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Marble Falls City Zoning Code

ARTICLE 2

ZONING DISTRICTS

Section 2.1.1 - Zoning Districts Established

A.

Generally. The establishment of zoning districts in the City of Marble Falls, Texas, are intended to promote compatible patterns of land use and site development consistent with the City's Comprehensive Plan.

B.

Districts Established. The City of Marble Falls is hereby divided into 13 zoning districts that are established by Table 2.1.1.A, Zoning Districts Established. Additionally, the Existing Neighborhood Zone (ENZ) district is further divided into five sub-districts as set out in Table. 2.1.1.B, ENZ Sub-Districts Established. All land within the City limits shall be classified into one of the following zoning districts:

Table 2.1.1.A
Zoning Districts Established
District Type Name Symbol Purpose
Agricultural Farm and
Ranch
District 		FR The Farm and Ranch District is intended to protect the urban fringe from incompatible development and unplanned development by allowing the continuation of farming and ranching activities and remaining rural in character through a large minimum lot size and rural roadway cross-section. A cluster development option allows for smaller lot sizes with larger amounts of open space. As the City grows over time, this land is intended to transition in accordance with the community vision set out in the Future Land Use Plan of the City's Comprehensive Plan.
Residential Rural Estate
District 		RE The Rural Estate District is intended to provide the opportunity to develop a large lot subdivision prior to public utilities being available. It is intended to remain rural in character, suited for larger lot, higher end housing. To remain rural in character, the lot width and setbacks are large, a minimum subdivision area is established, and roads are designed with a rural roadway cross-section. A cluster development option allows for smaller lot sizes with larger amounts of open space.
Neighborhood
Residential
District 		NR The Neighborhood Residential District is intended to be the default single-family detached district and suburban in character. It includes various flexible lot size configurations, but is tied to an overall development density. Although it will be comprised of predominantly single-family detached housing, different development options (developed as a Master Planned Community) could allow a small percentage of new development to be denser, attached housing types. These areas are developed with an urban roadway cross-section.
Transitional
Residential
District 		TR The Transitional Residential District is intended to provide areas of higher density and different housing types than in the Neighborhood Residential District. It is tied to an overall development density and is intended to provide an area of transition between the lower density Neighborhood Residential District and higher density districts (e.g., multifamily, commercial, etc.). These areas are developed with an urban roadway cross-section.
Downtown
Residential
District 		DR The Downtown Residential District is intended to promote infill development and redevelopment while also preserving the older, and sometimes historic, pattern and character of Old Town Marble Falls. The intent of this district is to provide areas of housing adjacent to downtown as a transitional area between the nonresidential areas of the Downtown District and the residential areas more typical of the Marble Falls area. This area would be similar to the Transitional Residential District in that it would provide for higher density and different housing types than in the Neighborhood Residential District; however, it is intended that the Downtown Residential District would respect and even enhance the residential culture of the overall Downtown area and urban center of Marble Falls. In this regard, it is intended that this area will redevelop with an urban character and an urban roadway cross-section.
Multifamily
Residential
District 		MR The Multifamily Residential District is intended to provide areas of even higher density than in the Transitional Residential District. It is tied to an overall development density and is intended to provide an area of transition between the lower density Transitional Residential District and higher density districts (e.g., commercial). These areas will be developed with an urban roadway cross-section.
Existing
Neighborhood
Zone District 		ENZ The Existing Neighborhood Zone District is intended to protect the established development pattern and character of existing neighborhoods while also providing opportunities for infill development and improvements to existing homes. Generally, existing neighborhoods are divided into sub-districts based on their existing and intended development character (see also Section 4.2.7, Special Design Standards for Existing Neighborhood Zone District.
Nonresidential Neighborhood
Commercial
District 		NC The Neighborhood Commercial District is intended for nonresidential development that is of an appropriate use, scale, and design that is compatible with abutting or nearby residential development. Accordingly, these areas are intended to take on the semi-residential appearance of their abutting residential areas. These developments typically occupy smaller footprints, have lower levels of signage, and de-emphasized parking.
General
Commercial
District 		GC The General Commercial District is primarily intended for nonresidential development along the City's major thoroughfares in accordance with the vision set out in the Future Land Use Plan of the City's Comprehensive Plan. These areas are intended to be developed with an auto-oriented character, which means that the view of the automobile is the predominant view from the street right-of-way. Additional design considerations, such as building orientation, form, architecture, and materials; front- and street-side landscaping; parking lot landscaping; and access management are used to improve the quality of development consistent with the vision set out in the City's Comprehensive Plan.
Downtown
District 		DN The Downtown District is intended to serve the central core of the general area identified as Downtown on the Future Land Use Plan of the City's Comprehensive Plan. It is envisioned that this area will be developed with a higher intensity urban character, which means high lot coverages, build-to lines and limited setbacks, low to no landscaping, and a focus on on-street parking (when applicable). It is also intended to include a mix of both residential (e.g., apartments, lofts, etc.) and nonresidential uses.
Downtown
Transition
District 		DT The Downtown Transition District is intended to serve the area surrounding the Downtown District and within the outer edges of the general area identified as Downtown on the Future Land Use Plan of the City's Comprehensive Plan. It is envisioned that this area will also be developed with a higher intensity urban character, but not as intense as the Downtown District, and will include higher lot coverages, build-to lines and limited setbacks, limited landscaping, and an intent to hide parking behind the building or locate on-street (when applicable). It is also intended to include a mix of both residential and nonresidential uses.
Business/
Industrial
Park District 		BP The Business/Industrial Park District is intended to support various employment opportunities predominantly related to light manufacturing, light industry, or warehousing. It is intended that these uses will be undertaken entirely within an enclosed building. Additional landscaping and screening requirements will help to protect areas of outdoor storage from public rights-of-way and abutting properties.
General
Industrial
District 		IN The General Industrial District is intended for areas of greater intensity than the Business/Industrial Park District. These areas are to provide a range of development opportunities including such uses as manufacturing, fabrication, and/or warehousing. These areas have the potential to involve heavy truck traffic, as such they require direct access to a principal arterial. Additionally, since the operations of these uses could occur both indoors and outdoors, these areas require larger buffers against abutting development.
Mixed Planned
Development
District 		PD A Planned Development District is intended for developments with a well-planned mix of integrated land uses and densities. The district is provided to facilitate new and innovative development concepts that cannot be accommodated as a master-planned community or by other zoning districts.

 

C.

ENZ Sub-Districts Established. The ENZ district is further divided into five sub-districts which are established in Table 2.1.1.B, ENZ Sub-Districts Established. Any overall reference in these regulations to the "ENZ district" also includes references to each ENZ subdistrict.

Table 2.1.1.B
ENZ Sub-Districts Established
District Type Symbol Purpose
Existing Neighborhood Zone District ENZ.1 The ENZ.1 sub-district primarily consists of single-family estate homes on larger lots using the previous RE-1 zoning district which pre-dated the effective date of these regulations.
ENZ.2 The ENZ.2 sub-district primarily consists of single-family detached homes using the previous R-1 zoning district which pre-dated the effective date of these regulations.
ENZ.3 The ENZ.3 sub-district primarily consists of single-family detached, single-family attached, duplex, and townhouse homes using the previous R-2, RA-1, and RT-3 zoning districts which pre-dated the effective date of these regulations.
ENZ.4 The ENZ.4 sub-district primarily consists of duplexes, townhouses and apartments using the previous R-3 and R-4 zoning districts which pre-dated the effective date of these regulations.
ENZ.5 The ENZ.5 sub-district primarily consists of manufactured housing using the previous MH-1 and MH-2 zoning districts which pre-dated the effective date of these regulations.

 

Section 2.1.2 - Official Zoning Map

A.

Generally. The boundaries of all zoning districts are shown on the map entitled the "Official Zoning Map of Marble Falls, Texas," which may be referenced herein as the "Official Zoning Map." The Official Zoning Map and a record of all amendments thereto shall be kept on file by the City and shall constitute the original record. A copy of the currently effective Official Zoning Map may also be distributed to other City departments to facilitate inspection during regular business hours.

B.

Force and Effect. The Official Zoning Map, together with all legends, symbols, references, notations, boundaries, and other information, is adopted as a part of these zoning regulations, and has the full force and effect of these zoning regulations. The Official Zoning Map, with a record of all amendments that are on file with the City Secretary shall be the controlling document in the event of a conflict between the map that is on file and any other reproduction of the Official Zoning Map.

C.

Effective Date. The Official Zoning Map shall show the "Effective Date" and the "Last Revision Date." Any changed, amended, replaced, or otherwise new Official Zoning Map shall supersede the prior zoning map. However, the effective date of a rezoning ordinance shall be the date specified in the ordinance itself, and not the date when the revision was made to the Official Zoning Map.

D.

Maintenance.

1.

Responsibility for Maintenance. The Official Zoning Map shall be maintained by the City, which shall use all reasonable means to protect the Official Zoning Map and ensure its accuracy.

2.

Distribution. The City is authorized to distribute paper and digital copies of the Official Zoning Map, provided that they include the title Official Zoning Map and the Effective Date and Last Revision Date.

3.

Notification. The City is not required to provide individual notification of changes to the Official Zoning Map except for what is required by public notice as set out in Section 11.2.3, Public Notice, and as otherwise required by law.

4.

Damaged or Destroyed Official Zoning Map. In the event that the Official Zoning Map becomes damaged or destroyed, the City Council may adopt a new Official Zoning Map by ordinance. However, such adoption shall not amend or otherwise change district boundaries or classifications from the prior Official Zoning Map.

E.

Interpreting Boundaries.

1.

Generally. The boundaries of zoning districts are shown on the Official Zoning Map and shall adhere to the provisions of this subsection for the purposes of the administration, interpretation, and enforcement of these regulations.

2.

City Limits. Where district boundaries are indicated as approximately following the boundaries of the City limits, the district boundary shall be construed to follow such City limit boundaries.

3.

Property Lines or Platted Lot Lines. Where district boundaries are indicated as approximately following property lines or platted lot lines, the district boundary shall be construed to follow such property lines or platted lot lines.

4.

Rights-of-Way or Easements. Where district boundaries are indicated as approximately following streets, roads, highways, alleys, railroads, utility lines, or similar rights-of-way or easements, the district boundary shall be construed to follow the centerline of the right-of-way or easement.

a.

Where the location of these rights-of-way or easements differ from that shown on the Official Zoning Map, the features on the ground shall control.

b.

Where a public right-of-way or easement is officially vacated or abandoned, the regulations applicable to the abutting property shall apply equally to each half of such vacated or abandoned right-of-way or easement unless a specific conveyance specifically states otherwise.

5.

Waterbodies, Watercourses, and Similar Geographic Features. Where district boundaries are indicated as approximately following the centerline of waterbodies (e.g., ponds, lakes), watercourses (e.g., drainageways, streams, creeks, rivers), or other similar geographical features, the centerline of such geographical feature shall be construed to be the district boundary.

6.

Undetermined Features. Where a parcel proposed for development is divided by a zoning district boundary not otherwise following a feature described in this Section, the regulatory provisions applicable within each district shall apply to each portion of the parcel proposed for development. In the absence of any identifiable boundaries, the district boundaries shall be clearly defined by an official survey.

7.

Interpretation Responsibility. Should any uncertainty remain regarding the exact location of the boundaries of a zoning district as displayed on the Official Zoning Map, the Director shall make a determination based on the criteria established in this subsection.

a.

The determination of such district boundary shall be included on the Official Zoning Map pursuant to Section 11.3.2, Zoning Map Amendment.

b.

Any such administrative determination is subject to appeal in accordance to Division 11.8, Appeals.

F.

Amendments. The Official Zoning Map may be amended, which shall supersede the prior zoning map.

1.

Generally. Any changes or amendments to the zoning district boundaries or zoning classification of a property shall be made by ordinance pursuant to Section 11.3.2, Zoning Map Amendment. Amendments shall be incorporated into the Official Zoning Map promptly after the amendment has been approved by the City Council.

2.

Recordkeeping. A descriptive record of all amendments shall be maintained and kept with the Official Zoning Map filed with the City.

3.

Effect. Any changes or amendments to the Official Zoning Map shall not have the effect of amending these regulations or any subsequent amendment.

G.

Corrections and Errors. The Director may determine that the identification of zoning of property or other characteristics of the Zoning Map are in error and shall have the authority to make corrections accordingly.

H.

Un-Zoned Land. All land within the City limits shall have a zoning designation. If it is determined that land has not been zoned, that land shall be zoned Farm and Ranch (FR) until affirmatively rezoned to another district.

Section 2.1.3 - Zoning of Annexed Land

A.

Generally. It is intended that when land is annexed into the City limits, it will ultimately be zoned using the guidance of the Future Land Use Plan set out in the City's Comprehensive Plan.

B.

Annexation and Zoning. Upon completion of the annexation of land into the City limits, land annexed into the City shall automatically be zoned Farm and Ranch (FR) until proceedings to establish zoning may be commenced. If the land is designated on the Future Land Use Plan in a manner that is consistent with the Farm and Ranch District, the zoning shall remain FR and additional zoning actions are not needed unless otherwise required by these regulations. If the Future Land Use Plan designates the land to be for uses other than those allowed in the FR District, the City may commence the zoning process upon its own initiative at any time, including at time of annexation, or property owners may submit an application for a zoning designation. Zoning designation of newly annexed land shall follow the procedures set out in Article 11, Administration.