In all districts except the “A” agricultural district where the frontage on one side of the street between two intersecting streets is divided by two or more zoning districts, the front yard must comply with the requirements of the most restrictive district for the entire frontage from one intersecting street to the other. (See Appendix Illustration 7)

A manufactured home in a manufactured housing community must observe a minimum front yard of twenty (20) feet.

Where a building line has been established by plat or ordinance and such line requires a front-yard setback greater or lesser in depth than is prescribed by this ordinance for the district in which the building line is located, the required front yard must comply with the building line established by such ordinance or plat.

The front yard is measured from the property line to the front face of the building, covered porch, covered terrace or attached accessory building. Eave and roof extensions may project into the required front yard for a distance not to exceed four (4) feet. (See Appendix Illustration 5)

Where lots have double frontage, running through from one street to another, a required front yard must be provided on both streets unless a building line for accessory buildings has been established along one frontage on the plat or by ordinance, in which event only one required front yard need be observed. (See Appendix Illustration 6)

If buildings along the frontage or [of] any street between two intersecting streets in any residential district have observed an average setback which is greater or lesser in dimension than the minimum front yard or setback established for the district in which the street frontage is located, then the average setback of all buildings fronting upon such street between two intersecting streets will establish the minimum front yard requirement. All vacant lots will be assumed to have a minimum front yard specified for the district[;] in computing the average front yard, these provisions will not be interpreted as requiring a setback or front yard greater than fifty (50) feet nor will they be interpreted as requiring any building to observe a front yard of more than ten (10) feet greater than the front setback observed by any building on a contiguous lot. These provisions will be superseded on any lot where a minimum building line has been established by plat or ordinance and the front yard or setback provisions of such plat or ordinance must be observed.

The minimum set-back for a structure in the multifamily 2 zoning district shall be 20 feet, except in such cases where the building exceeds three (3) stories in height. For structures in a multifamily 2 zoning district that exceed three (3) stories the front yard set-back shall be an additional set-back of one (1) foot for each additional three (3) feet in height above the third story. (See Appendix Illustration 11.)

In the PD (planned development) district front yards will be established in the amending ordinance, explicitly or by reference.

Gasoline service station pump islands may not be located nearer than twelve (12) feet to the front property line and the outer edge of the canopy shall not be nearer than (10) feet to the front property line. On corner lots, both street exposures must be treated as front yards.

In the GB, LL [sic] and HI districts no front yard is required, except that no structure may be erected nearer than thirty (30) feet to the centerline of any street on which such structure fronts.

A buying and receiving area for a Recycling Operation Inside a Building, Recycling Operation Outside a Building, and Wrecking Yard must be set back at least fifty (50) feet from any public street or thoroughfare.

A minimum seventy-five (75) feet separation must be observed between any processing operation and the bounding property line of any property zoned for residential purposes.

Internal circulation area within a tract used for a recycling operation shall provide a nonpermeable surface of either asphalt or concrete.

Where a lot abuts the turnaround at the end of a cul-de-sac street, the setback required in any of the residential zoning districts may be reduced by not more than ten (10') feet if the lesser setback to be observed is shown on the plat approved by the City Council and recorded with the county clerk of Bell County, and if such building line is part of a plan for the orderly development of a subdivision either with a uniform or staggered building line provided, however, that such resulting building line shall be not less than sixty-five (65') feet from the center of radius point of such turnaround.

Every part of a required yard must be open and unobstructed by any building, except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve (12) inches into the required side yard, and a roof eave or canopy projecting not to exceed twenty-four (24) inches into the required side yard.

A minimum side yard of fifteen (15) feet must be provided for multiple-family dwellings between any building wall containing openings for windows, light and air and any side lot line except that any such building face or wall not exceeding thirty-five (35) feet in length may provide a minimum side yard of ten (10) feet. Where a building wall contains no openings for windows, light or air, a minimum side yard of ten (10) feet must be provided between such wall and the side lot line (See Appendix Illustration 9). Where highrise apartment buildings, exceeding three (3) stories in height are erected in the MF-2 or other districts permitting such construction, the side yard must be increased one (1) foot for each two (2) feet the structure exceeds three (3) stories but no side yard need exceed fifty (50) feet.

On a corner lot, a side yard adjacent to a street for a multiple-family dwelling not exceeding three (3) stories in height must not be less than fifteen (15) feet and no balcony or porch or any portion of the building may extend into such required side yard except that a roof or eave may overhang such side yard not to exceed four (4) feet.

On a corner lot used for single-family or two-family dwellings, both street exposures must be treated as front yards on all lots platted after the effective date of this ordinance, except that where one street exposure is designated as a side yard by a building line shown on an approved subdivision plat containing a side yard of fifteen (15') feet or more, the building line provisions on such plat shall be observed. On lots which were official “Lots of Record” prior to the effective date of this ordinance, the minimum side yard adjacent to a side street must comply with the required side yard for the respective districts as specified in section 8-500. (See Appendix Illustration 4)

A single-family attached dwelling must provide a minimum required side yard adjacent to a side street of fifteen (15) feet.

In GB, LI and HI districts, a zero (0) interior side yard is allowed for nonresidential uses except where a commercial, retail or industrial use or other nonresidential use abuts upon a district boundary line dividing such districts from a residential district, in which event the following shall apply: If the building height exceeds forty (40) feet, increase the setback by one (1) foot for each three (3) feet over forty (40) feet in building height. In GB, LI and HI districts, a minimum ten (10) foot side yard must be provided on the side adjacent to a residential district. If the building height exceeds forty (40) feet, increase the setback by one (1) foot for each three (3) feet over forty (40) feet in building height.

In GB, LI and HI districts, nonresidential uses must provide a ten (10) foot side-yard setback adjacent to a street.

Refer to Sections 7-521 and 7-522 for setback requirements regarding Minor Vehicle Servicing and Major Vehicle Repair.

The minimum side yard requirements in a Planned Development district will be established on the site plan, in the amending ordinance, or by reference district.

In the A, UE, SF-1, SF-2, SF-3, MF-1. MF-2, LR, and GB, districts, no main residential building may be constructed nearer than ten (10) feet to the rear property line. Manufactured homes shall observe a minimum rear yard of 10 feet, unless adjacent to property zoned A, UE, SF-1, SF-2, or SF-3, in which case a 20 foot rear-yard setback must be observed. Patio homes shall observe a minimum rear yard of ten (10) feet.

In the LR, GB, LI or HI districts, no rear yard is specified for nonresidential uses, except where, retail, commercial or industrial uses back upon a common district line, dividing the district from any on the residential districts listed herein, in which case a minimum rear yard of ten (10) feet is required. Where an alley exists, no rear yard is required.

Every part of a required rear yard must be open and unobstructed to the sky from a point thirty (30) inches above the general ground level of the graded lot except for accessory buildings, landscaping, fences and similar appurtenances and the ordinary projections of window sills, belt courses, cornices and roof overhangs and other architectural features projecting not to exceed three (3) feet into the required rear yard.

The minimum required rear yard in a PD (planned development) district shall be established on the site plan, by the amending ordinance, or by reference district.

Where multiple-family dwellings exceed three (3) stories in height, a rear yard equal to one (1) foot for each two (2) feet in height is required, except that no such rear yard need exceed fifty (50) feet as a result of this provision, and except further that in the MF-2 district, no rear yard exceeding ten (10) feet is required where the rear wall of a multiple-family residential structure contains no openings or windows for light or air.

In the following zoning districts, the maximum building lot coverage for multiple-family dwellings must conform to the following schedule:

In the following districts, the maximum building lot coverage for all buildings must not exceed the following schedule:

In the following zoning districts, the maximum floor area ratio (FAR) for any building or structure shall be as follows:

Attached accessory buildings are deemed a part of the main building and require the same yard space as the main building. Detached accessory buildings or structures must be located in the area defined as the rear yard.

A side yard is required for any accessory building or structure located in a residential area of not less than three (3) feet from any side lot line, alley line or easement line, except that adjacent to a side street the side yard shall never be less than ten (10) feet. Where a one-hour fire wall is provided, no side yard need be provided on one side of a lot only for an accessory building located in the rear one-half (1/2) of the lot. (See Appendix Illustration 3)

All plants shall comply with the “Native and Adapted Landscape Plants: An Earthwise Guide for Central Texas,” as amended. Said guide is recommended by the Texas AgriLife Extension Service Bell County office for the City of Troy. The use of plants listed therein as “very low water” is encouraged. Invasive plants in these guides are specifically prohibited.

Sidewalks are required to be built whenever a new building or structure is built on, or if an existing building or structure is remodeled/rebuilt/modified to increase its property value or size by 50% or more on, any lot or tract of land. Sidewalks are required along both sides of streets. The location of new sidewalks shall be in the established pattern, or as determined by the director of public works considering available right-of-way and existing or future infrastructure. Sidewalks shall be built in accordance with the City’s specifications and typical construction details.

Construction plans shall be submitted to the City with the building permit application. Required sidewalks must be constructed before the City will issue a certificate of occupancy or grant a final clearance for a new building or structure.

The intent of this provision is to provide safe, continuous pedestrian access along all streets, for the purpose safely linking residential areas, neighborhood services, retail services and public facilities.

The City Administrator may refer a request for waiver to the City Council or exercise discretion to waive all or a portion of the requirement that a sidewalk be constructed as a condition of a building permit if he/she determines:

In determining whether special conditions for granting a waiver exist, the City Administrator should consider: