River Oaks City Zoning Code
SECTION 5
GENERAL DISTRICT REGULATIONS.
A.
DISTRICTS.
In order to regulate and restrict the location of businesses, trades and industries and the location of structures erected, reconstructed, altered or enlarged for specified uses, to regulate and limit the height and bulk of structures hereafter erected, reconstructed, altered or enlarged, to regulate and determine the area of yards and other open spaces and to regulate and limit the density of population, the city is hereby divided into 13 [14] zoning districts to be known as follows:
1.
"CF" Community Facilities District, or District "CF."
2.
"R-1" Single-Family Residential District, or District "R-1."
3.
"R-2" Single-Family Residential District, or District "R-2."
4.
"R-3" Single-Family Residential District, or District "R-3."
5.
"R-4" Single-Family Residential District, or District "R-4."
6.
"R-5" Single-Family Residential District, or District "R-5."
6.A.
"R-6" Two-Family District, or District "R-6."
7.
"MF" Multiple-Family Residential District, or District "MF."
8.
"C-1" Commercial District, or District "C-1."
9.
"C-2" Commercial District, or District "C-2."
10.
"C-3" Commercial District, or District "C-3."
11.
"P-C" Planned Commercial District, or District "P-C"
12.
"I" Industrial District, or District "I."
13.
"PD" Planned Development District, or "PD."
The term "more restricted district" means one allowing fewer permitted uses and the term "less restricted district" means one allowing more permitted uses. |
B.
ZONING MAP.
1.
The districts and the boundaries of the districts, shall be as described in this section, and as shown upon the map attached and made a part of this Ordinance, the map being designated the "Zoning Map of the City of River Oaks, Texas," and said map and all notations, references, and other information shown on it shall be a part of this Ordinance as if all such matters and information were fully described in this section.
2.
The original of the map shall bear the date of the passage of this Ordinance and shall be signed by the mayor and attested by the city secretary, under the seal of the city. The original map shall be kept in the office of the city secretary in the River Oaks City Hall, and a replica shall be produced upon paper in such reduced scale as will permit its being attached to this Ordinance.
3.
It shall be the duty of the zoning administrator to keep the official maps and current copies up-to-date, by entering on such maps any changes which the city council may from time-to-time order by amendments to the Zoning Ordinance and Map.
C.
BOUNDARIES OF DISTRICTS.
Where uncertainty exists as to the boundaries of districts as shown on the zoning map, the following rules shall apply:
1.
Boundaries indicated as approximately following the centerlines of streets, highways or alleys shall be construed to follow such centerlines.
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 railroad lines shall be construed to meet midway between the main tracks.
5.
Boundaries indicated as following shorelines shall be construed to follow such shorelines and in the event of change in the shoreline shall be construed as moving with the actual shoreline.
6.
Boundaries indicated as approximately following the centerlines of streams, rivers, canals, lakes, or other bodies of water shall be construed to follow such centerlines.
7.
Boundaries indicated as parallel to or extensions of features indicated in subsections 1–5 above shall be so construed. Distances not specifically indicated on the official zoning map shall be determined by the scale of the map.
8.
Where physical or cultural features existing on the ground are at variance with those shown on the official zoning map or in other circumstances not covered by subsections 1–6 above, the zoning administrator shall interpret the district boundaries, subject to appeal to the city council.
D.
ANNEXATION OF PROPERTY.
1.
All territory annexed into the city after the effective date of this Ordinance shall be temporarily classified as "R-1" Single-Family Residential District unless a permanent zoning classification is placed upon the property at the time of annexation. In the event any zoning other than "R-1" Single-Family is requested at the time of annexation, all requirements of section 211.006 of the Local Government Code, as amended from time-to-time, shall be complied with, including all public notices and public hearings as required by this Ordinance or by state law.
2.
The procedure for changing the zoning on any newly annexed territory shall be as required in section 211.006 of the Local Government Code, as amended from time-to-time.
3.
In an area classified as "R-1" Single-Family, building permits and certificates of occupancy may be issued for all uses in the "R-1" District subject to all the requirements and regulations specified for the district.
4.
Building permits and certificates of occupancy for uses other than those permitted in "R-1" Single-Family district may not be issued in an annexed territory until proper rezoning for such property has been approved.
E.
PERMITTED USES.
All uses permitted in a particular zoning district are specifically listed in each district. Any use not expressly authorized and permitted is expressly prohibited. No structure shall hereafter be erected, reconstructed, altered, enlarged or moved onto a lot or tract, nor shall any structure or land be used for any purpose other than is permitted in the district in which the structure or land is located.
F.
COMPLIANCE WITH DEVELOPMENT REGULATIONS.
No structure that is hereafter erected, reconstructed, altered, enlarged or moved onto a lot or tract shall exceed the height, setback, area, lot coverage, density or other development regulations of the district in which it is located.
G.
LOTS TO HAVE ACCESS.
Every structure hereafter erected, reconstructed, altered, enlarged or moved onto a lot or tract shall be on a lot or tract adjacent to an approved public street, and shall be so located as to provide safe and convenient access for servicing, fire protection and required off-street parking. Nothing contained in this section shall prevent a structure from being erected, reconstructed, altered, enlarged or moved onto a lot or tract which is zoned residential and is not adjacent to an approved public street if such structure meets all other requirements of this Ordinance and other regulations and is for any of the following purposes:
1.
Adding to an existing building or structure.
2.
Altering an existing building or structure.
3.
Adding an accessory building or structure.
4.
Restoring any building or structure previously destroyed by fire, explosion or any other casualty or act of God where the extent of the destruction is not more than 50 percent of its reasonable market value.
5.
Construction of a new residential structure on a platted lot approved by the city.
H.
BUILDING ACROSS LOT LINES.
No structure may be erected, reconstructed, or placed across platted lot lines until a revised plat is approved and filed of record.
I.
LOT AREA.
No lot area shall be so reduced or diminished that the area, yards or other open spaces shall be smaller than prescribed by this Ordinance.
J.
UNCLASSIFIED USES.
An applicant who proposes an unclassified or new use shall make an application for a specific use permit or an amendment to the Zoning Ordinance.
K.
INDUSTRIALIZED BUILDINGS AND HOUSING REQUIREMENTS.
1.
Industrialized building and housing shall be constructed to meet or exceed the requirements of the Uniform Building Code, Uniform Plumbing Code, and the Uniform Mechanical Code, as published by the International Conference of Building Officials and as those codes existed on January 1, 1985, or as provided by state statutes.
2.
Industrialized housing and buildings must meet all requirements of this Ordinance, the building code, the fire zone ordinance, and any landscaping and architectural regulations of the City.
3.
The city may, before permitting an industrialized building or housing:
a.
Require and review, for compliance with state codes, a complete set of design plans and specifications bearing the stamp of the Texas Industrialized Building Code Council; and
b.
Require that all modules or modular components bear an approved decal or insignia of the Texas Department of Licensing and Regulations.
4.
Educational Division I and Division II Annexes are exempted from the foundation requirements of this section provided they:
5.
Industrialized Housing used for single-family or two-family uses must have a value equal to or greater than the median taxable value of each single-family dwelling located within 500 feet of the lot on which the industrialized housing is proposed to be located, as determined by the most recent certified tax appraisal roll of Tarrant Appraisal District for River Oaks, Tarrant County, Texas.
6.
Industrialized Housing must have exterior siding, roofing, roof pitch, foundation fascia, and fenestration compatible with the single-family dwellings located within 500 feet of the lot on which the industrialized housing is proposed to be located.
7.
Industrialized Housing used for single-family or two-family dwelling uses must comply with municipal aesthetic standards, building setbacks, side and rear yard offsets, subdivision control, architectural landscaping, square footage, and other site requirements applicable to single-family dwellings.
8.
Industrialized Housing must be securely fixed to a permanent foundation as specified by the City's most recently adopted Building Code.
9.
"Value" means the taxable value of the Industrialized Housing and lot after installation of the housing.
L.
SURVEYS.
Each property owner is responsible for the cost of any required survey upon which the measurements of property lines are calculated.
(Ordinance 1394-2023 adopted 11/28/2023)