This section contains tables that list the dimensional requirements for development in all zoning districts in Rowlett. All primary and accessory structures are subject to the dimensional standards set forth in the following tables. However, these general standards may be further limited or modified by other applicable sections of this Code. In particular, some uses have use-specific standards in [subchapter] 77-300 that impose stricter requirements than set forth in these tables.

NOTES:

Note 1: Average front yard setbacks in SF-20, SF-15, and SF-10 Districts: If 25 percent or more of the lots on one side of the street between two intersecting streets are improved with buildings, all of which have observed an average setback line of greater than 35 feet, and no building varies more than six feet from this average setback line, then no building shall be erected closer to the street line than the minimum setback so established by the buildings; but, not greater than 40 feet.

Note 2: Average front yard setbacks in SF-9, SF-8, and SF-7 Districts: If 25 percent or more of the lots on one side of the street between two intersecting streets are improved with buildings, all of which have observed an average setback line of greater than 25 feet, and no building varies more than six feet from this average setback line, then no building shall be erected closer to the street line than the minimum setback so established by the buildings; but, not greater than 35 feet.

Note 3: Side setbacks for accessory buildings: For accessory buildings, a five feet minimum side setback; provided, however, that unattached one-story accessory buildings shall not be required to set back more than three feet from an interior side lot line when all parts of the accessory buildings are located more than 90 feet behind the front lot line.

Note 4: Unattached accessory buildings: Unattached accessory buildings may be located in the rear yard of a main building and shall be set back not less than three feet from the rear lot line.

Note 5: Side yard requirements for duplexes and double frontage lots: Duplex residences shall have combined side yards of not less than ten percent of the width of the lot, but no side yard shall be less than five feet in width. The side of a corner lot adjacent to a side street shall not be less than ten feet in width. Where the corner lot is a key lot, the required front yard shall be provided on both streets. Double Frontage—Where lots have double frontage running through from one street to another, the required front yard shall be provided on both streets.

Note 6: Side setbacks in MF-S: If no doors, windows, or other openings for light face the side yard, the minimum side yard setback shall be ten feet. If there are doors, windows, or other openings for light facing the side yard, the minimum side yard setback shall be 12 feet, plus one foot for each 15 feet in side wall length. For instance, a building with a side wall length of ten feet and side-facing doors or windows shall have a minimum side yard setback of 12 feet. A building with a side wall length of 15 feet and side-facing doors or windows shall have a minimum side yard setback of 13 feet (12 + 1).

Note 7: Height in MF-S: The height of any apartment building adjacent to an area which is zoned for single-family or duplex residential dwellings, or where single-family dwellings of one story in height exist shall be limited to one story for a distance of 50 feet from the single-family or two-family district boundary.

[NOTES:]

Note 1: Average front yard setbacks in IU District: If 25 percent or more of the lots on one side of the street between two intersecting streets are improved with buildings, all of which have observed an average setback line of greater than 25 feet, and no building varies more than six feet from this average setback line, then no building shall be erected closer to the street line than the minimum setback so established by the buildings; but, not greater than 35 feet.

(Ord. No. 025-06, § 1(Exh. A), 6-6-2006; Ord. No. 012-08, §§ 1, 2, 4-1-2008; Ord. No. 013-13, §§ 9, 10, 5-21-2013; Ord. No. 022-14, § 5, 6-3-2014)

A.

Lot size and density requirements.

1.

Minimum lot dimensions. Any lot that is created, developed, used, or occupied shall meet the minimum lot area, width, depth, and coverage requirements set forth in Tables 4.1-1, 4.1-2, and 4.1-3 for the zoning district in which it is located, except as otherwise established in this Code for particular uses. New lots shall also meet the development standards set forth in [subchapter] 77-603F, Lots.

2.

Number of principal buildings or uses per lot.

(a)

Only one main building for single-family, two-family, or multiple-family use, with permitted accessory buildings, may be located upon a lot or unplatted tract. Every dwelling shall face or front upon a street or officially approved place, other than an alley, with means of access having a minimum width at the building line of 50 feet and a minimum street frontage of 35 feet.

(b)

Where a lot or tract of land is used for local retail or manufacturing purposes, more than one main building may be located upon the lot but only when such buildings conform to all requirements of this Code applicable to the uses and district, and when all main buildings face upon a street or otherwise approved place.

3.

Setback requirements.

(a)

Required setbacks.

(1)

A building, structure, or lot shall not be developed, used, or occupied unless it meets the minimum setback requirements set forth in Tables 4.1-1, 4.1-2, and 4.1-3 for the zoning district in which it is located, except as otherwise established in this Code for particular uses or unless a variance has been granted.

(2)

Setbacks shall be unoccupied and unobstructed by any structure or portion of a structure from 30 inches above grade upward; provided, however, that fences, walls, trellises, poles, posts, ornaments, furniture, and other customary yard accessories may be permitted in any setback subject to height limitations and requirements limiting obstruction of visibility.

(3)

A setback or other open space required by this Code shall not be included as part of a setback or other open space required by this Code for another building or structure or lot.

(b)

Measurement of front setbacks.

(1)

In the case of rounded property corners at street intersections, the front setback is measured as if the corner is not rounded and the front property lines are extrapolated to intersect.

(2)

For cul-de-sac lots and lots abutting a curved street, the front setback follows the curve of the front property line.

(3)

In the case of flag lots, a front setback extends across the entire flag portion of the lot and does not include the flagpole portion of the lot.

(4)

In the case of corner, through, and three-sided lots, there will be no rear setbacks, but only front and side setbacks.

(c)

Projections into required setbacks. The following structures may project into required front, side, or rear setbacks as specified in this subsection, and shall not be considered in determining lot coverage:

(1)

Open porches of dwellings may extend into the front setback a distance of ten feet from the building line.

(2)

Windowsills, fireplace chases, belt courses, cornices, eaves and similar incidental architectural features may project not more than four feet into any required setback.

(3)

Paved terraces may project into required front, side, or rear setbacks, provided that no structures placed there shall violate other requirements of this Code.

(4)

Unroofed landings, decks, and stairs may project into required front and rear setbacks only, provided that no portion other than a handrail shall extend higher than 30 inches above the landing, deck, or stairs.

(5)

The director may allow the installation of temporary handicap access ramps in required front, side, and rear setbacks. Ramps shall not remain installed for longer than one year from the date the building or land use permit is granted. The design and placement of the ramps shall be reviewed to insure that:

a.

The ramp has minimal visual impact on abutting properties; and

b.

The ramp is architecturally compatible with the structure in design and bulk, and

c.

The width of the ramp does not exceed 48 inches, and

d.

That no portion of the ramp, other than a handrail, shall extend higher than 30 inches above the ramp.

(6)

Bay windows may project no more than two feet into any required yard setback. Notwithstanding any other provisions of this Code, bay windows shall not be included in determining lot coverage.

(d)

Dwellings must front on streets; exception. No residential dwelling shall be erected on a lot that does not abut on at least one street, at least 50 feet in width (at building line), for at least 35 feet. An exception to this provision exists where a paved mutual access easement of at least 35 feet in width is provided and recorded for record.

(e)

Corner lots with two frontages. In the case of corner lots, unless otherwise specified in Tables 4.1-1 through 4.1-3, a front setback of the required depth (the "primary front setback") shall be provided in accordance with the prevailing setback pattern and a second front setback of half the depth required generally for front setbacks in the district (the "secondary front setback") shall be provided on the other frontage. The interior side yard of a corner lot shall be the same as for dwellings and accessory buildings on an interior lot. Where the corner lot is a key lot, the required front yard shall be provided on both streets.

(f)

Double-frontage lots. In the case of double-frontage lots, unless the prevailing front setback pattern on adjoining lots indicates otherwise, front setbacks shall be provided on all frontages. Where one of the front setbacks that would normally be required on a through lot is not in keeping with the prevailing setback pattern, the administrative official may waive the requirement for the normal front setback and substitute therefore a special front setback requirement, which shall not exceed the average of the setbacks provided on adjacent lots.

(g)

Vision clearance. On any corner lot on which a front and side yard are required, no wall, fence, structure, sign, or any plant growth that obstructs sight lines at elevations between 2.5 feet and six feet above any portion of the crown of the adjacent roadway shall be maintained in a triangle formed by measuring from the point of intersection of the front and exterior side lot lines a distance of 25 feet along the front and side lot lines and connecting the points so established to form a right triangle on the area of the lot adjacent to the street intersection.

(h)

Setbacks adjacent to certain transportation corridors. If adjacent to the PGB Turnpike, Lakeview Parkway/SH 66, or Interstate 30, additional setbacks may be required based on the setbacks of adjacent land uses or adjacent platted properties. If no established front or exterior side setback exists, front and exterior side setbacks shall be 50 feet. The front and exterior side setback areas shall be landscaped so as to provide the heaviest vegetation cover, using combinations of canopy and understory trees and shrubs to the extent that such landscaping will enhance the architectural features of the building.

(i)

Residential setbacks adjacent to railroads.

(1)

In any district zoned for single-family residential or two-family residential development that is adjacent to a railroad right-of-way, there shall be a required 100-foot setback buffer between the railroad right-of-way edge and the closest portion of the main building. This buffer is to minimize intrusion on adjacent residential uses, including noise, vibration, and air pollution.

(2)

A heavily landscaped line of shrubs or trees is recommended along the residential property that abuts the railroad right-of-way.

(3)

Subsection (h) shall not apply to residential uses within the downtown area, as indicated on the official zoning map, as amended, that conform to plans for the downtown area.

B.

Height requirements.

1.

Increase in height based on larger setbacks. Buildings may exceed the height limitation of the district if the minimum depth of rear yards and the minimum width of the side yards required in the district are increased one foot for each two feet by which the height of such structure exceeds the prescribed height limit.

2.

Height exceptions for appurtenances. Except as specifically provided elsewhere in this Code, the height limitations contained in this Code do not apply to spires, belfries, cupolas, flagpoles, chimneys, antennas, heating and ventilation equipment, elevator housings, stairwell towers or similar appurtenances; provided, however, the following:

(a)

The appurtenance does not interfere with Federal Aviation Regulations, Part 77, Objects Affecting Navigable Airspace;

(b)

The appurtenance does not extend more than 25 feet above the maximum permitted building height, except as allowed herein;

(c)

The appurtenance is not constructed for the purpose of providing additional floor area in the building;

(d)

The appurtenance complies with the screening requirements for mechanical equipment and appurtenances in section 77-507.

(Ord. No. 025-06, § 1(Exh. A), 6-6-2006; Ord. No. 012-08, § 15, 4-1-2008)