Zoneomics Logo
search icon

Llano City Zoning Code

ARTICLE III

ZONING MAP AND ZONING DISTRICTS

§ 110-141 Compliance required.

All land, buildings and structures, or appurtenances located thereon, within the city, which are hereafter occupied, used, erected, altered, removed, placed, demolished or converted shall be occupied, used, erected, altered, removed, placed, demolished or converted in conformance with the zoning regulations prescribed for the zoning district in which such land or building is located as provided in this article, or subject to penalties as set forth in section 110-4.
(Ordinance 735, sec. I(5.1), adopted 7/21/97)

§ 110-142 Nonconforming uses and structures.

(a) 
A nonconforming status shall exist only when:
(1) 
A use or structure, which does not conform to the regulations prescribed in the district in which such use or structure is located, was in existence and lawfully operating prior to the adoption of this chapter;
(2) 
On the effective date of this chapter (7-31-1997), the use or structure was in existence and lawfully constructed, located and operating in accordance with the provisions of the previous zoning ordinance or which was a nonconforming use under such ordinance, and which use or structure does not now conform to the regulations prescribed in this article for the district in which the use or structure is located; or
(3) 
The use or structure existed when the land occupied by the use or structure was annexed into the city and has continuously existed as a nonconforming use.
(b) 
No nonconforming use or structure may be expanded or increased beyond the lot or tract upon which such nonconforming use is located as of the effective date of this chapter (7-31-1997), except to provide off-street loading or off-street parking space, upon approval of the zoning board of adjustment.
(c) 
Repairs and normal maintenance may be made to a nonconforming building provided that no structural alterations, expansions or extensions shall be made except those required by law or ordinance, unless the building is changed to a conforming use.
(d) 
Any nonconforming use may be changed to a conforming use, and once such change is made, the use shall not thereafter be changed back to a nonconforming use.
(e) 
Where a conforming use is located in a nonconforming structure, the use may be changed to another conforming use by securing a certificate of occupancy from the building official.
(f) 
Whenever a nonconforming use is abandoned, all nonconforming rights shall cease and the use of the premises shall thenceforth be in conformity with this chapter. Abandonment shall involve the intent of the user or owner to discontinue a nonconforming use for a period of six months and shall be construed as conclusive proof of intent to abandon the nonconforming use. Any nonconforming use which, not involving a permanent type of structure, is moved from the premises shall be considered to have been abandoned.
(g) 
If a structure occupied by a nonconforming use is destroyed by fire, the elements or other cause, it may be rebuilt or replaced. In the case of partial destruction of a nonconforming use, reconstruction will be permitted, but the use shall not be expanded.
(h) 
The term “structures” includes manufactured housing units.
(Ordinance 735, sec. I(28), adopted 7/21/97; Ordinance 903, secs. 6, 7, adopted 10/7/02; Ordinance 942, secs. 12, 13, adopted 2/2/04)

§ 110-143 Zoning upon annexation.

All territory annexed to the city shall be classified as an A, agricultural district, until permanent zoning is established by the city council. The procedure for establishing permanent zoning on annexed territory shall conform to the procedure set forth in this chapter. In an area classified as A, agricultural district:
(1) 
No person shall erect, construct, proceed or continue with the erection or construction of any building or structure, or cause the erection, construction, proceeding or continuation with the erection or construction of any building or structure, in any newly annexed territory to the city, without first applying for and obtaining a building permit or certificate of occupancy from the building official.
(2) 
No permit for the construction of a building or use of land shall be issued by the building official, other than a permit which will allow the construction of a building or use permitted in the A, agricultural district, unless and until such territory has been classified in a zoning district other than the A, agricultural district, by the city council in the manner prescribed by law, except as provided in subsection (3) of this section.
(3) 
An application for a building permit for any proposed use other than the uses specified in subsection (2) of this section must be made to the building official of the city within three months after annexation and referred to the planning and zoning commission for consideration and recommendation to the city council. The applicant shall show that plans and other preparation for developing the property commenced prior to annexation by the city. The action and recommendation of each body concerning any such permit shall take into consideration the appropriate land use for the area. After receiving and reviewing the recommendations of the planning and zoning commission, the city council may, by majority vote, authorize the issuance of a building permit or certificate of occupancy or may disapprove the application pending permanent zoning.
(Ordinance 735, sec. I(6), adopted 7/21/97)

§ 110-144 Zoning district boundaries.

The district boundary lines shown on the zoning district map are usually along streets, alleys and property lines, or extensions thereof. The following rules shall apply where uncertainty exists as to the boundaries of districts as shown on the official zoning map:
(1) 
Boundaries indicated as approximately following the centerline of streets, highways or alleys shall be construed to follow such centerline.
(2) 
Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.
(3) 
Boundaries indicated as approximately following city limits shall be construed as following such city limits.
(4) 
Boundaries indicated as following shore lines shall be construed to follow such shore lines, and in the event of a change in the shore line, such boundaries shall be construed as moving with the actual shore line. Boundaries indicated as approximately following the centerline of streams, lakes or other bodies of water shall be construed to follow such centerline, and in the event of a change in the centerline, such boundaries shall be construed to move with such centerline.
(5) 
Boundaries indicated as parallel to or extensions of features indicated in subsections (1)–(4) of this section shall be so construed. Distances not specifically indicated on the original zoning maps shall be determined by the scale of the map.
(6) 
Whenever any street, alley or other public way is vacated by official action of the city council, or whenever such area is franchised for building purposes, the zoning district line adjoining each side of such street, alley or other public way shall be automatically extended to the centerline of such vacated street, alley or public way, and all areas so involved shall be subject to all regulations of the extended districts.
(7) 
The zoning classification applied to a tract of land adjacent to a street shall extend to the centerline of the street unless, as a condition of zoning approval, it is stated that the zoning classification shall not apply to the street.
(8) 
Where physical features on the ground are at variance with information shown on the official zoning district map, or when a question arises as to how or whether a parcel of property is zoned and such question cannot be resolved by the application of subsections (1)-(7) of this section, the property shall be considered as being classified A, agricultural district, in the same manner as provided for newly annexed territory, and the issuance of a building permit and the determination of permanent zoning shall be in accordance with the provisions provided in section 110-143 for temporarily zoned areas.
(Ordinance 735, sec. I(4), adopted 7/21/97)

§ 110-171 Boundaries.

(a) 
The boundaries of zoning districts set out in this article are delineated upon a zoning district map of the city, adopted as part of this chapter, as fully as if such zoning district map were set forth in detail in this section.
(b) 
One original of the zoning district map shall be filed in the office of the city secretary and labeled as Ordinance No. 735. Such copy of the map shall be the official zoning district map, and shall bear the signature of the mayor and attestation of the city secretary. Such copy shall not be changed in any manner. In case of any question, the copy, together with amending ordinances, shall be controlling.
(c) 
An additional copy of the original zoning district map shall be placed in the office of the building official. The copy shall be used for reference and shall be maintained up-to-date by posting all subsequent amendments on such copy, and shall be identified as the official zoning map. Reproductions for informational purposes may be made of the official zoning district map.
(Ordinance 735, sec. I(3), adopted 7/21/97)

§ 110-451 Established.

(a) 
Compliance required.
Land and buildings in each of the zoning districts may be used for any of the indicated uses, but no land shall be used, and no building or structure shall be erected, altered or converted, which is arranged, designed or used for a use other than the uses specified as permitted uses in the district in which it is located, according to the schedule of uses set forth in subsection (b) of this section, and in accordance with section 110-141 and the provisions of this chapter.
(b) 
Schedule of uses.
The schedule of uses shall be set forth in the following charts:
CITY OF LLANO, TEXAS
ZONING ORDINANCE USE CHART
ZONING DISTRICTS
AG
SF-1
SF-1 OVERLAY
SF-2
SF-3
SF-4
GR
OM
R
NBD
CBD
COMMERCIAL
INDUSTRIAL
FS
Accessory building > 250 sq.ft.
*
•
S
S
S
S
S
S
S
S
S
S
S
S
Accessory dwelling unit
*
S
S
S
S
S
S
S
S
S
S
S
S
S
Airport
*
•
•
Alcohol sales
*
•
•
•
•
•
All local utilities, municipal or franchised
*
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Amateur radio, TV or CB antenna
*
•
•
•
•
•
•
•
•
•
•
•
•
Amusement arcade
*
•
•
•
•
Antenna (commercial radio, TV, relay or microwave over 40 feet)
*
•
•
•
Antique shop and used furniture
*
•
•
•
•
•
Appliance rental
•
•
•
•
Armed services recruiting center
•
•
•
•
•
•
Art and craft supply store
*
•
•
•
•
•
•
Assembly of heavy electronic devices
*
•
Assembly of light electronic instruments and devices, enclosed building
*
•
Assembly of radios and phonographs
*
•
•
Athletic stadium or field, public/private
*
•
S
•
Auto glass sales and repair
•
•
•
•
•
Automobile leasing or renting
*
•
•
Automobile parts and sales
*
•
•
•
Automobile reconditioning, body/fender repair
•
•
Automobile repair, major
*
•
•
Automobile repair, minor
*
•
•
•
Automobile sales
*
•
•
Automobile service station
*
•
•
Bakery and confectionary works, commercial
*
•
•
•
•
•
Bakery or bake shop, retail
*
•
•
•
•
•
•
Bank, savings and loan mortgage and credit unions
*
•
•
•
•
•
Banking, automated teller only
•
•
•
•
•
Barbershop or beauty salon
*
S
S
S
S
•
•
•
•
•
•
Batching plant, concrete or asphalt
*
S
•
Batching plant, temporary
*
S
S
•
Bed and breakfast
*
S
S
S
S
S
S
S
S
S
•
•
•
S
Bicycle, lawnmower sales/repair, enclosed
S
•
S
S
Boardinghouse
*
•
•
Boat sales/repairs
•
•
Book bindery
*
•
•
Bookstore
*
•
•
•
•
•
•
Boot or shoe manufacturer
•
•
Boot and shoe sales and repair
*
S
S
S
•
•
•
•
•
Bottling works
•
•
Brick company, sales
S
•
Building materials and hardware, inside
*
•
•
•
•
Building materials and hardware, outside
*
•
•
•
•
Building materials and lumber storage yards and sales
*
•
•
Business Trade School
•
S
•
•
•
•
•
Bus terminal
*
•
•
•
•
•
Cabinet and upholstery shop
*
•
•
•
•
•
Candy manufacturing
•
•
•
•
•
•
Caretaker/guard house
*
•
•
•
Carting or express hauling
S
•
Car Wash
•
•
Cemetery or mausoleum, new or expansion
*
S
Ceramics store
*
•
•
•
•
•
•
Chamber of commerce
•
•
•
•
•
Check cashing service and loan agency
•
•
•
•
Child care or day care center
*
S
S
S
S
S
S
S
•
S
•
•
•
•
S
Church, including church related activities (i.e., day care, recreational building)
*
•
•
•
•
•
•
•
•
•
•
•
•
•
•
City, county, state and governmental offices
*
•
•
•
•
•
•
•
•
•
•
•
•
•
•
City municipal uses
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Clothing or apparel
*
•
•
•
•
•
•
Commercial antenna over 40 feet
S
•
•
Commercial amusement, indoor
*
•
S
•
Commercial amusement, outdoor
*
S
S
S
S
Commercial engraving
•
•
•
•
•
•
Commercial kennel
S
•
•
Commercial/retail - other uses not listed
S
S
S
S
S
S
S
Community center, private
*
S
S
S
S
S
S
S
•
•
•
Community home
•
•
•
•
•
•
•
•
Computer sales/repair
*
•
•
•
•
•
•
Concrete/asphalt
S
•
Condominiums
•
S
•
•
•
•
Container homes
•
S
S
S
Contractor's shop or storage yard
*
•
•
Convenience store with gas pumps
•
•
•
•
Convenience store without gas pumps
•
•
•
•
•
Cosmetics manufacturing, enclosed building
S
•
Dairy products manufacturing
*
•
S
•
Dancehall
*
S
•
Dance studio or gymnastics
*
•
•
•
S
•
•
Dental office
S
•
•
•
•
•
•
Department and dry goods store, retail
*
•
•
•
•
•
Detached private garage
*
•
•
•
•
•
•
•
•
•
S
S
•
Dog kennel and veterinarian office, outside
*
•
•
Donut shop
*
•
•
•
•
•
•
Drapery manufacturing and sales
•
•
Driving school
S
•
•
S
Drive through alcohol sales
•
Drug and pharmaceutical manufacturing, enclosed building
•
•
Drug/alcohol rehab in/out patient
S
•
Dry cleaning or shoe pickup/drop off
*
•
•
•
•
•
•
Dry cleaning, small shop
*
•
•
•
•
•
Dry cleaning plant or commercial laundry
*
•
•
Duplex
S
•
•
•
Efficiency home (300 through 899 sq.ft.)
*
•
S
•
Electrical transmission substation
*
S
S
S
S
S
S
S
S
S
S
S
S
Express hauling
•
•
Fabric store
*
•
•
•
•
•
•
Farm, ranch, garden or orchard
*
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Feedstore
*
•
•
•
•
•
Firing range, indoor/outdoor
•
•
•
Fitness center
•
•
•
•
•
•
•
Flea market
*
•
S
S
Florist
*
S
S
S
•
•
•
•
•
•
Food product manufacturing
•
S
•
Foundry casting, nonferrous, enclosed building
•
Fraternal club, lodge, sorority and fraternity, etc.
*
•
•
•
•
•
Freight or truck terminal yard
*
•
•
Frozen food locker
•
•
Funeral parlor or mortuary
*
•
S
•
Fur goods manufacturing, but no tanning, dyeing or slaughtering
•
•
Furnishings
*
•
•
•
•
•
•
Furniture manufacture
*
•
•
•
Furniture restoration
*
•
•
•
•
•
Garage apartment
*
•
S
S
•
•
•
•
S
•
•
Garden/patio home
S
•
•
Gas regulating station
S
S
S
S
S
S
S
S
S
S
S
S
S
S
Gift shop
•
•
•
•
•
•
•
Glass products from previously manufactured glass
•
•
Golf course and country club
*
•
•
Greenhouse and nursery, commercial
*
•
•
•
Grocery store or food market
*
S
•
•
•
•
•
Gunsmith
S
•
•
•
•
•
Halfway house
*
S
S
S
Headstone sales
•
•
Heat processing
•
Heating and air conditioning sales and service (HVAC)
•
•
Heavy machinery sales and service
*
•
•
•
Heavy vehicle/machinary storage
*
S
•
Heliport and helistop
*
•
S
S
High risk/hazardous industrial manufacturing not completely enclosed
S
Hobby or toy store
*
•
•
•
•
•
•
Home occupations
*
•
•
•
•
•
•
•
•
•
S
S
•
•
Horse/dog racing track
S
•
Hospital
*
•
•
•
•
•
Hotel or motel
*
•
•
•
•
Housing prefabrication
•
Ice company sales, wholesale
*
•
•
Ice cream or frozen yogurt sales
*
•
•
•
•
•
•
Industrial high risk or hazardous manufacturing, not wholly enclosed within a [building]
S
Industrial high risk or hazardous manufacturing, wholly enclosed within a [building]
S
Industrial low risk industrial manufacturing, not wholly enclosed within a building
S
Industrial low risk industrial manufacturing, wholly enclosed within a building
S
Industrialized housing
•
•
•
•
•
•
•
Instrument and meter manufacturing
*
•
Interior decorator's office
*
•
•
•
•
•
•
Jewelry and watch manufacturing
*
•
•
•
•
•
•
•
•
Jewelry sales
•
•
•
•
•
•
Key shop or locksmith
•
•
•
•
•
•
Kiosk
*
•
•
•
•
Landfill, commercial
S
S
Landing strip private
•
Landscaping service
•
•
Laundromat, self-service
*
•
Leather goods fabrication
*
•
Leather goods shop
*
•
•
•
•
•
•
Library, public
*
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Light fabrication and assembly
S
•
Light manufacturing
*
S
S
•
Light sheet metal products
S
•
•
Local utilities
•
•
•
•
•
•
•
•
•
•
•
•
•
Communication service
•
•
•
•
•
•
Machine shop
•
•
•
Manufactured home greater than 5 years old but less than 10 yrs old
S
Manufactured housing sales
*
•
•
Manufactured home less than 5 years old
•
Massage establishment
*
•
•
•
•
•
Manufactured home/industrialized home park
S
•
Meat market, retail
*
•
•
•
•
Media rental
•
•
•
•
•
Medical aids and equipment
•
•
•
•
•
Medical clinic or office
*
S
•
•
•
S
•
•
Medical laboratory
*
•
•
•
Metal accessory building, > 200 sq. ft.; < 10% of total lot sq.footage
•
S
S
S
•
•
•
•
•
•
•
•
Metal building, primary or main
•
S
•
Metal fabrication
S
•
Miniature golf, driving range and putting course
*
•
•
Minor medical emergency clinic
•
•
•
•
•
Monument and headstone sales
•
•
Motor raceway
*
S
S
S
Motorcycle sales
*
•
•
Moving company
•
•
Multiple-family dwelling
*
•
•
Municipal uses operated by the city
*
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Museum or art gallery
•
•
•
•
•
•
Musical instrument sales and repair
•
•
•
•
•
•
Newspaper printing
*
•
•
Novelty or jewelry shop
*
•
•
•
•
•
•
Nursery, retail
*
•
•
S
•
•
Nursery with outside storage
*
•
•
Office, general, professional
*
S
S
S
S
S
S
•
•
•
•
•
•
Office showroom
*
•
•
Official goods manufacturing
•
Open or outside storage of products or materials, not screened
•
S
•
Optical store
*
•
•
•
•
•
•
•
Outside display
*
•
Outside storage, screened
*
•
S
S
Outside storage, unscreened
•
S
Overnight delivery and service center
S
•
Paint store
*
•
•
•
•
Palm reading
S
•
•
•
•
Paper and chemical supply
•
•
Paper products manufacturing
•
Parochial or private school
*
•
•
•
•
•
•
•
•
•
•
•
•
S
Pawnshop
*
•
•
•
S
Perfume toilet soaps, enclosed building
S
•
Pet shop
*
•
•
•
•
•
Pharmacist or drugstore
*
•
•
•
•
•
•
Photographer
•
•
•
•
•
•
Plastic goods manufacturing
•
Plastic products manufacturing, but not raw materials processing
•
Plumbing shop and related services
•
Portable building sales
*
•
•
Printing company, commercial
*
•
•
Printing shop
*
•
•
•
•
•
Prison
S
S
Private club with alcoholic beverage sales
*
•
•
•
Private park
*
•
•
•
•
•
•
•
•
Private stable
•
Private school
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Private utilities
*
S
S
S
S
S
S
S
S
S
S
S
S
S
S
Private utility service yard
S
S
S
S
S
S
S
S
S
S
S
S
S
S
Produce stand, including wood and other seasonal sales
*
Temporary certificate of occupancy by building official
Public park or playground
*
•
•
•
•
•
•
•
•
•
•
Public school
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Public utilities
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Radio broadcasting, without tower
*
•
•
•
•
•
Radio sales and installation
•
•
•
Radio, television, or communications facilities (commercial)
*
•
S
S
Real estate office/sales
•
•
•
•
•
Recreation vehicle sales/service
*
•
•
Recreational vehicle park
*
•
S
Recycling collection center
*
•
•
Religious or philanthropic institutions not listed
S
S
S
S
S
S
S
•
•
•
Research and scientific laboratory
*
S
•
Restaurant, cafe or cafeteria
*
•
•
•
•
•
•
Restaurant, drive-in
*
•
•
•
•
•
Restaurant with drive-through
•
•
•
•
•
Restaurant, incidental to main use
*
•
•
•
•
•
Restaurant supply
•
•
Retail service, incidental
*
•
•
•
•
Retirement home/nursing home/assisted living
*
•
S
S
•
•
•
Roller skating rink
•
•
Roofing and siding supply
•
•
School, public
*
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Security systems installation company
•
•
•
•
•
Self-serve mini storage
S
•
Shoe manufacturing
•
Shoe store
•
•
•
•
•
Shoe repair
•
•
•
•
•
Shopping center
*
•
•
•
Sign shop
•
•
•
•
•
Single-family dwelling
*
•
•
•
•
•
•
•
•
•
•
•
•
Single-family dwelling with retail use
*
S
•
S
S
•
•
Single-family dwelling w/retail use dwelling upstairs
•
•
•
•
•
•
Single-, two- or multifamily use above first floor level
•
•
•
•
•
•
Soil testing laboratory
•
S
•
•
•
•
•
Sporting goods, including firearm sales
•
•
•
•
Sporting goods manufacturing
*
•
Stable, commercial
*
S
Stable, private
*
•
Stained glass studio
•
•
•
•
•
•
Studio, photography
*
•
•
•
•
•
•
Tattoo parlor
*
•
•
•
•
•
Taxidermist
*
•
•
•
Temporary sales and street vending
*
•
•
•
Theater, indoor/outdoor
*
•
•
•
Title company
•
•
•
•
•
•
•
Tire dealer
*
•
Tire retreading
*
•
•
Toilet perfume/soap enclosed/sales
•
•
•
Tool and machinery rental shop
*
•
Tool manufacturer
•
Townhome
•
S
•
S
Trailer rental
*
•
•
Trophy sales and engraving
•
•
•
•
•
•
Truck rental or leasing
*
•
•
S
Truck repair and overhaul
*
•
•
S
Truck sales
*
•
S
Truck terminal
S
•
TV sales and repair
•
•
•
•
•
Used automotive auction
*
•
•
Vacuum cleaner sales and service
•
•
•
•
•
Vehicle or car wash
*
•
•
•
Veterinarian clinic, no outside pens
*
•
•
•
•
Veterinarian clinic, with outside pens
*
•
•
Wallpaper, flooring and carpet supply
•
•
•
•
•
Welding shop or company
•
•
Wholesale beauty supply
•
•
•
•
•
•
Wholesale distribution center
*
S
•
Wholesale sales
*
•
•
Wrecking yard, auto salvage, junkyard or outside reclamation
*
S
* See definition section in the appendix to this chapter for further explanation.
• Allowed use
S - Specific use required
(c) 
Classification of new and unlisted uses.
It is recognized that new types of land use will develop and forms of land use not presently anticipated may seek to locate in the city. In order to provide for such changes and contingencies, a determination as to the appropriate classification of any new or unlisted form of land use shall be made as follows:
(1) 
The building official shall refer the question concerning any new or unlisted use to the planning and zoning commission, requesting an interpretation as to the zoning classification into which such use should be placed. The referral of the use interpretation question shall be accompanied by a statement of facts, listing the nature of the use and whether it involves dwelling activity, sales, processing, type of product, storage, anticipated employment, transportation requirements, the amount of noise, odor, fumes, dust, toxic material and vibration likely to be generated and the general requirements for public utilities, such as water and sanitary sewer.
(2) 
The planning and zoning commission shall consider the nature and described performance of the proposed use and its compatibility with the uses permitted in the various districts and determine the zoning districts within which such use is most similar and should be permitted.
(3) 
The planning and zoning commission shall transmit its findings and recommendations to the city council as to the classification proposed for any new or unlisted use. The city council shall, by resolution, approve the recommendation of the planning and zoning commission or make such determination concerning the classification of such use as is determined appropriate, based upon its findings.
(4) 
Standards for new and unlisted uses may be interpreted as the standards of a similar use. When determination of the minimum requirements cannot be readily ascertained, the same process outlined in subsections (1)–(3) of this section shall be followed for determination of the new standards.
(Ordinance 735, sec. I(8), adopted 7/21/97; Ordinance 777, sec. 8B-1, adopted 11/2/98; Ordinance 866, sec. 8B-1, adopted 6/18/01; Ordinance 903, secs. 2, 3, adopted 10/7/02; Ordinance 911, sec. 2, adopted 3/3/03; Ordinance 942, secs. 3–6, adopted 2/2/04; Ordinance 997, sec. 3, adopted 5/16/05; Ordinance 1039, sec. 2, adopted 5/1/06; Ordinance 1067, sec. I, adopted 5/21/07; Ordinance 1247, sec. 1, adopted 6/17/13; Ordinance 1453 adopted 6/6/22; Ordinance 1509 adopted 12/18/2023; Ordinance 1551 adopted 3/3/2025)
§ 110-191 Established.
The city is hereby divided into the following zoning districts. The use, height and area regulations set out in this division apply to each district. The districts established in this division shall be known as:
Abbreviated Designation
Zoning District Name
A
Agricultural district
SF-1
Single-family residential district-1
SF-2
Single-family residential district-2
SF-3
Single-family residential district-3
SF-4
Single-family residential district-4
GR
General residential district
OM
Office medical district
R
Retail district
CBD
Central business district
C
Commercial district
I
Industrial district
NBD
North business district
SUP or S
Specific use permit
HPD
Historical preservation district
(Ordinance 735, sec. I(7.1), adopted 7/21/97; Ordinance 1039, sec. 1, adopted 5/1/06; Ordinance 1187, sec. 1, adopted 7/25/11)
§ 110-192 Purposes.
(a) 
A, agricultural district.
The A, agricultural district is intended to provide a location for principally undeveloped or vacant land situated on the fringe of an urban area and used for agricultural purposes, but may become an urban area in the future. Generally, the A district will be near development; therefore, the agricultural activities conducted in the A district should not be detrimental to urban land uses. The types of uses and the area and intensity of uses permitted in such district shall encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made. The A district is also intended to protect areas that may be unsuitable for development because of physical problems, lack of infrastructure, constraints or potential health or safety hazards, such as flooding, as well as providing for preservation of natural open space areas.
(b) 
SF-1, single-family residential district-1.
The SF-1, single-family residential district-1 will allow the development of single-family detached dwelling units on lots of not less than 10,000 square feet. Other uses, such as religious and educational facilities, and open spaces, will be provided to maintain a balanced, orderly, convenient and attractive residential area.
(c) 
SF-2, single-family residential district-2.
The SF-2, single-family residential district-2 is intended to provide for development of single-family detached dwelling units on lots of not less than 8,000 square feet.
(d) 
SF-3, single-family residential district-3.
The SF-3, single family residential district-3 will provide for development of single-family detached dwelling units on lots of not less than 6,000 square feet. This district provides for manufactured housing, no older than five years, to be approved on platted lots as a specific use permit. Manufactured housing older than five years shall not be allowed in an SF-3 district. For the purposes of this section, manufactured housing is older than five years if more than 60 months have passed since the date of manufacture. When computing whether 60 months have passed since the date of manufacture, the 60-month period ends on the same numerical day in the concluding month (60th month) as the day of the month from which the computation is begun (date of manufacture), unless there are not that many days in the concluding month, in which case the period ends on the last day of that month.
(e) 
SF-4, single-family residential district-4.
The SF-4, single-family residential district-4 will provide for development of single-family detached dwelling units on lots of not less than 5,000 square feet. This district provides for manufactured housing, no older than five years, to be placed on platted lots. Manufactured housing older than five years may be approved on platted lots by specific use permit. For the purposes of this section, manufactured housing is older than five years if more than 60 months have passed since the date of manufacture. When computing whether 60 months have passed since the date of manufacture, the 60-month period ends on the same numerical day in the concluding month (60th month) as the day of the month from which the computation is begun (date of manufacture), unless there are not that many days in the concluding month, in which case the period ends on the last day of that month. The floor area of the living space in the manufactured housing unit must be at least 900 square feet.
(f) 
GR, general residential district.
The GR, general residential district is established for a two-family, or greater, housing structure. Such district has a minimum lot area of 7,000 square feet for a two-family dwelling structure and an additional 2,200 square feet for each additional unit placed on the platted lot.
(g) 
OM, office medical district.
The OM, office medical district is established to create a district for the Llano Memorial Hospital and related medical or professional uses which are adjacent to or near the facility. Such district is designed to be applicable to other sections of the city for health care uses, as well as professional offices near residential uses.
(h) 
R, retail district.
The R, retail district is established to provide locations for various types of general retail trade, business and service uses. Such district and shopping areas should be generally located at the intersection of major streets or along thoroughfares and convenient to their residential trade area. No open storage is permitted in the R district.
(i) 
CBD, central business district.
The development standards in the CBD, central business district are designed to maintain and encourage development within the central area of the city. Standards for vehicle parking, building setbacks and building heights are similar to the standards existing on developed properties in such section of the city.
(j) 
C, commercial district.
The C, commercial district is intended to provide a convenient location for service and commercial related establishments, such as wholesale products, welding shops, major automotive repair, upholstery shops and other similar commercial uses. Uses in the C district may require open, but screened, storage areas for materials. The uses envisioned for such district will typically utilize smaller sites and have convenient access to major streets.
(k) 
I, industrial district.
The I, industrial district is intended primarily for uses in the conduct of light manufacturing, assembling and fabrication, and warehousing, wholesaling and service operations that do not depend upon frequent customer or client visits. Such uses do require accessibility to major highways, rail lines or other means of transportation.
(l) 
NBD, north business district.
The NBD, north business district is established to provide locations for various types of general retail trade and business uses. The uses envisioned for this district will typically utilize sites of various sizes and have operation characteristics which are not compatible with residential uses and some nonresidential uses. Convenient access to major and minor streets is also a primary consideration. Parking regulations will be considered and site plans are required before building in the north business district.
(m) 
SUP or S, specific use permit.
The SUP or S, specific use permit provides an opportunity to deny or conditionally approve identified uses which may be permitted in specified zoning districts. Such uses generally have unusual nuisance characteristics or are of a public or semipublic character, often essential or desirable, for the general convenience and welfare of the community. Because of the nature of the use and possible adverse impacts on neighboring properties, review, evaluation and exercise of sound planning judgment relative to the location and site plan are required.
(n) 
HPD, historical preservation district
is established to provide protection, enhancement and perpetuation of historic districts and historic landmarks or historical and cultural significance in the City of Llano necessary to promote the economic, cultural and educational welfare of the public.
(Ordinance 735, sec. I(7.2), adopted 7/21/97; Ordinance 903, sec. 1, adopted 10/7/02; Ordinance 942, secs. 1, 2, adopted 2/2/04; Ordinance 997, secs. 1, 2, adopted 5/16/05; Ordinance 1039, sec. 1, adopted 5/1/06; Ordinance 1187, sec. 1, adopted 7/25/11)
§ 110-211 General purpose.
The A, agricultural district is intended to provide a location for principally undeveloped or vacant land situated on the fringe of the urban area and used for agricultural purposes, but may become an urban area in the future. Generally, the A district will be near development; therefore, the agricultural activities conducted in the A district should not be detrimental to urban land uses. The types of uses and the area and intensity of uses permitted in the A district shall encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made. The A district is also intended to protect areas that may be unsuitable for development because of physical problems, lack of infrastructure, constraints or potential health or safety hazards, such as flooding, as well as providing for preservation of natural open space areas.
(Ordinance 735, sec. I(9.1), adopted 7/21/97)
§ 110-212 Permitted uses.
Uses permitted in the A, agricultural district are outlined in division 4 of this article.
(Ordinance 735, sec. I(9.2), adopted 7/21/97)
§ 110-213 Area regulations.
The following area regulations shall be applicable within the A, agricultural district:
(1) 
Size of yards.
a. 
Minimum front yard:
40 feet.
b. 
Minimum side yard:
1. 
Ten percent of lot width on each side;
2. 
Twenty-five feet for the corner lot adjacent to a side street.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots.
a. 
Minimum lot area:
Two acres (see section 110-543(a)).
b. 
Minimum lot width:
150 feet.
c. 
Minimum lot depth:
250 feet.
(3) 
Lot coverage:
N/A.
(4) 
Parking regulations.
a. 
Single-family dwelling unit:
Two spaces on the same lot as the main structure.
b. 
Off-street parking and loading requirements:
See article V, division 4 of this chapter.
(5) 
Other regulations.
a. 
Accessory building and use regulations:
See article V, division 3 of this chapter.
b. 
Special and additional supplementary regulations:
See article V, division 2 of this chapter.
c. 
Screening fences and wall standards:
See article V, division 5 of this chapter.
(Ordinance 735, sec. I(9.3), adopted 7/21/97)
§ 110-231 General purpose.
The SF-1, single-family residential district-1 will provide for development of single-family detached dwelling units on lots of not less than 10,000 square feet. Other uses, such as religious and educational facilities, and open spaces, may be provided for to maintain a balanced, orderly, convenient and attractive residential area.
(Ordinance 735, sec. I(10.1), adopted 7/21/97)
§ 110-232 Permitted uses.
Uses permitted in the SF-1, single-family residential district-1 are outlined in division 4 of this article.
(Ordinance 735, sec. I(10.2), adopted 7/21/97)
§ 110-233 Area regulations.
The following area regulations shall be applicable within the SF-1, single-family residential district-1:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard:
1. 
Ten percent of the lot width on each side, but the yard does not need to exceed ten feet on each side;
2. 
Ten feet for the corner lot adjacent to a side street.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots.
a. 
Minimum lot area:
10,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
85 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Parking regulations.
a. 
Single-family dwelling unit:
Two spaces on the same lot as the main structure.
b. 
Off-street parking and loading requirements:
See article V, division 4 of this chapter.
(4) 
Other regulations.
a. 
Accessory building and use regulations:
See article V, division 3 of this chapter.
b. 
Special and additional supplementary regulations:
See article V, division 2 of this chapter.
c. 
Screening fences and wall standards:
See article V, division 5 of this chapter.
(Ordinance 735, sec. I(10.3), adopted 7/21/97)
§ 110-239 Purpose.
The City Council of the City of Llano finds that the preservation of residential properties and providing additional uses to the area defined within the overlay district will promote commerce and aesthetic continuity; encourage the orderly development along highway corridors; and is compatible with adjacent zoning districts and land uses.
(Ordinance 1231 adopted 11/5/12; Ordinance 1247, sec. 1, adopted 6/17/13)
§ 110-240 Definitions.
Alteration:
A physical change to the exterior appearance of a building as seen from any public right-of-way. Alterations shall include the changing of roofing or siding materials; changing, eliminating, or adding doors, door frames, windows, window frames, shutters, fences, railings, porches, or balconies.
Accounting or bookkeeping office:
A facility or group of offices for one or more professional accountants, bookkeepers, and support staff for conducting consultation, accounting or bookkeeping work and research, and to prepare other documents and correspondence.
Architect’s office:
A facility or group of offices for one or more professional architects and support staff for conducting consultation, design work and research, and to prepare other documents and correspondence.
Barber shop or beauty salon:
An establishment providing to men or women services to improve their appearance, such as hair cutting, hairdressing, manicuring, facial treatment, and massage.
Building:
A structure such as a house, garage, accessory structure or similar construction designed for shelter of any form of human activity or for personal property.
CMU:
Concrete block material commonly called cinder block. Standard CMU is finished flat and is erected with mortar between joints.
Engineering office:
A facility or group of offices for one or more professional engineers and support staff for conducting consultation, design work and research, and to prepare other documents and correspondence.
Florist:
An establishment for the display and retail sale of flowers, small plants and accessories.
Gunsmith:
A facility or group of offices where the repair, modification, design, or building of firearms is performed.
Home occupation:
Means an occupation which is secondary to the primary use of a dwelling as a residence, conducted on residential premises solely by an occupant of the residence. A home occupation is one that is customarily carried on in the home, but does not include a business that:
(1) 
Utilizes an advertisement, sign or display on the premises;
(2) 
Employs persons other than the occupants of the residence;
(3) 
Utilizes other than the ordinary household equipment;
(4) 
Operates during hours other than 8:00 a.m.-6:00 p.m. for outdoor activities, and 8:00 a.m.-10:00 p.m. for indoor activities;
(5) 
Involves more than six patrons on the premises at one time;
(6) 
Conducts outdoor activities, unless the activities are screened from neighboring property;
(7) 
Has exterior storage of material, equipment and/or supplies which are used in conjunction with such occupation;
(8) 
Has offensive noises, vibrations, smoke, dust, odors, heat or glare beyond the property lines; and
(9) 
Parking required is not more than four spaces, two of which are on-site.
Examples of a home occupation are the teaching of music, swimming and operations carried on as telecommuting.
Insurance office:
A facility or group of offices for one or more professional architects and support staff for conducting consultation, design work and research, and to prepare other documents and correspondence.
Normal business hours:
The period for conducting business or work defined as between the hours of 8:00 a.m. to 5:00 p.m. Monday through Friday, and 8:00 a.m. through 12:00 noon Saturday.
Office, general, professional:
Means a room, or group of rooms, used for the provision of executive, management or administrative services. Typical uses include administrative offices and services, including real estate, insurance, property management, investment, personnel, travel, secretarial services, telephone answering and business offices of public utilities, organizations and associations, but excluding medical offices.
Ordinary maintenance and repair:
Replacement or repair of like kind and quality of the original structure, facade, windows or doors.
Overlay district:
A set of zoning requirements that are described in the ordinance text, is mapped, and is imposed in addition to, or supplements, those of the underlying district. Development within the overlay zone must conform to the requirements of both zones or the more restrictive of the two. In certain cases, additional uses or requirements may be allowed that are not in the underlying district.
Palm reading:
An establishment where persons practice the art of palmistry or chiromancy.
Residential:
A structure or building that is used for single-family dwelling only. Residential also includes ancillary uses such as garages or accessory buildings that are incidental to the primary use.
Soil testing laboratory:
A facility or group of offices that include a designated area for the analysis of soil to determine the content, composition, and other characteristics of the soil.
(Ordinance 1231 adopted 11/5/12; Ordinance 1247, sec. 1, adopted 6/17/13)
§ 110-241 Area defined.
The SF-1 overlay district is an area designated as a part of the City of Llano Zoning Regulations and Official Zoning Map by reference.
-Image-14.tif
(Ordinance 1231 adopted 11/5/12; Ordinance 1247, sec. 1, adopted 6/17/13)
§ 110-242 Specific uses.
In the SF-1 overlay district the following permitted specific uses shall be allowed, in addition to specific uses defined in section 110-451, City of Llano Zoning Regulations, Ordinance No. 735, and Ordinance No. 1231:
Home occupation; accountant or bookkeeping office; architect’s office;
Engineering office; insurance office; office, general, professional;
Barber shop or beauty salon; florist; gunsmith;
Palm reading; soil testing laboratory;
All other conditions for approval are outlined in section 110-432, City of Llano Zoning Regulations, Ordinance No. 735, and Ordinance No. 1231.
(Ordinance 1231 adopted 11/5/12; Ordinance 1247, sec. 1, adopted 6/17/13)
§ 110-243 Design standards.
The purpose of the design standards is to maintain the residential character of the corridor while allowing additional options and requirements under a specific use permit. Normal maintenance and repair is allowed without restriction in the SF-1 overlay district.
(1) 
Exterior finishes:
All exterior finishes shall be masonry, wood or composite lap siding, or stucco. Alterations and additions shall be constructed with like material and quality as the existing structure. Standard CMU is not allowed as an exterior finish.
(2) 
Roof:
All roofs shall be constructed with a minimum one to 12 roof pitch. Allowed roofing materials include metal, asphalt shingles or composite shingles. Eves shall be a minimum of eight inches.
(3) 
Landscaping:
Landscaping shall be maintained according to the City of Llano Property Maintenance Code. All parking areas shall be screened from Highway 16 by a minimum of 30-inch high plant screening excepting allowed driveway entrances or exits.
(4) 
Signs:
All signs shall conform to City of Llano Sign Ordinance No. 935.
(Ordinance 1231 adopted 11/5/12; Ordinance 1247, sec. 1, adopted 6/17/13)
§ 110-244 Operation.
All specific uses of home occupation, accountant or bookkeeping office, architect’s office, engineering office, insurance office, office - general, professional, barber shop or beauty salon, florist, gunsmith, palm reading, soil testing laboratory shall be allowed to operate only during normal business hours except in the case of emergencies. Use of the building or structure for special events, holiday parties or open houses after normal business hours shall be allowed.
(Ordinance 1231 adopted 11/5/12; Ordinance 1247, sec. 1, adopted 6/17/13)
§ 110-245 Conditions.
The planning commission and city council may impose additional conditions when granting specific use permits per section 110-432, City of Llano Zoning Regulations, Ordinance No. 735, and Ordinance No. 1231.
(Ordinance 1231 adopted 11/5/12; Ordinance 1247, sec. 1, adopted 6/17/13)
§ 110-251 General purpose.
The SF-2, single-family residential district-2 will provide for development of single-family detached dwelling units on lots of not less than 8,000 square feet.
(Ordinance 735, sec. I(11.1), adopted 7/21/97)
§ 110-252 Permitted uses.
Uses permitted in the SF-2, single-family residential district-2 are outlined in division 4 of this article.
(Ordinance 735, sec. I(11.2), adopted 7/21/97)
§ 110-253 Area regulations.
The following area regulations shall be applicable within the SF-2, single-family residential district-2:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard:
1. 
Ten percent of the lot width on each side, but the yard does not need to exceed eight feet on each side;
2. 
Eight feet for the corner lot adjacent to a side street.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots.
a. 
Minimum lot area:
8,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
70 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Parking regulations.
a. 
Single-family dwelling unit:
Two spaces on the same lot as the main structure.
b. 
Off-street parking and loading requirements:
See article V, division 4 of this chapter.
(4) 
Other regulations.
a. 
Accessory building and use regulations:
See article V, division 3 of this chapter.
b. 
Special and additional supplementary regulations:
See article V, division 2 of this chapter.
c. 
Screening fences and wall standards:
See article V, division 5 of this chapter.
(Ordinance 735, sec. I(11.3), adopted 7/21/97)
§ 110-271 General purpose and description.
The SF-3, single-family residential district-3 will provide for development of single-family detached dwelling units on lots of not less than 6,000 square feet. This district provides for manufactured housing, no older than five years, to be placed on platted lots. Manufactured housing older than five years may be approved on platted lots by specific use permit. For the purposes of this section, manufactured housing is older than five years if more than 60 months have passed since the date of manufacture. When computing whether 60 months have passed since the date of manufacture, the 60-month period ends on the same numerical day in the concluding month (60th month) as the day of the month from which the computation is begun (date of manufacture), unless there are not that many days in the concluding month, in which case the period ends on the last day of that month. The floor area of the living space in the manufactured housing unit must be at least 900 square feet.
(Ordinance 735, sec. I(12.1), adopted 7/21/97; Ordinance 903, sec. 4, adopted 10/7/02; Ordinance 942, sec. 7, adopted 2/2/04; Ordinance 997, sec. 4, adopted 5/16/05)
§ 110-272 Permitted uses.
Uses permitted in the SF-3, single-family residential district-3 are outlined in division 4 of this article.
(Ordinance 735, sec. I(12.2), adopted 7/21/97)
§ 110-273 Area regulations.
The following area regulations shall be applicable within the SF-3, single-family residential district-3:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard:
Ten percent of the lot width on each side, but the yard does not need to exceed five feet on each side.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots.
a. 
Minimum lot area:
6,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
50 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Parking regulations.
a. 
Single-family dwelling unit:
Two spaces on the same lot as the main structure.
b. 
Off-street parking and loading requirements:
See article V, division 4 of this chapter.
(4) 
Other regulations.
a. 
Accessory building and use regulations:
See article V, division 3 of this chapter.
b. 
Special and additional supplementary regulations:
See article V, division 2 of this chapter.
c. 
Screening fences and wall standards:
See article V, division 5 of this chapter.
(Ordinance 735, sec. I(12.4), adopted 7/21/97)
§ 110-291 General purpose and description.
The SF-4, single-family residential district-4 will provide for development of single-family detached dwelling units on lots of not less than 5,000 square feet. This district provides for manufactured housing, no older than five years old, to be placed on platted lots. Manufactured housing older than five years old may be approved on platted lots by specific use permit. For the purposes of this section, manufactured housing is older than five years if more than 60 months have passed since the date of manufacture. When computing whether 60 months have passed since the date of manufacture, the 60-month period ends on the same numerical day in the concluding month (60th month) as the day of the month from which the computation is begun (date of manufacture), unless there are not that many days in the concluding month, in which case the period ends on the last day of that month.
(Ordinance 735, sec. I(13.1), adopted 7/21/97; Ordinance 942, sec. 8, adopted 2/2/04; Ordinance 997, sec. 5, adopted 5/16/05)
§ 110-292 Permitted uses.
Uses permitted in the SF-4, single-family residential district-4 are outlined in division 4 of this article.
(Ordinance 735, sec. I(13.2), adopted 7/21/97)
§ 110-293 Area regulations.
The following area regulations shall be applicable within the SF-4, single-family residential district-4:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard:
Ten percent of the lot width on each side, but the yard does not need to exceed five feet on each side.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots.
a. 
Minimum lot area:
5,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
50 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Parking regulations.
a. 
Single-family dwelling unit:
Two spaces on the same lot as the main structure.
b. 
Off-street parking and loading requirements:
See article V, division 4 of this chapter.
(4) 
Other regulations.
a. 
Accessory building and use regulations:
See article V, division 3 of this chapter.
b. 
Special and additional supplementary regulations:
See article V, division 2 of this chapter.
c. 
Screening fences and wall standards:
See article V, division 5 of this chapter.
(Ordinance 735, sec. I(13.4), adopted 7/21/97)
§ 110-311 General purpose.
The GR, general residential district is established to provide standards for multiple occupancy residential developments. Individual ownership of two-family or duplex units is encouraged and standards for such type of ownership are set forth in the district. Multifamily developments may have up to 18 units per acre on a platted lot. Such district may be used as a buffer or transition district between lower density residential areas and higher or nonresidential areas, or major streets.
(Ordinance 735, sec. I(14.1), adopted 7/21/97)
§ 110-312 Permitted uses.
Uses permitted in the GR, general residential district are outlined in division 4 of this article.
(Ordinance 735, sec. I(14.2), adopted 7/21/97)
§ 110-313 Area regulations.
The following area regulations shall be applicable within the GR, general residential district:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard:
1. 
Ten percent of the lot width on each side.
2. 
Fifteen feet on a corner lot adjacent to a street.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots.
a. 
Minimum lot area:
7,000 square feet for a two-family structure, and 2,200 square feet for each additional dwelling unit (see section 110-543(a)).
b. 
Minimum lot width:
60 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Maximum lot coverage:
50 percent by main and accessory buildings.
(4) 
Parking regulations.
a. 
Residential units:
Two spaces per dwelling unit on the same lot as the dwelling unit.
b. 
Off-street parking and loading requirements:
See article V, division 4 of this chapter.
(5) 
Other regulations.
a. 
Accessory building and use regulations:
See article V, division 3 of this chapter.
b. 
Special and additional supplementary regulations:
See article V, division 2 of this chapter.
c. 
Screening fences and wall standards:
See article V, division 5 of this chapter.
(Ordinance 735, sec. I(14.3), adopted 7/21/97)
§ 110-314 Special district requirements.
(a) 
A lot in the GR, general residential district which is to be used as a two-family structure may be platted into individual pairs so that a unit may be placed on each of the individual pairs of the lot. The subdivision plat shall designate the pairs for each lot and which lot lines are to be outside the lot lines of each pair. There shall be only one dwelling unit per lot, and no dwelling unit shall cross a designated outside lot line. No single-family dwelling may be constructed on one of the designated pairs of lots.
(b) 
All utilities shall be provided to each separate unit of each duplex, and each unit shall be individually metered.
(c) 
Special provisions for the GR district shall be made when land is platted into lots consisting of individual pairs, permitting a separately owned dwelling unit to be placed on each of the individual pairs of a lot.
(1) 
Plats shall be submitted and approved, subject to a legal instrument setting forth the manner in which common facilities or shared elements of a structure on a lot are to be maintained or repaired, and shall include facades, roofs and fencing.
(2) 
Building permits will be issued for a structure comprised of two dwelling units to be built on lot pairs, but not for a single dwelling unit.
(Ordinance 735, sec. I(14.4), adopted 7/21/97)
§ 110-315 Refuse facilities.
(a) 
Every dwelling unit in a GR, general residential district shall be located within 250 feet of a refuse facility, measured along the designated pedestrian and vehicular travelway. A refuse facility shall be a dumpster or other similar receptacle, designed for receiving garbage in bulk or for more than one dwelling.
(b) 
Each refuse facility shall be screened from the view of persons standing at ground level on the site or the immediately adjoining property, by a masonry wall, on three sides, not less than six feet, nor more than eight 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.
(Ordinance 735, sec. I(14.5), adopted 7/21/97)
§ 110-331 General purpose.
The OM, office medical district is established to create a district for the Llano Memorial Hospital and related medical or professional uses which are adjacent to or nearby such facility. The OM district is designed to be applicable to other sections of the city for health care uses, as well as professional offices near residential uses.
(Ordinance 735, sec. I(15.1), adopted 7/21/97)
§ 110-332 Permitted uses.
Uses permitted in the OM, office medical district are outlined in division 4 of this article.
(Ordinance 735, sec. I(15.2), adopted 7/21/97)
§ 110-333 Area regulations.
The following area regulations shall be applicable within the OM, office medical district:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard:
1. 
Ten percent of the lot width on each side.
2. 
Twenty feet on a corner lot adjacent to a street.
c. 
Minimum rear yard:
20 feet.
(2) 
Size of lots.
a. 
Minimum lot area:
7,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
50 feet.
c. 
Minimum lot depth:
N/A.
(3) 
Maximum height regulations:
One story, or three stories if located more than 60 feet from any property zoned or used for single-family residential.
(4) 
Other regulations:
As established by article V, divisions 2-5 of this chapter.
(Ordinance 735, secs. I(15.3, 15.4), adopted 7/21/97)
§ 110-351 General purpose.
The R, retail district is established to provide locations for various types of general retail trade, business and service uses. The R district and shopping areas should be generally located at the intersection of major thoroughfares or along thoroughfares and convenient to their residential trade area. No open storage is permitted in the R district. Site plans are required before building in the R district.
(Ordinance 735, sec. I(16.1), adopted 7/21/97)
§ 110-352 Permitted uses.
Uses permitted in the R, retail district are outlined in division 4 of this article.
(Ordinance 735, sec. I(16.2), adopted 7/21/97)
§ 110-353 Area regulations.
The following area regulations shall be applicable within the R, retail district:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard:
1. 
Ten percent of the lot width on each side, but the side yard does not need to exceed 15 feet;
2. 
Fifteen feet on corner lots adjacent to a street.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots.
a. 
Minimum lot area:
7,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
50 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Maximum height regulations:
Two stories or 40 feet, except cooling towers, roof gables, chimneys, vent stacks or mechanical equipment rooms may project not more than 12 feet beyond the maximum building height.
(4) 
Other regulations.
a. 
As established by article V, divisions 2-5 of this chapter.
b. 
Open storage is prohibited.
(Ordinance 735, sec. I(16.3), (16.4), adopted 7/21/97)
§ 110-371 General purpose.
The development standards in the CBD, central business district are designed to maintain and encourage development within the central area of the city. Standards for vehicle parking, building setbacks and building heights are similar to the standards existing on developed properties in such section of the city.
(Ordinance 735, sec. I(17.1), adopted 7/21/97)
§ 110-372 Permitted uses.
Uses permitted in the CBD, central business district are outlined in division 4 of this article.
(Ordinance 735, sec. I(17.2), adopted 7/21/97)
§ 110-373 Area regulations.
The following area regulations shall be applicable within the CBD, central business district:
(1) 
Size of yards.
a. 
Minimum front yard:
None specified.
b. 
Minimum side yard:
None specified.
c. 
Minimum rear yard:
None specified.
(2) 
Size of lots:
None specified.
(3) 
Maximum height regulations:
Three stories.
(4) 
Maximum lot coverage:
None specified.
(5) 
Parking regulations:
None specified.
(6) 
Other regulations:
Open storage is prohibited.
(Ordinance 735, sec. I(17.3), adopted 7/21/97)
§ 110-391 General purpose.
The C, commercial district is intended to provide a convenient location for small scale service and commercial related establishments, such as wholesale products, welding shops, flea markets, major automotive repair, upholstery shops and other similar commercial uses. Uses in the C district may require open, but screened, storage areas for materials. The uses envisioned for the C district will typically utilize smaller sites and have operation characteristics which are not compatible with residential uses and some nonresidential uses. Convenient access to major and minor streets is also a primary consideration. The C district is to be suitable for properties along and adjacent to major streets.
(Ordinance 735, sec. I(18.1), adopted 7/21/97)
§ 110-392 Permitted uses.
Uses permitted in the C, commercial district are outlined in division 4 of this article.
(Ordinance 735, sec. I(18.2), adopted 7/21/97)
§ 110-393 Area regulations.
The following area regulations shall be applicable within the C, commercial district:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard.
1. 
Ten percent of the lot width on each side, but the side yard needs not exceed 15 feet.
2. 
Fifteen feet on corner lots adjacent to a street.
c. 
Minimum rear yard:
Ten feet.
(2) 
Size of lots:
a. 
Minimum lot area:
5,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
50 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Other regulations:
As established in article V, divisions 2-5 of this chapter.
(Ordinance 735, sec. I(18.3), adopted 7/21/97)
§ 110-411 General purpose.
The I, industrial district is intended primarily for uses in the conduct of light manufacturing, assembling, fabrication, warehousing, wholesaling and service operations that do not depend upon frequent customer or client visits. Such uses do require accessibility to major highways, rail lines or other means of transportation.
(Ordinance 735, sec. I(19.1), adopted 7/21/97)
§ 110-412 Permitted uses.
(a) 
The following uses are permitted in the I, industrial district, provided that such manufacturing or industrial operations shall not disseminate dust, fumes, gases, noxious odors, smoke, glare or other atmospheric influences beyond the boundaries of the property on which such use is located, and does not create fire hazards to surrounding property:
(1) 
The uses specified in division 4 of this article.
(2) 
Industrial and manufacturing plants, including the processing or assembling of parts for production of finished equipment where the process of manufacturing or treatment of materials is such that no dust, odor, gas, smoke or noise is emitted and not more than 20 percent of the lot or tract is used for the open storage of products, materials or equipment, all of which shall be screened from adjoining properties or streets.
(3) 
A high risk or hazardous industrial use is permitted by specific use permit only. For the purposes of this subsection, the term “high risk or hazardous industrial use” means any industrial use whose operation, in the opinion of the fire chief, involves a much higher than average risk to public health and safety. Such uses include, but are not limited to, facilities where significant amounts of radiation, radioactive materials, highly toxic chemicals or substances, or highly combustible or explosive materials are present, used, produced, stored or disposed of.
(b) 
The uses set forth in subsections (1)–(3) of this section may be permitted under provisions of specific use permits (see article V, division 5 of this chapter).
(Ordinance 735, sec. I(19.2), adopted 7/21/97)
§ 110-413 Area regulations.
The following area regulations shall be applicable within the I, industrial district:
(1) 
Size of yards.
a. 
Minimum front yard:
25 feet.
b. 
Minimum side yard.
1. 
Fifteen feet; or
2. 
Twenty-five feet on corner lots.
c. 
Minimum rear yard:
30 feet.
(2) 
Size of lots:
a. 
Minimum lot area:
7,000 square feet (see section 110-543(a)).
b. 
Minimum lot width:
50 feet.
c. 
Minimum lot depth:
100 feet.
(3) 
Maximum height regulations:
Any legal height.
(4) 
Maximum lot coverage:
80 percent.
(5) 
Other regulations:
a. 
As established in article V, divisions 2-5 of this chapter.
b. 
No permanent use of temporary dwellings, such as travel trailers or mobile homes, may be used for on-site dwelling purposes.
(Ordinance 735, sec. I(19.3), adopted 7/21/97)
§ 110-414 Compliance with state and federal laws.
No uses shall be allowed in the I, industrial district which are prohibited by state law or which operate in excess of state or national environment or pollution standards, as determined by the U.S. Environmental Protection Agency, state air control board, state department of health or the state natural resource conservation commission, as the case may be.
(Ordinance 735, sec. I(19.4), adopted 7/21/97)
§ 110-422 General purpose and description.
The NBD, north business district is established to provide locations for various types of general retail trade and business uses. The uses envisioned for this district will typically utilize sites of various sizes and have operation characteristics which are not compatible with residential uses and some nonresidential uses. Convenient access to major and minor streets is also a primary consideration. Parking regulations will be considered and site plans are required before building in the north business district.
(Ordinance 1039, sec. 3(19.1), adopted 5/1/06)
§ 110-423 Permitted uses.
Uses permitted in the NBD district are as outlined in section 110-451.
(Ordinance 1039, sec. 3(19.2), adopted 5/1/06)
§ 110-424 Area regulations.
(a) 
Size of yards:
(1) 
Minimum front yard:
25 feet.
(2) 
Minimum side yard:
Ten percent of the lot width, each side; side yard need not exceed 15 feet, but must be at least five feet; 15 feet on corner lots adjacent to a street.
(3) 
Minimum rear yard:
Ten feet.
(4) 
Zero setback.
Unless compliant with special and additional supplementary regulations section 110-542; which allows for a zero setback on side yards.
(b) 
Size of lot:
(1) 
Minimum lot area:
None specified.
(2) 
Minimum lot width:
None specified.
(3) 
Minimum lot depth:
None specified.
(c) 
Height regulations:
Two stories.
(d) 
Other regulations:
(1) 
As established in divisions 2-5 and division 7 of article V of this chapter.
(2) 
No trash storage or receptacle visible from a public street (allowed in alleys). Screening around a trash receptacle is required if needed to meet this regulation.
(3) 
Minimum building square footage:
200 square feet.
(4) 
All exterior walls visible from a public street must be brick/stone, glass, wood, other masonry products, or a decorative material otherwise approved by the city council as equivalent to this standard. No part of an exterior wall surface which is visible from a public street, except metal clad doors and/or windows can be metal.
(Ordinance 1039, sec. 3(19.3), adopted 5/1/06)
§ 110-431 Specific uses; applications.
(a) 
The city council, by an affirmative vote, may approve the request for a specific use permit (SUP), after a public hearing and proper notice to all parties affected, and after recommendations from the planning and zoning commission that the use is in general conformance with the comprehensive plan and general objectives of the city, and contain such requirements and safeguards which are necessary to protect adjoining property.
(b) 
An application for a SUP shall be accompanied by a site plan, drawn to scale, showing the general arrangement of the project, together with essential requirements, such as, off-street parking facilities, size, height, construction materials and locations of buildings and the uses to be permitted.
(c) 
Other information which the applicant may desire to furnish, if a part of the project, shall include the:
(1) 
Location of signs;
(2) 
Means of ingress and egress to public streets;
(3) 
Type of visual screening, such as walls, plantings and fences; and
(4) 
Relationship of the intended use to all existing properties and land uses, in all directions, to a minimum distance of 200 feet.
(d) 
The planning and zoning commission or city council may require additional information or drawings, such as building floor plans, operating data and testimony concerning the location, function and characteristics of any building or use proposed.
(Ordinance 735, sec. I(20.1), adopted 7/21/97)
§ 110-432 Regulations.
(a) 
In recommending that a specific use permit (SUP) be granted for the premises under consideration, the planning and zoning commission shall determine that such uses are harmonious and adaptable to building structures and uses of abutting property and other property in the vicinity of the premises under consideration. The planning and zoning commission’s recommendations may include requirements for the paving of streets and sidewalks, means of ingress and egress to public streets, provisions for drainage, adequate off-street parking, protective screening, area or security lighting, heights of structures and compatibility of buildings. The planning and zoning commission and city council shall consider the following criteria in determining the validity of the SUP request:
(1) 
If the use is harmonious and compatible with its surrounding existing uses or proposed uses.
(2) 
If the activities requested by the applicant are normally associated with the requested use.
(3) 
If the nature of the use is reasonable.
(4) 
If any impact on the surrounding area has been mitigated.
(b) 
In granting a SUP, the city council may impose written conditions, which shall be complied with by the owner or grantee before a certificate of occupancy may be issued by the building official for use of the building on such property.
(c) 
No SUP shall be granted unless the applicant, owner and grantee of the SUP shall be willing to accept and agree to be bound by, and comply with, the written requirements of the SUP, as attached to the site plan drawing, and approved by the planning and zoning commission and city council.
(d) 
If required, a building permit shall be applied for and secured within six months from the time of the granting of the SUP; provided, however, that the city council may authorize an extension of such period of time, upon recommendation by the planning and zoning commission. After six months has elapsed from the date of approval, the planning and zoning commission and city council may review the specific use permit for continued validity. If the use and site plan is determined invalid, the property owner must submit a new or revised site plan for approval prior to any construction or application for a building permit for the area designated for the SUP.
(e) 
No building, premises or land used under a SUP may be enlarged, modified, structurally altered or otherwise significantly changed, unless approval is given by the city council for such enlargement, modification, structural alteration or change, after notices of the change have been sent to each property owner within 200 feet of the request.
(f) 
The zoning board of adjustment shall not have jurisdiction to hear, review, reverse or modify any decision, determination or ruling with respect to the specific land use designated by any SUP.
(g) 
When the city council authorizes the granting of a SUP, the zoning map shall be amended according to its legend to indicate that the affected area has conditional and limited uses, and such amendment shall indicate the appropriate zoning district for the approved use and shall be prefixed by an “S” designation. Granted SUPs shall be indicated by a numerical designation on the zoning district map. Appendix B to this chapter shall list each SUP by the numerical designation, and the conditions of approval.
(Ordinance 735, sec. I(20.2), adopted 7/21/97)
§ 110-436 Purpose.
The Llano City Council hereby declares the protection, enhancement, and perpetuation of historic districts and historic landmarks of historical and cultural significance in the City of Llano necessary to promote the economic, cultural and educational welfare of the public. More specifically, the purpose of this historic preservation zoning ordinance is intended to achieve the following policy goals:
(1) 
To protect, promote and enhance the historic resources of the City of Llano by maintaining landmarks that represent distinctive elements of the City of Llano’s historical, architectural and cultural heritage.
(2) 
To promote economic prosperity and the welfare of the community by encouraging the rehabilitation, maintenance and use of historic properties and open spaces and creation of compatible replacement construction.
(3) 
To protect property owners’ investments and property values.
(4) 
To provide for the flexible development and redevelopment within the district allowing for individual personality of all buildings and commercial uses.
(5) 
To enhance the City of Llano’s attractiveness to residents and visitors, thereby supporting and stimulating the economic benefits of local commerce and tourism.
(6) 
To promote a generally harmonious appearance of both historic and modern structures through the use of complimentary scale, form, color, proportion, texture and material.
(7) 
To foster civic and cultural pride in the beauty and accomplishments of the past.
(8) 
To encourage stabilization, restoration and improvements of such properties and their values.
(9) 
To provide a review process to the continued preservation and appropriate development of the city’s historic resources.
(10) 
To be used in addition to and in conjunction with all existing zoning and city ordinances.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11)
§ 110-437 Definitions.
Alteration:
A physical change to the exterior appearance of a historic landmark as seen from the public right-of-way. A change to the exterior of a historic landmark, building, object, structure or site within a designated district. For buildings, objects, sites or structures, alteration shall include the changing of roofing or siding materials; changing, eliminating, or adding doors, door frames, windows, window frames, shutters, fences, railings, porches, or balconies.
Building:
A building, such as a house, barn, church, hotel, accessory building or similar construction that is created to shelter any form of human activity or personal property. Buildings may also be used to refer to a historically and functionally related unit, such as a courthouse and jail or a house and barn.
Commercial:
Any structure or resource that is used for a business, multifamily dwelling, or combination business and dwelling.
Demolition:
The intentional destruction of any building, structure, object or site, designated landmark or located within a historic district.
Design standards:
A set of predetermined guidelines approved and made part of this subdivision by reference for the construction, design, color, and architectural elements of buildings within the historic zoning district and for designated historic landmarks.
Historic district:
A district as designated by the Llano City Council that possesses a significant concentration, linkage, or continuity of buildings, structures, objects or sites, including open spaces, that unite historically or aesthetically by plan or physical development. A historic district has outstanding historical, cultural, architectural or archaeological significance in the state, nation, region or community. Properties and resources within the Llano Historic Districts are shown on the map attached to the ordinance from which this subdivision derives.
Historic landmark:
A historic landmark, as accepted by the Llano City Council only at the request of the property owner, is a building, structure, object or site which has outstanding historical, cultural, architectural or archaeology significance in the state, nation, region or community; embodies the distinctive characteristics of a type, period, or method of construction; represents the work of a master designer, builder, or craftsman; or has yielded, or may be likely to yield, information important to history. The designation “historic landmark” recognizes that the accessory building (s), fences, or other appurtenances at the site, maybe equally and vitally important to the preservation of the property or resource. Properties and resources accepted and designated as a historic landmark by the Llano City Council are shown on the map attached to the ordinance from which this subdivision derives and are required to comply with this subdivision as though they are within the historic zoning district.
Historic preservation permit:
A permit obtained from the City of Llano that certifies that the proposed plans, alteration, construction, reconstruction, or rehabilitation have met with the approval of the historic preservation review board and/or the City of Llano Design Standards. A sketch of plans is required to obtain a permit but plans do not require professional architectural drawings except in the case of new commercial construction.
Historic preservation priority rating:
Three-tier rating system used in the Llano Historic Resource Survey, attached to the ordinance from which this subdivision derives and made part of the subdivision by reference, used to evaluate every property and resource within the city’s historic district. Ratings are based upon current determinations of architectural value and integrity and if known, historical and cultural value, and may be altered from time to time as additional intimation is discovered or circumstances change. Reference: “Guidelines For Local Surveys: A Basis For Preservation Planning Texas Historical Commission.”
Structures may have more than one rating (i.e., the main structure may have high but an addition may be medium or low).
Llano Historic Resource Survey:
A comprehensive architectural survey of all properties within the city’s historic district and adjoining areas, as updated is made part of this subdivision by reference, which may be amended from time to time as allowed by this Code. Reference: “Guidelines For Local Surveys: A Basis For Preservation Planning” from the Texas Historical Commission - 106 page “How To” Book).
New construction:
Any building, object, or structure which is relocated, assembled, produced or erected that alters the appearance of a property or resource, including the replacement of a building or structure or a portion thereof that has been removed or destroyed.
Object:
The term object is used to distinguish from buildings and structures those constructions that are primarily artistic in nature or are relatively small in scale and simply constructed. Although it may be, by nature or design, movable; an object is associated with a specific setting or environment, such as statuary in a designed landscape.
Ordinary maintenance and repair:
Replacement or repair of like kind and quality of the original resource that does not involve a significant change in design, material or outward appearance.
Overlay zones:
A set of zoning requirements that are described in the ordinance text, is mapped, and is imposed in addition to those of the underlying district. Development within the overlay zone must conform to the requirements of both zones or the more restrictive of the two.
Property:
Property shall, include buildings, structures, objects, open spaces and sites.
Rehabilitation:
The act or process of returning a building, object, or structure to a state of utility through repair or alteration which makes possible an efficient contemporary use, while preserving those portions or features of the property or resource which are significant to its historical, cultural or architectural values.
Residential:
A structure or resource that is used for single-family dwelling only.
Resource:
Any property, building, structure, object, site, or open space within the confines of a historic district or historic landmark that has been approved and adopted by the City of Llano.
Restoration:
The act or process of accurately recovering the form and details of a building, object or structure and its setting as it appeared at a particular period of time by the removal of later work or by the replacement of missing earlier work.
Sign:
Any letters, figures, symbols, trademarks, or devices designed to inform people or attract the attention of persons or to an individual, firm, profession, business, commodity or service, and which is recognizable from any public right-of-way. A sign erected for more than 60 days shall be considered a permanent sign.
Site:
A site is the location of a significant event, a prehistoric or historic occupation or activity, or a building or structure where the location itself possesses historical, cultural, or archaeological value.
Structure:
The term structure is used to describe structures functionally constructed for purposes other than creating shelter for human activity.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11)
§ 110-438 Historic preservation board; duties and powers.
The City Council of the City of Llano shall establish and maintain a historic preservation board herein referred to as the board, for a historic district and historic landmarks, which shall be vested with the responsibility of assuring that the integrity of properties or resources within the local historic district or historic landmarks are protected. The board shall be composed of no less than five, nor more than seven voting members. The mayor, historic preservation officer and city manager shall serve as nonvoting ex officio members of the historic preservation board.
(1) 
Appointment:
The Llano City Council may appoint members of the board under the guidelines listed herein:
a. 
All board members, regardless of background, shall have a known and demonstrated interest, competence, or knowledge in the historic preservation within the City of Llano.
b. 
At least two (2) members shall own property within the district.
c. 
Additional board members may be appointed with specific expertise in design, architecture, or real estate.
(2) 
Terms and officers:
a. 
The term of office shall be staggered, with initial terms of one year for three members and two years for four members. Subsequent terms shall be for a period of two years.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19; Ordinance 1540 adopted 10/21/2024)
§ 110-439 Historic preservation officer.
(a) 
The City Manager will select the Historic Preservation Officer, who will be responsible for carrying out the duties described in this subdivision.
(b) 
In addition to serving as an ex officio member of the Board, the Historic Preservation Officer is responsible for coordinating the City’s preservation activities with those of the Texas Main Street Program, with state and federal agencies, and with local, state, and national nonprofit preservation organizations.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19)
§ 110-440 Historic district; defined.
The City of Llano Historic District is defined in the official zoning historic district map, attached to the ordinance from which this subdivision derives and made part of this subdivision by reference. The map shall clearly show the properties within the district and shall be signed and dated by the mayor upon approval by city council. Amendments to the map shall be made in accordance with section 110-447 of this subdivision. Any amendment to the official map shall note the amendment, date the amendment and be certified by the mayor as approved. All historic district designations shall meet criteria found in section 110-442 of this subdivision. The historic district is an overlay zoning district and all properties within the district are required to comply with the requirements of both zoning districts or the more restrictive of the two.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11)
§ 110-441 Historic landmark designation.
(a) 
Historic landmarks will be accepted only by request of the property owner and approval of the Llano City Council. Historic landmarks are shown on the official zoning map and each landmark shall bear the words “Historic Landmark” (HL) in its zoning designation. Historic landmark designation may be made in any City of Llano Zoning District, and such a historic landmark shall be subject to both the terms of this subdivision, as well as the zoning restrictions applicable to the underlying zoning district in which the landmark is located (for example site plans, uses, setbacks and other development and/or building regulations).
(b) 
Historic landmarks shall consist of the properties or resources shown on the map attached to the ordinance from which this subdivision derives. The city council, upon recommendation of the historic preservation review board and planning and zoning board, may from time to time designate certain additional buildings, sites, structures, or objects in the City of Llano as historic landmarks; however the board must first obtain written approval from the property owner prior to recommending the landmark for historic designation.
(1) 
The historic preservation board and the planning commission must hold separate public hearings concerning proposed historic landmarks before making a recommendation to the city council. Property owners of proposed historic landmarks must be notified prior to all hearings on the recommended designation. At the public hearings, owners, interested parties and technical experts may present testimony or documentary evidence which will become part of a record regarding the historical, cultural, architectural or archaeological importance of the proposed historic landmark.
(2) 
The city council shall schedule a public hearing on the recommendations to be held within 45 days of the receipt of the recommendation of the planning commission. The city council shall give notice, follow the publication procedure, hold a hearing and make a determination.
(3) 
Upon designation or a building, object, site, or structure as a historic landmark, the city council shall cause the designation to be recorded on a historic district and landmark zoning map along with previously designated historic districts and historic landmarks.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11)
§ 110-442 Criteria for the designation of historic districts and historic landmarks.
In making the recommendation to designate an area as a historic district or a property or resources as a historic landmark, the board shall consider one or more of the following criteria:
(1) 
Significance in history, culture, architecture or archaeology.
(2) 
Association with events that have made a significant contribution to the broad patterns of local, regional, state or national history.
(3) 
Embodiment of distinguishing characteristics of an architectural style, or type, period, or method of construction.
(4) 
Relationship to other distinctive buildings, sites, districts or structures which are historically significant and preserved, or which are eligible for preservation.
(5) 
Importance as an established and familiar visual feature of a neighborhood, community or the city.
(6) 
Value as an aspect of community sentimentor public pride.
(7) 
Identification with a person or persons who significantly contributed to the development or culture of the city.
(8) 
The work of a master designer, builder or craftsman.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11)
§ 110-443 Permits required-Allowable work-Preservation priority rating.
(a) 
Prior to obtaining a historic preservation permit, no person shall carry out any construction, reconstruction, alteration, restoration, rehabilitation, demolition, or relocation or any property or resource within a historic district or involving a historic landmark, except when necessary for protection of property, public safety or ordinary repair and maintenance.
(b) 
The historic preservation permit granted under this subdivision is not a building permit, as that term is normally used, but is a permit that indicates the proposed alteration or construction conforms to the requirements of this subdivision. There is no fee for the historic preservation permit.
(1) 
Procedures/application.
a. 
Prior to the commencement of any work requiring a historic preservation permit, the property owner shall file an application for such a permit with the City of Llano Historic Preservation Officer. The application shall contain:
1. 
Name, permanent address and telephone number of applicant.
2. 
Name, permanent address and telephone number of property or resource owner.
3. 
Physical address of property or resource.
4. 
A detailed description of proposed work.
5. 
A drawing or sketch of the proposed external alterations and/or repairs, and/or design for existing or new buildings.
6. 
If the proposal includes signs or lettering the sign must comply with current city sign ordinance.
7. 
The intended start and finish dates for alterations and/or repair.
b. 
All applications shall be reviewed by the historic preservation officer upon receipt. If determined to be incomplete or not in compliance, the application will be returned or sent to the applicant for completion within two working days prior to submittal to the board.
(2) 
Criteria for permit approvals.
In determining the recommendation and action on an application, the board and/or the preservation officer shall be guided by the adopted design standards, and/or where applicable, may use as a guideline “The Main Street Program/The Secretary of the Interior’s Standards for Rehabilitation of Historic Buildings.”
a. 
Every reasonable effort shall be made to adapt the property or resource in a manner which requires minimal alteration of the building, structure, object, or site and its environment.
b. 
The distinguishing original qualities or character of a building, structure, object, or site and its environment, shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.
c. 
All buildings, structures, objects, and sites shall he recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.
d. 
Changes which may have taken place in the course or time are evidence of the history and development of a building, structure, object, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
e. 
Distinctive stylistic features or examples or skilled craftsmanship which characterize a building, structure, object, or site shall be kept where possible.
f. 
Deteriorated architectural features shall be repaired rather than replaced, when feasible. In the event replacement is necessary, the new material should reflect the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial architectural elements from other buildings or structures.
g. 
No method for surface cleaning will be undertaken that will damage the historical integrity of a resource. Recommendations and assistance will be available and provided at the property owner’s request from the historic preservation officer or the Main Street director.
h. 
Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project.
i. 
Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with the size, scale, color, material, and character of the property or resource, neighborhood, or environment.
j. 
For alteration, new construction, and maintenance every effort shall be made to comply with the approved design standards.
k. 
Whenever feasible, new additions or alterations to buildings, structures, objects, or sites shall be done in such a manner that if such additions or alterations were to be renamed in the future, the essential form and integrity of the building, structure, object, or site would he unimpaired.
(3) 
Design standards.
In order to consistently administer this subdivision, the Board shall publish design standards, attached to the ordinance from which this subdivision derives and made part of this subdivision by reference. The design standards shall serve as a guideline for the construction, alteration, removal, rehabilitation, or reconstruction of any property within the historic district or a historic landmark. The standards shall include appropriate exterior finishes and construction, appropriate architectural features and colors. For more information, refer to the Secretary of the Interior’s Standards for Treatment of Historic Properties at https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf
(4) 
Signs.
Signs are considered an alteration to property and per city Ordinance 994, a building permit is required. For signs outside the scope of Ordinance 994, either in size, color or dimension, review and approval from the board shall be required.
(5) 
Permit for demolition.
A historic preservation permit is required for all demolition in the historic district.
a. 
For historic landmarks, the applicant shall consult in good faith with the historic preservation review board through the city historic preservation officer in an effort to seek an alternative that would result in the preservation of the historic landmark.
b. 
The owners may be required to have the property or resource inspected by a historical structural engineer at the city’s expense and the finding shall be included in the application.
c. 
The historic preservation review board shall review the completed application prior to approving demolition of any resource.
(6) 
New construction.
A permit shall be required prior to constructing, assembling, producing, erecting or relocating a building, object, structure or site of a historic landmark within the historic zoning district. New construction shall not be discouraged so long as the design of a building, structure, object, or site is compatible with the size, scale, color, materials and character of existing properties in a district; and complies with the design standards. Contemporary design for new buildings, objects, structures, or sites shall not be discouraged when such meet the above criteria. Permits for mobile homes, mobile structures, or recreational vehicles (attached to any utility whether temporary or permanent) within the historic zoning district will not be granted.
(7) 
Board review process.
If the permit requires Board review, the following procedures shall be followed:
a. 
Upon receipt of an application for permit under this subdivision, the historic preservation officer/city secretary shall review the application and, if complete refer it to the chairman of the Board within two working days from the time of receipt, excluding weekends and holidays.
b. 
Upon receipt of the application, the chairman of the board shall call a meeting of the board in accordance with the regular monthly meeting by the board. The application will be approved, denied, or approved with modifications by a majority vote within ninety (90) days of receipt and submitted back to the historic preservation officer/city secretary for applicant notification. The applicant will be given ten (10) days’ written notice prior to the time and place of the meeting and the applicant or his agent must be present at the meeting. The applicant may waive the required ten (10) day notice in order to avoid undue delay in presenting the permit application. Applicant failure to appear, or failure to be represented at the meeting, shall result in no action being taken on the request.
c. 
The decision of the Board shall be in writing and the city secretary shall send a certified copy to the applicant. Additional copies shall be filed as part of the public record. If the decision is a denial or an approval with modifications, the city secretary shall notify the applicant that the rejection or modification can be appealed to the board of adjustment/city council and of the procedure for filing such an appeal.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19)
§ 110-444 Requirement to maintain; demolition by neglect; City of Llano Property Maintenance Code.
(a) 
Nothing in the ordinance shall be construed to prevent the ordinary maintenance and repair of any exterior architectural feature of a historic landmark or property within a historic district that does not involve a significant change in design, material or outward appearance, including painting. Replacement or repair is included in the definition of ordinary maintenance of like, kind and quality of the original. Painting or change in color is also included as ordinary maintenance.
(b) 
No owner or person with a material interest in the property or resource designated in the local historic district or as a historic landmark shall permit the property or resource to fall into a serious state of disrepair so as to result in the deterioration of any exterior architectural feature that would produce a detrimental effect upon the character of the area as a whole or the character of the property itself. Examples of such deterioration shall include:
(1) 
Deterioration of roofs, awnings, or other horizontal members;
(2) 
Exterior walls or other vertical supports;
(3) 
Exterior chimneys;
(4) 
Crumbling stucco or mortar;
(5) 
Any feature, the deterioration of which would create a hazardous condition, which could lead to the claim that demolition is necessary for public safety;
(6) 
Any accessory building or fences, or other appurtenances at the site;
(7) 
Broken and cracked glass windows and doors.
(c) 
The historic preservation officer in conjunction with the historic preservation board will determine if the structure falls into the category of demolition by neglect. The owner of the neglected property or resource shall be subject to enforcement and penalties as described within this subdivision. The City of Llano Building Inspector/Historic Preservation Officer shall be responsible for initiating actions related to violations, fines or legal action related to demolition by neglect.
(1) 
Duty to maintain.
All significant buildings, objects, sites, and structures located in the historic zoning district or designated as a historic landmark, shall be preserved against decay, deterioration, and kept free from structural defects by the owner thereof or such person, persons, or entities that may have custody or control thereof. Such owners or other persons shall repair such building, object, site, or structure if it has any of the following defects:
a. 
Deteriorated or inadequate foundations;
b. 
Defective or deteriorated flooring or floor supports of insufficient size to carry imposed loads with safety;
c. 
Members of walls or other vertical supports that split, lean, list, or buckle due to defective material, workmanship or deterioration;
d. 
Members of walls or other vertical supports that are insufficient to carry imposed loads with safety;
e. 
Members of ceilings, roofs, and their support system, or other horizontal members which sag, split, or buckle due to defective material, workmanship, or deterioration;
f. 
Members of ceiling and roof supports or other horizontal members that are insufficient to carry imposed loads with safety;
g. 
Fireplaces or chimneys which list, bulge, or settle due to defective material, workmanship or deterioration;
h. 
Deterioration or defects in paints, coating systems, or flashing resulting in destructive moisture penetration or rot;
i. 
Any fault, defect, or condition in the building which renders the same structurally unsafe or not properly watertight;
j. 
Missing or damaged window glass, or windows that have been covered by plywood, metal or other.
(2) 
City of Llano Property Maintenance Code.
All properties within the City of Llano Historic District and Historic Landmarks must comply with chapter 22, article III, division 5, City of Llano Municipal Code, City of Llano Property Maintenance Code. All requirements, appeals, fines and abatement procedures are defined within the Municipal Code as though printed within the text of this subdivision.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11)
§ 110-445 Appeals; board of adjustment.
Any party aggrieved by a decision of the Board or preservation officer may appeal the decision, determination, or order to the City of Llano Board of Adjustment per chapter 110, article II, division 4, City of Llano Zoning Regulations. All procedures, protocols, and authority are defined within the zoning regulations as though printed within the text of this subdivision.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19)
§ 110-446 Cost/benefit variance procedure.
A property owner may apply for relief from the strict application of this subdivision when it can be determined through process that the costs associated with compliance exceed the benefit to the particular property or the integrity of the historic district. Owners may seek relief to demolish a structure, make modifications outside of allowable design standards, or alter architectural features of a property or resource. In reviewing a request the Board must first find that compliance is not economically feasible, and then may grant the request or offer alternatives to the applicant.
(1) 
An applicant may commence the process by applying to the board through the historic preservation officer/city secretary. No request shall be granted unless the board finds that strict compliance is not economically feasible.
(2) 
When a variance request is made due to the effect of this section of this subdivision the owner must show that:
a. 
The property or resource is incapable of earning a reasonable return, regardless of whether that return represents the most profitable return possible.
b. 
The property or resource cannot be adapted for any other use, whether by the current owner or by a purchase, which would result in a reasonable return.
(3) 
When demolition of a resource is contemplated the applicant shall consult in good faith with the Board, local preservation groups and interested parties in a diligent effort to seek an alternative that will result in preservation of the property or resource. Such efforts must be documented and presented to the Board.
(4) 
Upon receipt of the request, the chairman of the board shall call a meeting of the board in accordance with the regular monthly meeting by the board. The request will be approved, denied, or approved with modifications, after the board’s finding, by a majority vote within ninety (90) days of receipt and submitted back to the historic preservation officer/city secretary for applicant notification.
(5) 
The applicant will be given ten (10) days’ written notice prior to the time and place of the meeting, and the applicant or his agent must be present at the meeting.
(6) 
Following the hearing, the board has fifteen (15) days in which to prepare a written recommendation for approval or denial of the request to the city secretary. The city secretary shall send a certified copy to the applicant and additional copies shall be filed as part of the public record If the decision is a denial or an approval with modifications, the city secretary shall notify the applicant that the rejection or modification can be appealed to the board of adjustment and of the procedure for filing such appeal. The board of adjustment shall give notice, follow publication procedure, hold hearings, and make a determination per city zoning regulations, chapter 110, article II, division 4. The applicant or his agent must be present at the appeal and the decision of the board of adjustment shall be final.
(7) 
In the event the preservation board does not act within one hundred twenty (120) days of the receipt of the application, the request shall be deemed denied, unless the board has rescheduled the request for further review at a date agreed to by the applicant.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19)
§ 110-447 Amendments.
The city council, upon recommendation of the Board and planning and zoning commission may from time to time designate additional certain areas as historic districts and landmarks, and define, amend or eliminate the boundaries, or amend or modify requirements or portions of the text of this subdivision according to the following procedure:
(1) 
The historic preservation board must hold a public hearing before making a recommendation to the planning and zoning board and city council concerning any proposed amendment. Property owners within a proposed historic district or within 300 feet of a historic landmark shall be notified prior to the board hearing on the recommended amendment. At the board’s public hearing, owners, interested parties and technical experts may present testimony or documentary evidence, which will become part of a record regarding the historic, architectural, cultural, or archaeological importance of the proposed district.
(2) 
The board may recommend the designation of a historic district if it meets criteria as described in section 110-442 of this subdivision. The board must also find that any amendment is in conformance with the city’s comprehensive plan.
(3) 
After the planning and zoning commission conducts a public hearing on the proposed amendment, city council shall schedule a hearing on the board’s recommendation to be held within 45 days of receipt of the recommendation of the planning and zoning commission. The city council shall give notice, follow the publication procedure, hold a public bearing and make a determination on the amendment.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19)
§ 110-448 Enforcement/penalty.
(a) 
All work performed pursuant to a permit under this subdivision shall conform to any requirements included herein. It shall be the duty of the historic preservation officer to periodically inspect any such work to ensure compliance. Inspection pertains to any work directly related to the enforcement of the ordinance from which this subdivision derives, and excludes inspection for any additional building or safety codes. In the event work is found that is not being performed in accordance with the permit, the permittee shall be notified of the alleged noncompliance issue by the historic preservation officer and shall cure any violations within ten days from the date of notice. Failure to bring the work into compliance may result in the Board taking action during a meeting to stop all work and advising the historic preservation officer to issue a stop work order. All work determined not to be in compliance with the permit shall immediately cease. No further work shall be undertaken on the project as long as a stop work order is in effect. As soon as the owners are in compliance with their application, construction can be resumed or the applicant/owner may file a written request with the board for a hearing with the board to be held within three working days of the receipt of the request for the hearing.
(b) 
A person, firm, corporation or other entity commits an offense if he/she/it violates this subdivision. Each day the offense continues constitutes a separate offense. The following penalties, which are nonexclusive, and the exercise of one or more of which shall not preclude exercise of the others, shall be imposed on those persons or entities found to have violated this subdivision:
(1) 
Fines.
Any person or entity failing to comply with any provision of this subdivision shall be deemed guilty of a misdemeanor charge and upon conviction thereof shall be subject to a fine of up to $500.00 for each day the violation continues. If a violation occurs or is about to occur, the municipality is authorized to bring legal action to enforce this subdivision in accordance with V.T.C.A., Local Government Code sec. 211.012.
(2) 
Cumulative remedies.
The provisions of this section shall apply in addition to other enforcement procedures or penalties which are available at law or in equity, including, but not limited to, those available to adversely affecting historic structures or property under V.T.C.A., Local Government Code sec. 315.006 and V.T.C.A., Government Code sec. 442.016, as the same may be amended from time to time, injunctive remedies and the like.
(3) 
Civil action.
As an additional remedy in addition to the penalties stated above, the city attorney for the City of Llano or his or her designee shall have the power to take all necessary civil action to enforce the provisions hereof and to request appropriate legal or equitable remedies or relief.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19)
§ 110-449 Incentive guidelines.
(a) 
There will be no cost to obtain a historic preservation permit/building permit within the historic district.
(b) 
For commercial structures within the main street district, local lending institutions in Llano may offer a low interest loan program. Applicants may contact the Llano Main Street Program regarding current offerings.
(c) 
Llano Main Street Facade and Structural Improvement Grant. Llano Main Street accepts applications for facade and structural improvements, subject to available funds on a 50/50 match basis.
(Ordinance 1187, sec. 2(exh. A), adopted 7/25/11; Ordinance 1401 adopted 10/21/19)