Richland Hills City Zoning Code
ARTICLE 4
Site Development Requirements
§ 4.01 Off-Street Parking and Loading Requirements.
90-4.01.01
Purpose.
To secure safety from fire, panic, and other dangers; to lessen congestion on public streets; to facilitate the adequate provisions of transportation; to conserve the value of buildings; and to encourage the most appropriate use of land.
[Ord. No. 1273-14, § 1(Exh. A), 5-6-2014]
§ 4.02 Accessory Structure Standards.
90-4.02.01
Accessory Structures.
The following regulations apply to permanent accessory structures as outlined below in each section for residential accessory structures, nonresidential accessory structures, and carports:
(A)
General.
An accessory structure may only be permitted if it complies with the following:
(1)
An accessory structure shall be located on the same lot as the principal building, shall directly serve the principal use and building, and shall be reasonably and customarily incidental to the principal use and building;
(2)
No accessory structure shall be permitted without a primary structure being located on the same premises, unless used for agricultural purposes;
(3)
Accessory structures shall generally match the color and material of the principal building on the same lot;
(4)
In no circumstance shall the aggregate floor area of a principal building and accessory structure exceed the maximum lot coverage of the zoning district in which the property is located; and
(5)
The use of storage containers as a permanent accessory structure is prohibited. They may be allowed temporarily for moving or construction purposes but may not be located in any part of a fire lane, required parking space, maneuvering lane, or visibility triangle. A permit must be obtained from the city prior to placing a storage container on the property.
(B)
Residential accessory structure requirements (excluding carports).
Accessory structures must adhere to the following requirements:
(1)
Dimensions.
(a)
An accessory structure shall not exceed two stories in height, or twenty eight (28) feet, and shall not exceed the height of the principal building, whichever is lower.
(b)
An accessory structure shall not exceed fifty percent (50%) of the principal building.
(c)
If more than one accessory structure is located on the property, the total floor area of all accessory structures shall not exceed sixty percent (60%) of the principal building.
(d)
The floor area of each accessory structure shall be calculated as enclosed space, excluding roofed structures such as patios, porches, decks, and similar type structures.
(e)
Accessory structures and roofed structures such as patios, porches, decks, and similar type structures shall be included in the lot coverage calculations.
(2)
Location.
(a)
Accessory structures shall meet the following setback requirements:
1.
Front.
The front setback shall be behind the front of the principal structure's building face.
2.
Rear.
The rear setback for structures fifteen (15) feet in height or less shall be five (5) feet from the property line or out of easement, whichever establishes a greater setback. Any accessory structure exceeding fifteen (15) feet in height shall be ten (10) feet from the property line or out of easement, whichever establishes a greater setback.
3.
Side.
The side setback shall be contingent upon structure height as follows:
Building Height | Side Yard - Interior | Side Yard - Street |
|---|---|---|
15 feet or smaller | 5 feet | Base zoning - same as primary |
15 feet one inch or taller | Base zoning - same as primary | Base zoning - same as primary |
(b)
No accessory structure shall be located in front of the principal structure's building face.
(c)
Accessory structures are prohibited in easements.
(d)
Accessory structures must maintain a minimum separation of five (5) feet between exterior walls.
(4)
Materials.
(a)
For accessory structures equal to or less than four hundred and forty (440) square feet, exterior wood and metal siding with a baked-on enamel finish are permitted. Corrugated metal siding is not permitted.
(b)
Construction materials for accessory structures with a floor area over four hundred and forty (440) square feet must comply with the exterior building material requirement for a main structure.
(C)
Nonresidential accessory structures.
Accessory buildings must adhere to the following requirements:
(1)
Dimensions.
(a)
An accessory structure shall not exceed the height of the principal building or thirty-five (35) feet, whichever is lower.
(b)
An accessory structure shall not exceed fifty percent (50%) of the principal building. If more than one accessory structure is located on the property, the total floor area of all accessory structures shall not exceed fifty percent (50%) of the principal building.
(c)
Accessory structures shall be included in the lot coverage calculations.
(2)
Location.
(a)
Accessory structures shall meet the following setback requirements:
1.
Front.
The front setback shall be behind the front of the principal structure building face.
2.
Rear.
The rear setback shall be five (5) feet from the property line or out of easement, whichever establishes a greater setback. For rear years adjacent to residential lots, base zoning setback requirements shall be applied.
3.
Side.
The side setback shall be five (5) feet from the property line or out of easement, whichever establishes a greater setback, for interior lots, and fifteen (15) feet from the property line where a lot is adjacent to a side street. For side yards adjacent to residential lots, base zoning setback requirements shall be applied.
(b)
No accessory structure shall be located in front of the principal structure's building face.
(c)
Accessory structures are prohibited in easements.
(d)
Accessory structures must maintain a minimum separation of ten (10) feet between exterior walls.
(D)
Carports.
(1)
Location.
Locational requirements for carports within the City shall be as follows:
(a)
Front.
An attached carport may extend beyond the front building line (setback line), but in no case shall the structure extend more than twenty five (25) feet from the point of attachment to the residence or encroach upon the street right-of-way or any easement.
(b)
Side.
A carport shall be set back five (5) feet from the side property line or out of easement, whichever establishes the greater setback.
(c)
Rear.
A carport shall be set back five (5) feet from the rear property line or out of easement, whichever establishes a greater setback.
(2)
Construction.
Construction requirements for carports within the City shall be as follows:
(a)
Parking surface.
Carports must be erected over an approved surface.
(b)
Size.
The roof assembly of a carport shall not exceed twenty five (25) feet in length or twenty five (25) feet in width. The inside vertical clearance of a carport shall not be less than seven feet, nor more than nine feet.
(c)
Roof.
1.
Roof design and pitch of a carport shall not exceed that of the main structure.
2.
Carport roofs, if metal, shall be corrosion-resistant aluminum or steel painted with a baked-on enamel finish or equivalent.
3.
Metal roof carports must have a minimum slope of one-fourth unit vertical and twelve (12) units horizontal (2%).
(d)
Walls.
Carports shall have at least two (2) open exterior walls; however, no exterior wall may extend into the required front yard.
(3)
Storage.
A carport located in front of the main building shall be used to store only vehicles, including recreation vehicles, boats, and trailers. All vehicles must be registered. Carports in front of the main building shall not be used to store any other items.
(E)
Adjustments.
The Zoning Administrator or their designee shall be authorized to make minor adjustments so that minor deviations may be resolved administratively. Minor adjustments shall be limited to dimensional adjustments that do not constitute a decrease of more than twenty percent (20%) for setbacks and building design (i.e., architectural design of the accessory structure).
90-4.02.02
Swimming Pools.
(A)
Requirements.
The owner of a lot zoned as residential may construct one in-ground swimming pool, or one above ground swimming pool, but not both. The location of an above ground swimming pool will be subject to the setback requirements for residential accessory structures as provided in subsection 4.02.01.(A)(2) above. The location of an in-ground swimming pool shall conform to the following setback requirements:
(1)
SF-E Single-Family Residential Estate District.
(a)
Front.
The front setback requirement for a swimming pool shall be the front building line established in this chapter for the applicable zoning district, provided, however, that in no case shall the pool be closer to the street than the front of the main structure.
(b)
Side.
The side setback requirement for a swimming pool shall be the side building line established in this chapter for the applicable zoning district.
(c)
Rear.
The rear setback requirement for a swimming pool shall be six feet.
(2)
All other residential zones.
The setback requirements for a swimming pool shall be the respective building lines established in this chapter for the applicable zoning district.
(B)
Measurement.
All of the foregoing setback requirements shall be measured from that portion of the pool, including decking and mechanical and electrical equipment, closest to the applicable setback line.
(C)
Easements and safety codes.
Notwithstanding any provision herein to the contrary, no pool shall encroach upon the street right-of-way or any utility easement. Furthermore, notwithstanding any provision herein to the contrary, no swimming pool shall be located so as to create or constitute a violation of any building or safety code adopted by the city, including without limitation the International Residential Code and the Uniform Electrical Code.
90-4.02.03
Temporary Occupancy Structures (Buildings).
(A)
Temporary buildings may be utilized by places of worship (churches), public schools, and government agencies only. See "Temporary Occupancy Building" definition.
(B)
Places of worship (churches), public schools (kindergarten (K) through 12th grade), and government agencies shall apply for a building permit and must meet all applicable city ordinances to erect a temporary building.
90-4.02.04
Flags and Flagpoles.
(A)
Scope.
The regulations set out in this section apply to flags and detached flagpoles in all zoning districts.
(B)
Setbacks.
The minimum setback from any property line, overhead utility line, or public right-of-way shall be a distance equal to the vertical distance from the ground to the top of the pole.
(C)
Number and size.
(1)
Residential Zoning Districts.
(a)
No more than one flagpole shall be allowed per platted lot.
(b)
The height of the flagpole shall not exceed 25 feet, measured from the natural grade.
(c)
No more than three flags may be displayed on the flagpole located on a lot.
(d)
The size of the flag shall be appropriate for the height of the flag pole, but each individual flag shall in no event exceed 24 square feet in area.
(e)
Small flags (not to exceed 24 square feet) mounted in stanchions on the face/eaves of buildings and flags that are displayed flush to the face of the building are not limited in number.
(2)
Nonresidential and Multiple Family Zoning Districts.
(a)
No more than three flagpoles shall be allowed per platted lot.
(b)
The height of the flagpoles shall not exceed 30 feet, measured from the natural grade.
(c)
No more than two flags may be displayed on the flagpole located on a platted lot.
(d)
The size of the flag shall be appropriate for the height of the flag pole, but each individual flag shall in no event exceed 40 square feet in area.
90-4.02.05
Wind Energy Conversion Systems.
(A)
Farm or utility systems.
Wind energy conversion systems, farm or utility shall be prohibited within the city.
(B)
Small systems.
Wind energy conversion systems, small are permitted, subject to the following conditions:
(1)
Accessory use.
A small wind energy system is allowed as an accessory use in all residential zoning districts.
(3)
Freestanding systems - additional standards.
Small wind energy systems may be mounted on a tower detached from other structures on the lot.
(a)
Setback.
The minimum setback from any property line, overhead utility line, or public right-of-way shall be a distance equal to the vertical distance from the ground to the tip of a wind generator blade when the tip is at its highest point unless the affected utility, property owner, or governmental entity grants written permission for a lesser setback.
(b)
Height.
Freestanding systems measured from the top blade may not exceed 45 feet in height.
[Ord. No. 1273-14, § 1(Exh. A), 5-6-2014; Ord. No. 1296-15, § 2(Exh. A), 8-18-2015; Ordinance 1529-25 adopted 7/28/2025]
§ 4.03 Supplementary Regulations.
90-4.03.01
Residential Lot Regulations.
(A)
Minimum residential lot area and exceptions.
The minimum lot area for the various zoning districts shall be in accordance with the individual districts except that a lot having less area than herein required, which was an official "lot of record" prior to the adoption of this Ordinance, May 6, 2014, may be used for a single-family dwelling.
(B)
Location of dwellings and buildings.
90-4.03.02
Front Yard Setback.
(A)
Corner lots.
On corner lots, the front yard setback shall be observed along the frontage of both intersecting streets, unless shown specifically otherwise on a final plat.
(B)
Block with split zoning.
Where the frontage on one side of a street between two intersecting streets is divided by two or more zoning districts, the front yard setback shall comply with the requirements of the most restrictive district for the entire frontage.
Figure 1. Block with Split Zoning  |
(C)
Approved plats with established building line.
The required front yard setback shall comply with the building line so established by such ordinance or plat, where a building line has been established by a plat or by ordinance prior to May 6, 2014, and such line required is a greater or lesser front yard setback than prescribed by this Ordinance for the district in which the building line is located.
(D)
Front yard measurements and considerations.
(1)
The front yard shall be measured from the property line to the front face of the building, covered porch, covered terrace or attached accessory building.
(2)
Eaves and roof extensions or a porch without posts or columns may project into the required front yard setback for a distance not to exceed three feet.
Figure 2. Front Yard Measurement  |
(E)
Minimum front yard setback reduction and average setback.
(1)
The minimum front yard setback requirements may be reduced by a maximum of five feet for all single-family and duplex uses within all SF-E Single-Family Residential Estate, SF-10 Single-Family Residential, SF-7 Single-Family Residential, and MF-1 Two-Family (Duplex) Residential Zoning Districts; provided that at least 50 percent of the structures on a given block are set back an additional five feet from the original setback.
(2)
The average setback along the block shall equal the original setback requirement.
(3)
The purpose of this average setback is to encourage a variety of front yard setbacks along a street.
(4)
In no case shall the front yard setback be less than 20 feet.
(5)
The desired front setbacks for each lot shall be designated on the final plat.
Figure 3. Front Yard Setbacks  |
(F)
Future right-of-way line.
Where a future right-of-way line has been established for future widening or opening of a street or thoroughfare, upon which a lot abuts, then the front or side yard shall be measured from the future right-of-way line.
90-4.03.03
Side Yard Setbacks.
(A)
Corner lot side yard setbacks.
(1)
On a corner lot used for single-or two-family dwellings, both street exposures shall be treated as front yards on all lots except where one street exposure is designated as a side yard on a lot of record and separated from the adjacent lot by an alley and separated from the adjacent lot by an alley.
(a)
In such case, a building line shall be designated on the plat containing a side yard of 15 feet or more.
(2)
On lots that were official lots of record prior to May 6, 2014, the minimum side yard adjacent to a side street shall comply with the minimum required side yard for the respective district. See the following figures for details:
Figure 4. Side Yard on Corner Lots  |
 |
(B)
Open and unobstructed side yards.
(1)
Every part of a required side yard shall be open and unobstructed from the ground upward except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices, and other architectural features not to exceed 12 inches into the required side yard, and roof eaves projecting not to exceed 36 inches into the required side yard.
(2)
Air conditioning compressors, pool machinery and equipment, and similar appurtenances are permitted in the side yard, but shall be located a minimum three feet from the property line.
90-4.03.04
Handicap Accessibility.
The property owner is responsible for the project's compliance with the Texas Department of License and Regulations, as they exist or may be amended.
[Ord. No. 1273-14, § 1(Exh. A), 5-6-2014; Ord. No. 1296-15, § 2(Exh. A), 8-18-2015]
§ 4.04 Performance Standards.
90-4.04.01
Conformance of All Uses.
In all zoning districts, any use indicated in the permitted use list shall conform in operation, location, and construction to the performance standards as administered by city, county, state, and federal agencies. All uses, including those that may be allowed by PD or SUP, shall conform in operation, location, and construction to established performance standards for noise, smoke, and particulate matter, odorous matter, fire, or explosive hazard material, toxic and noxious matter, vibration and glare.
90-4.04.02
Toxic Waste Disposal.
All federal and state pollution, noise, and requirements for toxic waste disposal shall be observed.
90-4.04.03
Standards.
(A)
Noise.
At no point at the bounding property line of any use shall the sound pressure level of any operation or plant exceed the decibel limits specified in the octave band groups designated in the following table:
Table 3. Maximum Permissible Daytime* Octave Band (Decibel Limits at the Bounding Property Line **) | |
|---|---|
Octave Band (cps) | Decibel Band Limit (db re 0.0002 microbar) |
37 - 75 | 86 |
75 - 150 | 76 |
150 - 300 | 70 |
300 - 600 | 65 |
600 - 1,200 | 63 |
1,200 - 2,400 | 58 |
2,400 - 4,800 | 55 |
4,800 - 9.600 | 53 |
A Scale | 65 |
Note: "A Scale: levels are provided for monitoring purposes only and are not applicable to detailed sound analysis. |
* "Daytime" shall refer to the hours between sunrise and sunset on any given day. |
** "Bounding Property Line" shall be interpreted as being at the far side of any street, alley, stream, or other permanently dedicated open space from the noise source when such open space exists between the property line of the noise source and adjacent property. When no such open space exists, the common line between two parcels of property shall be interpreted as the bounding property line. |
(1)
General noise level standards.
The following corrections shall be made to the table of octave band-decibel limits in determining compliance with the noise level standards:
(2)
Measuring noise level.
Measurement of noise shall be made with a sound level meter on octave band analyzer meeting the standards prescribed by the American Standards Association.
(3)
Exemptions.
The following uses and activities shall be exempt from the noise level regulations herein specified:
(a)
Noises not directly under control of the property user.
(b)
Noises emanating from construction and maintenance activities between the hours of 7:00 a.m. and 10:00 p.m.
(c)
Noises of safety signals, warning devices and emergency pressure relief valves.
(d)
Transient noise of moving sources such as automobiles, trucks and airplanes.
(e)
Events sanctioned by the City of Richland Hills.
(B)
Smoke and particulate matter.
No operation or use shall cause, create, or allow the emission for more than three minutes in any one hour of air contaminants that at the emission point or within the bounds of the property are:
(1)
Of such opacity as to obscure an observer's view to a degree equal to or greater than does smoke or contaminants in the standard prescribed by the American Society for Testing and Materials, except that, when the presence of uncombined water is the only reason for failure to comply or when such contaminants are emitted inside a building that prevents their escape into the atmosphere.
(2)
The emission of particulate matter from all sources shall not exceed 0.5 pounds per acre of property within the plant site per any one hour.
(3)
Open storage and open processing operations, including on-site transportation movements that are the source of wind-or air-borne dust or other particulate matter; or that involves dust or other particulate air contaminants, generating equipment such as used in paint spraying, grain handling, sand or gravel processing or storage or sand blasting shall be so conducted that dust and other particulate matter so generated are not transported across the boundary line of the tract on which the use is located in concentrations exceeding four grains per 1,000 cubic feet of air.
(C)
Odorous matter.
(1)
No use shall be located or operated that involves the emission of odorous matter from a source of operation where the odorous matter exceeds the odor threshold at the bounding property line or any point beyond the tract on which such use or operation is located. The odor threshold shall be established as a nuisance that would offend a person of average sensibilities.
(2)
The odor threshold as herein set forth shall be determined by observation by a person. In any case, where uncertainty may arise or where the operator or owner of an odor emitting use may disagree with the enforcing officer or where specific measurement of odor concentration is required, the method and procedures specified by American Society for Testing Materials (ASTM) shall be followed.
(D)
Fire or explosive hazard material.
(1)
No use involving the manufacture or storage of compounds or products that decompose by detonation shall be permitted except that chlorates, nitrates, perchlorates, phosphorus, and similar substances and compounds in small quantities for use by industry, school laboratories, druggists or wholesalers may be permitted when approved by the Fire Marshal of the City of Richland Hills who has determined compliance with the fire code.
(2)
The storage and use of all flammable liquids and materials such as pyroxylin plastics, nitrocellulose film, solvents, and petroleum products shall be permitted only when such storage or use conforms to the standards and regulations of the adopted fire code.
(E)
Toxic and noxious matter.
No operation or use shall emit a concentration across the bounding property line of the tract on which such operation or use is located of toxic or noxious matter that will exceed ten percent of the concentration considered as the threshold limit for an industrial worker as such standards are set forth by the Texas State Department of Health in "Threshold Limit Values Occupational Health Regulation No. 3", a copy of which is hereby incorporated by reference.
(F)
Vibration.
No operation or use shall at any time create earthborne vibrations that, when measured at the bounding property line of the source operation, exceed the limits of displacement set forth in the following table in the frequency ranges specified:
Table 4. Vibration Measurement | |
|---|---|
Frequency Cycles per Second | Displacement in Inches |
0 to 10 | 0.0010 |
10 to 20 | 0.0008 |
20 to 30 | 0.0005 |
30 to 40 | 0.0004 |
40 and over | 0.0003 |
(G)
Lighting.
Standards for controlling lighting and glare are set forth to reduce the annoyance and inconvenience to property owners and traffic hazards to motorists. These standards are intended to allow reasonable enjoyment of adjacent and nearby property by their owners and occupants while requiring adequate levels of lighting of parking areas.
(1)
Nonresidential site lighting and glare standards.
(a)
Any use shall be operated so as not to produce obnoxious and intense glare or direct illumination across the bounding property line from a visible source of illumination of such intensity as to create a nuisance or detract from the use or enjoyment of adjacent property or to be offensive to a person of average sensibilities. All outside lights shall be made up of a light source and reflector so selected that acting together, the light beam is controlled and not directed across any bounding property line above a height of three feet. The allowable maximum intensity measured at the property line of a residential use in a residential district shall be 0.25 foot candles. Light poles shall be placed on the site a setback equal to its height from all adjacent residential property.
(b)
All off-street parking areas for nonresidential uses in nonresidential districts that are used after dark shall be illuminated beginning one-half hour after sunset and continuing throughout the hours of business operation. If only a portion of a parking area is offered for use after dark, only that part is required to be illuminated in accordance with these standards. However, the portion offered for use shall be clearly designated. Lighting within the parking areas shall meet the following minimum requirements:
1.
Intensity.
A.
Minimum at any point on the parking area surface to be at least 0.6 foot candles initial, and at least 0.3 foot candles maintained or one-third of the average, whichever is greater.
B.
Illumination shall not exceed an average of one foot candle at ground level and shall distribute not more than 0.25 foot candles of light upon any adjacent residentially zoned area.
2.
Height.
(2)
Residential lighting and glare standards.
Residential lighting for security and night recreation use is permitted in all residential districts provided the following requirements are met:
(3)
Luminaires.
Light sources shall be of a down-light type, indirect, diffused, or shielded type luminaires installed and maintained so as to reduce glare effect (i.e., minimum 70 degrees] cutoff when measured from horizontal) and consequent interference with use of adjacent properties and boundary streets. Bare bulbs above 75 watts and strings of lamps are prohibited, except for temporary lighting as provided in the section below.
(4)
Special or temporary lighting - low wattage.
Bare bulbs or strings of lamps are prohibited, except for the following cases:
[Ord. No. 1273-14, § 1(Exh. A), 5-6-2014]