Property development regulations for all residential districts, R-1, R-2, RM-1, RM-2, and R-3, are listed in the following chart. In addition, a graphic description of the regulations as they pertain to each district can be found in Appendices B, C, D, E and I.

PROPERTY DEVELOPMENT REGULATIONS
(RESIDENTIAL DISTRICTS)

¹  Can be exceeded if variance is obtained from the board of adjustment.

²  As herein specified, minimum floor area shall be computed based on habitable area, exclusive of open porches, or accessory uses.

³  Minimum lot area for two (2) units shall be seven thousand five hundred (7,500) square feet. For each additional unit, two thousand five hundred (2,500) square feel is required.

⁴  If height variance is granted, an additional three (3) feet per story shall be added to all setback requirements. Category is divided into two (2) categories: One (1) to two (2) stories, and three (3) stories.

⁵  Reserved.

⁶  Note lot area calculated from land area only; lots abutting water must use bulkhead line or mean high water line as boundary.

⁷  Existing setbacks may be retained, even if nonconforming as of the date of adoption of this ordinance change, subject to other restrictions defined in Section 10-300 and retention of the current height (story or stories) in the nonconforming areas with a story restricted to twelve (12) feet. This exemption shall not apply to the RM-2 zoning district. If the nonconforming structure/building is rebuilt to conform to existing code, this exemption is revoked. If the non-conforming structure/building is removed and the property sold, this exemption is revoked.

⁸  Maximum building length is two hundred (200) feet with twenty (20) feet minimum distance between buildings (Re. Appendix D RM-1).

⁹  Front properly line commences at the edge of the street right-of-way line.

¹⁰  One (1) side may be zero (0) lot line; the other side must have a five-foot minimum setback. There shall be no common "0" lot line between units. In no case shall the setback on the property line that adjoins adjacent property be less than eight (8) feet.

¹¹  A corner shall be defined as a lot bounded on adjacent sides by a street or streets.

¹²  Height shall be the number of stories above the base flood elevation. (See subsection 12-100(e)).

¹³  Thirty-five (35) feet measured from base flood elevation (BFE) + two (2) feet or from existing grade, whichever is greater, to the highest roof surface on a flat-roof, or a maximum of thirty-five (35) feet measured from base flood elevation (BFE) + two (2) feet or from existing grade, whichever is greater, to a point half-way up the slope of a pitched roof.

¹⁴  For a through lot (front and rear property lines are adjacent to public streets), the front setback shall be applied to both the front and rear property lines.

¹⁵  May be reduced to no less than ten (10) feet with a certification of structural integrity from a Texas-certified professional structural engineer further certifying that the bulkhead and water line proximity has been taken into account in the design of the foundation and that the lesser setback is acceptable.

¹⁶  May be reduced to no less than fifteen (15) feet with a certification of structural integrity from a Texas-certified professional structural engineer further certifying that the bulkhead and water line proximity has been taken into account in the design of the foundation and that the lesser setback is acceptable.

¹⁷  Existing maximum floor area may be retained, even if nonconforming as of the date of adoption of this ordinance change, subject to other restrictions defined in section 10-300 and retention of the current height (story or stories) in the nonconforming areas with a story restricted to twelve (12) feet. This exemption shall not apply to the RM-2 zoning district. If the non-conforming structure/building is rebuilt to conform to existing code, this exemption is revoked. If the non-conforming structure/building is removed and the property sold, this exemption is revoked.

¹⁸  Existing minimum floor area may be retained, even if non-conforming as of the date of adoption of this ordinance change, subject to other restrictions defined in section 10-300 and retention of the current height (story or stories) In the nonconforming areas with a story restricted to twelve (12) feet. This exemption shall not apply to the RM-2 zoning district. If the non-conforming structure/building is rebuilt to conform to existing code, this exemption is revoked. If the non-conforming structure/building is removed and the property sold, this exemption is revoked.

¹⁹  Stairs are not structure and not subject to the setback requirements. However, the design of stairs may be subject to review and approval by the appropriate home owner's association.

DU means dwelling unit.

Table 503 of the 2006 International Building Code requires sprinkling for fire protection for residential, wooden frame structures (Type 5B), If the height of the structure is greater than forty (40) feet as measured from grade.

Stilt residential buildings and structures are required to be enclosed on three (3) sides. All single family residential buildings within the various zoning districts including townhomes and duplexes shall be constructed of exterior fire-resistant construction having at least seventy-five (75) percent of the total exterior walls above grade level and below the first-floor plate line, excluding doors and windows, constructed of severe weather rated brick or stone veneer. The second floor or higher elevations above the first floor shall have exterior fire-resistant construction having at least sixty-five (65) percent of the total exterior walls constructed of severe weather rated brick or stone veneer. To maintain the overall appearance of the city, stucco, cementitious fiber board siding such as Hardy Plank or Hardy Board or material of equal characteristics as approved by the city in accordance with the city's building code and fire prevention code may be considered.

CMU is considered the first choice for enclosing the ground level of elevated homes. CMU can be purchased as standard or as split face CMU which is textured. Stucco can be applied directly to the surface of standard CMU and an approved finish coating can be applied or the plain surface of the CMU may be painted with an approved finish coat of paint.

Exceptions may be allowed on the ground level for the following:

1.

Covered patios to the rear of the structure.

2.

Interior pedestrian or guest passageways through enclosed structures that are accessed through a door.

3.

An overhanging porch or structure supported by columns from the ground level below the existing overhang, when not in front of the building line. An enclosure wall must be at the back of the porch to maintain the seventy-five (75) percent enclosed area when on the front or either side of the structure but not required when on the rear of the structure.

4.

Columns that are not within the enclosed walls must be decorative or clad and shall not be raw poles, driven pilings or unfinished concrete.

These exceptions shall constitute no more than twenty-five (25) percent of the entire footprint of the structure.

(Ord. No. 83-300, 5-9-83; Ord. No. 90-391, § 2, 12-10-90; Ord. No. 2000-515, 5-8-2000; Ord. No. 2000-529, § 2, 2.1, 12-11-2000; Ord. No. 2008-642, § 1, 12-8-08; Ord. No. 2008-643, § 1, 12-8-08; Ord. No. 2009-646, § 1, 1-26-09; Ord. No. 2009-648, § II, 6-6-09; Ord. No. 2009-655, § I, 11-9-09; Ord. No. O2013-712, Exh. B, 8-12-13; Ord. No. O2017-765, § 1, 12-11-17; Ord. No. O2018-776, 7-9-18)