No building shall be erected and no existing buildings shall be moved, structurally altered, added to or enlarged, nor shall any land, building or premises be used, or designated for use for any purpose or in any manner other than provided for hereinafter in the district in which the building, land or premises is located; provided, however, that necessary structural repairs may be made where health and safety are endangered. Furthermore, no open space surrounding any building shall be encroached upon by a structure or reduced in any manner, unless the same shall conform to the regulations hereinafter designated for the district in which such building or open space is located.

No sign or billboard shall be erected, moved, altered, added to, enlarged, painted, or modified unless it shall conform to the provisions of this article and all applicable city ordinances governing the placement, location, permitting, construction and maintenance of signs. Except as otherwise expressly authorized by ordinance, all off-premises signs and billboards are expressly prohibited.

No building, structure or accessory structure shall be erected, converted or enlarged, nor shall any such existing building or structure be structurally altered or rebuilt, nor shall any open space surrounding any building be encroached upon or reduced in any manner, unless the same shall be done and completed in a manner to comply with all applicable city codes and ordinances, and such work and structure shall:

Accessory structures designed, constructed and located for a use permitted in the district, in compliance with this article and all other applicable city ordinances, are permitted in each zoning district.

No structure or building shall be erected, converted, enlarged, reconstructed or structurally altered unless construction plans meeting the requirements of this article have been approved by the city engineer and/or city building official.

No structure or building shall be erected, converted, enlarged, reconstructed, or structurally altered unless it shall conform to the off-street parking and loading requirements of this article.

No building or structure shall be erected, converted, enlarged, reconstructed, or structurally altered unless it shall conform to the landscaping and screening requirements of the this article.

No yard or other open space provided around any structure or building for the purpose of complying with provisions of this section shall be considered as providing a yard or open space for a building on any other lot.

All outdoor lighting shall be installed and maintained in compliance with all applicable city ordinances. Such lighting shall be located and maintained in a manner as to not be directed onto any public street or adjacent property; provided that such lighting may be directed directly down upon a public street as provided for streetlights.

Except as otherwise specifically provided in this article, no building shall be erected or maintained within the required building setbacks set forth herein, or which exceeds the eave height limits specified in the following chart 1.

Automotive vehicles or trailers not bearing current license plates and state motor vehicle inspection stickers, excluding racing cars, antique cars, and cars belonging to members of armed forces who are on active duty, shall be parked or stored on any residential area only in completely enclosed buildings.

Uses within each district are restricted solely to those uses expressly permitted in each district, and are not cumulative unless so stated.

Nothing in this section shall prohibit the approval of a comprehensive zero lot line residential development or other innovative housing development in compliance with the other terms and provisions of this article.

To the extent required by state or federal law, a personal care facility is an additional permitted use in any zoning district; provided that:

All new development is required to install sidewalks within the right-of-way adjacent to the development in accordance with subsection 10.02.104 [section 10.02.104]. For local and collector streets, the minimum sidewalk width is 6'; for arterial streets, the minimum sidewalk width is 8'.

The city is hereby divided into fourteen (14) zoning districts, the use, height and area regulations as set out herein shall be uniform in each district. The fourteen (14) districts established shall be known as:

The location and boundaries of the districts herein established are shown upon the zoning map, which is hereby incorporated and made a part of this article; provided that such uses as listed but not shown on the zoning map are provided for future growth and use upon amendment of the comprehensive plan. The city building official maintains the zoning map together with all notations, references, and other information shown thereon and all amendments thereto.

Where uncertainty exists with respect to the boundaries of the established districts as shown on the zoning map, the following rules shall apply:

All territory hereafter annexed to the city shall be automatically classified as Residential District “R1”, pending subsequent action by the commission and council for permanent zoning; provided that upon application, by either the city or the property owner of the land being annexed, for zoning other than R1, notice may be given and hearings held in compliance with chapter 211 of the Texas Local Government Code and, upon annexation, such property may be permanently zoned as determined by the city council after considering the commission’s recommendation.

In an area temporarily classified as Residential District “R1”, no permits for the construction of a building or use of land other than uses allowed in said district under this article shall be issued by the city building official.

Allows farming, ranching, pasturage, detached single-family residences and related accessory structures, on a minimum two-acre tract. Parks, playgrounds, greenbelts and other public recreational facilities, owned and/or operated by the municipality or other public agency are permitted.

Permits detached single-family dwellings with a minimum of 1,000 square feet of living area, and related accessory structures, on a minimum lot size of 8,400 square feet.

[none listed]

Accessory structures and accessory uses customarily incident to the single-family residential use permitted in the district, that are located on the same lot with the primary residential structure, that are designed, constructed and located for a use permitted in the single-family district, and that are in compliance with this article and all other applicable city ordinances, are permitted in the district.

Permits detached single-family dwellings with a minimum of 1,000 square feet of living area, and related accessory structures, on a minimum lot size of 8,400 square feet in which a light commercial use including professional services, personal services and sales of nontoxic or nonhazardous materials may occur similar to home occupations however may occur in a stand-alone building. No use in R-1C shall have more than two employees.

See section 14.02.055(d).

Permits detached single-family dwellings with a minimum of 1,000 square feet of living area, and related accessory structures, on a minimum lot size of one acre. Residential development may occur without the need for sidewalks, curb and gutter and central wastewater.

[none listed]

Allows single-family dwellings, two-, three- and four-unit dwellings and any other use permitted in R-1. The dwellings shall have a minimum of 600 feet of living space on a minimum lot size of 4,200 feet per dwelling unit.

[none listed]

See section 14.02.055(d).

Allows any use permitted in District R-2; and more than five dwelling units with a minimum living space of 600 feet on a minimum lot size of 2,000 square feet per dwelling unit.

[none listed]

See section 14.02.055(d).

Property and areas of the city zoned “M-1” may be planned, used, approved, platted and occupied as a manufactured home subdivision with lots sold and conveyed to individual lot owners. Land and areas of the city zoned “M-1” and having an approved subdivision plat may be used for manufactured homes having a minimum of 600 square feet of living area.

[none listed]

No manufactured home may be located in any district other than “M-1” or “M-2” district only.

The installation, occupancy and maintenance of manufactured homes in the “M-1” district shall be subject to the following provisions.

The minimum lot width shall be 70 [feet].

See section 14.02.055(d).

Property and areas of the city zoned “M-2” may be planned, used, approved, platted and occupied as a manufactured home park with lots held under common ownership and rented or leased to individual tenant occupants. Land and areas of the city zoned “M-2” and having an approved subdivision plat may be used for manufactured homes having a minimum of 600 square feet of living area.

The installation, occupancy and maintenance of manufactured homes in the “M-2” district shall be subject to the following provisions: See section 14.02.060; provided that the addition of garages, carports and additional living area is not permitted.

See section 14.02.060(e).

See section 14.02.055(d).

This district principally addresses development in the original town and central area of the city, allowing a mix of uses including, retail, office, light commercial, and residential uses.

The site plan regulations applicable to the district governing the proposed use of the property shall apply within the Central Area District, i.e. if the proposed use of property within the CA district is a use provided for in the C-1 district the site plan regulations applicable to the C-1 district shall apply to the property within the CA district.

This district allows the retail sale of goods and products to which value has been added on-site, including sales of goods and services outside of the primary structure as customary with the uses specifically listed.

The outdoor sale and/or promotion of commodities, products, merchandise, or materials that [is] conducted on the property of an existing business. This definition does not include outdoor storage and display in compliance with the zoning ordinance as it exists or may be amended.

This district is intended to provide for commercial uses including the more intense commercial land uses not requiring an industrial zoning category, provided that such use shall when established be compatible with adjacent and neighboring residential areas and not create unreasonable traffic or land use conflicts. All uses permitted in the C-1 district are additional permitted uses.

The outdoor sale and/or promotion of commodities, products, merchandise, or materials that [is] conducted on the property of an existing business. This definition does not include outdoor storage and display in compliance with the zoning ordinance as it exists or may be amended.

Allows assembly, packaging, treatment, processing and manufacture of products that do not pose any materially potential hazard to persons and property outside the boundaries of the property, and the following specifically listed uses to the extent such uses are contained or included within property as to not pose a potential hazard outside of the property on which such use is conducted:

Development of any use permitted in the “I” district shall conform with the site development regulations established for that district.

All uses in the I (Industrial) district, District “I”, shall conform in operation, location and construction to the minimum performance standards herein specified for noise, odorous matter, toxic and noxious matter, glare, smoke, particulate matter and other air contaminants, fire and explosive or hazardous matter, vibration, open storage and glare.

The purpose and intent of the planned unit development district is to provide a flexible, alternative procedure to encourage imaginative and innovative designs for the unified development of property in the city consistent with this article and accepted urban planning, with overall mixed-use regulations as set forth below and in accordance with the city’s comprehensive plan. The PUD rules are designed: (i) to allow development which is harmonious with nearby areas; (ii) to enhance and preserve areas which are unique or have outstanding scenic, environmental, cultural or historic significance; (iii) to provide an alternative for more efficient use of land, resulting in smaller utility networks, safer streets, more open space, and lower construction and maintenance costs; (iv) to encourage harmonious and coordinated development, considering natural features, community facilities, circulation patterns and surrounding properties and neighborhoods; (v) to facilitate the analysis of the effect of development upon the tax base, the local economy, population, public facilities and the environment; (vi) to provide and result in an enhanced residential and/or work environment for those persons living and/or working within the district; and (vii) to require the application of professional planning and design techniques to achieve overall coordinated mixed-use developments and avoid the negative effects of piecemeal, segregated, or unplanned development. Toward these ends, rezoning of land and development under this district will be permitted only in accordance with the intent and purpose of the city’s comprehensive plan and this article, and to that end the PUD plan must be prepared and approved in accordance with the provisions of this article.

The PUD district shall include and allow for compatible mixed uses such as compatible residential, commercial and/or industrial, within a single project within the boundaries of a an approved plan area, in order to provide the flexibility required for a well-designed and innovative development that will conserve, develop, protect and utilize to their best use the natural resources of the area in a manner that ensures the safe, orderly and healthy development and expansion of the city. In order to promote such development, the PUD may be comprised of a combination of all the other zoning districts provided for in this article. The outer boundary of the each such PUD zoning district shall be shown on a map. Said map will include a descriptive legend, the specific boundaries of the area proposed for use authorized for in any other zoning district, and percentage of the total area of such PUD which will comprise each such separate use, and all notations, references, and other information shown thereon, shall be adopted by ordinance.

When considering a PUD, the unique nature of each proposal for a PUD may require, under proper circumstances, the departure from the strict enforcement of certain present codes and ordinances, e.g., without limitation, the width and surfacing of streets and highways, lot size, parking standards, setbacks, alleyways for public utilities, signage requirements, curbs, gutters, sidewalks and streetlights, public parks and playgrounds, drainage, school sites, storm drainage, water supply and distribution, sanitary sewers, sewage collection and treatment, single use districts, etc. Final approval of a PUD by the city council shall constitute authority and approval for such flexible planning to the extent that the PUD as approved, departs from existing codes and ordinances. The flexibility permitted for a PUD does not imply that any standard or requirement will be varied or decreased.

The city council, after public hearing and proper notice to all parties affected and after recommendation from the commission, may attach a planned unit development district designation to any tract of land equal to or greater than three (3) acres. Under the planned development designation the following rules apply:

A preliminary site plan of the entire property within the planned unit development will be considered by the commission prior to any recommendation to, or consideration by, the city council of the planned unit development district ordinance.

Following approval of the preliminary site plan, or simultaneously if detailed information is available, a final site plan for any portion of the planned unit development may be approved. The preliminary site plan establishes the general development standards according to a base district. The final site plan providing all the detail required for development, subdivision, zoning and enforcement of the special conditions and regulations must be approved by ordinance prior to the zoning being in effect and construction being authorized.

Consideration of amendments to a planned unit development will take into consideration the effect of the proposed development on the remainder of the property, adjacent properties and the neighboring communities. Amendments to the final site plan or any planned development conditions which are substantive shall require public hearings in the manner required for any other zoning change.

If development equal to at least twenty-five percent (25%) of the cost of installing streets, utilities and drainage in the PUD, or, if the PUD is approved to be developed in sections or phases, if development equal to at least fifty (50%) percent of the cost of installing streets, utilities and drainage in the first section or phase of the PUD has not occurred, on a planned unit development tract or lot within two (2) years after the date of approval, such approval shall expire; and may only be renewed after application is made therefor, notice is given and public hearings are held by the commission and city council to evaluate the appropriateness of the previously authorized planned development approval. Any such application for renewal or extension shall be considered in the same manner, and under the same rules, regulations and ordinances then in effect, as a new application for zoning.

Every planned unit development district approved under the provisions of this article is considered an amendment of this article as to the property involved, and to the master plan. All planned unit development districts will be referenced on the zoning district map, and a list of such planned unit development districts shall be maintained as an appendix to this article.

All planned unit development district conditions and special regulations must be complied with in the PUD, or in the separate section or phase, before a certificate of occupancy is issued for the use of land or any structure which is part of a planned unit development district, or, if applicable, the separate section or phase being developed.

This district is intended to provide appropriate areas for uses that provide important community services. An appropriate site should contain adequate space for required off-street parking and buffering. Facilities owned and operated by the federal government, the state or political subdivisions thereof, including public grounds;

Uses as determined by the commission and the council, which are closely related and similar to those listed above.

The purpose of overlays is to permit mixed use and redevelopment in areas that otherwise would not normally be able to develop or to preserve some feature unique to that area.

The city hereby establishes the following overlay districts which shall be governed by all of the uniform use and area requirements of this article. Within these overlay districts, additional requirements are imposed on certain properties within one or more underlying general or conditional zoning districts. The overlay districts established by this article, including the symbol for each type of district is as follows:

IR - Infill Redevelopment Overlay

A day-care center is considered a commercial operation that is licensed by the state under public or private usage where the day-care is provided for six or more individuals who are apart from their own family or relations during a part of the day.

The day-care must be in a commercially zoned area.

Any passenger unloading or loading areas and outdoor areas must be located in an area that avoids conflict with vehicular traffic.

Play areas must have an enclosed fence or solid wall at a minimum of three (3) feet in height.

The purpose of this section is to provide types of occupational uses within a residential district.

A home must be used as a principal residency before being used as a business. The home occupation must be operated on the premises that it is primarily a residential use.

Permitted home occupations are listed on the use table.

The new or unlisted use must first be referred to the planning and zoning commission requesting an interpretation for the appropriate zoning classification.

The new or unlisted use must submit to the planning and zoning commission a statement of facts that list the nature of the use whether it involves dwelling activity, sales, processing, types of products, amount and nature of storage, transportation requirements, and the amount of smoke, dust, smell, toxic material, and vibration that will likely be generated from the use.

The planning and zoning commission must then consider the nature and description of the proposed new or unlisted use to properly compare to other uses permitted in various districts.

If recommended for approval, the planning and zoning commission must amend the use table and submit the amended use table to city council for final approval.