the zoning district classifications and the permitted uses within those classifications. Uses are listed being “permitted,” permitted by a “special use permit,” or prohibited. Prohibited uses are signified by “blank” cells. Conditions are provided in division (B) (conditions and special regulations for listed uses).

To view Permitted Uses Chart in pdf format, CLICK HERE

(B) Conditions and special regulations for listed uses. The following describe conditions and special regulations for uses listed in the Permitted Use Table. Additional requirements may be added to these herein by the Planning and Zoning Commission or City Council as deemed necessary to protect the health, safety, and general welfare of the citizens of Ferris. No construction or occupancy shall commence for any permitted use until the conditions herein stated or required by the Planning and Zoning Commission and City Council have been met.

1	Site plan approval by the Planning and Zoning Commission and City Council will be required in accordance with § 154.040.
2	Site plan approval by the Planning and Zoning Commission and City Council will be required in accordance with §154.040 in districts that require a special use permit.
3	All storage shall be within completely enclosed buildings or effectively screened with screening not less than 6 feet nor more than 8 feet in height, provided no storage located within 50 feet of such screening shall exceed the maximum height of such screening.
4	May not be located within 300 feet of any property zoned for a residential use or any property that is occupied by a religious institution, public school, day care or nursing home. The measurement of distance shall be measured as a radius from the edge of the property line.
5	All outdoor lighting, including parking lot lighting, shall be directed away from any property zoned or developed for residential uses.
6	Any proposed stable or barn must be setback 150 feet from the property line. Only animals permitted within the corporate limits by the city code will be permitted on site.
7	Pens, outdoor kennels, or animal runs must be located 150 feet from any residentially zoned property.
8	A copy of the State of Texas Certification of licensing or registration as described in Tex. Human Res. Code, § 42.052 must be provided to the city.
9	Shall not be used for the storage of wrecked vehicles, or the dismantling of vehicles or the storage of vehicle parts.
10	All vehicles being stored for repair shall be screened from all public rights-of-way.
11	All equipment shall be stored and displayed on a hard all weather surface.
12	See § 154.019 for special requirements.
13	1000-foot separation is required from all residential uses or zoning districts, churches or schools.
14	All storage of goods, products, cargo, produce or materials and the repackaging of same must be wholly within the confines of a building.
15	No continuous or episodic excessive noise or odors shall be emitted from the use.

(Ord. O-12-743, passed 12-3-2012; Am. Ord. O-14-768, passed 12-15-2014; Am. Ord. O-15-788, passed 3-16-2016; Am. Ord. O-16-808, passed 2-1-2016; Am. Ord. O-17-847, passed 11-6-2017; Am. Ord. O-19-898, passed 7-1-2019)

§ 154.011 “R-1” SINGLE-FAMILY RESIDENTIAL DISTRICT - 9,000 SQUARE FOOT LOTS.

(A) Specific purpose. This district is intended to be composed of single-family dwellings on large or intermediate-sized lots, which form a neighborhood characterized by mostly owner-occupied homes in a low medium density setting.

(B) Use regulations.

“R-1” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	9,000 square feet
Lot width (min.)	75 feet
Lot depth (min.)	120 feet
Front yard setback (min.)	35 feet
Side yard setback (min.)
Interior lot lines	7 feet
Street lot lines	15 feet
Rear yard setback (min.)	35 feet
Height (max.)	40 feet
Lot coverage (max.)	40%
Floor area (min.)	2,150 square feet

See image below for example.

(1) The height of a residential structure or structure accessory may be increased to not more than 45 feet when, in addition to the front yard minimum requirements contained herein, each of the yards shall be increased an additional foot for each foot such structure that exceeds 40 feet in height.

(2) The height of a permitted nonresidential structure shall not exceed 75 feet; provided, that in addition to the front yard minimum requirements contained herein, the front yard shall be increased an additional foot for each foot such structure that exceeds 40 feet in height.

(D) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.012 “R-2” SINGLE-FAMILY RESIDENTIAL DISTRICT - 7,150 SQUARE FOOT LOTS.

(A) Specific purpose. This district is intended to be composed of single-family dwellings on intermediate-sized lots, which form a neighborhood characterized by mostly owner-occupied homes in a low medium density setting.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-2” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	7,150 square feet
Lot width (min.)	65 feet
Lot depth (min.)	110 feet
Front yard setback (min.)	30 feet
Side yard setback (min.)
Interior lot lines	6 feet
Street lot lines	15 feet
Rear yard setback (min.)	30 feet
Height (max.)	40 feet
Lot coverage (max.)	40%
Floor area (min.)	1,750 square feet

See image below for example.

(1) The height of a residential structure or structure accessory may be increased to not more than 45 feet when, in addition to the front yard minimum requirements contained herein, the front yards shall be increased an additional foot for each foot such structure that exceeds 40 feet in height. See image below for example.

(D) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.013 “R-3” SINGLE-FAMILY RESIDENTIAL DISTRICT - 5,500 SQUARE FOOT LOTS.

(A) Special purpose. This district is intended to be the same as “R-2” except that lots are generally smaller, and, therefore, the homes are situated in a higher density setting.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-3” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	5,500 square feet
Lot width (min.)	55 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Side yard setback (min.)
Interior lot lines	5 feet
Street lot lines	15 feet
Rear yard setback (min.)	25 feet
Height (max.)	40 feet
Lot coverage (max.)	40%
Floor area (min.)	1,350 square feet

See image below for example.

( 1) The height of a residential structure or structure accessory may be increased to not more than 45 feet when, in addition to the front yard minimum requirements contained herein, the front yard shall be increased an additional foot for each foot such structure that exceeds 40 feet in height. See image below for example.

(D) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.014 RESIDENTIAL HISTORIC OVERLAY DISTRICT.

(A) (1) This overlay district shall be in effect in all residentially zoned areas of the City of Ferris that are shown on the Residential Overlay District Map below (there are areas shown that are not zoned residential and are not impacted by this section), attached hereto and made part hereof.

(2) It is provided that within this area, the existing (or as then amended) base zoning will remain in effect, and will control the use of the property. This section does not change the use of the property, only the structures that may be placed on it. The base zoning still applies to the structures, except as amended by this section.

(B) The following is allowed on qualifying property within the Residential Historic Overlay District:

(1) The maximum lot coverage is increased to allow for up to 60% lot coverage.

(2) It is recognized that in this district, there are lots that are single lots made up of smaller lots. This is commonly referred to as a lot with internal lot lines. Property owners may ignore internal lot lines for the purposes of construction and setbacks. Internal lot lines may be ignored and the outermost property lines of such lots shall govern when all zoning issues are considered.

(3) In the event of destruction or deterioration beyond an owners control, structures in this overlay district may rebuild properties in the same footprint and floor plan as previously existed, even if it is a legal nonconforming use.

(4) Carports shall be allowed to be built up to the property lines, but must be setback from the street by at least 10 feet. Carports shall not be allowed to shed water onto adjacent properties and may not create visibility issues for traffic, as determined by the Building Official.

(5) Historically appropriate fences in the front yard shall be permissible. Historically appropriate includes the fence being no more than 3 feet tall and being a minimum of 50% open. A fence permit shall still be required to build a new fence in this zone.

(6) Single family homes constructed/re-constructed in this district may be constructed/reconstructed to match the type of construction most prevalent in the surrounding area. This means that the masonry requirement may not be applicable to some construction in this district. Should a question arise as to the type of construction allowed, the Board of Adjustments shall make the final determination.

(Ord. O-12-543, passed 12-3-2012)

§ 154.015 “R-T” RESIDENTIAL TOWNHOME DISTRICT - CLUSTER.

(A) Specific purpose. This district is intended to be composed of mostly attached dwellings that are clustered together in attached townhouses, other detached zero-lot line clustering, or patio homes. It is intended that these dwellings will form a neighborhood characterized by mostly owner-occupied homes in the highest density setting and by open spaces in common ownership which are designed to give relief to the density of dwellings and to provide desired amenities for the neighborhood. It is intended that advanced and creative designs of residential dwellings and their arrangements, and landscape planning will be encouraged in this district. A master site plan is required before development of this district may be considered.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-T” ATTACHED TOWNHOUSE–AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	2,000 square feet
Lot width (min.)
Street corner lots	35 feet
Interior unit lots	20 feet
End unit lots	25 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Side yard setback (min.)
Street corner units	15 feet
Interior units	0 feet
Building end units	15 feet
Number of units attached	8 maximum
Rear yard setback (min.)	25 feet
Lot coverage (max.)	50%
Height (max.)	40 feet
Floor area (min.)	1,100 square feet

“R-T” DETACHED ZERO LOT LINE TOWNHOUSE–AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	3,500 square feet
Lot width (min.)	35 feet
Street corner lots	40 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Rear yard setback (min.)	25 feet
Side yard setback (min.)	10 feet, 0 feet on opposite side

See images below for examples.

(D) Density credit.

(1) Credit shall be given for all permanent open space exterior within 100 feet of the development site and for the floor area within the development site.

(2) All open space areas other than paved surface parking areas for vehicles within the development site that are used for professionally planned and landscaped flower gardens, vegetable gardens, children’s play lots, strolling paths, picnic areas, or other park-like areas landscaped, and for which provisions are made for maintenance of same, shall be counted twice.

(E) Platting required for zero lot line. All lots using the zero lot line concept shall be platted or replatted. The Planning and Zoning Commission shall review such plats or replats. The first dwelling unit constructed on a lot within the area to be replatted shall set the zero lot line pattern of yards for the remaining lots within the area to be replatted. The City Council will approve or not approve the plat or replat.

(F) Cluster development regulations. Yard setbacks and building lines shall be in accordance with the following:

(1) Buildings adjacent to public streets which are internal to a townhouse development shall setback not less than 25 feet from the center lines of the streets.

(2) Buildings containing dwelling units fronting on a place or court and facing other such buildings shall be separated from the buildings by not less than 60 feet of open space.

(3) Buildings adjacent to major thoroughfares, collector streets or other public streets which are not internal to a townhouse development shall setback not less than 25 feet from the right-of-way of such streets.

(4) The rear yard for any dwelling shall not be less than 25 feet.

(5) For any residential structures having configurations and locations other than that for townhouses or row houses, they shall be arranged so that there will be a clearance of not less than 10 feet between the side of any 1 structure and the side of the structure adjacent to it, and there shall be a front yard of not less than 25 feet for every dwelling unit.

(G) See image below for examples.

(H) Off-street parking regulations.

(1 ) Off-street parking shall be provided in accordance with § 154.070.

(2 ) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(4) There shall be at least 1/2 additional vehicular parking spaces for each dwelling unit. These spaces shall be available in 1 or more of the following:

(a) On the street provided that a clear moving lane of nominal width not less than 15 feet remains after all street parking spaces are occupied and vehicles are parked properly next to the edge of the street paving.

(b) Special visitors parking areas located on the development sites.

(Ord. O-12-743, passed 12-3-2012)

§ 154.016 “R-D” RESIDENTIAL DISTRICT - DUPLEX.

(A) Specific purpose. This district is intended to be composed of mostly duplex buildings in a low density setting not to exceed 2 dwelling units per separately platted lot.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-D” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	5,000 square feet
Lot width (min.)	50 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Side yard setback (min.)
Interior lot lines	5 feet
Street lot lines	15 feet
Rear yard setback (min.)	25 feet
Height (max.)	40 feet
Lot coverage (max.)	50%
Floor area (min.) per unit	1,200 square feet

See image below for example.

(D) Previously platted duplex property. The land area for a duplex dwelling previously platted shall not be less than 5,000 square feet.

(E) Additional height regulations. The height of any duplex structure or structured accessory thereto shall not exceed 40 feet; provided, the height of such structure may be increased to not more than 45 feet when, in addition to the front yard minimum requirements contained herein, the front yard shall be increased an additional foot for each foot such structure that exceeds 40 feet in height.

(F) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.017 “MF-18” MULTI-FAMILY RESIDENTIAL DISTRICT - MEDIUM DENSITY.

(A) General purpose and description. The MF-18, Multi-family Residential District, is an attached residential district intended to provide for the highest residential density, that density being a maximum of 18 dwelling units per acre. The principal use of land in this district is for a wide variety of dwelling types, including single-family dwellings, multifamily dwellings, garden apartments, condominiums, and townhouses. Recreational, religious, health and educational uses normally located to service residential areas are permitted in this district in order to provide convenient and attractive residential areas. This district is usually located adjacent to a major street and serves as a buffer or transition between retail/commercial development or heavy automobile traffic and medium or low density residential development.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“MF-18” AREA, YARD & HEIGHT REGULATIONS
Density (max.)	18 units per acre
Lot width (min.)
Lot depth (min.)
Setbacks (min.)
From internal streets	30 feet from centerline
From public rights-of- way	25 feet from right-of-way
From facing structures	60 feet
From adjacent structures	10 feet
Rear yard setback (min.)	25 feet
Height (max.)	40 feet
Unit area (min.)	900 square feet living area

See image below for example.

(D) Minimum dwelling size. The minimum living area for multi-family dwelling units, MF-18, shall be as follows:

(1) One-bedroom apartment: 900 square feet.

(2) Two-bedroom apartment: 1,000 square feet.

(3) Three-bedroom apartment: 1,100 square feet.

(4) Four-bedroom apartment: 1,200 square feet.

(E) Lot coverage. In no case shall more than 40% of the total lot area be covered by the combined area of the main buildings and accessory buildings.

(F) Construction. Single-family detached, single-family zero lot line, and townhouse construction in this district shall conform to the requirements for their district standards respectively.

(G) Refuse facilities. Every dwelling unit shall be located within 250 feet of a refuse facility, measured along the designed pedestrian and vehicular travel-way. There shall be available at all times at least 6 cubic yards of refuse container per 30 multi-family dwelling units. For complexes with less than 30 units, no less than 4 cubic yards shall be provided. Each refuse facility shall be screened from view on 3 sides from persons standing at ground level on the site or immediately adjoining property, by a fence or wall not less than 6 feet, nor more than 8 feet 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 be located so as to provide safe and convenient pickup by refuse collection agencies.

(H) Usable open space. Each lot or parcel of land, which is used for multi-family residences, shall provide on the same lot or parcel of land, usable open space. One-bedroom apartment units shall provide a minimum of 500 square feet of usable open space per unit. For each additional bedroom over 1, an additional 300 square feet shall be provided. In meeting this requirement, a credit of 3 square feet may be applied for each square foot utilized for swimming pools and adjacent decks, patios, or lounge areas within 10 feet of a pool; developed or equipped children’s play areas; and usable portions of recreational buildings. At any time of site plan approval, the Planning and Zoning Commission and/or City Council may allow a credit not to exceed 10% of the total required usable open space for adjacent and immediately accessible public parks or open space. The combined credit for areas calculated at a 3-to-1 basis and for public parks shall not exceed 50% of the total usable open space for an individual lot or parcel. At the time of site plan approval, the Planning and Zoning Commission and/or City Council may give full or partial credit for open areas that exceed the maximum slope, if it is determined that such areas are environmentally significant and that their preservation would enhance the development.

(I) Landscape requirements. These additional landscaping requirements are to ensure the attractiveness and desirability of new multi-family developments and enhance the visual image of the development, as well as the community. The City of Ferris landscape ordinance shall apply in addition to the following:

(1) No less than 40% of the required front yard in the MF-18 District shall be appropriately landscaped.

(2) A minimum of 10% of the total square footage of required parking spaces shall be landscaped in the parking area in the MF-18 District.

(J) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No required parking space shall occupy any part of the required front yard of a residential use.

(Ord. O-12-743, passed 12-3-2012)

§ 154.018 “MH” HUD-CODE MANUFACTURED HOUSING DISTRICT.

(A) Specific purpose. This district is intended to be composed mostly of manufactured homes and other prefabricated homes, and includes both manufactured home parks and subdivisions.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“MH” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	1,500 square feet
Lot width (Min.)	30 feet
Density (max.)	18 units per acre
Front yard setback (min.)	10 feet
Structure separation (min.)
End to end	5 feet
Side to side	15 feet
Side yard setback (min.)
Interior lot lines	7.5 feet
Street lot lines	10 feet
Height (max.)	40 feet
Rear yard setback (min.)	10 feet
Lot coverage (max.)	50%

See image below for example.

(D) Additional area regulations.

(1) In existence on the effective date of this chapter which provide manufactured home spaces having a width or area less than that herein above prescribed may continue to operate with spaces of the existing width and area, but in no event shall any manufactured home space be less than 25 feet wide and have an area of less than 1,000 square feet.

(2) No manufactured home shall be located closer than 10 feet from any building within the park or from any property line bounding the park.

(3) All manufactured home spaces shall abut upon a driveway of not less than 20 feet in width, which shall have unobstructed access to a public street, alley or highway.

(4) Walkways not less than 2 feet wide shall be provided from the manufactured home spaces to the service buildings.

(5) A minimum of 5 feet of separation shall be maintained between all detached accessory buildings, manufactured homes, and other accessory buildings.

(E) Special conditions.

(1) Prior to issuance by the Building Official of any permit for a manufactured home park, a site plan shall be approved by the Commission and City Council.

(2) Sanitation, fire protection and utility service shall be provided to each lot, tract, plat or stand in accordance with Health Department requirements or any ordinance of the city regulating it.

(3) A plan of ingress and egress to the property shall be approved by the City Manager.

(4) There shall be provided on the park or subdivision property all weather streets and drive surfacing, drainage and garbage collection rights-of-way, fire lanes, utility easements, and lighting with electric lamps of not less than 25 watts each spaced at intervals of not more than 100 feet as required by the city.

(5) There shall be constructed and maintained a permanent screening device, not less than 6 feet in height, on all sides of a manufactured home park not directly abutting a dedicated public street.

(6) An electrical outlet supplying not less than 110 volts shall be provided for each manufactured home space.

(7) There shall be provided service buildings to house laundry, bathing, toilet and other sanitation facilities as are hereinafter more particularly prescribed.

(8) An application for a manufactured home park shall be made to the Planning and Zoning Commission in the same manner that an application for zone change is made. Application for approval of a manufactured home park shall be processed according to the procedure specified herein and a site plan and related data shall be submitted for approval in accordance with the requirements set out in the development plan below. The application shall be in writing, signed by the applicant and shall include the following:

(a) The name and address of the applicant.

(b) The location and legal description of the manufactured home park.

(d) Preliminary plans and specifications of all buildings, improvements, and facilities to be constructed within the manufactured home park.

(e) Such further information as may be requested by the City Manager to determine if the proposed park will comply with legal requirements. The application and all accompanying plans and specifications shall be filed with the City Manager in triplicate. The Planning and Zoning Commission shall investigate the application and the proposed plans and specifications. If the proposed manufactured home park will, when constructed or altered in accordance with such plans and specifications, be in compliance with all provisions of this chapter and all other applicable ordinances and statutes, the Planning and Zoning Commission may recommend the application for approval by the City Council.

(9) Manufactured home parks may be located only in conformity with the zoning ordinance of the city and, in addition to the requirements contained herein, each boundary of the park must be at least 200 feet from any permanent residential building located outside the park, unless separated therefrom by a natural or artificial barrier, or unless a majority of the property owners according to area within the 200 feet consent in writing to the establishment of the park, provided, however, that the provisions of this division (E)(9) shall not apply to manufactured parks already in existence and operation at the time of the passage of this chapter.

(10) All buildings in a manufactured home park providing laundry, bathing, toilet, sanitation services for manufactured home park operations shall have at least 75% of its exterior wall surfaces if single story and 50% of its exterior wall surfaces if more than single story constructed of masonry and/or glass pane.

(F) Off-street parking regulations. Off-street parking shall be provided in accordance with § 154.070.

(G) Replacement of HUD-Code manufactured homes.

(1) In the event that a HUD-Code manufactured home occupies a lot in the MH District of the City of Ferris, the owner of the HUD-Code manufactured home may remove the HUD-Code manufactured home from its location and place another HUD-Code manufactured home on the same property, provided that the replacement is a newer HUD-Code manufactured home and is at least as large in living space as the prior HUD-Code manufactured home.

(2) The owner of the HUD-Code manufactured home is limited to a single replacement of the HUD-Code manufactured home on the same property located within MH Districts.

(3) An owner’s ability to replace the HUD-Code manufactured home on the same property located within MH Districts as a result of a fire or natural disaster is not restricted.

(H) Replacement of non-conforming HUD-Code manufactured homes.

(1) In the event that a HUD-Code manufactured home occupies a lot in the City of Ferris, the owner of the HUD-Code manufactured home may remove the HUD-Code manufactured home from its location and place another HUD-Code manufactured home on the same property, provided that the replacement is a newer HUD-Code manufactured home and is at least as large in living space as the prior HUD-Code manufactured home.

(2) The owner of the HUD-Code manufactured home is limited to a single replacement of the HUD-Code manufactured home on the same property.

(3) An owner’s ability to replace the HUD-Code manufactured home on the same property as a result of a fire or natural disaster is not restricted.

(4) A non-conforming mobile home may not be exchanged or replaced by another mobile home.

(Ord. O-12-743, passed 12-3-2012)

§ 154.019 “RV” RECREATIONAL VEHICLE PARK DISTRICT.

(A) Use regulations. No building or premises in this zoning district shall be used and no buildings shall be erected, constructed, reconstructed, altered or enlarged, nor shall a permit or license be issued except for recreational vehicle parks.

(B) Height regulations. The maximum height of any building or structure shall be 35 feet.

(1) R.V. spaces shall be a minimum of 22 feet wide and a minimum of 36 feet in depth.

(2) R.V.s shall be separated from each other and other structures by at least 10 feet. Any accessory structure such as attached awnings, carports, or individual storage facilities shall for the purpose of this separation requirement, be considered to be part of the R.V.

(D) Parking. Off-street parking shall be provided in accordance with § 154.070.

(E) Buffering–Setbacks, screening and landscaping.

(1) R.V. spaces and accessory buildings shall be a minimum of 25 feet from adjoining property lines.

(2) Screening shall be as specified in § 154.046.

(3) The screening shall be erected before any use is made of the property zoned RV.

(4) Insofar as it is practical, the screening shall be erected along the entire length of the common line between the R.V. property and the abutting residentially zoned property.

(F) R.V. definitions. For the purpose of this section, the following definitions shall apply unless the context clearly indicates or requires a different meaning.

AGENT. Any person authorized by the licensee of a R.V. park to operate or maintain such park under the provisions of this section.

BUILDING OFFICIAL. The legally designated inspection authority of the Building Department of the City of Ferris or his or her authorized representative.

DRIVEWAY. A minor private way used by vehicles and pedestrians on a R.V. space or used for common access to a small group of spaces or facilities.

LICENSE. A written license issued by the Building Official allowing a person to operate and maintain a R.V. park under the provisions of this section and regulations issued hereunder.

LICENSEE. Any person licensed to operate and maintain an R.V. park under the provisions of this section.

PERMIT. A written permit or certification issued by the Building Official permitting the construction, alteration and extension of a R.V. park under the provisions of this section and regulations issued hereunder.

PERSON. Any natural individual, firm, trust, partnership, association or corporation.

PICKUP COACH. A structure designed to be mounted on a pickup or truck chassis with sufficient equipment to render it suitable for use as a temporary dwelling for travel, recreational and vacation uses.

R.V. RECREATIONAL VEHICLE. A vehicle which is:

(a) Built on a single chassis,

(b) Four hundred square feet or less when measured at the largest horizontal projections,

(d) Designed primarily not for use as a permanent dwelling, but as temporary living quarters for recreations, camping, travel, or seasonal use.

RECREATIONAL VEHICLE PARK. Any premises on which 2 or more pickup coaches or R.V.s are parked or situated and used for the purpose of supplying to the public a parking space for 1 or more such coaches or R.V.s that are owner occupied.

SERVICE BUILDING. A structure housing toilet, lavatory and such other facilities as may be required by this section.

SEWER CONNECTION. The connection consisting of all pipes, fittings and appurtenances from the drain outlet of a R.V. to the inlet of the corresponding sewer riser pipe of the sewage system serving the R.V. park.

SEWER RISER PIPE. That portion of a sewer lateral, which extends vertically to the ground elevation and terminates at a R.V. space.

SPACE. A plot of ground within an R.V. park designed for the accommodation of 1 R.V. unit. This term shall also include the terms “lot,” “stand” and “stall.”

WATER CONNECTION. The connection consisting of all pipes, fittings, and appurtenances from the water riser pipe to the water riser pipe of the distribution system within a R.V. park.

WATER RISER PIPE. That portion of the water supply system serving an R.V. park, which extends vertically to the ground elevation and terminates at a designated point at a R.V. space.

(G) Permits.

(1) Permit required. It shall be unlawful for any person to construct, alter or extend any R.V. park within the limits of the City of Ferris unless he or she holds a valid permit issued by the Building Official in the name of such person for the specific construction, alteration or extension proposed.

(2) Application requirements. All applications for permits shall contain the following:

(a) Name and address of applicant.

(b) Location and legal description of the R.V. park.

(3) Permit fee. All applications shall be accompanied by an application fee of $250.

(4) Issuance of permit. When, upon review of the application, the Building Official is satisfied that the proposed plan meets the requirements of this chapter and other applicable ordinances, a permit shall be issued.

(5) Denial of permit; hearing. Any person whose application for a permit under this section has been denied may request and shall be granted a hearing on the matter under the procedure provided by division (J)(2) below.

(H) Licenses.

(1) License required. It shall be unlawful for any person to operate any R.V. park within the limits of the City of Ferris unless he or she holds a valid license issued annually by the Building Official in the name of such person for the specific park. Each license will expire on December 31 of each year. The applicant shall make all applications for licenses to the Building Official, who shall issue a license upon compliance with provisions of this division.

(2) Application for license; renewal.

(a) Application for original licenses shall be in writing, signed by the applicant, accompanied by an affidavit of the applicant as to the truth of the application and by the payment of the license fee hereinafter provided. Each application shall contain the name and address of the applicant; the location and legal description of the park; and a site plan of the park showing all R.V. spaces, structures, roads, walkways, and other service facilities.

(b) Applications for renewals of licenses shall be made in writing by the licensee and shall contain any change in the information submitted since the original license was issued or the latest renewal granted.

(3) Transfer of license. Every person holding a license shall give notice in writing to the Building Official within 24 hours after having sold, transferred, given away, or otherwise disposed of interest in or control of any park. Such notice shall include the name and address of the person succeeding to the ownership or control of such park. Upon application in writing for transfer of the license, the license shall be transferred if the park is in compliance with all applicable provisions of this division.

(4) License fee. A fee of $125 dollars shall accompany all original license applications and license transfers.

(5) Violations; notice; suspension of license. Whenever, upon inspection of any R.V. park, the Building Official finds that conditions or practices exist which are in violation of any provision of this division, he or she shall give notice in writing in accordance with division (J)(2) below to the licensee. The notice shall state that unless such conditions or practices are corrected within a reasonable period of time specified in the notice, the license shall be suspended. At the end of such period, the Building Official shall again inspect such park and, if such conditions or practices have not been corrected, he or she shall suspend the license and give notice in writing of such suspension to the licensee. Upon receipt of notice of such suspension, licensee shall cease operation of such park, except as provided in division (J)(2) below.

(6) Denial of license; hearing. Any person whose application for a license under this division has been denied may request and shall be granted a hearing on the matter under the procedure provided by division (J)(2) below.

(I) Inspection.

(1) Inspections required. The Building Official is hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance with this division.

(2) Entry on premises. The Building Official shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this section. It shall be the duty of the licensee or his or her agent to give this Building Official free access to all lots at reasonable times for the purposes of inspection.

(3) Inspection of register. The Building Official shall have the power to inspect the register containing a record of all residents of the R.V. park.

(4) Right of entry. Wherever necessary to make an inspection to enforce any of the provisions of this code or whenever the Building Official or his or her authorized representative has reasonable cause to believe that there exists in any building or upon any premises any addition or code violation which makes such building or promises unsafe or dangerous or hazardous the Building Official or his or her authorized representative may enter such building or premises at all reasonable times to inspect the same or to perform any duty imposed upon the Building Official by this code. If such building or premises be occupied he or she shall first present proper credentials and request entry and if such building or premises be unoccupied, he or she shall first make a reasonable effort to locate the owner or other persons having charge or control of the building or premises and request entry. If such entry is refused, or, if no owner or other person having charge or control of the building or premises can be located, the Building Official or his or her authorized representative shall have recourse to every remedy provided by law to secure entry.

(5) An inspection as set out in the fee ordinance shall be charged for each R.V. space to cover the cost of compliance with the R.V. regulations.

(J) Notices, hearings, and orders.

(1) Notice of violation; requirements of notice. Whenever the Building Official determines that there are grounds to believe that there has been a violation of any provision of this section, the Building Official shall give notice of such alleged violation to the licensee or agent, as hereinafter provided. Such notice shall:

(a) Be in writing;

(b) Include a statement of the reasons for its issuance;

(d) Be served upon the owner or his or her agent as the case may require; provided that such notice or order shall be deemed to have been properly served upon such licensee or agent when a copy thereof has been sent by registered mail to his or her last known address, or when he or she has been served with such notice by any method authorized or required by the laws of the State of Texas;

(e) Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this section.

(2) Appeal from notice. Any person affected by any notice which has been issued in connection with the enforcement of any provision of this section may request and shall be granted a hearing before the Board of Adjustments on the matter; provided, that such person shall file in the office of the Building Official a written petition requesting such hearing and setting forth a brief statement of the grounds therefor within 10 days after the day the notice was served. The filing of the request for a hearing shall operate as a stay of the notice and of the suspension, except in the case of an order issued under division (J)(5) below. Upon receipt of such petition, the Building Official shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than 60 days after the day on which the petition was filed.

(3) Hearing, order. After such hearing, the Board of Adjustments shall make findings as to compliance with the provisions of this section and shall issue an order in writing sustaining, modifying or withdrawing the notice, which, order shall be served as provided in division (J)(1)(d) above. Upon failure to comply with any order sustaining or modifying a notice, the license of the park affected by the order shall be revoked.

(4) Hearing records; judicial review. The proceedings at such a hearing, including the findings and decision of the Building Official, and together with a copy of every notice and order related thereto shall be entered as a matter of public record in the office of the City Secretary but the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this subchapter. Any person aggrieved by the decision of the Board of Adjustments may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of the State of Texas.

(5) Order without notice. Whenever the Building Official finds that an emergency exists which requires immediate action to protect the public health, he or she may without notice or hearing issue an order reciting the existence of such an emergency and requiring that such action be taken as he or she may deem necessary to meet the emergency, including the suspension of the permit or license. Notwithstanding any other provisions of this chapter, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately, but upon petition with the Building Official shall be afforded a hearing as soon as possible. The provisions of division (J)(2) above shall be applicable to such hearing and the order issued thereafter.

(K) R.V. parks.

(1) Site regulations. Any development, redevelopment, alteration, or expansion of a R.V. park in the city shall be done in compliance with the following site requirements:

(a) Location. An R.V. park shall be located only where such use is permissible under the terms and provisions of this chapter.

(b) Site plan. A site plan shall be filed with the Building Official of the city, showing the following:

1. The area and dimensions of the tract of land;

2. The number and location of all R.V. spaces;

3. The location and width of roadways and walkways;

4. The location and specifications of water and sewer lines and riser pipes;

5. The location and details of lighting and electrical systems;

6. The location and specifications of all buildings constructed or to be constructed within the park;

7. Such other information as municipal reviewing officials may reasonably require.

(c) Soil and ground cover. Exposed ground surfaces in all parts of every R.V. park shall be paved. Covered with stone screening or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating dust.

(d) Drainage. The ground surface in all parts of a park shall be graded and equipped to drain all surface water in a safe, efficient manner. A competent professional engineer shall verify the adequacy of drainage facilities.

(e) Open space. Recreation areas are encouraged as a part of any R.V. park. Such areas shall be located so as to be free of traffic hazards, easily accessible to all park residents, and centrally located where topography permits.

(2) Access and traffic circulation. All R.V. parks shall provide access and means of motor vehicle and pedestrian traffic circulation as follows:

(a) Access. Motor vehicle entrances and exits shall be designed for safe and convenient traffic movement from adjacent public streets and onto internal streets leading to each space. Entrances or exits from a R.V. park shall abut a public street.

(b) Internal streets. Internal streets shall be privately owned, built and maintained, and shall be designed for safe and convenient access to all spaces and facilities for common use of park occupants. Where any portions of parks are intended for overnight occupancy only, it is preferred that internal streets be arranged to accommodate drive-through spaces. Internal streets shall comply with the following minimum requirements:

1. Minor streets. Streets less than 500 feet in length and serving:

A. With drive-through spaces, 50 or less if street is 1-way; or 100 or less if 2-way; or

B. Where it is necessary to back into or out of spaces, 25 spaces or less if street is 1-way, or 50 or less if 2-way shall have minimum widths as follows:

(i) One-way, no parking: 10 feet.

(ii) One-way, parking 1 side only: 18 feet.

(iii) One-way, parking both sides: 26 feet.

(iv) Two-way, no parking: 20 feet.

(v) Two-way, parking 1 side only: 28 feet.

(vi) Two-way, parking both sides: 36 feet.

2. Collector streets. Streets other than minor streets serving up to 200 spaces, without limitation on length, shall have minimum widths as follows:

A. One- or 2-way, no parking: 24 feet.

B. One- or two-way, parking 1 side: 29 feet.

C. One- or two-way, parking both sides: 36 feet.

3. Arterial streets. Streets serving more than 200 spaces, without limitation on length, shall have the same minimum width as collector streets, provided that sidewalks shall be provided as necessary to eliminate use of arterial roadway surface for pedestrian movement.

4. Dead-end streets. Dead-end streets shall be limited in length to 1,000 feet, and shall be provided at closed end with a turn-around having a minimum of not less than 25 feet inside radius and a 51 feet outside radius.

(c) Street specifications. Internal streets shall be constructed of all-weather surfacing and shall be maintained free of cracks, holes and other hazards.

(d) Parking. Vehicular parking shall be provided in a park in compliance with § 154.070.

(3) Spaces for occupancy–Uses and permitted length of stay.

(a) Spaces in R.V. parks may be used for owner occupied R.V.s and pickup coaches within the limitations prescribed in division (K)(3)(b).

(b) R.V.’s equivalent constructed in or on automobiles vehicles may use spaces in R.V. parks. The day, week, or month shall only rent R.V. spaces.

(4) Water supply.

(a) General requirements. An accessible, adequate, safe and potable supply of water shall be provided in each R.V. park. Where a public supply of water of satisfactory quantity, quality, and pressure is available at the park site or within 100 feet thereof, connection shall be made thereto and its supply used exclusively. When a public water supply is not available, a private water supply system may be developed and used as approved by the City of Ferris and the Health Department of the State of Texas.

(b) Source of supply.

1. The water supply shall be capable of providing water necessary to meet the ordinary demands of park occupants when the park is occupied at its maximum designed capacity.

2. The treatment of a private water supply shall be in accordance with applicable state and local laws and regulations.

(c) Water storage facilities. All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.

(d) Water distribution system.

1. Pipes to all buildings, water service outlets, and other facilities requiring water shall connect the water supply system of the park.

2. All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations and requirements and shall be of a type and in locations approved by the Building Official.

3. The system shall be so designed and maintained as to provide a pressure of not less than 35 pounds per square inch, under normal operating conditions at service buildings and other locations requiring potable water supply.

(e) Individual water-riser pipes and connections. Individual water-riser pipes shall extend at least 4 inches above ground elevation. The pipe shall be at least 3/4-quarter inch. The water outlet shall be capped when not in use. Adequate provision shall be made to protect service lines, valves and riser pipes from freezing.

(f) Backflow protection. Shall be in accordance with the currently adopted International Plumbing Code and the Ferris Code of Ordinances.

(5) Sewage disposal.

(a) General requirements. An adequate and safe sewage system shall be provided in all R.V. parks for conveying and disposing of all sewage. Such system shall be designed, constructed and maintained in accordance with state and local laws.

(b) Sewer lines. All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the park water supply system at a safe distance. Sewers shall be at a grade, which will ensure a minimum velocity of 2 feet per second when flowing full. All sewer lines shall be constructed of materials approved by the Building Official, shall be adequately vented, and shall have watertight joints.

1. If individual sewer connections are provided, they shall consist of at least a 4-inch diameter sewer riser pipe. The sewer riser pipe shall be so located at each space that the sewer connection to the unit drain outlet will approximate a vertical position.

2. The sewer connection shall have a nominal inside diameter of at least 3 inches, and the slope of any portion thereof shall be at least 1/4-inch per foot. The sewer connection shall consist of 1 pipeline only without any branch fittings. All joints shall be watertight.

3. All materials used for sewer connections shall be semi-rigid, corrosion-resistant, nonabsorbent and durable. The inner surface shall be smooth.

4. The sewer riser pipe shall be plugged when a R.V. does not occupy the space. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least 4 inches above ground elevation.

(6) Electrical distribution system.

(a) General requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures equipment and appurtenances which, shall be installed and maintained in accordance with applicable codes and regulations governing such systems.

(b) Power distribution lines.

1. Main power lines located above ground shall be suspended at least 18 feet above ground level. There shall be a minimum horizontal distance of 3 feet between overhead wiring and any R.V. service building or other structure.

2. All direct burial conductors or cable shall be buffed in accordance with the City of Ferris’s electrical code. Such conductors shall be located not less than 1 foot radial distance from water, sewer, gas or communication lines.

3. Individual electrical connections.

(i) Where individual electrical connections are provided at R.V. spaces, they shall include an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 110 volts AC, 50 amperes.

(ii) Outlets (receptacles or pressure connectors) shall be housed in a weatherproof outlet box, and shall be located not more than 25 feet from the over-current protective device in the R.V. A 3-pole, 4-wire grounding type shall be used.

(iii) Receptacles, if provided, shall be in accordance with the National Electrical Code as adopted and amended from time to time.

(iv) Connectors, if not substituted by more than 1 receptacle, shall be provided where the calculated load of the R.V. is more than 50 amperes.

(v) The R.V. shall be connected to the outlet box by an approved type of flexible supply cord with a male attachment plug.

(vi) Required grounding. All exposed non-current carrying metal parts of R.V.s and all other equipment shall be grounded by means of an approved grounding conductor with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for R.V.s or other equipment.

(7) Service and auxiliary buildings.

(a) General. The requirements of this section shall apply to service buildings, recreation buildings and other auxiliary facilities, such as management offices, repair shops and storage area, sanitary and laundry facilities, and commercial uses supplying essential goods or services for exclusive use of park occupants.

(b) Location and maintenance. All service buildings shall be convenient to the units, which they serve, and shall be maintained in a clean condition.

(c) Construction. All service buildings shall be of permanent construction built in compliance with applicable ordinances of the city.

(d) Sanitary facilities. Must be provided when pickup coaches are allowed, service buildings of permanent construction must contain the following minimum sanitary fixtures:

R.V. Spaces	Toilets		Urinals	Lavatories		Showers
R.V. Spaces	Men	Women	Men	Men	Women	Men	Women
1-15	1	1	1	1	1	1	1
16-45	1	2	1	2	2	1	2
46-100	2	3	2	3	3	2	2
For parks having more than 100 spaces there shall be provided 1 additional toilet and lavatory for each sex for each 30 spaces; 1 additional shower for each additional 40 spaces and 1 additional men's urinal for each additional 100 spaces. Al least 1 slop sink shall be provided.

(e) Interior finish. The interior finish of a service building shall be moisture resistant which will withstand frequent washing and cleaning. The floors shall be constructed of material impervious to water, easily cleaned and sloped to floor drains connected to the sewage system.

(f) Separation and marking of toilet rooms. Separate men’s and women’s toilet rooms shall be provided and distinctly marked, and isolated by a sound resistant wall. The rooms shall be screened by means of a vestibule or wall to prevent direct view of the interior when the exterior doors are open.

(g) Water closets. Water closets shall be located in separate compartments equipped with self-closing doors.

(h) Hot water facilities. A continuous supply of hot water shall be available in each service building.

(i) Shower facilities. Shower facilities shall be provided for both sexes. The shower stalls shall be of the individual type and screened from view. Dressing compartments that are screened from view shall be provided for women and each equipped with a stool or bench. A shower stall of approximately 3 by 3 feet in area is suggested, with the dressing compartment at the same dimensions for women.

(j) Heating facilities. Service buildings shall be maintained at the temperature required by local authorities. In the absence of such requirements, service buildings shall be maintained at a temperature of at least 70 degrees Fahrenheit during use.

(k) Window areas and ventilation. Window areas in service buildings shall be equal to at least 10% of the floor area. Windows shall be located as high as practicable. All rooms of service buildings shall be well ventilated and all exterior openings shall be covered with 16-mesh screen.

(l) Lighting. Service building rooms shall be well lighted at all times.

(m) Eating places. Park buildings, including restaurants and dining rooms used for the preparation of food and drink, shall be constructed and operated in accordance with the laws and regulations of this State of Texas, as well as local requirements, applicable to public places offering food and drink for sale to the public.

(n) Auxiliary buildings. Auxiliary buildings or other buildings not specifically covered in this section shall be constructed in accordance with local requirements.

(o) Sanitary stations.

1. Sufficient facilities shall be provided at sanitary stations for the sole purpose of removing and disposing of wastes from all holding tanks in a clean, efficient and convenient manner.

2. Each sanitary station shall consist of a drainage basin constructed of impervious material, containing a disposal hatch and self-closing cover, and related washing facilities. Such units shall be provided on the basis of 1 for every 100 self-contained units or fractional part thereof.

3. Sanitary stations shall be located not less than 50 feet from any space. Such facilities shall be screened from other activities by visual barriers such as fences, walls or natural growth.

4. The disposal hatch of sanitary station units shall be connected to the park sewage disposal system. Related facilities required to wash holding tanks and the general area of the sanitary station shall be connected to the park water supply system.

5. The city shall approve sanitary stations.

(8) Refuse handling.

(a) The storage, collection and disposal of refuse in a R.V. park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.

(b) All refuse shall be stored in fly-tight, watertight, rodent proof containers, which shall be centrally located within every R.V. park. Containers shall be provided in a sufficient number and capacity to properly store all refuse.

(c) A concrete pad of sufficient size shall be provided for all refuse containers. Such pads shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and to facilitate cleaning around them.

(d) All refuse containing garbage shall be collected at least twice weekly.

(e) The licensee or agent shall insure that containers at R.V. spaces are emptied regularly and maintained in a usable, sanitary condition.

(9) Insect and rodent control.

(a) Ground, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the city.

(b) Parks shall be maintained free of accumulations of debris, which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.

(10) Fuel supply and storage.

(a) Natural gas system (where installed).

1. Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.

2. Each R.V. space provided with piped gas shall have an approved manual shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.

(b) Liquefied petroleum gas systems. Liquefied petroleum gas systems for R.V. units shall be maintained in accordance with applicable city codes governing such systems the regulations of the Texas Railroad Commission pertaining thereto.

(11) Fire protection.

(a) R.V. parks shall be kept free of litter, rubbish and other flammable materials.

(b) Portable fire extinguishers rated for classes B and C fires shall be kept in service buildings and at other locations conveniently and readily accessible for use by all occupants and shall be maintained in good operating condition. Their capacity shall not be less than 10 pounds.

(c) Fire hydrants shall be installed, if the park water supply system is capable to serve the residents of the R.V. park in accordance with the following requirements:

1. The water supply system shall permit the operation of a minimum of 2 1% hose streams.

2. Each of 2 nozzles, held 4 feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest elevation point of the park.

(d) Fire hydrants shall be located within 500 feet of any service building or other structure in the park, such distance to be measured along the street.

(12) Miscellaneous requirements.

(a) Responsibilities of the park management.

1. The licensee or his or her agent shall operate the park in compliance with this chapter and other applicable ordinances and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.

2. The licensee or agent shall notify park occupants of all applicable provisions of this section and inform them of their duties and responsibilities under this section.

3. A. The licensee or agent shall maintain a register of park occupancy, which shall contain the following information:

(i) Name and address of park occupants.

(ii) Registration of the towing vehicle.

(iii) Dates of arrival and departure.

B. A new register shall be initiated on January 1 of each year, and the old register may thereafter be retired, but shall be retained on the premises for at least 3 years following its retirement. Registers shall be available for inspection at all reasonable times by any official of the City of Ferris whose duties may necessitate accessing the information contained therein.

(Ord. O-12-743, passed 12-3-2012)

§ 154.020 “C-O” OFFICE AND PROFESSIONAL SERVICES DISTRICT.

(A) Specific purpose. This district is intended to be composed of mostly office buildings which house places of professional services and business operations and services exclusive of the stocking of goods and the handling, selling, or delivery of same. It is intended that the restriction relative to goods will encourage a distinctive and high type of professional office development which will be compatible with residential areas, and will therefore permit the location of these services closer to the people being served.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

(D) Area regulations.

(1) There shall be no minimum lot area for permitted uses in this district.

(2) The maximum lot coverage for all buildings and structures shall not exceed 60% of the gross area of the lot.

(E) Yard regulations.

(1) The minimum yard abutting a public street shall be 25 feet.

(2) All other yards shall be not less than 10 feet.

(3) On any lot in this district used for commercial purposes which adjoins any residential district, the minimum building line setback adjacent to such residential district shall be 20 feet. Within that 20-foot setback, a 10-foot wide landscaped buffer yard with no paving, dumpsters or other improvements shall be provided and the screening requirement of § 154.046 shall be complied with.

(F) Special conditions.

(1) Buildings may be used for 1 or more of the uses prescribed in § 154.010 only under the following conditions:

(a) The total area of an office building devoted to any single incidental use shall not exceed 15% of the gross floor area of the building.

(b) The total area of an office building devoted to incidental uses in the aggregate shall not exceed 25% of the gross floor area of the building.

(2) Sign standards for this district shall apply to both primary and secondary and incidental uses.

(3) No building in this district shall be constructed or altered to produce a storefront, show window or display window, and there shall be no merchandise visible from the exterior of the building.

(4) No outside storage shall be permitted in this district.

(5) No coin-operated amusement machines, devices, or apparatus shall be permitted in this district.

(6) All single-story buildings hereafter constructed or placed in this district shall have both sides and the front of its exterior wall surface constructed of masonry and/or glass pane.

(7) All buildings having more than a single story hereafter constructed placed in this district shall have at least 50% of its exterior wall surface constructed of masonry and/or glass pane.

(8) All additions hereafter constructed to buildings in this district shall have at least 75% of its exterior wall surface constructed of masonry or glass pane.

(9) That portion of the addition that faces onto a dedicated city street shall have its construction conform to that of the existing building.

(G) Off-street parking regulations.

(1) For each permissible use in this district, off-street parking shall be provided in accordance with § 154.070.

(2) A maximum of 40% of the curb line and parkway adjacent to property in this district shall be used for vehicular access to such property.

(Ord. O-12-743, passed 12-3-2012)

§ 154.021 “C-N” COMMERCIAL NEIGHBORHOOD RETAIL DISTRICT.

(A) Purpose. This district is a limited retail classification intended for use near neighborhood areas for purposes of supplying day to day retail needs of the residents, such as food, drugs, and personal services. The zoning regulations of this district are designed to permit such local or neighborhood convenience stores to be located in close proximity to the residential areas they are intended to serve.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

(D) Area regulations.

(1) There shall be no minimum lot area for nonresidential uses in this district.

(2) The maximum building area for any office, store or other principal use offering the sale of goods or services to the public shall be 5,000 square feet.

(E) Yard regulations.

(1) The minimum front yard shall be 25 feet.

(2) There shall be no minimum side yard requirement, except on corner lots, where the side yard on the street side shall be 25 feet.

(3) The minimum rear yard shall be 15 feet.

(4) On any lot in this district used for commercial purposes which adjoins any residential district, he minimum building line setback adjacent to such residential district, shall be 20 feet. Within that 20-foot setback, a ten 10-foot wide landscaped buffer yard with no paving, dumpsters or other improvements shall be provided and the screening requirement of § 154.046 shall be complied with.

(F) Off-street parking.

(1) For each permissible use in this district, off-street parking shall be provided in accordance with § 154.070.

(2) A maximum of 40% percent of the curb line and parkway adjacent to property in this district shall be used for vehicular access to such property.

(G) Special conditions.

(1) No outside storage or display of goods, wares or merchandise shall be permitted in this district.

(2) No coin-operated amusement machines, devices, or apparatus shall be permitted unless permitted by other ordinances.

(3) All buildings hereafter constructed or placed in this district shall have both sides and the front of its exterior wall surface constructed of masonry and/or glass pane.

(4) All additions hereafter constructed to buildings in this district shall have at least 75% of its exterior wall surface constructed of masonry and/or glass pane.

(5) That portion of the addition that faces onto a dedicated city street shall have its construction conform to that of the existing building.

(Ord. O-12-743, passed 12-3-2012)

§ 154.022 “C-C” CORRIDOR COMMERCIAL DISTRICT.

(A) Purpose. This district is intended to accommodate all types and sizes of commercial enterprises.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

(D) Area regulations.

(1) There shall be no minimum lot area for nonresidential uses in this district.

(2) There shall be no maximum building area devoted to any permissible use in this district.

(E) Yard regulations.

(1) The minimum yard abutting a public street shall be 25 feet.

(2) There shall be no minimum interior side yard requirement.

(3) On any lot in this district used for commercial purposes which adjoins any residential district, the minimum building line setback adjacent to such residential district, shall be 20 feet. Within that 20-foot setback, a 10-foot wide landscaped buffer yard with no paving, dumpsters or other improvements shall be provided and the screening requirement of § 154.046 shall be complied with.

(4) When a multi-story commercial structure is erected upon a lot in this district which adjoins any residential district, the minimum yard adjacent to such residential district shall be increased 5 feet for each story more than 1.

(5) In computing yard requirements, the provisions of this division (E) shall be cumulative.

(F) Off-street parking regulations.

(1) For each permissible use in this district, off-street parking shall be provided in accordance with § 154.070.

(2) A maximum of 40% of the curb line and parkway adjacent to property in this district shall be used for vehicular access to such property.

(G) Exterior wall construction.

(1) All buildings hereafter constructed or placed in this district shall have both sides and the front of its exterior wall surface constructed of masonry and/or glass pane.

(2) All additions hereafter constructed to buildings in this district shall have 75% of its exterior wall surface constructed of masonry and/or glass pane.

(H) Special conditions. Outside sales and storage shall not be allowed within 50 feet of any residentially zoned property. No sale or storage of materials shall be allowed within any designated emergency access easement or fire lane.

(Ord. O-12-743, passed 12-3-2012)

§ 154.023 ORIGINAL TOWN SQUARE (OTS) OVERLAY DISTRICT.

(A) This overlay district shall be in effect in all areas of the City of Ferris that are shown in the Original Town Square Map below, attached hereto and made part hereof.

(B) It is provided that within this area, the existing (or as then amended) base zoning will remain in effect, and will control the use of the property. This section does not change the use of the property, only the structures that may be placed on it. The base zoning still applies to the structures, except as amended by this section.

(1) Buildings may be built property line to property line. There are no setback requirements in this district.

(2) There are no percentage of lot coverage requirements in this district. A building may consume the entirety of the lot on which it sits.

(3) There are no parking requirements in this district. All parking is shared, public parking and no additional off-site parking is required.

(4) The total area of an office building devoted to any single incidental use shall not exceed 15% of the gross floor area of the building.

(5) Buildings in this district are permitted to have a storefront, show window or display window, with merchandise visible from the exterior of the building.

(6) Signage in this district may vary from §§ 154.080 through 154.088 so long as they are in compliance with a currently adopted version of the “Downtown Historic Guidelines.”

(Ord. O-12-743, passed 12-3-2012)

§ 154.024 “I-L” LIGHT INDUSTRIAL AND WAREHOUSING DISTRICT.

(A) Specific purpose. This district is a limited industrial classification characterized by warehousing and distribution buildings and operations, and light processing or manufacturing. The regulations of this district are intended to preserve a light industrial nature, particularly with regard to noise, odors, dust, and other noxious conditions.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

(D) Yard regulations.

(1) The minimum front yard shall be 10 feet from the property line.

(2) There shall be no minimum side yard, except as follows:

(a) On corner lots, the side yard on the street side shall be 15 feet.

(b) On any lot in this district used for industrial purposes which adjoins any residential district, the minimum building line setback adjacent to such residential district shall be 20 feet. Within that 20-foot setback, a 10-foot wide landscaped buffer yard with no paving, dumpsters or other improvements shall be provided and the screening requirement of § 154.046 shall be complied with. For multi-story industrial buildings or structures, the building line setback adjacent to residential property shall be increased 5 feet for each story more than 1.

(3) There shall be no minimum rear yard in this district.

(E) Special conditions.

(1) All manufacturing or industrial uses shall be carried on wholly within buildings or enclosures consisting of substantial screening devices behind the required front yard.

(2) No raw materials, materials for sale or manufactured products shall be stored outside the confines of buildings or enclosures.

(3) All buildings hereafter constructed or placed in this district shall have its exterior wall surface constructed of any combination of masonry, glass and/or metal.

(Ord. O-12-743, passed 12-3-2012)

§ 154.025 “I-H” MEDIUM AND HEAVY INDUSTRIAL DISTRICT.

(A) Purpose. This district is intended to accommodate all types of industrial uses and all other uses not prohibited by ordinance.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

(D) Yard regulations.

(1) The minimum yard abutting a public street shall be 10 feet from the property line.

(2) There shall be no minimum interior side yard in this district.

(3) On any lot in this district used for industrial purposes which adjoins any residential district, the minimum building line setback adjacent to such residential district shall be 20 feet. Within that 20-foot setback, a ten 10-foot wide landscaped buffer yard with no paving, dumpsters or other improvements shall be provided and the screening requirement of § 154.046 shall be complied with. For multi-story industrial buildings or structures, the building line setback adjacent to residential property shall be increased 5 feet for each story more than 1.

(4) There shall be no minimum rear yard in this district.

(E) Special conditions. All buildings hereafter constructed or placed in this district shall have its exterior wall surface constructed of any combination of masonry, glass and/or metal.

(Ord. O-12-743, passed 12-3-2012)

§ 154.026 “PD” PLANNED DEVELOPMENT DISTRICT.

(A) Purpose. The purpose of a Planned Development Zoning District (“PD District”) is to provide for the development of land as an integral unit for single or mixed use in accordance with a PD concept plan that may include uses, regulations and other requirements that vary from the provisions of other zoning districts. PD Districts are intended to implement, generally, the goals and objectives of the city’s Comprehensive Plan. PD Districts are also intended to encourage flexible and creative planning, ensure the compatibility of land uses, and allow for the adjustment of changing demands to meet the current needs of the community by meeting one or more of the following purposes:

(1) Provide for a superior design of lots or buildings;

(2) Provide amenities or features that would be of special benefit to the property users or community;

(3) Protect or preserve natural amenities and environmental assets such as trees, creeks, ponds, floodplains, slopes or hills and viewscapes; or

(4) Protect or preserve existing historical buildings, structures, features or places.

(B) General. Any design or development proposal that does not strictly conform to the requirements of this chapter may request that a PD District be approved in accordance with the provisions of this chapter in its original form or by subsequent amendments. However, while a PD District may be proposed to modify certain provisions of this chapter, no proposed PD District ordinance shall be approved without ensuring a level of exceptional quality or innovation for the associated design or development of the subject property. Exceptional quality or innovation could come in many forms including, but not limited to, enhanced landscaping, creative site or architectural designs, or some other innovative element(s).

(1) An application for a zoning change to a PD District, or for approval of a development plan or amendment to an existing PD District, shall be submitted for final approval of the City Council upon recommendation by the Planning and Zoning Commission.

(2) The procedures for hearing a request for a zoning change to a PD District shall be the same as for a requested change to any other zoning district, except for the requirement of approval of a development plan.

(3) Prior to the approval of a development plan, the City Council shall request a recommendation from the Planning and Zoning Commission concerning the proposed plan.

(4) After receiving a report of the Planning and Zoning Commission’s recommendation, the City Council shall hold a public hearing to consider the approval of a development plan.

(5) Every “PD” - Planned Development District ordinance approved under the provisions of this chapter shall be considered as an amendment to this chapter and shall be applicable to the property involved. In approving the PD District, the City Council may impose conditions relative to the standard(s) of development and such conditions shall be complied with before a certificate of occupancy is issued for the use of the land or any structure which is part of the PD District and such conditions shall not be construed as conditions precedent to the approval of the zoning amendment, but shall be construed as conditions precedent to the granting of a certificate of occupancy.

(6) Every “PD” - Planned Development District ordinance approved in accordance with the provisions of this chapter in its original form or by subsequent amendments thereto is considered a zoning change and shall be referenced on the zoning district map; and a list of such planned development district regulations together with the category of uses permitted therein shall be maintained as part of this chapter.

(D) Submittal requirements. All rezoning requests for a “PD” - Planned Development District shall be required to submit the following information:

(1) An application;

(2) The appropriate application fee as specified in the Ferris fee schedule, which may be amended from time to time by ordinance;

(3) A letter of intent detailing the various aspects of the request, the merits of the request, and any other pertinent information;

(4) A development plan that clearly indicates all significant features of the proposed PD District on an accurate scaled drawing, to include:

(a) The boundaries of the area included in the PD District (“plan area”) surveyed by a competent licensed engineer or surveyor in the form of a survey plat, or if to be platted or re-platted, a preliminary plat.

(b) The total square footage and acreage of the plan area.

(c) All recorded or physically existing public and private rights-of-way and easements located on or adjacent to the plan area.

(d) The approximate topography of the plan area.

(e) The proposed land uses identified by location within the plan area (“development pod”); the square footage and acreage of each such development pod; the architectural details and design criteria applicable within each development pod; the densities applicable to each such development pod; and, the coordination, integration and transitions between development pods.

(f) The approximate location of proposed buildings and other structures on the plan area site and structures and existing uses adjacent to the plan area.

(g) The character and approximate density of all proposed uses in the plan area.

(h) The approximate location and dimensions of all parking areas, malls, water bodies, open areas and recreational areas.

(i) All streets, alleys and ways, including walkways, dedicated to the public use, and the location of all utilities.

(j) All areas reserved for common ownership with an indication of the properties, the owners of which will share the common ownership.

(k) Elevation renderings for all sides of any proposed structure(s) (for PD Districts requesting modifications to the architectural and site standards of this chapter).

(l) Sub-zoning areas.

(m) Vehicle and pedestrian circulation and access.

(n) The location and type of walls, fences, screen planting and landscaping.

(o) A plan, including side elevation drawings, showing location, size, height, orientation and design of all signs.

(p) In multi-family, townhouse and commercial PD Districts and/or development pods within a PD District, the location of each outside facility for waste disposal.

(q) A written document outlining the development restrictions, regulations, and underlying base zoning district(s) of the PD District and for each development pod within a PD District.

(r) A development schedule, indicating the following:

1. The estimated date when development construction in the plan area shall commence;

2. The stages, if any, in which the plan area will be developed and the estimated date each stage will commence;

3. The estimated date of completion of each stage in the development of the PD District; and

4. The area and location of all common open space that will be developed at each stage of the PD District.

(5) The development plan shall clearly indicate that the proposed development will be in complete accordance with the provisions of the applicable Planned Development District zoning.

(6) The Chief Building Official may request more or less detail based on complexity of the request.

(E) Development.

(1) All development plans registered and recorded hereunder shall be binding upon the applicant thereof, his or her successors and assigns, and shall limit and control all building permits.

(2) Prior to issuance of any building permits, the property shall be platted in accordance with the subdivision ordinance and platting policies of the city.

(3) All buildings, structures, open space and/or any other development component constructed or placed in a PD District shall fully conform to the requirements of the PD District and all applicable building codes and ordinances of the city. All zoning regulations not expressly implied within a PD District’s adopting ordinance shall default to the requirements of the underlying base zoning district as specified within such PD District ordinance, or if no underlying base zoning district is specified then to the most restrictive zoning district in which the use is allowed.

(Ord. O-15-799, passed 8-17-2015)

Ferris City Zoning Code

BASE DISTRICT

REGULATIONS

§ 154.010 PERMITTED USES AND DISTRICT REGULATIONS.

To view Permitted Uses Chart in pdf format, CLICK HERE

1	Site plan approval by the Planning and Zoning Commission and City Council will be required in accordance with § 154.040.
2	Site plan approval by the Planning and Zoning Commission and City Council will be required in accordance with §154.040 in districts that require a special use permit.
3	All storage shall be within completely enclosed buildings or effectively screened with screening not less than 6 feet nor more than 8 feet in height, provided no storage located within 50 feet of such screening shall exceed the maximum height of such screening.
4	May not be located within 300 feet of any property zoned for a residential use or any property that is occupied by a religious institution, public school, day care or nursing home. The measurement of distance shall be measured as a radius from the edge of the property line.
5	All outdoor lighting, including parking lot lighting, shall be directed away from any property zoned or developed for residential uses.
6	Any proposed stable or barn must be setback 150 feet from the property line. Only animals permitted within the corporate limits by the city code will be permitted on site.
7	Pens, outdoor kennels, or animal runs must be located 150 feet from any residentially zoned property.
8	A copy of the State of Texas Certification of licensing or registration as described in Tex. Human Res. Code, § 42.052 must be provided to the city.
9	Shall not be used for the storage of wrecked vehicles, or the dismantling of vehicles or the storage of vehicle parts.
10	All vehicles being stored for repair shall be screened from all public rights-of-way.
11	All equipment shall be stored and displayed on a hard all weather surface.
12	See § 154.019 for special requirements.
13	1000-foot separation is required from all residential uses or zoning districts, churches or schools.
14	All storage of goods, products, cargo, produce or materials and the repackaging of same must be wholly within the confines of a building.
15	No continuous or episodic excessive noise or odors shall be emitted from the use.

§ 154.011 “R-1” SINGLE-FAMILY RESIDENTIAL DISTRICT - 9,000 SQUARE FOOT LOTS.

(B) Use regulations.

“R-1” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	9,000 square feet
Lot width (min.)	75 feet
Lot depth (min.)	120 feet
Front yard setback (min.)	35 feet
Side yard setback (min.)
Interior lot lines	7 feet
Street lot lines	15 feet
Rear yard setback (min.)	35 feet
Height (max.)	40 feet
Lot coverage (max.)	40%
Floor area (min.)	2,150 square feet

See image below for example.

(D) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.012 “R-2” SINGLE-FAMILY RESIDENTIAL DISTRICT - 7,150 SQUARE FOOT LOTS.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-2” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	7,150 square feet
Lot width (min.)	65 feet
Lot depth (min.)	110 feet
Front yard setback (min.)	30 feet
Side yard setback (min.)
Interior lot lines	6 feet
Street lot lines	15 feet
Rear yard setback (min.)	30 feet
Height (max.)	40 feet
Lot coverage (max.)	40%
Floor area (min.)	1,750 square feet

See image below for example.

(1) The height of a residential structure or structure accessory may be increased to not more than 45 feet when, in addition to the front yard minimum requirements contained herein, the front yards shall be increased an additional foot for each foot such structure that exceeds 40 feet in height. See image below for example.

(D) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.013 “R-3” SINGLE-FAMILY RESIDENTIAL DISTRICT - 5,500 SQUARE FOOT LOTS.

(A) Special purpose. This district is intended to be the same as “R-2” except that lots are generally smaller, and, therefore, the homes are situated in a higher density setting.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-3” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	5,500 square feet
Lot width (min.)	55 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Side yard setback (min.)
Interior lot lines	5 feet
Street lot lines	15 feet
Rear yard setback (min.)	25 feet
Height (max.)	40 feet
Lot coverage (max.)	40%
Floor area (min.)	1,350 square feet

See image below for example.

( 1) The height of a residential structure or structure accessory may be increased to not more than 45 feet when, in addition to the front yard minimum requirements contained herein, the front yard shall be increased an additional foot for each foot such structure that exceeds 40 feet in height. See image below for example.

(D) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.014 RESIDENTIAL HISTORIC OVERLAY DISTRICT.

(B) The following is allowed on qualifying property within the Residential Historic Overlay District:

(1) The maximum lot coverage is increased to allow for up to 60% lot coverage.

(Ord. O-12-543, passed 12-3-2012)

§ 154.015 “R-T” RESIDENTIAL TOWNHOME DISTRICT - CLUSTER.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-T” ATTACHED TOWNHOUSE–AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	2,000 square feet
Lot width (min.)
Street corner lots	35 feet
Interior unit lots	20 feet
End unit lots	25 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Side yard setback (min.)
Street corner units	15 feet
Interior units	0 feet
Building end units	15 feet
Number of units attached	8 maximum
Rear yard setback (min.)	25 feet
Lot coverage (max.)	50%
Height (max.)	40 feet
Floor area (min.)	1,100 square feet

“R-T” DETACHED ZERO LOT LINE TOWNHOUSE–AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	3,500 square feet
Lot width (min.)	35 feet
Street corner lots	40 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Rear yard setback (min.)	25 feet
Side yard setback (min.)	10 feet, 0 feet on opposite side

See images below for examples.

(D) Density credit.

(1) Credit shall be given for all permanent open space exterior within 100 feet of the development site and for the floor area within the development site.

(F) Cluster development regulations. Yard setbacks and building lines shall be in accordance with the following:

(1) Buildings adjacent to public streets which are internal to a townhouse development shall setback not less than 25 feet from the center lines of the streets.

(2) Buildings containing dwelling units fronting on a place or court and facing other such buildings shall be separated from the buildings by not less than 60 feet of open space.

(4) The rear yard for any dwelling shall not be less than 25 feet.

(G) See image below for examples.

(H) Off-street parking regulations.

(1 ) Off-street parking shall be provided in accordance with § 154.070.

(2 ) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(4) There shall be at least 1/2 additional vehicular parking spaces for each dwelling unit. These spaces shall be available in 1 or more of the following:

(b) Special visitors parking areas located on the development sites.

(Ord. O-12-743, passed 12-3-2012)

§ 154.016 “R-D” RESIDENTIAL DISTRICT - DUPLEX.

(A) Specific purpose. This district is intended to be composed of mostly duplex buildings in a low density setting not to exceed 2 dwelling units per separately platted lot.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“R-D” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	5,000 square feet
Lot width (min.)	50 feet
Lot depth (min.)	100 feet
Front yard setback (min.)	25 feet
Side yard setback (min.)
Interior lot lines	5 feet
Street lot lines	15 feet
Rear yard setback (min.)	25 feet
Height (max.)	40 feet
Lot coverage (max.)	50%
Floor area (min.) per unit	1,200 square feet

See image below for example.

(D) Previously platted duplex property. The land area for a duplex dwelling previously platted shall not be less than 5,000 square feet.

(F) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No parking space shall occupy any part of the required front yard of a nonresidential use.

(3) Vehicular parking or storage must be on an improved surface (not on grass).

(Ord. O-12-743, passed 12-3-2012)

§ 154.017 “MF-18” MULTI-FAMILY RESIDENTIAL DISTRICT - MEDIUM DENSITY.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“MF-18” AREA, YARD & HEIGHT REGULATIONS
Density (max.)	18 units per acre
Lot width (min.)
Lot depth (min.)
Setbacks (min.)
From internal streets	30 feet from centerline
From public rights-of- way	25 feet from right-of-way
From facing structures	60 feet
From adjacent structures	10 feet
Rear yard setback (min.)	25 feet
Height (max.)	40 feet
Unit area (min.)	900 square feet living area

See image below for example.

(D) Minimum dwelling size. The minimum living area for multi-family dwelling units, MF-18, shall be as follows:

(1) One-bedroom apartment: 900 square feet.

(2) Two-bedroom apartment: 1,000 square feet.

(3) Three-bedroom apartment: 1,100 square feet.

(4) Four-bedroom apartment: 1,200 square feet.

(E) Lot coverage. In no case shall more than 40% of the total lot area be covered by the combined area of the main buildings and accessory buildings.

(F) Construction. Single-family detached, single-family zero lot line, and townhouse construction in this district shall conform to the requirements for their district standards respectively.

(1) No less than 40% of the required front yard in the MF-18 District shall be appropriately landscaped.

(2) A minimum of 10% of the total square footage of required parking spaces shall be landscaped in the parking area in the MF-18 District.

(J) Off-street parking regulations.

(1) Off-street parking shall be provided in accordance with § 154.070.

(2) No required parking space shall occupy any part of the required front yard of a residential use.

(Ord. O-12-743, passed 12-3-2012)

§ 154.018 “MH” HUD-CODE MANUFACTURED HOUSING DISTRICT.

(A) Specific purpose. This district is intended to be composed mostly of manufactured homes and other prefabricated homes, and includes both manufactured home parks and subdivisions.

(B) Use regulations. Land and structures in this zoning district shall be used according to the regulations for this district as listed in § 154.010.

“MH” AREA, YARD & HEIGHT REGULATIONS
Lot area (min.)	1,500 square feet
Lot width (Min.)	30 feet
Density (max.)	18 units per acre
Front yard setback (min.)	10 feet
Structure separation (min.)
End to end	5 feet
Side to side	15 feet
Side yard setback (min.)
Interior lot lines	7.5 feet
Street lot lines	10 feet
Height (max.)	40 feet
Rear yard setback (min.)	10 feet
Lot coverage (max.)	50%

See image below for example.