The regulations set by this GDC for each district are minimum regulations and apply uniformly to each class or kind of structure or land, except as hereinafter provided.

Each zoning district herein established is provided a specific purpose, in accordance with the Comprehensive Plan (as amended), for the location of various activities and development types throughout the City. It is intended that these districts will be used to implement the policies and objectives of the City, as stated in its Comprehensive Plan.

The City of Garland is hereby divided into the following zoning districts, which are grouped into the following four categories: Residential, Nonresidential, Mixed-Use, and Overlay/Special districts, and are represented by the following abbreviations and district names:

The following Table 2-2 identifies zoning districts that were adopted in the City’s previous Zoning Ordinance (Ordinance No. 4647, as amended) and the equivalent zoning districts established in this GDC:

The development standards for each residential district are provided in Table 2-3 or Table 2-4 (as applicable)[1], and described in the applicable section for each district (see Sections 2.35 through 2.40 of this Chapter 2).

The minimum lot area may be reduced by up to ten percent in the SF-E district, or by up to five percent in the SF-10, SF-7, SF-5, 2F, and SFA districts, provided that the average lot area for the entire development must meet the minimum lot averages as provided in Table 2-3 or Table 2-4[4] (as applicable). In no case may the number of lots being reduced be more than ten percent of the total number of lots in the overall development.

The minimum lot width may be reduced up to ten feet in the AG, SF-E, and SF-10 districts, or up to five feet in the SF-7, SF-5, and 2F districts, for a lot fronting onto the arc portion of a cul-de-sac or “eyebrow” street (see Illustration 2-1).

The establishment of minimum dwelling unit areas for each residential district will ensure that there is consistency and reasonable compatibility within neighborhoods, which will assist in maintaining property values and stability. Each residential district must have the specific minimum dwelling unit areas, exclusive of garage square footage, as provided in Table 2-3 or Table 2-4[5], as applicable.

Yards shall be free and clear of any appurtenances except as follows:

Recreational vehicles, travel trailers, campers, motor homes, and similar vehicles, used for on-site dwelling purposes, are prohibited in all residential districts.

Accessory buildings must comply with provisions of Article 5, Division 4 (Accessory Buildings and Structures) of this Chapter 2 and must meet the same requirements as the main building.

In addition to the required standards set forth in Section 32.04 of the City Code, bedrooms must be proportional to bathrooms and living areas in single-family and two-family dwellings such that for every two rooms used in the structure as a bedroom there must be at least one full bathroom (containing a commode, a sink and a shower or bathtub) and one living area.

The development requirements (including, but not limited to, requirements for lot area, lot width, lot depth, lot coverage, setbacks, building height, parking, landscaping, screening, exterior construction, lighting) for allowed nonresidential uses (such as, schools, churches, day cares) in residential districts are as provided in the Neighborhood Services (NS) zoning district.

Exterior design and construction materials for all residential structures must comply with provisions of Article 6 in Chapter 4 of this GDC, and with any special construction standards provided for in each zoning district or within the City Code, whichever is more stringent.

As a general matter, this article is not intended to, and does not apply to, buildings erected or maintained by any public school, or the City.

Yards shall be free and clear of any appurtenances except as follows:

The Agricultural district is intended for vacant land which is not yet ready for development, land which is used for agricultural or open space purposes, land which due to its topography or location within a floodplain or other undevelopable area is not anticipated to be developed for more intense use, and land which has been newly annexed into the City of Garland. Land that has been newly annexed into the City is initially zoned Agricultural until it is zoned another more permanent zoning classification in the future. Single-family uses on large lots are appropriate in this district.

All allowed land uses in the AG district (whether by right or by SUP) are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

The Single-Family Residential districts are intended to provide for development of primarily low-density detached, single-family residences on a variety of lot sizes, churches, schools, and public parks in logical, livable, and sustainable neighborhoods.

All allowed land uses (whether by right or by SUP) in the SF-E, SF-10, SF-7, or SF-5 districts (as applicable) are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

Where zero-lot-line homes are allowed, one interior side yard must be reduced to zero feet, while the other side yard must be a minimum of ten feet (see Illustration 2-6). The minimum side yard setback for a non-key corner lot is fifteen feet, and twenty feet for a key corner lot. A minimum five-foot wide maintenance easement must be placed on the adjacent lot (that is, next to the zero-lot-line) to enable the property owner to maintain the portion of the house that is on the zero-lot-line. Side yards and maintenance easements must be shown on the subdivision plat along with special plat language for zero-lot-line homes (available in the Development Application Packet, as may be amended from time to time). Roof overhangs may project into the maintenance easement not more than twenty-four inches. All other types of projections are prohibited.

The Single-Family Attached district is intended to promote stable, quality, attached-occupancy residential development on individual lots in logical, livable, and sustainable neighborhoods. This district may be included within certain areas of neighborhoods or, when in accordance with the intent of the Comprehensive Plan, may provide a transition district between lower density residential areas, multifamily or nonresidential areas, or major thoroughfares.

Prior to the issuance of a Site Permit or a Building Permit for the construction of a townhouse, a townhouse structure, or a townhouse development (see definitions in Chapter 6 of this GDC) must first proceed administratively in accordance with the provisions of Article 1, Division 1 in Chapter 4 of this GDC.

All allowed uses (whether by right or by SUP) in the SFA district are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

The minimum distance between front facades of residential structures (face-to-face distance) is fifty feet. The minimum distance between rear facades of residential structures is thirty feet. All distances are to be measured from the base, or foundation, of each vertical wall or facade.

All townhouse developments must comply with the screening and landscape standards within Article 3 of Chapter 4 of this GDC.

Within the SFA district, residential types other than townhouses must comply with the development standards for the applicable residential type, as follows:

The Two-Family district is intended to promote stable, quality medium density residential development on pairs of lots in logical, livable, and sustainable neighborhoods. This district may be included within single-family neighborhoods or, when in accordance with the intent of the Comprehensive Plan, may provide a transition district between lower density residential areas and higher density or nonresidential areas or major thoroughfares.

All allowed land uses (by right or by SUP) in the 2F District are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

The minimum floor area, exclusive of garage square footage, for each residential dwelling unit in a 2F district is provided for in Table 2-4, except that the minimum floor area of a unit in a duplex may be up to one hundred square feet less than the designated minimum dwelling unit area. However, a duplex structure (both units combined) may not be less than twice the designated minimum dwelling unit area.

Within the 2F district, residential types other than duplexes must comply with the following applicable development standards:

The multifamily district is an attached residential district intended to promote stable, quality, attached-occupancy residential development in livable, sustainable, and compact residential communities at a maximum density of eighteen dwelling units per acre. The principal allowed land uses include low-rise to mid-rise multiple-family dwelling structures that are renter-occupied or owner-occupied (as in condominiums). Recreational, religious, health, and educational uses normally located to serve residential areas are also allowed in this district. This district should be located adjacent to an arterial or collector street, and can serve as a buffer between nonresidential development or heavy automobile traffic and medium-density or low-density residential development. This district accommodates a variety of housing types including triplexes, quadplexes, apartments, and condominiums. The MF-0 district is intended for multiple dwelling units, developed in a single-family style, but not on individually platted lots. The MF-1 district, as mentioned in certain sections of the Garland Development Code, is intended to accommodate standard multifamily development. The MF-2 District is intended to accommodate moderately higher densities and building height in order to reflect a more urban style of multifamily development. All MF standards are applicable MF-0, except where otherwise noted in this Section. All MF standards are applicable to both MF-1 and MF-2, except otherwise noted in Table 2-4.

All allowed land uses (whether by right or by SUP) in the MF district are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

Lots used for multifamily purposes must conform to the minimum lot area, width and depth requirements, and to the maximum density requirements, as described in Table 2-4.

The minimum floor area requirements, exclusive of garage square footage, for each residential dwelling unit in the MF district are described in Table 2-4.

The maximum number of efficiency dwelling units may not exceed ten percent of the total number of units in the same development. Any fractional number of units must be rounded up to the next whole number of units.

All portions of a multifamily dwelling structure must be a minimum of twenty feet from other multifamily dwelling structures, or any portions thereof; except that the minimum building separation between dwelling structures is ten (10) feet in the MF-0 District.

Within the MF district, residential types other than apartments or condominiums must comply with the following development standards:

The development standards for each residential district to which this section applies are as follows:

Nonresidential zoning districts must be in compliance with the nonresidential development standards: (i) provided in Table 2-5; (ii) provided in the applicable sections of this GDC (see Sections 2.42 through 2.48); and (iii) provided below:

Recreational vehicles, travel trailers, campers, motor homes, and similar vehicles may not be used for on-site dwelling purposes in a nonresidential district, unless expressly authorized pursuant to a PD district ordinance.

Landscaping and screening requirements for all nonresidential districts must be in compliance with Chapter 4, Article 3 of this GDC.

Outside storage or display, if allowed in a district, must be in compliance with Section 2.52(A)(14) of this Chapter 2.

See Article 6 in Chapter 4 of this GDC for building design standards.

The Neighborhood Office (NO) district is intended to create an appropriate setting for low intensity office and professional uses. The district may be used as a transition district between residential uses and more intense uses. With appropriate buffers and landscaping, this district may be located contiguous to residential districts. Allowed uses should be compatible with adjacent residential areas by limiting heights to one story, and may not include uses that create excessive amounts of traffic, noise, trash, or late-night business operations.

All allowed land uses (whether by right or by SUP) in the NO district are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

Since the Neighborhood Office district is intended to serve the immediate neighborhood(s) with professional office services and job opportunities, developments within the NO district must be small in scale (see maximum lot area in Table 2-5) and architecturally harmonious with the neighborhood. Where feasible, provision must be made for pedestrian access and convenience by connecting directly with sidewalks and trails to and from nearby neighborhoods.

Shared, off-site, and reduced parking within a NO district must be in compliance with Section 4.20 in Article 2, Chapter 4 of this GDC.

The Community Office (CO) district is intended to create an appropriate setting for medium and higher intensity office and professional uses. The district may be used as a transition district between low intensity office/retail uses and more intense uses. It is also generally appropriate along major transportation corridors. However, the CO district is generally not appropriate in proximity to low-density residential districts. Examples of allowed uses in a CO district are: professional offices, campus-style corporate office, research, and assembly operations that may be large in scale but that are conducted wholly within a building(s) with very limited or no outside storage.

All allowed land uses (whether by right or by SUP) in the CO district are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

The Community Office district is intended to serve the larger community and region with professional office services and job opportunities. Where feasible, provision must be made for pedestrian access and convenience by connecting directly with sidewalks and trails to and from neighborhoods, shopping areas, and other employment centers.

Shared, off-site, and reduced parking within a CO district must be in compliance with Section 4.20 in Article 2, Chapter 4 of this GDC.

The Neighborhood Services (NS) district is intended to accommodate a limited range of small-scale retail and personal service activities that are supportive and desirable in proximity to residential neighborhoods. The district regulations are designed to ensure compatibility with the residential environment, minimizing the generation of additional noise, traffic, odor, fumes, or other objectionable conditions.

All allowed land uses (whether by right or by SUP) in the NS district are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

Shared, off-site, and reduced parking within a NS district must be in compliance with Section 4.20 in Article 2, Chapter 4 of this GDC.

The Community Retail (CR) district is intended to accommodate a variety of retail, service, and business establishments that may or may not be designed in a shopping center configuration. The district may be used as a transition district between lower intensity retail or office uses and more intense uses. A CR district is generally appropriate along major transportation corridors but is generally not appropriate in proximity to low-density residential districts without significant buffering and screening features. An example of allowed use in a CR district is a retail shopping area that may be large in scale with very limited or no outside storage. Traffic generated by uses in a CR district must be focused onto the major thoroughfare network. Development in a CR district may not be designed in a manner that increases traffic through residential areas.

All allowed uses (whether by right or by SUP) in the CR district are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

Shared, off-site, and reduced parking within a CR district must be in compliance with Section 4.20 in Article 2, Chapter 4 of this GDC.

The Light Commercial (LC) and Heavy Commercial (HC) districts are intended to provide locations for commercial and service-related establishments, such as building material and wholesale product sales, contractors’ shops, automotive repair services, upholstery shops, and other similar commercial uses. Uses in this district may utilize outside storage areas that are screened from public view (see Subsection 2.52(A)(14) of this Chapter 2, and Section 4.43 in Chapter 4, as applicable) as may be provided in the Land Use Matrix, Article 5 of this Chapter 2. Some light manufacturing uses may also be allowed subject to certain conditions. The uses envisioned for the district will typically have operation characteristics that are generally not compatible with residential uses and some nonresidential uses. Convenient access to major thoroughfares and other transportation systems is a primary consideration for the types of uses that are found in the Commercial districts.

All allowed uses (whether by right or by SUP) in the LC or HC districts are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

Shared, off-site, and reduced parking within the LC or HC districts must be in compliance with Subsection 4.20 in Article 2, Chapter 4 of this GDC.

The Industrial (IN) district is intended to provide for a wide range of industrial uses that are generally not compatible adjacent to residential neighborhoods, and may or may not be compatible with some nonresidential uses. Such uses include manufacturing, processing, assembling, research and development, and warehousing and distribution. The Industrial district also accommodates support services for industrial development such as office, commercial, personal and professional services, and limited retail activities. The Industrial district regulations are designed to ensure compatibility among the various uses allowed in the district, and to protect adjacent non-industrial development from potentially incompatible uses and conditions.

All allowed uses (whether by right or by SUP) in the IN district are indicated within the Land Use Matrix, Article 5 of this Chapter 2.

Shared, off-site, and reduced parking within a IN district must be in compliance with Section 4.20 in Article 2, Chapter 4 of this GDC.

The Downtown Automotive Overlay (DAO) district is intended to allow for the transfer of certain development rights for automotive and similar uses to other sites within the same zoning overlay.

The following provisions apply to the Downtown Automotive Overlay (DAO) district, as designated on the City’s official Zoning Map and more particularly described below:

The Downtown Automotive Overlay district consists of all that area located within the boundaries as reflected on the Downtown Framework Plan (see Section 7.05.1(H) [Appendix A] in Chapter 7 of this GDC).

All requests for transfer of credits shall be reviewed using the applicable permit approval process (as applicable for the particular development) as outlined in Article 1, Division 2 in Chapter 4 of this GDC. All of the development standards required in the subject property’s base zoning district will apply.

The Urban (U) districts are intended to allow cohesive, orderly, creative, and predominantly vertically-oriented mixed-use and mixed-density developments. There are two types of Urban districts: Urban Residential (UR) and Urban Business (UB). UR districts are predominantly residentially-oriented districts that may also include a limited number of integrated nonresidential uses that are compatible with, harmonious with, and supportive of, a high-density, urban-style residential neighborhood. UB districts are predominantly business- and shopping-oriented districts that may also include integrated residential uses that are compatible with, and supportive of, a high-density, urban-style business district.

The Urban districts are also intended to establish a distinctive community character in, specially selected areas through innovative and mutually-sustaining land uses, urban-style and pedestrian-oriented site design, efficient traffic and pedestrian circulation, innovative and high-quality architectural elements and landscaping concepts, and other similar enhanced design features that will in turn elicit a strong sense of community, civic pride, and of satisfaction with quality of life among those who choose to enjoy the lifestyle created by these districts.

Appropriate flexibility in final design should be given to developers and designers of Urban districts to allow creativity for the opportunities associated with individual sites. The Urban districts can include a mixture of architectural styles ranging from contemporary to traditional. The general intent of these districts is to maximize utilization of land for a mixture of mutually sustainable uses, while also utilizing open spaces to the greatest extent possible in an urban setting for public recreation and leisure purposes. Urban districts are intended to include a diverse mixture of residential housing choices and business/employment opportunities (for example, live-work units) in a symbiotic and urban-style environment that not only accommodates residents' needs to live, work, learn, and play within a neighborhood setting, but that also builds long-term stability, civic pride and fiscal value for the community in general.

All allowed uses (whether by right or by SUP) in the UR or UB district (as applicable) are indicated within the Land Use Matrix, Article 5 of this Chapter 2. Single-family attached residences are only allowed in the Urban districts to the extent they are in compliance with the SFA district requirements.

Developments within the Urban districts must be comprised of a mixture of residential and nonresidential uses that are conducive to a live-work environment.

Off-street parking and loading for Urban districts must be in compliance with provisions of the Land Use Matrix, Article 5 of this Chapter 2 and with Chapter 4, Article 2 of this GDC unless otherwise provided below.

All signage within an Urban district must be in compliance with Chapter 4, Article 5 unless otherwise provided below:

Sidewalks must be provided between the street and the building, and shall be a minimum of eight feet in width except in pre-developed areas where the sidewalk system is already established prior to the effective date of this GDC. In those areas, redevelopment of lots or tracts must include repairs or replacement of the adjacent portion of the existing sidewalk, as determined by the Director of Transportation and in compliance with the City's standards in effect at the time. Barrier-free ramps must be added (or replaced) at all street corners and at any designated mid-block pedestrian crossings in accordance with local, state, and federal law.