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Home My WebLink AboutOrdinance 1874 .... ~ l Ordinance No. 1874 AN ORDINANCE AMENDING, IN ITS ENTIRETY, THE ZONING ORDINANCE OF THE CITY OF NORTH RICHLAND HILLS, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 9TH DAY OF JANUARY 1984, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ZONING ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULA TIONS; CREA TING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN; REGULA TING WITHIN SUCH DISTRICTS THE HEIGHT AND BULK OF BUILDINGS AND STRUCTURES, THE SIZE OF YARDS AND OPEN SPACES; REGULATING THE DENSITY OF DWELLINGS AND OTHER STRUCTURES AND THE PERCENTAGE OF A LOT THAT MAY BE OCCUPIED BY STRUCTURES; REGULA TING THE USE OF BUILDINGS, STRUCTURES AND LANDS FOR TRADE, INDUSTRY, RESIDENCE AND OTHER PURPOSES; SPECIFYING THE MINIMUM REQUIREMENTS FOR OFF-STREET PARKING OF VEHICLES; PROVIDING FOR SPECIAL USE PERMITS; PROVIDING FOR THE REGULATION OF SIGNS; ADOPTING PERFORMANCE STANDARDS FOR INDUSTRY; ADOPTING A ZONING DISTRICT MAP AND MAKING IT A PART OF THIS ORDINANCE, TOGETHER WITH ALL SYMBOLS, MARKINGS AND TABLES APPEARING ON SAID MAP OR IN THE ORDINANCE; CREATING A BOARD OF ADJUSTMENT AND DEFINING ITS POWERS AND DUTIES; PROVIDING FOR NON- CONFORMING USES AND A METHOD FOR DISCONTINUANCE THEREOF; DEFINING CERTAIN TERMS; PROVIDING FOR A CERTIFICATE OF OCCUPANCY; PROVIDING A METHOD FOR AMENDING THIS ORDINANCE; AND CONTAINING A SEVERABILITY CLAUSE, A SAVINGS CLAUSE, A PENALTY FOR VIOLATION, AND AN EFFECTIVE DATE. WHEREAS, on January 9, 1984, the City Council of the City of North Rich1and Hills adopted a zoning ordinance which classified the area within the city limits into zoning districts and established regulations for the control of land uses within said districts, and WHEREAS, the City Council is of the opinion that said ordinance, as originally adopted, has become difficult to amend, understand and administer, and is in need of certain amendments, reorganization and new notation, and 'VHEREAS, under the laws of the State of Texas, authority is conferred upon the City of North Richland Hills to establish zoning districts within the City for the purpose of regulating the use of land and controlling the density of population to the end that congestion may be lessened in the public streets, the public health, safety, convenience and general welfare promoted, and ~ - "! WHEREAS, the Planning and Zoning Commission of the City of North Richland Hills has forwarded a recommendation to the City Council for amendment of Ordinance Number 1080, the Zoning Ordinance, by changing the said Ordinance as set forth herein; now, therefore, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF NORTH RICHLAND HILLS, TEXAS: 1. THAT, the attached document referred as EXHIBIT "A" is hereby incorporated into this Ordinance verbatim. 2. THA T, this Ordinance shall be in full force and effect from and after its passage. APPROVED BY THE PLANNING AND ZONING COMMISSION THIS 11th DA Y OF MARCH, 1993. ft>~æ ~~! L;;~ Planning and Zoning Commission ...~ ~ '~ ~7J .'" Chairman,21 nning~ Zoning Commissi~ PASSED AND APPROVED BY THE CITY COUNCIL THIS 22nd DAY OF MARCH, 1993. ~~~~~::.L~ AITEST: a~2bJ ~ 9/4- Secretary . Attorney for the City of North Richland Hills r Zoning Regulations Description Section 100 Section 102 Section 105 Section 110 Section 115 Section 120 Section 122 Section 125 Section 130 Section 135 Section 140 Section 145 Section 150 Section 155 Section 160 Section 165 Section 170 Section 175 Section 200 Section 210 Section 220 Section 230 Section 240 Section 250 Section 260 Section 300 Section 310 Section 320 Table of Contents "EXHIBIT A" City of North Richland Hills, Texas TABLE OF CONTENTS OF THE ZONING ORDINANCE FOR THE CITY OF NORTH RICHLAND HILLS Paçe Number ARTICLE 1 INTENT, PURPOSE AND GENERAL REQUIREMENTS Short Title Amendment of Prior Ordinances Purpose Establishment of Districts Revision of Prior Zoning Map Official Zoning Map Maintenance of the Current Zoning Map Rules for Interpretation of the District Boundaries General Provisions Lot Requirements Front Yard Regulations Rear Yard Regulations Side Yard Regulations Newly Annexed Territory Zoning Designation of Vacated Streets and Alleys Water Areas Building Permits and Certificates of Occupancy Nonconforming Uses ARTICLE 2 AMENDMENTS, BOARD OF ADJUSTMENT AND ENFORCEMENT Amendments Zoning Board of Adjustment Administration Violations Penalty Clause Repeal of Conflicting Provisions Severability Clause ARTICLE 3 PERMITTED USES District Classifications Table of Permitted Uses Special Land Use Regulations 1.1 1.1 1.1 1.1 1.1 1.2 1.2 1.2 1.3 1.4 1.5 1.5 1.5 1.6 1.6 1.6 1.6 1.9 2.1 2.3 2.6 2.6 2.6 2.6 2.7 3.1 3.1 3.12 pagei r Zoning Regulations City of North Richland Hills, Texas DescriPtion Paçe Number ARTICLE 4 PRIMARY DISTRICT REGULATIONS Section 400 AG Agricultural District 4.1 Section 410 R-1 Single Family Residential, R-2 Single Family Residential, R-3 Single Family Residential 4.2 Section 420 R-4-D Duplex District, R-1-S Special Single Family, R-6-T Townhome and R-8 Single Family Detached Zero Lot Line Residence Districts. 4.3 Section 430 R-7-MF Multi Family District 4.5 Section 440 0-1 Office District, LR Local Retail District, C-1 Commercial District, C-2 Commercial District, and OC Outdoor Commercial District 4.7 Section 450 1-1 Light Industrial District and 1-2 Medium Industrial District 4.9 Section 460 U School, Church, and Institutional District 4.11 ARTICLE 5 SPECIAL PURPOSE DISTRICT REGULATIONS Section 500 Section 51 0 Section 520 Section 530 Section 540 Special Use Permits Site Plan Regulations PD Planned Development District Flood Plain Overlay District Dwelling Unit Size Overlay District 5.1 5.3 5.4 5.5 5.6 ARTICLE 6 SUPPLEMENTARY DISTRICT REGULATIONS Section 600 Special Development Controls 6.1 ARTICLE 7 PARKING AND LOADING REGULATIONS Section 700 Minimum Parking Requirements Section 71 0 Commercial Loading Requirements 7.1 7.3 ARTICLE 8 SIGN REGULATIONS Section 800 Signage 8.1 Table of Contents Pagaii Zoning Regulations DescriPtion ARTICLE 9 LANDSCAPING STANDARDS AND FENCING REGULATIONS Section 900 Landscaping Section 910 Walls and Fences ARTICLE 10 DEFINITIONS Section 1000 Definitions Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F Appendix G Appendix H Appendix I Table of Contents APPENDIX List of Text Amendments List of Map Amendments List of Approved Special Use Permits List of Approved Planned Development Districts Schedule of Public Hearing Notification Requirements Schedule of Minimum Number of Parking Spaces Schedule of Minimum Parking and Maneuvering Dimensions Schedule of Passenger and Merchandise Loading Regulations Illustrations City of North Richland Hills, Texas Par;,e Number 9.1 9.2 10.1 Pagaiii Zoning Regulations City of North Richland Hills, Texas ARTICLE 1 INTENT, PURPOSE AND METHODS Section 100. SHORT TITLE These regulations shall hereafter be known, cited and referred to as the Zoning Ordinance of the City of North Richland Hills, Texas, and will be referred to herein as "this Ordinance." Section 102. AMENDMENT OF PRIOR ORDINANCES The City of North Richland Hills Zoning Ordinance, passed and approved on the 9th day of January, 1984, together with all amendments thereto, is hereby amended in its entirety to read as follows: Section 105. PURPOSE The purpose of this Ordinance is to zone the entire area of the City of North Richland Hills into districts in accordance with a comprehensive plan for the purpose of promoting the public health, safety, morals and the general welfare, and protecting and preserving places and areas of historical, cultural, or architectural importance and significance by: A. Establishing regulations and districts which have been designed to regulate the erection, construction, reconstruction, alteration, repair and use of buildings, other structures, or land. B. Establishing regulations and districts with reasonable consideration for the character of each district and its peculiar suitability for particular land uses, with a view of conserving the value of buildings and encouraging the most appropriate use of land within the corporate limits of the City of North Richland Hills, Texas. C. Establishing regulations and districts that have been designed to lessen congestion in the streets; to provide safety from fire, panic, and other dangers; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of populations; and to provide and facilitate adequate provisions for transportation, water, sewerage, schools, parks, and other public requirements. Section 110. ESTABLISHMENT OF DISTRICTS The City of North Richland Hills is hereby divided into zoning districts, as shown on the Official Zoning Map, which, together with all explanatory matter thereon, is hereby adopted by reference and declared to be a part of this Ordinance as fully as if the same were set forth herein in detail. The Official Zoning Map shall be identified by the signature of the Mayor and attested by the City Secretary. Section 115. REVISION OF PRIOR ZONING MAP The official zoning map adopted on January 9,1984, shall be redrawn to incorporate the following modifications: A. The limits of the Flood Plain boundaries shall be deleted, along with references to the Flood Plain designation. B. The boundaries of all Special Use Permits shall be deleted, along with references to the Special Use Permit designation. Article 1 Intent, Purpose and General Requirements Page 1-1 Zoning Regulations City of North Richland Hills, Texas C. The district boundaries shall be adjusted to conform with the regulations contained in Section 125, Rules for Interpretation of District Boundaries. D. Each Planned Development district shall be designated on the Official Zoning Map with the letters "PD" followed by the number listed in Appendix D. E. The Official Zoning Map adopted on January 9,1984, shall be redrawn to incorporate the zoning district boundary amendments approved prior to the adoption of this Ordinance. Section 120. OFFICIAL ZONING MAP A. The Official Zoning Map, as herein described, shall be filed with the City Secretary as a permanent record, and shall not be changed in any manner. B. The Official Zoning Map shall, upon concurrent approval by the City Council of this Ordinance, bear the signature of the Mayor, attested by the City Secretary, under the following words: "This is to certify that this Official Zoning Map supersedes and replaces the original zoning map adopted on January 9,1984, and referred to in Ordinance 1080." Section 122. MAINTENANCE OF CURRENT ZONING MAP A. If, in accordance with the provisions of this Ordinance, changes are made to any district boundary, or other matter portrayed on the Zoning Map, such changes shall be entered on the Zoning Map promptly after the amendment has been approved by the City Council as herein provided. The Planning and Zoning Office shall be responsible for keeping the Zoning Map current to reflect all approved zoning district changes as follows: 1. Approved zoning changes shall be entered on the Zoning Map by the Planning and Zoning Office, and each change shall be identified on the map with the date and number of the ordinance making the change. No amendment to this Ordinance which involves matter portrayed on the Zoning Map shall become effective until after such ordinance has been finally approved by the City Council. 2. No change of any nature shall be made on the Zoning Map or matter shown thereon except in conformity with the procedures set forth in this Ordinance. Unauthorized change of whatever kind by any person or persons shall be considered a violation of this Ordinance and punishable hereunder. 3. Regardless of the existence of purported copies of the Zoning Map, which may from time to time be made or published, the current Zoning Map, located in the Planning and Zoning Office, shall be the final authority as to the current zoning status of land and water areas, buildings and other structures in the City. The current Zoning Map shall be available to the public at all hours when the City Hall is open to the public. B. The Planning and Zoning Office may authorize changes to the Zoning Map to correct drafting errors or omissions, and to update the base map with new subdivisions, streets, or other significant map features. Section 125. RULES FOR INTERPRETATION OF DISTRICT BOUNDARIES Where uncertainty exists as to the boundaries of zoning districts as shown on the Official Zoning Map, the following rules shall apply: A. Boundaries indicated as approximately following the center lines of streets, highways or alleyways shall be constructed to follow center lines. B. Boundaries indicated as approximately following platted lot lines shall be construed as following the said lot lines. Article 1 Intent, Purpose and General Requirements Page 1-2 Zoning Regulations City of North Richland Hills, Texas C. Boundaries indicated as following City limit lines shall be construed as following such City limits. D. Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks. E. Boundaries indicated as following shorelines of bodies of water 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; boundaries indicated as approximately following the center lines of streams, lakes, or other bodies of water shall be construed to follow such center lines. F. Boundaries indicated as parallel to or extensions of features indicated in Subsections A through E above shall be so construed. Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map. G. 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 Subsection A through F above, the Zoning Board of Adjustment shall interpret the district boundaries. Section 130. GENERAL PROVISIONS A. Territorial Application The regulations and restrictions in this Ordinance shall apply to all buildings, structures, land and uses within the corporate limits of the City of North Richland Hills. B. General Application After the effective date of this Ordinance, all buildings and structures erected, remodeled, altered and/or relocated and any use of land, building or structure established shall comply with the applicable provisions of this Ordinance. Existing buildings, structures and uses of land not complying with the provisions of this Ordinance may continue subject to the provisions of Section 170, Nonconforming Uses, of this Ordinance. C. Uniformity The regulations set by this Ordinance for each district shall be the minimum regulations and shall apply uniformly to each class or type of structure or land, except as hereinafter provided, and further provided that no building, structure, or land shall hereafter be used or occupied, and no building or structure or part thereof shall hereafter be erected, constructed, reconstructed, moved or structurally altered except in conformity with all the regulations herein specified for the district in which it is located. This shall be deemed to include only the portion of the building, structure or land which is actually newly occupied, newly used, erected, constructed, reconstructed, moved or structurally altered after the effective date of this Ordinance. D. General Prohibition No building or structure; no use of any building, structure or land; and no lot of record or zoning lot, now or hereafter existing, shall hereafter be established, altered, moved, divided or maintained in any manner except as authorized by the provisions of this Ordinance. E. Private Agreements This Ordinance is not intended to abrogate, annul or otherwise interfere with any easements, covenant or private agreement; provided, however, that where the regulations of this Ordinance are more restrictive or impose higher standards or requirements than such easement, covenant or other private agreement, the regulations of this Ordinance shall govern. F. Other Laws and Regulations The provisions of this Ordinance shall be considered the minimum requirements for the promotion of the public health, safety, comfort, morals and general welfare. Where the provisions of this Ordinance impose greater restrictions than those of any statute, other ordinance or regulation, the provisions of this Ordinance shall be controlling. Where the provisions of any statute, other ordinance or regulation impose greater restrictions than this Ordinance, the provisions of such statute, other ordinance or regulation shall be controlling. G. Building Permits Issued Prior to Effective Date This Ordinance shall not invalidate any unexpired building permits properly issued prior to the effective date of this Ordinance pursuant to which construction Article 1 Intent, Purpose and General Requirements Page 1-3 Zoning Regulations City of North Richland Hills, Texas has commenced; provided, however, that if any building, structure or use constructed or established pursuant to such building permit does not comply with the provisions of this Ordinance, such building, structure or use shall be subject to the provisions of Section 175, Nonconforming Uses. H. Pending Applications From and after the effective date of this Ordinance, the provisions of this Ordinance shall apply to all pending applications upon which no final decision has been made. I. Appendices The attached Appendices is hereby made a part of this Ordinance. However, all illustrations are intended to represent graphic descriptions only. The text of this Ordinance shall govern in the event of any conflict that may exist or occur between the illustrations located in the Appendices and the text of this Ordinance. J. General Construction of Language The following general rules of construction apply to the text of this Ordinance. 1. Section and subsection headings contained herein are provided for illustrative purposes only and shall not be deemed to limit, govern, modify, or otherwise affect the scope, meaning, or intent of any provision of this Ordinance. 2. In the case of any real or apparent conflicts between the text of this Ordinance and any illustrations explaining the text, the text shall apply. 3. The word "shall" is always mandatory. The word "may" is discretionary. 4. The word "person" includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual. 5. The words "used" or "occupied" include the words intended, designed, or intended to be used or occupied. 6. The word "lot" includes the words plat or parcel. 7. Words used in the present tense include the future tense. Words used in the singular include the plural, and the plural the singular, unless the context clearly indicates the contrary. Section 135. LOT REQUIREMENTS No building or structure shall be erected on a lot which does not meet the minimum area requirements as herein required, and no lot of record existing at the time of passage of this Ordinance shall be reduced below the minimum set forth in the Primary District Regulations contained in Article 4. A. Every building hereafter erected shall be located on a platted lot recorded in the Plat Records of Tarrant County, Texas. B. Only one single-family dwelling unit with permitted accessory buildings may be located upon a lot. Every single-family dwelling shall face upon a public street, or approved place. C. Where a lot is used for multi-family dwellings, retail, office, commercial or industrial purposes, or a combination of same, more than one main building may be located upon the lot,.but only when such buildings conform to all open space, parking and density requirements applicable to the uses and districts. D. Where multiple main buildings are located on a lot, the placement of such buildings shall be such so as to provide for adequate front, side and rear set-backs as though said structures were adjacent to a public right- of-way. Article 1 Intent, Purpose and General Requirements Page 1-4 Zoning Regulations City of North Richland Hills, Texas E. Adequate and proper sanitary facilities must be provided and approved by the City Enforcement Officer for all uses in all zoning districts. Section 140. FRONT YARD REGULATIONS No building, structure or use shall hereafter be located, erected, or altered so as to have a smaller front yard than hereafter required by this Ordinance, and no front yard existing at the time of passage of this Ordinance shall be reduced below the minimum set forth in the Primary District Regulations contained in Article 4; and furthermore: A. Where a front yard building line has been established by plat or ordinance and such line requires a front yard setback greater or lesser than is prescribed by this Ordinance for the district in which the building line is located, the required front yard shall comply with the building line established by such plat or ordinance, or in the absence of such platted building line, then the average of the front portions of any existing buildings on that particular block shall establish the front building line. B. The front yard shall be measured from the front property line to the nearest front face of the building or attached accessory building. Front yard depth shall be measured at right angles to the front building line. C. Eaves and roof extensions may project into the required front yard for a distance not to exceed twenty-four inches. The ordinary projection of window sills and com ices having no foundation may project into the required front yard for a distance not to exceed eighteen inches. Section 145. REAR YARD REGULATIONS No building, structure or use shall hereafter be located, erected, or altered so as to have a smaller rear yard than hereafter required by this Ordinance, and no rear yard existing at the time of passage of this Ordinance shall be reduced below the minimum set forth in the Primary District Regulations contained in Article 4; and furthermore: A. Where a rear yard building line has been established by plat or ordinance and such line requires a rear yard setback greater or lesser than is prescribed by this Ordinance for the district in which the building line is located, the required rear yard shall comply with the building line established by such plat or ordinance. B. The rear yard shall be measured from the rear property line to the nearest rear face of the building or attached accessory building. Rear yard depth shall be measured at right angles from the rear property line to the nearest face of the building. C. Eaves and roof extensions may project into the required rear yard for a distance not to exceed twenty-four inches. The ordinary projection of window sills and com ices having no foundation may project into the required rear yard for a distance not to exceed eighteen inches. D. Every part of a required rear yard shall be open and unobstructed by any building except for accessory buildings as permitted herein. Section 150. SIDE YARD REGULATIONS No building, structure or use shall hereafter be located, erected, or altered so as to have a smaller side yard on each side of such building than required by this Ordinance, and no side yard existing at the time of passage of this Ordinance shall be reduced below the minimum set forth in the Primary District Regulations contained in Article 4; and furthermore: A. Where a side building line has been established by plat or ordinance and such line requires a side yard greater or lesser in depth than is prescribed by this Ordinance for the district in which the building line is located, the required side yard shall comply with the building line established by such plat or ordinance. Article 1 Intent, Purpose and General Requirements Page 1-5 Zoning Regulations City of North Richland Hills, Texas B. The side yard shall be measured from the side property line to the nearest face of the building or attached accessory building. Side yard width shall be measured at right angles to the side lot line. C. Eaves and roof extensions may project into the required side yard for a distance not to exceed twenty-four inches. The ordinary projection of window sills and comices having no foundation may project into the required side yard for a distance not to exceed eighteen inches. D. Every part of a required side yard shall be open and unobstructed by any building except for accessory buildings as permitted herein. Section 155. NEWLY ANNEXED TERRITORY A. All territory which may hereafter be annexed to the City of North Richland Hills shall automatically be designated as lying and being in district" AG" until such classification shall have been changed by an amendment to the zoning ordinance as provided herein. B. No person shall erect, excavate, construct or proceed or continue with the erection or construction of any building or structure or add to, enlarge, move, improve, alter, repair, convert, or demolish any building or structure, or vacant land, or cause the same to be done in any area of the city or in any newly annexed territory to the City without first applying for and obtaining a building permit from the Enforcement Officer as may be required in applicable city ordinances. Section 160. ZONING DESIGNATION OF VACATED STREETS AND ALLEYS Whenever any street, alley or other public way is vacated by official action of the City Council, the zoning district adjoining each side of such street, alley or public way shall be automatically extended to the center of such vacated street, alley or public way and all areas included in the vacated street, alley or public way shall then and thenceforth be subject to all regulations of the extended district. Section 165. WATER AREAS The water surface and land under the water surface of all rivers, waterways, ponds, lakes and other water areas in the City of North Richland Hills not otherwise zoned are hereby placed in the same zoning district as the land on which such water areas abut, as shown on the Official Zoning Map. Where the zoning districts shown on the Official Zoning Map are different on opposite sides of a water area, then the zoning district boundary shall be at the center line or midpoint of the water area. Section 170. BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY A. Building Permits: No person shall erect or construct or proceed with the erection or construction of any building or structure, nor add to, enlarge, move, improve, alter, repair, convert, extend or demolish any building or structure nor begin excavation for any construction nor cause any of the foregoing in any zoning district without first applying for and obtaining a building permit from the Building Official as provided in the following regulations: 1. No building permit shall be issued until the Building Official has reviewed the construction plans and has determined that the proposed construction and use of the premises conform with all applicable provisions of this Ordinance. Article 1 Intent, Purpose and General Requirements Page 1-6 Zoning Regulations City of North Richland Hills, Texas 2. Applications for building permits shall be made in writing on forms furnished by the Building Official in accordance with the provisions of the Building Code Regulations and be accompanied by plans, drawn to scale which includes sufficient information to determine compliance with this Ordinance and submitted in such number as shall be determined by the Building Official. Such plans shall generally indicate at a minimum: a. A Plot Plan showing the actual shape and dimensions of the lot or tract of land on which the proposed building or structure is to be erected, constructed, enlarged, extended or structurally altered with sufficient information to locate the plat on the ground. b. The Plot Plan shall include the exact size, shape and location of all existing and proposed buildings or structures and of any enlargement, extension or structural alteration to be made thereto, and of any accessory building or structure to be used in connection therewith. c. Technical construction drawings adequate to determine the construction details of the proposed building or structure. d. The use currently being made of the lot, building or structure and the use proposed to be made thereto. e. Curb cuts, sidewalks, free standing signs, paved parking areas, landscaping, fire lanes, marked parking stalls, and vehicle circulation provisions. f. The number of families a residential building is designed to accommodate and the amount of floor area contained therein. g. Such other information as may be required by the Building Official in order for him to administer and enforce the provisions of this Ordinance. h. It shall be unlawful for any person to erect, construct, enlarge, extend, structurally alter or use any building or structure except in conformance with plans approved by the Building Official as required by this Ordinance. 3. If the proposed construction, moving, alteration, or use of the land as set forth in the application is in conformity with the provisions of this ordinance, the Building Official shall issue a building permit. 4. Issuance of a building permit does not waive any provision of this Ordinance or any other City ordinance, and a permit issued in error shall be void ab initio. 5. The Building Official is not empowered to grant any exception to the actual meaning of any clause, order or regulation contained in this Ordinance. 6. The Building Official is not empowered to make changes in this Ordinance or vary the terms of this Ordinance in carrying out his duties as the Enforcement Officer. 7. If any application for such a building permit is not approved, the Building Official shall state in writing one or more causes for such disapproval. B. Certificate of Occupancy 1. No vacant land, or any building, shall be occupied by any person and no building or structure hereafter erected or structurally altered, and no change in occupancy of a building, part of a building or land shall be made, other than a single family detached dwelling, until after the Building Official has issued a Certificate of Occupancy therefor. The Certificate of Occupancy shall not only state the information as required under the building code, but shall also state that the occupancy authorized is in compliance with the Zoning Ordinance. Occupancy other than that authorized in the Certificate of Occupancy shall be unlawful. Article 1 Intent, Purpose and General Requirements Page 1-7 Zoning Regulations City of North Richland Hills, Texas 2. Whenever any building, structure or premises is hereafter erected, constructed, enlarged, extended, reconstructed, structurally altered, moved or converted to another use, the owner of such building, structure or premises shall make application for a Certificate of Occupancy. 3. No Certificate of Occupancy shall be issued by the Building Official unless the Building Official is satisfied after inspection of the building, structure or premises involved, that all applicable provisions of this Ordinance have been met. 4. No permanent water, sewer, electrical, gas, telephone or other public utility connection shall be made to any land, building, structure, or portion thereof until and after a Certificate of Occupancy has been issued by the Building Official. 5. Under such rules and regulations as may be established by the Building Official, a temporary Certificate of Occupancy for any part of a building, structure or premises may be issued. C. Completion of Buildings Nothing herein contained shall be deemed to require any change in the plans, construction, or use of a building for which a currently valid building permit has been obtained at the time of passage of this Ordinance. D. Occupancy of Dwelling Units No dwelling unit shall be occupied except by a family, as that term is defined herein. E. Prohibited Uses No use is permitted in any district unless it is specifically allowed by the regulations goveming such district. Any use not named in any district is prohibited from the entire city. A use named in any district and not named in any other district is allowed only in the district where it is named. Where district regulations specifically allow permitted uses from another district, such shall allow only those uses appearing under the ·Permitted Uses· section of such other district. F. Classification of New and Unlisted Uses It is recognized that new types of land use will develop and forms of land use not anticipated may seek to locate in the City of North Richland Hills. In order to provide for such changes and contingencies, a determination as to the appropriate classification of any new or unlisted land use shall be made as follows: 1. The Building Official shall refer the question of any new or unlisted use to the Planning and Zoning Commission requesting an interpretation as to the zoning classification into which such use should be placed. The referral of the use interpretation question shall be accompanied by a statement of facts listing the nature of the use and whether it involves dwelling activity, sales, processing, type of product, storage, and amount or nature thereof, enclosed or open storage, anticipated employment, transportation requirements, and amount of noise, odor, fumes, toxic material and vibration likely to be generated and the general requirements for public utilities such as water and sanitary sewer. 2. The Planning and Zoning Commission shall consider the nature and described performance of the proposed use and its compatibility with the uses permitted in the various districts and after public hearing determine the zoning district or districts within which such use should be permitted. 3. The Planning and Zoning Commission shall transmit its findings and recommendations to the City Council as to the classification proposed for any new or unlisted use. The City Council may approve the recommendation of the Planning and Zoning Commission or make such determination concerning the classification of such uses as to determined appropriate after giving consideration to the facts and recommendations. Article 1 Intent, Purpose and General Requirements Page 1-8 I' Zoning Regulations City of North Richland Hills, Texas Section 175. NONCONFORMING USES, STRUCTURES, AND LOTS A. Intent Within the districts established by this Ordinance, there exist lots, structures, and uses of land and structures which were lawful before this Ordinance was passed or amended, but which would be prohibited, regulated, or restricted under the terms of this Ordinance. It is the intent of this Ordinance to permit these non-conformities to continue until they are removed, but not to encourage their survival. Such uses are declared by this Ordinance to be incompatible with permitted uses in the districts involved. It is further the intent of this Ordinance that non-conformities shall not be enlarged upon, expanded or extended, nor used as grounds for adding other structures or uses prohibited elsewhere in this same district. B. Nonconforming Building or Structure When on the effective date of this Ordinance, a building or structure, exists that could not be built under the terms of this Ordinance by reason or restrictions on area, lot coverage, height, yards, or other characteristics of the building or structure, or its location on the lot, such building or structure may be continued subject to the following provisions: 1. No nonconforming building or structure may be enlarged or altered in any way which increases the degree or extent of the nonconforming feature without approval of a building permit which has been authorized by the Zoning Board of Adjustment, and provided further that no building or structure having a nonconforming feature shall be moved, reconstructed or substituted with another building or structure unless such nonconforming feature is thereby eliminated and the building or structure is made to conform to the provisions of this Ordinance. However, nothing in this provision shall be construed to prohibit normal repair, maintenance and non-structural alterations to such building or structure, nor the alteration, strengthening or restoration to safe condition as may be required by law with the issuance of a building permit approved by the Building Official. 2. When a nonconforming building or structure is damaged by fire or othercauses, it shall not be reconstructed except in conformance with the provisions of this paragraph. In the case of partial destruction by fire or other causes, not exceeding fifty percent of its value according to the most current value shown on the appraisal roll of the Tarrant County Appraisal District, the Building Official is authorized to approve a building permit for reconstruction. If greater than fifty percent of such value, the Zoning Board of Adjustment may grant a permit for repair, but not for the enlargement of the building or structure, but only after consideration has been given for removal of the nonconforming feature. 3. The right to use and maintain any nonconforming building or structure shall terminate and shall cease to exist whenever the nonconforming building or structure becomes substandard under any applicable Ordinance of the city and the cost of replacing such building or structure in lawful compliance with the applicable Ordinance exceeds fifty percent of the replacement costs of such building or structure. 4. In determining the replacement cost of any nonconforming building or structure, there shall not be included therein the cost of land or any factors other than the most current value shown on the appraisal roll of the Tarrant County Appraisal District of the nonconforming building or structure itself, including foundation. C. Non-Conforming Uses When on the effective date of this Ordinance, a use of a building or structure or of a building or structure and premises in combination, exists that would not be allowed in the district under the terms of this Ordinance, the use may be continued subject to the following provisions: 1. No building or structure associated with a nonconforming use shall be enlarged, extended, reconstructed, moved or structurally altered without approval of a building permit which has been authorized by the Board of Adjustment, provided that nothing in this provision shall be construed to prohibit normal repair, maintenance and non-structural alterations to such building or structure, nor prohibit the alteration, strengthening or restoration to safe condition as may be required by law after the issuance of a building permit by the Building Official. Article 1 Intent, Purpose and General Requirements Page 1-9 r - Zoning Regulations City of North Richland Hills, Texas 2. The lawful use of any building, structure, sign or land existing at the time such property was more restrictively zoned may be continued except as this Ordinance may require abatement within a given period of time; provided, the right to continue such nonconforming uss shall be subject to regulations prohibiting nuisances and shall be terminated when such use constitutes a nuisance. Such nonconforming uss shall be subject to such reasonable regulations as the Zoning Board of Adjustment may require to protect adjacent property and shall be subject to the specific nonconforming uss regulations herein contained. 3. Any nonconforming uss may be changed to a use conforming with the regulations herein established for the district in which the nonconforming uss is located; provided, however, that a nonconforming uss so changed shall not thereafter be changed to another nonconforming uss or be returned to a nonconforming uss status. 4. Whenever a building or structure containing a nonconforming uss is destroyed by fire or the elements, it shall not be reconstructed except in conformance with the provisions of this paragraph. In the case of partial destruction by fire or other causes, not exceeding fifty percent of its current replacement value, the Building Official is authorized to approve a building permit for reconstruction. If greater than fifty percent of its current replacement value, the Zoning Board of Adjustment is authorized to consider approval of a building permit for reconstruction. 5. Whenever a building or structure containing a nonconforming use is abandoned, all nonconforming rights shall cease and the use of the premises shall henceforth be in conformance with this Ordinance. Abandonment shall involve the intent of the owner to discontinue a nonconforming operation and the actual act of discontinuance. Any nonconforming uss which is discontinued for, or which remains vacant for, a period of six months shall be considered to have been abandoned. A nonconforming uss shall also be considered abandoned when it has been replaced with a conforming use or the zoning district boundaries have been changed so as to make the use conform with these regulations. D. Non-Conforming Lots When on the effective date of this Ordinance, a lot of record exists which contains less than the minimum lot requirements for area, depth or width, as contained in this Ordinance, such lot of record may be used for any valid use, building or structure authorized in this Ordinance, provided that the requirements for building setback, side yard, rear yard, height, parking, landscaping and other applicable provisions of this Ordinance are satisfied. Article 1 Intent, Purpose and General Requirements Page 1-10 Zoning Regulations City of North Richland Hills, Texas ARTICLE 2 AMENDMENTS, BOARD OF ADJUSTMENT AND ENFORCEMENT Section 200. AMENDMENTS A. General These zoning regulations, restrictions and boundaries may from time to time be amended, supplemented, changed, modified or repealed upon approval of an ordinance by the City Council. Such ordinance shall include, when applicable, an amendment to the Comprehensive Land Use Plan of the City. B. Amendment Initiation An amendment to this ordinance may be initiated by: 1. City Council on its own motion; 2. Planning and Zoning Commission; 3. Request by owner or agent of owner of property to be changed. C. Procedure All requests for amendments to zoning district boundaries shall be submitted, together with required fees, to the City Enforcement Officer, which officer shall cause notices to be sent and the petition placed on the Planning and Zoning Commission agenda. The City Council may not enact any proposed amendment until Planning and Zoning Commission makes its final report to the City Council. The City Council may refer proposed amendments to the Planning and Zoning Commission for recommendation. Requests for changes in zoning districts shall include the proposed designation or designations for the area concerned. Alternative proposals may be made. D. Application Before any request for amendments to zoning district boundaries will be heard by the Planning and Zoning Commission or the City Council, application for such amendment shall be made and duly filed by the property owner or authorized agent upon the forms prescribed by the City of North Richland Hills. Such application shall include, but is not limited to, the following: 1. the name, address, and phone numbers of the property owner; 2. the name, address, and phone numbers of the owner's agent, if applicable; 3. the legal description of the property; 4. a brief description of the reason for the zoning change and the proposed use of the property; 5. the required number of copies of a current boundary survey, plat, or plan of the property. The applicant must provide proof of ownership of the property, or a letter from the owner of the property granting the applicant permission to request the zoning change. E. Fees Every application for a zoning district change shall be accompanied by a filing fee in an amount sufficient to defray the actual cost of processing the application. Such application fee shall be based upon average current cost to the City of North Richland Hills and shall be established by ordinance of the City Council. F. Sign Posting The City Enforcement Officer shall have at least one sign erected on the property to be rezoned which sign shall have a total area of at least four square feet. Such sign or signs shall, if possible, be located adjacent to streets. Such sign shall be erected on or before the first date of the first notice to property owners and shall be removed immediately after final action by the City Council or when the applicant withdraws the request, whichever comes first. The erection or continued maintenance of signs shall not be deemed a condition precedent to the granting of any zone change or the holding of any public hearing. G. Public Hearing and Notice Before acting upon any application for amendment to zoning district boundaries, the Planning and Zoning Commission shall hold a public hearing. Notice of such hearing shall be sent to all owners of real property lying within two hundred feet of the property on which the change is requested or proposed. The notice of public hearing shall be given to each taxpayer as the ownership appears on the last approved city tax roll by depositing such notice, properly addressed and postage paid, in the United States Article 2 Amendments, Board of Adjustment and Enforcement Page 2-1 Zoning Regulations City of North Richland Hills, Texas Post Office, not less than ten days before the date set for a public hearing before the Planning and Zoning Commission. When any such amendment relates to a change of a zoning regulation or to the text of this Ordinance not affecting specific property, notice of public hearing of the Planning and Zoning Commission shall be given by publication in the official newspaper of the city without the necessity of notifying property owners by mail. Such notice shall state the time and place of such hearing and the nature of the subject to be considered. Such notice shall be published not less than ten days prior to the public hearing. (See Appendix E) H. Commission Report The Planning and Zoning Commission shall determine whether a proposed change in zoning district boundaries or amendment is in compliance with the Comprehensive Land Use Plan of the City, and, after the public hearing is closed, shall vote on its recommendation on the proposed change, and report such recommendation to the City Council. Such report may recommend approval or denial of the proposed change and may, but need not, include reasons for such decision. The Commission may defer its report for not more than sixty days until it has had opportunity to consider other proposed changes which may have a direct bearing thereon. If the Commission fails to report after sixty days, it shall be deemed to have recommended negatively to the proposal. Unless appealed to the City Council by the applicant, denial of the request by the Planning and Zoning Commission shall be final ten days from the date of the action by the Commission. I. Forwarding Final Report Every proposal receiving final approval by the Commission shall be forwarded to the City Council for consideration. No change recommended by the Commission shall become effective until approved by an Ordinance passed by the City Council. J. Withdrawal Any proposal or application may be withdrawn by the applicant after the Commission makes its final report, and such proposal or application shall not be subject to the provision herein that a time period must pass before a new application is considered. If such proposal is withdrawn, the City Council shall not consider it. K. Council Hearing and Notice The City Council may from time to time amend, supplement, change, modify or repeal by ordinance the boundaries of the zoning districts or the regulations herein established. Before acting on any application for amendment to zoning district boundaries or proposed amendment to these zoning regulations, the City Council shall hold a public hearing, notice of which shall be published at least one time in the official newspaper of the city not less than fifteen days prior to the date of such hearing. Such notice shall state the time and place of the public hearing and the nature of the change to be considered. L. Denial of Request of Rezoning No application for rezoning shall be considered within six months of the denial of a request for the same classification on the same property. M. Protest Against Change In case of a protest against such change signed by the owners of twenty percent or more either of the land included in such proposed change, or of the land within two hundred feet thereof, such amendment shall not become effective except by the favorable vote of three-fourths of all the members of the City Council. N. Council Action on Application The applicant for any zoning district change shall affirm to the City Council that either the general welfare of the City will be enhanced by the proposed change, or that the property is unusable for the purposes allowed under existing zoning. If such is proved to the City Council's satisfaction, it may grant the requested zoning district change, or it may change the zoning designation of a portion of such property, or it may initiate a request to consider changing all or a portion of such property to a zoning district other than that requested. Article 2 Amendments, Board of Adjustment and Enforcement Page 2-2 Zoning Regulations City of North Richland Hills, Texas Section 210. ZONING BOARD OF ADJUSTMENT A. Creation There is hereby created a Board of Adjustment consisting of five members and two alternates, each to be appointed by a majority of the City Council for a term of two years and removable for cause by the appointing authority on a written charge after a public hearing. It is the declared policy of the City Council that it will consider and appoint only those persons who have demonstrated their civic interest, general knowledge of the community, independent judgment, and availability to prepare for and attend meetings. B. Terms of Office The members shall serve for a period of two years and until their successors are duly appointed. Qualified Board members may be appointed to succeed themselves. C. Vacancy Vacancies shall be filled for unexpired terms; no member shall be appointed for a term in excess of two years. A vacancy in a term of office shall occur whenever the City Council finds that member has resigned, has not maintained the qualifications required for appointment or has been removed by City Council for cause. D. Organization The Board shall elect a chairman from among its members to preside at meetings. Such chairman, or in his absence an acting chairman elected from among the members, may administer oaths and compel the attendance of witnesses. The Board shall designate the time and place of its meetings. The Board shall adopt rules to govern its proceedings, provided however, that such rules are not inconsistent with this Ordinance or inconsistent with the statutes of the State of Texas. All meetings of the Board shall be open to the public. E. Meetings and Quorum Four members of the Board shall constitute a quorum for the conduct of business. The members of the Board shall regularly attend meetings and public hearings of the Board and shaH serve without compensation. Minutes shall be kept showing the vote of each member on each question or the absence or failure of each member to vote. Such proceedings shall be a public record and shall be retained for at least five years. F. Jurisdiction The Board of Adjustment shall have the powers and exercise the duties of a Board in accordance with Section 211.009 of the Texas Local Government Code. Board members are representatives of the City and shall have the right to inspect premises where required in the discharge of their responsibilities under the laws of the State of Texas and the Ordinances of the City of North Richland Hills. The Board's jurisdiction shall extend to and include the hearing and deciding of the following topics of appeals and applications and to that end shall have the necessary authority to ensure continuing compliance with its decision. The Board of Adjustment, in specific cases, may authorize or order the following: 1. Interpretation: To hear and decide appeals where it is alleged there is error on any order, requirement, decision or interpretation of the Zoning regulations by the Building Official in the enforcement of this Ordinance or a zoning district boundary. In reaching its decision, the Board shall establish firm guidelines for future administrative actions on like matters. 2. Permits for Nonconformities: To authorize a building permit for the reconstruction, extension, or enlargement of a building occupied by non-conforming uses, on the lot or tract occupied by such building, provided such reconstruction does not prevent the potential return of such property to a conforming use. 3. Discontinuance of nonconformities: To require discontinuance of non-conforming uses of land or structures under any plan whereby the full value of the structure and facilities can be amortized within a definite period of time, taking into consideration the general character of the neighborhood and the necessity of all property to conform to the regulations of this Ordinance. All actions to discontinue a non- conforming use of land or structure shall be taken with due regard to the property rights of the persons affected when considered in the light of the public welfare and the character of the area surrounding the designated non-conforming use and the conservation and preservation of the property. The Board shall, from time to time on its own motion or upon cause presented by interested property owners, inquire into the existence, continuation or maintenance of any non-conforming use within the City. Article 2 Amendments, Board of Adjustment and Enforcement Page 2-3 Zoning Regulations City of North Richland Hills, Texas 4. Variances: To authorize upon appeal, in specific cases, such variance from the terms of this Ordinance as will not be contrary to the public interest and where, because of special conditions, the enforcement of the Ordinance would result in an unnecessary hardship. However, the Board shall not have the power to grant variances from the terms of this Ordinance to grant a variance for a change in use not allowed in a district. In exercising it powers to grant a variance, the Board of Adjustment shall make findings and show in its minutes that: a. Literal enforcement of the controls will create an unnecessary hardship or practical difficulty in the development of the affected property. b. The situation causing the hardship or difficulty is neither self-imposed nor generally affecting all or most properties in the same zoning district. c. The relief sought will not injure the permitted use of adjacent conforming property. d. The granting of the variance will be in harmony with the spirit and purposes of these regulations. G. Interpretation Request: Variance Appeal A request for interpretation of regulations or an appeal for variance from certain Development Controls (Section 620) may be taken by any person aggrieved or by any officer, department, or Board of the City affected by a decision of the City Enforcement Officer. Such appeal shall be taken within fifteen days time after the decision has been rendered, by filing with the Enforcement Officer a notice of appeal specifying the grounds thereof. The Enforcement Officer shall transmit to the Board all papers constituting the record upon which the action being appealed was taken. H. Application Before any request for a variance from this Ordinance will be heard by the Zoning Board of Adjustment, application for such variance shall be made and duly filed by the property owner or authorized agent upon the forms prescribed by the City of North Richland Hills. Such application shall included, but is not limited to, the following: 1. the name, address, and phone numbers of the property; 2. the name, address, and phone numbers of the owner's agent, if applicable; 3. the legal description of the property; 4. a brief description of the variance sought; 5. the required number of copies of a current boundary survey, plat, or plot plan of the property. The applicant must provide proof of ownership of the property, or a letter from the owner of the property granting the applicant permission to request the variance. I. Fees Every application for a variance shall be accompanied by a filing fee in an amount sufficient to defray the actual cost of processing the application. Such application fee shall be based upon average current cost to the City of North Richland Hills and shall be established and amended by ordinance of the City Council. J. Stay of Proceedings An appeal shall stay all proceedings of the action appealed from unless the City Enforcement Officer, after the notice of appeal has been filed, certifies in writing to the Board that a stay would, in the opinion of the City Enforcement Officer, cause imminent peril to life or property. In such case, proceedings shall only be stayed by a restraining order granted by the Board or by a court of record. K. Form of Appeal or Application An appeal or application shall be in such form and contain such information as the Board may require under its Rules of Procedure. It shall be accompanied by the required fee. An incomplete appeal or application shall be deemed only to give notice of intent to appeal or apply to the Board and shall not be reviewed or scheduled for hearings until brought to completion. L. Notice of Hearing Official written notice of public hearing on every application for a variance or for an interpretation of regulations applying solely to an individual property shall be sent to all owners of real property lying within two hundred feet of any property on which the variance is requested. The notice of Article 2 Amendments, Board of Adjustment and Enforcement Page 2-4 J Zoning Regulations City of North Richland Hills, Texas hearing shall be given to each taxpayer as the ownership appears on the last approved city tax roll by depositing such notice, properly addressed and postage paid, in the United States Post Office, not less than ten days before the date set for a hearing before the Zoning Board of Adjustment. Notice of hearing shall also be given by publication in the official newspaper of the city at least ten days before the date before the date set for a hearing before the Zoning Board of Adjustment. Such notice shall state the time and place of such hearing, and the nature of the subject to be considered. M. Hearing 1. Upon the hearing, the applicant shall appear in person or by attorney or authorized agent. Evidence supporting the granting or denial of an appeal shall be submitted only through the City Enforcement Officer or to the Board in public meeting. 2. Any appeal or application may be withdrawn upon written notice to the City Enforcement Officer. 3. The Board shall make its decision on any application within forty-five days from the time the initial hearing is held or the application will be deemed to have been denied. N. Decision and Voting 1. Every decision of the Board shall be based upon findings of fact and every finding of fact shall be supported in the record of proceedings. The Board may act only in matters as specifically authorized by theses regulations and these regulations shall be construed as limitations on the power of the Board to act. 2. Nothing herein contained shall be construed to empower the Board to change the terms of these regulations, or to effect changes in the zoning districts. The powers of the Board shall be so applied that the terms of these regulations will be strictly enforced. 3. The affirmative vote of four members shall be necessary to reverse, on appeal, any order, requirement, decision or determination of the City Enforcement Officer; to approve any variance that the Board is empowered to grant; or to authorize the continuance or discontinuance of a non-conforming use, structure, or lot. 4. A member shall disqualify himself from voting whenever he has a personal or monetary interest in the property under appeal, or will be directly affected by the decision of the Board. 5. A member may disqualify himself from voting whenever any applicant, or his agent, has sought to influence the member's vote on the appeal other than in the public hearing. O. Approval of Request 1. In approving any request, the Board may designate such conditions including time limits, if appropriate, in connection therewith in order to secure substantially the objectives of the regulation or provision to which such variance is granted and to provide adequately for the maintenance of the integrity and character of the zone in which such permit is granted. 2. When necessary the Board may require guarantees, in such form as it deems proper, to insure that conditions designated in connection therewith are being or will be complied with. 3. Upon approval of an application for a variance appeal, the applicant shall apply for occupancy or construction permits within sixty days after the Board's decision unless a greater time is requested in the application and is authorized by the Board. Any approval may be granted one emergency extension of sixty days on writ1en request filed with the Board before expiration of the original approval. Failure of the applicant to apply for occupancy of construction permits within the authorized time period shall void the right to secure such permits except upon the filing of a new application or appeal. Article 2 Amendments, Board of Adjustment and Enforcement Page 2-5 Zoning Regulations City of North Richland Hills, Texas P. Denial of Request No appeal or application that has been denied shall be further considered by the Board, unless the Board affirmatively finds: 1. That new plans materially change the nature of the request, or 2. The permitted development of other nearby property in the same zone has been substantially altered or changed by a ruling of the Board so as to support an allegation of changed conditions. a. Appeal of Board Action Any person or persons, jointly or separately, or any taxpayer, or any officer, department, or Board of the City, aggrieved by any decision of the Zoning Board of Adjustment may present to the appropriate court of record, a petition, duly verified, setting forth that such decision is illegal, in whole or in part, specifying the grounds of such illegality. Such petition shall be presented to the court within thirty days after the filing of the decision complained of in the offices of the Board and not thereafter. Section 220. ADMINISTRATION A. The Enforcement Officer as designated by the City Manager shall administer this Ordinance. B. From the effective date of this Ordinance, all requests for new zoning shall following the regulations of this Ordinance. Section 230. VIOLATIONS A. If the City Enforcement Officer shall find any of the provisions of this Ordinance being violated, he shall, when necessary, give notice to the person responsible to cease such violations forthwith. B. Written notice may be delivered in person or by mail to a violator or to any person in charge of property where a violation is occurring. Verbal notice may be given to a violator in person by the City Enforcement Officer or his deputy. Either notice shall be effective. C. In their interpretation and application, the provisions of this Ordinance shall be held to be minimum requirements adopted for the promotion of public health, safety, morals and general welfare. D. Whenever the requirements of this Ordinance are at variance with the requirements of any other lawfully adopted rules, regulations or ordinances, the requirements that are most restrictive or that impose higher standards as determined by the City Enforcement Officer shall govern. Section 240. PENAL TV CLAUSE Any person, firm or corporation violating any of the provisions of this ordinance shall be guilty of a misdemeanor, and upon final conviction thereof shall be fined in a sum not to exceed two hundred dollars for each offense. Each day such violation continues to exist shall constitute a separate offense. Section 250. REPEAL OF CONFLICTING PROVISIONS All orders, ordinances, or parts of ordinances in conflict with this ordinance or inconsistent with the provisions of this ordinance, are hereby repealed only to the extent necessary to give this ordinance full force and effect. Article 2 Amendments, Board of Adjustment and Enforcement Page 2-6 Zoning Regulations City of North Richland Hills, Texas Section 260. SEVERABILITY CLAUSE Should any word, clause, phrase, sentence, section or provision of this ordinance be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of the ordinance as a whole or any part thereof other than the part so declared to be unconstitutional or invalid, and the remainder hereof shall remain in full force and effect. Article 2 Amendments, Board of Adjusbnent and Enforcement Page 2-7 Zoning Regulations City of North Richland Hills, Texas ARTICLE 3 PERMITTED USES Section 300. DISTRICT CLASSIFICATIONS The City of North Richland Hills, Texas, is hereby divided into seventeen base districts, one special purpose district, and two overlay districts as described in Sections 520, 530, and 540. The base districts, special purpose district, and overlay districts described herein shall be known as: A. Base Districts Abbreviated Desiçnation Zoning District Name AG R-1 R-2 R-3 R-4-D R-1-S R-6- T R-8 R-7-MF 0-1 LR C-1 C-2 OC 1-1 1-2 U Agricultural Single Family Residential Single Family Residential Single Family Residential Duplex Residential Special Single Family Residential Townhome Residential Detached Zero Lot Line Residential Multifamily Residential Office Local Retail Commercial Commercial Outdoor Commercial Light Industrial Medium Industrial Schools, Churches, & Institutional B. Special Purpose Districts Abbreviated Desic~mation Zoning District Name PD Planned Development C. Overlay Districts Abbreviated Desiçnation Overlay District Name (1500) Minimum Square Footage Flood Plain (See Ordinance No. 1471) Section 310. TABLE OF PERMITTED USES The following table presents the zoning district classifications and the permitted uses within those classifications. Uses are listed in accordance with permitted uses (shaded), uses permitted by a special use permit (S), and prohibited uses (blank): Note: Special Use Permit procedures are contained in Section 500. Article 3 Permitted Uses Page 3-1 loninQ R6Qulations Ciw of North Richl::lrtd Hills. Texas RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS øi ãI ~ CD a: ãI ãI ãI :p 0 ;¡ c: :p ~ :p :p :p CD .ø ~ i c: øi Section 310 ~ .g ;¡ c: :!2 ãI :p :!2 CD CD ", .~ ", "ii ", 'ij ¡ a: CD .E u. CD CD CD ~ u. a: Table of Permitted Uses CD a: a: a: CD II) ~ E ãI o!I ~ a: ¡ ~ ~ ~ ", ~ ~ 'E E ãI '5 CD ãI ãI 8 èñ ~ i i a: ::J ~ ]j E -ð !:i ãI 1~ "ë ", .E .c ~ ãI t :§ CD 0 ::;, 0 u. u. .c :p a: ~ ~ 'tJ 1 c: '3 :§ E ~ i -& i ~ 2! .E Õ ð 2 ~ ~ E ð ::;, c: IE ::;, :ë i 0 t II) èñ èñ èñ ~ u. 0 8 0 CI '5 II) 0 tõ ~ ::J ~ ..... a: N C') .,. co ,... Õ a: 0 ~ 0 II) ~ a: a: a: a: a: a: a: ...J 0 ~ ~ ~ A. RESIDENTIAL USES Single Family Detached Dwelling Unit r,. ~ Duplex Dwelling Unit ~. Triplex or Fourplex Dwelling Unit ~ ~ ~ Multi-Family Dwelling Unit ~ Boarding or Rooming House S S Townhome ~ ~ ~ I Ranch and Farm Dwelling necessary to agricul. use ~ ~ Residence Apartment for the Aged Zero Lot Une SF Dwelling Unit ~ B. UTILITY, ACCESSORY, & INCIDENTAL USES Home Occupation (2) .~~ .~ S S S S ~,,~~ S S S S S S S S S S S S S S S S S ... ' ... '.' '.~ ,~' .' ~".,'.'- . ~. . ~ Accessory Building (1) Public and Private Utility Use (Not Office) Radio, Television or Cellular Telephone Tower Railroad Right-of-Way (no yards or stations) Telephone Exchange, Switching, Relay Station TV Satellite Disc Receiver (3) Water Reservoir, Water Pumping Station, Water Well Wind Charger (4) Article 3 Permitted Uses Page 3-2 Ir ZoninQ R6Qulations Section 310 Table of Permitted Uses Ci~ of North RichlAl\d Hills. Te)("'!I RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS ø iiI ø ~ C a:~~~:i5 0 >- :i5 :i5:i5 ]I j ... =ili Cøj iiI j ij. j]l~~ ø '(j.š ~ ø ø i .~ ~ a: ð ø a: a: a: ~ ~ ø ~ e:¡ ~ ~ ~ ~ ~ ~ ø ø - E iiI ~ fi ~ - - - ø ø C E ~ iiI ~ 8 - ~ ~ ~ Øiiia:ð:::J1i! s·_·~ .þ,,~~ ~ ~ ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ [ I I' ~ 0 ~ ~ ~ ~ ~E I = ~ ~ j ø - - - 8 ~ ~ ~ 0 ~ 0 § i 2 t ø ø ø ø a ~ ~ ~ ~ :::J ~ ~ _ _ N ~ ~ ~ ~ ~ - a: _ N 0 ø ~ a: a:.a: a: a: a: a: a: 0 ~ 0 0 0 = ~ ~ ~ C. EDUCATIONAL AND INSTITUTIONAL USES Cemetery! Mausoleum Church, Sanctuary, Rectory or Synagogue Civic, Social! Fraternal Organization College! University Community Center Dance Studio! Martial Arts Studio Day Care Center! Kindergarten Emergency Clinic Facility for care of alcoholic, narcotic, psychiatric rehab Fire Station Hospital Ubrary Medical Clinic Museum Nursing Home! Orphanage Post Office Private or Parochial School Public Building (not listed elsewhere) Public School Trade or Business School Article 3 Permitted Uses s s s ~~~ s s s s s s ~F1 ~ ..~ I s~._, .s!.s~ .. s s s s .".. ·.,'.r·~ . 'B!Ø~ ~ - ~~ Fl'1I~~. ØM Page 3-3 7nninQ R6QUlations Section 310 Table of Permitted Uses Ci\y of North RichlAr'\d Hills, Te)(AII RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS = ) ~ c;.))) ) j :8 =jjj c'i i !B ' i . ) :! Æ 'CD ~ 1; u. CD j'Iu.a: . CD a: a: a: a: 0 ~ E ~ ~ "ftI ::...~' - E-:õlP'5 .E-~:~:.-: 3'!B ""'"iI"iI º,~ ~ ~"iI o !B !B !B a: ~ ~ u. ! - ~ 0 ~ ~ ~ ~ ~[ u. u. u. j ~ ..9- E ~ ~ ~ j ~ £ ð £ -I.-I.-I.ã.C ~~ EE £§ö"~ ~ ~ ~ ~ ~ 0 ~ ~ ~ ~ E ~ - - 0 ~ ~ ø ø ø 0 ~ ~ u. 0 Š 0 8 0 ~ i '5 < _ _ N ~ ~ ~ ~ ~ - a: _ N 0 ~ 0 ~ a: a: a: a: a: a: a: a: 0 ~ 0 0 0 ~ ~ ~ < D. RECREATIONAL & ENTERTAINMENT USES Amusement Arcade (indoor) (5) Billiard Parlor (6) Bingo Hall Bowling Lanes Carnival, Circus or Special Fund Raising Event (Temporary) (7) Commercial Recreation (outdoor) Country Club Dance Studio or Martial Arts Studio Drive-in Theater Golf Course Golf Driving Range Miniature Golf Course Movie Theater (indoors) Park or Playground Private Club I Night Club Race Track Rodeo Ground (8) Roller or Ice Skating Rink I Article 3 Permitted Uses sls 818 8' ~ ~ . _.~ ~81 . 8~ I ..~ ~. sl ~ ~I ~~ S 8 S 8 8 S S 8 8 I 8~ Page 3-4 7nninQ R6Qulations Ci\y of North Richland Hills. Texas RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS fIÌ j iiI CD c: a: j j j j Ii :8 ~ í í I c: ui :¡ .a Section 310 .~ iiI "" iiI ~ CD 'ë <1> "" a: CD .E LL :ä a: CD CD CD CD CD LL iiI 0/1 Table of Permitted Uses CD a: a: a: a: (fJ ~ E :s ~ ~ ~ ~ <1> CD ~ E E iiI <1> ~ CD <1> j iiI iiI 8 :s ~ f! ëñ æ ~ ~ a: ~ ::J ~ ~ 'ë 'ë <1> .J: iiI i :§ CD 6 -ð 0 .a LL "" a: CD ~ ~ 1 c: '3 E ~ E i f f ~ ~ .E Õ ð 0 ::E ~ E g ~ 1: i 0 ~ (fJ ~ LL 8 ~ £ ëñ ëñ ëñ 0 0 CI (fJ 0 t; ~ ::J ::E .... .... (II ('I) . co Õ a: 0 ~ 0 (fJ ~ a: a: a: a: a: a: a: a: ..J 0 . => Spa, Health Studio, Fitness or Recreation Center . Stable (commercial) S S S Swim or Tennis Club S~ ~ E. AUTOMOBILE & TRANSPORTATION RELATED USES Airport, Heliport I Landing Field Auto I Truck Dealer - New (9) Auto Parts and Accessory Sales (w/machine shop) Auto Parts and Accessory Sales (w/o machine shop) Auto, Truck, Trailer Rental Automobile & Ught Truck Repair Shop Automobile Inspection Station Automobile Lubrication Center Bus Passenger Terminal Car Wash I Auto Laundry LPG I CNG Dispensing Station Marine Equipment Sales/Repair Paint and Body Shop Railroad or Motor Freight Terminal RV or Camper Sales Lot Service Station Tire & Battery Sales Store Article 3 Permitted Uses s s s s s s N st·. Page 3-5 ZoninQ RElQUlations C1wof North RichlAl'ld Hills. TexA" RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS ø ;S ãI CD c: a: J ;S ãI ;S :8 ~ "" I .a Section 310 ~ I I I c: ø ]I "" ;S ~ CD fI a: CD ~ £: CD ~ CD u. a: ]I 011 Table of Permitted Uses CD a: a: a: a: UJ ~ E ~ ~ ~ ~ 'Ë E ãI .þ ~ :\I ~ ~ fI (ij i i ~ a: ~ ::J Ii! ! ]I ]I 8 ¡ ~ ~ ãI 2 2 .c: ~ ãI i :9 :e CD ~ -5 0 u. u. a: ~ ~ 1 i J J ~ ~ ~ £: E cf ~ ð ! 0 ~ ~ ð ð I ~ IE ~ :ë 0 ~ UJ (ij (ij u. 0 0 :3' fš UJ UJ C t; ~ 9'" 9'" ~ t') .... Q) 9'" 5 9'" (\ 0 UJ C) a: a: a: a: a: a: a: 0 0 0 0 !: ~ ::> -< Used Vehicle Sales Lot (10) S S S S S Vehicle Storage Facility (11) S S. Wrecker I Towing Service S S S S Wrecking I Auto Salvage Yard (12) S S F. OFFICE USES Contractors Office (w/o shop & garage) ~ - Dental Office Governmental Office a ~ ~- Insurance Agency .... Physician's Office Professional I Business Office ~ I Real Estate Office I Travel Agency I Airline Ticket Office Article 3 Permitted Uses Page 3-6 ?onina R6Qulations Section 310 Table of Permitted Uses G. Retail and Service Uses Antique Shop Bakery Shop Bank or Savings and Loan Barber Shop I Beauty Salon Bicycle Shop Book Store Cleaning and Pressing Pick-up Station Clothing Store Convenience Store Department Store Dry Cleaners (13) Equipment Rental Requiring Outdoor Display Area Fabric Shop Farmer's Market Florist Shop Gift Shop Grocery Store I Supermarket Hardware Store Hot Tubs and Spas Jewelers Kennel Key Shop I Locksmith Laundry, Self Service Article 3 Permitted Uses Ci~ of North Richl"l"Id Hills. Te)(.... RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS ,,¡ ~ æ~~~ ~.~ f I I I ~ ~ Æ ~ U. II II II Iii ; ~ ~ 1Ia:a:a:~a: "_ 15> ~ ~ ~ "<11 ~ !! E ~-"~"~"~~.2::~ œ u. u. u. II C S ~ ~ I I t t ! ! ~ ~ ~ (/J .- en (/J 0 ~ 1'1 ::::¡; (/J (/J "It CD co ¡;;;: oc oc ~ ~ a: a: a: a: Õ œ c 0 œ i <11 "õ .= ¡ œ ell E ¡ -5 E ãi ! j ~ ãi 8 ¡; ~ ~ "ë <11 .a II J ~ ~ ~ E I B a: ~ ~ :ë .2 ~ ;:, ""i 0 :3' ::E c¡ a: Õ (\ 0 ~ ::> <C 0 0 :::: ....I s s Page 3-7 7nninQ R8QUlations Section 310 Table of Permitted Uses Medical Appliances and Fitting Mortuary I Funeral Parlor Nursery Retail Sales Office Supplies and Equip. Store Paint Retail Store Pawn Shop Pet Store Pharmacy Produce Market Restaurant or Cafeteria Retail Store and Shop Sales and Service of Heavy Equipment Shopping Mall or Shopping Center Tailor I Alteration Shop Telephone Business/Sales Office Veterinarian Clinic (wJkennels) Veterinarian Clinic (w/o kennels) Weight Loss Center Article 3 Permitted Uses C1wof North Richl''''ld Hills. Te)CACI RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS <Ii CD ';. J J J I I I I J a: II CD CD !i - a: a: a: ~ ~ f f f ! ILLLLLLi en ! ! ! IS en en en en 0 ... ... C\I ('f) ~ a: a: a: a: a: J C <Ii ~ /1 CD LL a: en j ~ j i Ii; co a: a: œ ~ = 0 i ~ ¡ ~ CD £ a: œ 011 î I i ~ ! Ë ~ EO; ~ ~ - ~ ~ ~ ~ ð ~ I ~ t ~ ~ 5 ~ N 0 en ~ ~..~ ~ ' . J. s~1 s s s s ~. 8_. ~s , ~¡a¡ ~ . .- ~ ' ~, ., ~. œ "ë CD E E j ]I ~ 8 /1 ~ ~ I ~ ð ð ð Page 3-8 70nina Reaulations City of North RichlAr¡d Hills. Te)(A!'t RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS ø ãJ ãJ CD c C( j ãJ ãJ :co 0 ãJ Ii :co ..?:- :co :co .a I I I :co ø Section 310 i c i ãJ :co j ~ CD 'õ ... C( CD .s LL CD CD C ... LL C( Gi Table of Permitted Uses CD C( C( C( :! CD IIJ ~ E ãJ 011 ~ C( ¡ ~ ~ ~ ... j :! 'Ë E ãJ ~ ëñ ~ ~ ~ /l :::J .f ~ :m :m 8 ¡; -ð ::J ãJ e e ... .s .c 13 ãJ I § :¡!, CD !5 ::J 0 LL LL C( CD ~ 'tI 1 c "3 E ~ E B J CD -& ~ ~ .s ?f '5 ::J 0 ~ ~ ~ S ::J t IIJ c c 0 ~ LL 1: 'i ~ IIJ ëñ ëñ ëñ 0 ~ ~ 0 ~ ~ ... ... (\ M ...,. co ,... ... C( 0 ~ 0 IIJ ~ C( C( C( C( C( C( C( C( 0 -I 0 = !:\! ::> c( H. COMMERCIAL USES Contractors Office (w/shop & garage) srt Feed and Seed Store Garden Center II Hardware & Building Materials Retail I Wholesale ~IJ. Home Improvement Center ~ ~ Lumber Yard S S Mini-warehouse (Self Storage) ss. Motel or Hotel (14) -. Moving or Storage Company Newspaper Printing Plant . Printing Shop ~. -. Research Laboratory S S ~,~ Sign Shop Truck & Heavy Machinery Sales I Service I Rental ~ -I Upholstery Shop Warehousing Wholesale Distributor Warehousing & Storage of any commodity except heavy . steel, large diameter pipe, junk, salvage, explosive or hazardous chemicals Article 3 Permitted Uses Page 3-9 70ninQ R9QUlations Ciw of North RichlAl'\d Hills. Te]tA!I RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS øi ;j ãI ~ r: II: ;j ;j ;j ;j 0 ~ I í I r: 1 I j Section 310 ~ ;j ~ :i <II ~ .E ~ j ~ U. II: ]! 011 Table of Permitted Uses ~ II: II: II: II: In ~ ~ ~ :f;- ~ <II :I :! ~ E :i <II ~ ëñ ~ ~ Ii (l ::J J ~ :i 8 i: ~ ::J ãI I ~ 2 .r: 2 ãI ~ E ~ ;s ~ 0 U. II: ~ ~ 1 J J i ::J ~ :a E I B B J ~ ~ ~ ~ ~ - j In U. E ::J 1: t In ëñ ëñ ëñ 0 t; ~ 0 0 :3' ;r ;r ~ C') ~ GO .... - 5 0 ~ 0 In ~ II: II: II: II: II: 0 0 ::: ~ ::> I. AGRICULTURAL USES Greenhouse or Plant Nursery (wholesale) ~ I I ~ Agricultural including the raising of field crops, horticulture'l onimal h._. ""joot to'" .... on. _.- of I the City, County, and State Health Dept. (15) ~ Farm or Ranch J. MANUFACTURING AND INDUSTRIAL USES Asphalt or Concrete Batching Plant (permanent) S Asphalt or Concrete Batching Plant (temporary) S S Assembling Operations of Commodities, all operations S S sl conducted in fully enclosed building Cabinet Shop . Chemical Laboratory J Cold Storage Plant Commercial Bakery Plant ~ Commercial Carpet Cleaning ~ Commercial Laundry I Dying Plant S S Machine Shop S ~ Manufacturing and Assembling operations of commodities I except large steel structures Article 3 Permitted Uses Page 3-10 70ninc;¡ R6QUlations Ciwof North Richll'll1d Hills. Texas RESIDENTIAL DISTRICTS NON-RESIDENTIAL DISTRICTS iii ;S ãI GI C a: ;S ;S ;S ;S 0 ~ I ~ ~ c iii I :ä Section 310 ~ ;s ~ GI ~ :ø <II '0 <II a: GI ~ .E GI GI j GI u.. a: ~ 011 Table of Permitted Uses GI a: a: a: a: (/) ~ E ~ ~ ~ ~ <II ~ ~ 'Ë E ãI ~ ~ èi) ~ ~ ~ /l .§ :::J ~ j ãI ãI 8 :s ~ ::J ãI .~ .~ <II .c .a ãI u.. u.. J Š GI 15 -5 0 :ø a: GI ~ I ~ GI -& c '3 ~ E ~ .E E ~ Q, ~ ] '8 ~ ð ~ ::E E S :ë I t (/) .- c u.. 8 iš (/) (/) èñ èñ a t; ~ 0 0 :3> .... .... ~ C') ~ CD Õ 5 Õ ~ 0 (/) ~ a: a: a: a: a: a: a: 0 = ~ ;:) Petroleum Collection I Storage Facility S Reclamation Center . Sheet Metal Shop Soft Drink Bottling Plant It. Storage of Stone, Rock, or Gravel S S S S Welding Shop I Foundly . Article 3 Permitted Uses Page 3-11 Zoning Regulations City of North Richland Hills, Texas Section 320. SPECIAL LAND USE REGULATIONS The following explanatory notes supplement, restrict and establish special use regulations for certain land uses listed in Section 310, Table of Land Uses, which are designated by a number within a parenthesis. Each listed land use shall comply with the appropriate special land use regulations contained or referenced in this Section. (1) Accessory Building - (See Article 6, Section 600 F & G for Accessory Building regulations.) (2) Home Occupation - (See Article 6, Section 600 T for Home Occupation regulations.) (3) TV Satellite Disc Receivers - (See Article 6, Section 600 K for special regulations regarding TV satellite disc receivers. (4) Wind Charger - Wind chargers shall be allowed only on lots of two acres or larger. Wind chargers require a permit from the Building Inspection office prior to installation. (5) Amusement Arcade (indoor) - The building shall be treated so that noise generated by the enterprise is not perceptible at the boundary line. In industrial areas, commercial arcades shall be subject to the same sound performance standards as industrial uses. (6) Billiard Parlor - Refer to Chapter 3.5 of the Code of Ordinances of the City of North Richland Hills for special regulations for Billiard Parlors. (7) Camival, circuses and special fund raising event - (See Article 6, Section 600 E4, for specific regulations. ) (8) Rodeo Grounds - Rodeo activities are allowed only on lots or tracts containing five acres of land or more and includes activities such as commercial stables and riding clubs. (9) Auto or Truck Dealer (new) - The display of vehicles shall be exempt from the outdoor display restrictions contained in Section 440 E. (10) Used Vehicle Sales Lot - A used vehicle sales lot shall not be used for the storage of wrecked automobiles, or the dismantling of automobiles, or the storage of automobile parts. No repair work shall be done, except the necessary reconditioning of the cars to be displayed and sold on the premises. (11) Vehicle Storage Facility - (See Article 9, Section 910 F for special fencing, screening, and landscaping requirements. No wrecked or inoperative vehicles are allowed on a Vehicle Storage Facility. (12) Wrecking/Auto Salvage Yard - The presence on any lot or parcel of land of two or more motor vehicles, which, for a period of exceeding thirty days, have not been capable of operating under their own power and from which parts have been or are to be removed for reuse or sale, shall constitute prima-facia evidence of an automobile wrecking wrecking yard. (13) Dry Cleaners - Not to exceed 3000 square feet of floor space. See Commercial Laundry in Section J, Manufacturing and Industrial Uses for facilities over 3000 SF of floor area. (14) HoteVMotel- Must have ten or more units and include a check-in lounge. (15) Agricultural and Livestock Uses - Agricultural and livestock uses may be conducted in the AG Agriculture and R-1-S Special Single Family zoning districts, provided, however, that neither livestock nor fowl may occupy any lot of less than one acre in size. All such livestock and fowl kept in these zones shall be subject to all the provisions of Chapter 4 of the Code of Ordinances of the City of North Richland Hills, Texas. Article 3 Permitted Uses Page 3-12 Zoning Regulations City of North Richland Hills, Texas 2. No part of a residential front yard shall be used for the storage of any object or material. 3. No part of any residential side yard shall be used for the parking or storage of any motorized vehicle, boat, trailer, object or material unless it is screened from view of public streets and adjacent property by not less than a six-foot solid fence. P. Environmental Regulations The following regulations are intended to control contamination of the air, water, or the environment, and to safe-guard the health, safety and welfare of the people. All disposal of waste materials shall meet all the requirements of City, State and Federal regulations and laws. No machines, process or procedures shall be employed on any property in the City, in which: 1. Emission of radioactivity, electromagnetic disturbances, smoke, dust, noxious, toxic or lethal gases are detectable beyond the perimeter of the property. 2. Materials are stored or accumulated in such a way that they may be carried by rainwater in natural drainage channels beyond the limits of the property; which are noxious, toxic, radioactive, contain oil or grease, wood or cellulose fibers, hair, feathers, plastic; or have a pH factor above nine or below five. 3. Vibration is discernible beyond the property line. 4. Direct glare is discernible beyond the property line. a. Lot Widths - Irregular and/or Cui De Sac The Planning and Zoning Commission may approve lots of irregular shapes which do not fully meet the lot requirements of the zoning district, provided that each lot have the ability to accommodate proper placement of building structures meeting the minimum floor area of the zoning district. R. Model Homes Model homes are allowed in residential districts with the restriction that a covenant be executed requiring that the garage be returned to its original state, and that the required number of parking spaces be provided. S. Sidewalks Sidewalks shall be required on all public streets in all districts, with the exception of AG Agriculture. T. Customary Home Occupations Customary home occupations are those ordinarily carried on in a home which are not detrimental or injurious to adjoining property, providing that all such uses are located in the dwelling, and that no persons that are not a member of the family residing on the premises are employed, and no signs advertising such home occupation are displayed. This use must not increase normal automobile vehicle traffic in the neighborhood and not require additional off-street parking in order to conduct business. This use shall be deemed incidental and shall never be permitted as a principal use, but only as a secondary use, and shall never involve the conducting of a retail business. Customary home occupations may include, but are not limited to: a. The office of a notary public, accountant, bookkeeper, architect, lawyer, engineer, musician, or artist; b. Care of not more than four children not related by blood, marriage or adoption; c. Dressmaker; d. Washing or ironing; and e. Limited sales or household cleaning products, cosmetics and jewelry. Customary home occupations shall not include the following: f. Barber shops, beauty shops, hairdressers; g. Carpenter shop, electrical shop, plumbing shops; h. Radio and/or TV shops; Article 6 Supplementary District Regulations Page 6-6 · Zoning Regulations City of North Richland Hills, Texas i. Real estate sales office; j. Tin shops, auto repairing, furniture repairing, or similar uses. Article 6 Supplementary District Regulations Page 6-7 Zoning Regulations - City of North Richland Hills, Texas ARTICLE 4 PRIMARY DISTRICT REGULATIONS Section 400. AG AGRICULTURAL DISTRICT A. Purpose This district is intended to preserve lands best suited for agricultural use from encroachment of incompatible uses, and to preserve in agricultural use, land suited to eventual development into other uses pending proper timing for practical economical provisions of utilities, major streets, schools and other facilities so that reasonable development will occur. B. Permitted Uses Uses permitted within the AG district are provided in Section 310, Table of Permitted Uses. C. Lot and Area Requirements The following lot and area requirements shall be required of all development located within the AG District: DescriPtion 1. Minimum Lot Area 2. Minimum Lot Width 3. Minimum Lot Depth 4. Minimum Dwelling Unit Size 5. Minimum Front Building Line 6. Minimum Side Building Line 7. Minimum Rear Building Line 8. Maximum Structure Height 9. Rear Yard Open Space Area ..Aß. 2 acres None None 1 ,400 square feet 25 feet 10 feet, both sides to have a combined width of not less than 20% of the lot width. 1 0 feet 38 feet A minimum of 20% of the total lot area shall be reserved as an open space in the rear portion of every yard. The open space shall extend from one side property line to another side property line, abutting the rear property line, and not protruding beyond the two most extreme corners of the main structure. No part of the residential building and/or dwelling unit may be constructed so as to occupy any portion of the open space rear yard. D. General Conditions The following general conditions shall be required of all development located within the AG District: 1. Fences: See Article 9, Section 910, Walls and Fences 2. Parking: Off street parking spaces shall be provided on every lot to accommodate four cars for each dwelling unit. At least two of such spaces shall be covered. No supporting member of any garage, carport, or other automobile structure shall be located within the required front building line. See Article 7, Section 700 E for parking dimension regulations. 3. Accessory Buildings: See Article 6, Sections 600 F, G & H for accessory building regulations. In addition, the location of stables and/or other accessory buildings associated with the keeping of livestock shall also be subject to the provisions of Chapter 4 of the Code of Ordinances of North Richland Hills, Texas. 5. Garage Entry Requirement: None 4. Customary Home Occupations: See Article 6, Section 600 T for home occupation regulations. 6. Masonry Requirement: See Article 6, Section 600 A for residential masonry regulations. Article 4 Primary District Regulations Page 4-1 Zoning Regulations City of North Richland Hills, Texas 7. Landscaping Requirement: None 8. Property, once changed from AG zoning to any other zoning district, shall not be changed back to AG zoning for any reason. Also property already zoned other than AG cannot be rezoned back to AG for any reason. 9. Property zoned AG cannot be sub-divided and developed for any other purpose than strictly agriculture use without an approved zoning change. Section 410. R-1 SINGLE FAMILY RESIDENTIAL, R-2 SINGLE FAMILY RESIDENTIAL and R-3 SINGLE FAMILY RESIDENTIAL DISTRICTS A. Purpose 1. R-1 Single Family Residential District intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of 2.9 units per acre. 2. R-2 Single Family Residential District intended to provide areas for low density development of single- family detached dwelling units which are constructed at an approximate density of 4.0 units per acre. 3. R-3 Single Family District intended to be a transitional zone between developments of lower and higher densities or between lower density residential and non-residential areas and to provide areas for moderate density development of single-family detached dwelling units which are constructed at an approximate density of 4.8 units per acre. B. Permitted Uses Uses permitted within these districts are provided in Section 310, Table of Permitted Uses. C. Lot and Area Requirements The following lot and area requirements shall be required within the R-1, R-2, and R-3 Districts: DescriPtion B:1 B:2 M 1. Minimum Lot Area 13,000 sq. ft. 9,000 sq. ft. 7,500 sq. ft. 2. Minimum Lot Width 1 a. Interior Lots 85 ft. 70 ft. 65 ft. b. Corner Lots 85 ft. 80 ft. 75 ft. 3. Minimum Lot Depth 120 ft. 110ft. 100 ft. 4. Minimum Dwelling Unit Size 2,000 sq. ft.2 1,800 sq. ft.2 1,600 sq. ft.2 5. Minimum Front Building Line 25 ft. 25 ft. 20 ft. 6. Minimum Side Building Line 10 ft. & 6 ft.3 10 ft. & 6 ft.3 6ft.4 7. Minimum Rear Building Line 10 ft. 10 ft. 10 ft. 8. Maximum Structure Height 38 ft. 38 ft. 38 ft. 9. Rear Yard Open Space Area see noteS see note5 see note5 1 See Section 600 subsection Q for lot width of irregular or cuI de sac lots. 2 See Section 540 for Dwelling Unit Size Overlay District. 3 Except for corner lots, which shall have twenty feet on the sid9 yard adjacent to a sid9 street and not less than six feet on the other sid9. Subdivisions submitted for approval prior to January " 1990, shall have six foot sid9 yards, except for corner lots which shall have twenty f99t on the Str99t sid9 and not less than six feet on the other sid9. 4 Except corner lots adjacent to a sid9 street shall be at least twenty feet on the street sid9 and not less than six feet on the other sid9. Article 4 Primary District Regulations Page 4-2 Zoning Regulations City of North Richland Hills, Texas 5 A minimum of twenty percent of the total lot area shall bB reserved as an open space in the r9Sl' portion of every yard. The open space shallextønd from one side property line to another side property line, abutting the rear property line, and not protruding bByond the two most øxtreme comfH'S of the main structure. No part of the resickmtial building and/or dwelling unit may be constructed so as to occupy any portion of the open space r9Sl' yard. D. General Conditions The following general conditions shall be required of all development located within the R-1, R-2, and R-3 Districts: 1. Fences: R-1, R-2, and R-3 Districts See Article 9, Section 910, Walls and Fences 2. Parking: R-1, R-2, and R-3 Districts Off-street parking space shall be provided on the lots to accommodate four cars for each dwelling unit. At least two of such spaces shall be covered; however, no supporting member of any garage, carport or other automobile storage structure shall be located within the required front building line. See Article 7, Section 700 E for parking dimension regulations. 3. Accessory buildings: R-1, R-2, and R-3 Districts See Article 6, Sections 600 F & G for accessory building regulations. 4. Customary Home Occupations: R-1, R-2, and R-3 Districts See Article 6, Section 600 T for home occupation regulations. 5. Garage Entry requirement: a. R-1 and R-2 Districts Within every Subdivision in which the subdivision plat is submitted for approval after January 1, 1990, only side entry, rear entry or front entry garages set back thirty (30) feet off the building line shall be allowed. b. R-3 District None. 6. Masonry Requirement: See Article 6, Section 600 A for residential masonry regulations. 7. Landscaping Requirement: None Section 420. R-4-D DUPLEX DISTRICT, R-1-S SPECIAL SINGLE FAMILY, R-6-T TOWNHOME, and R-8 SINGLE FAMILY DETACHED ZERO LOT LINE RESIDENTIAL DISTRICTS A. Purpose 1. R-4-D District Duplex Residential District is intended to provide areas for moderately high density development of duplex dwellings which are constructed at an approximate density of 9.9 units per acre. 2. R-1-$ District Single Family Residential District is intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of 1 .0 units per acre in a quasi-rural setting. The District is specifically planned to allow for the keeping of livestock in a residential setting. 3. R-6- T District Townhome Residential District is intended to provide areas for medium high density development of single family attached dwelling units which are constructed at an approximate density of 11.6 units per acre. Article 4 Primary District Regulations Page 4-3 Zoning Regulations City of North Richland Hills, Texas 4. R-8 District Zero Lot Line Single Family Residential District is intended to provide areas for moderately high density development of single family detached dwelling units which are constructed at an approximate density of 8.7 units per acre. Furthermore, it is the policy of the City of North Richland Hills that applications to rezone properties to the R-8 District will not be accepted after June 22, 1992. B. Permitted Uses Uses permitted within these districts are provided in Section 310, Table of Permitted Uses. C. Lot and Area Requirements The following lot and area requirements shall be required of all development located within R-4-D, R-1-S, R-6-T, and R-8 Districts: DescriPtion 1. Minimum Area of District 2. Minimum Street Frontage 3. Minimum Lot Area 4. Minimum Lot Width4 5. Minimum Lot Depth 6. Minimum Dwelling Unit Size 7. Minimum Front Building Line 8. Minimum Side Building Line 9. Minimum Rear Building Line 10. Rear Yard Open Space Area 11. Maximum Height 12. Maximum Lot Coverage B±.Q 1 acre 1 50 ft. 3,500 sq. ft.3 35 ft.3 100 ft. 1,200 sq. ft. S 20 ft. 6ft.6 10 ft. See note 10 38 ft. N/A .B.±S none none 1 acre 85 ft. 120 ft. 2,000 sq. ft.S 25 ft. 10 ft. & 6 ft.? 1 0 ft. See note 1 0 38 ft. N/A B:H 4 acres 1 100 ft. 3,000 sq. ft. 30 ft. none 1,200 sq. ft.S 15 ft. none 2 &8 10ft. See note 10 38 ft. 60% B.:ß 1 acre 1 50 ft. 4,000 sq. ft. 40 ft. 100 ft. 1,200 sq. ft.S 20 ft. 6ft. &Oft.9 10 ft. See note 10 38 ft. N/A 1 Except where a parcel is contiguous with like zoning, the minimum area shall be as approved by the Planning and Zoning Commission and City Council. 2 Fifteen foot side yard where side yard abuts a residential zoning district. 3 Per dwelling unit. 4 See Section 600 subsection Q for lot widths of i"egular and/or cui· de-sac lots. 5 See Section 540 for Dwelling Unit Size Overlay District. 6 Except for comer lots, which shall have twenty feet on the side yard adjacent to a side street, and not less than six feet on the other side of the lot. 7 Except for comer lots, which shall have twenty feet on ths side yard adjacent to a sids street, and not less than six feet on ths othsr side of the lot. 8 Except for comer lots, which shall have fiftesn feet on the side yard adjacent to a side street and not less than six feet on ths other side of ths lot. 9 Lots shall have one side yard of a minimum of six feet. The side building line of comsr lots on the side swet frontage shall be at least twenty feet. 10 A minimum of twenty percent of the total lot area shall be reselVed as an open space in the rear portion of evs¡y yard. The open space shall extend from one side property line to another side property line, abutting the rear property line, and not protruding beyond the two most extreme comers of the main structure. No parl of the residential building and/or dwelling unit may be constructed so as to occupy any portion of the open space rear yard. D. General Conditions The following general conditions shall be required of all development located within the R-4-D, R-1-S, R-6-T, and R-8 Districts. 1. Fences: See Article 9, Section 910, Walls and Fences Article 4 Primary District Regulations Page 4-4 Zoning Regulations City of North Richland Hills, Texas 2. Accessory Buildings: a. R-4-D and R-6- T and R-B Districts See Article 6, Sections 600 F & G for accessory building regulations b. R-1-S District See Article 6, Sections 600 F, G & H for accessory building regulations. In addition, the location of stables and/or other accessory buildings associated with the keeping of livestock shall also be subject to the provisions of Chapter 4 of the Code of Ordinances of North Richland Hills, Texas. 3. Parking: a. R-4-D, R-6- T, and R-B Districts Off-street parking space shall be provided on every lot to accommodate two cars for each dwelling unit. At least one such space shall be covered; however, no supporting member of any garage, carport or other automobile storage structure shall be located within the required front building line. See Article 7, Section 700 E for parking dimension regulations. b. R-1-S District Off-street parking space shall be provided on every lot to accommodate four (4) cars for each dwelling unit. At least two of such spaces shall be covered; however, no supporting member of any garage, carport or other automobile storage structure shall be located within the required front building line. See Article 7, Section 700 E for parking dimension regulations. 4. Customary Home Occupations: R-4-D, R-1-S, R-6- T, and R-B Districts See Article 6, Section 600 T for home occupation regulations 5. Garage Entry Requirement: a. R-1-S District Within every subdivision in which the subdivision plat is submitted for approval after January 1,1990, only side entry, rear entry or front entry garages set back thirty feet off the front building line shall be allowed. b. R-4-D, R-6- T and R-B Districts None. 6. Masonry Requirement: See Article 6, Section 600 A & B for residential masonry regulations. 7. Landscaping Requirement: None E. Zoning Request Submission Requirement R-6- T District Zoning requests for this district must include as a minimum proposed front elevation of buildings, a site plan showing proposed sizes for each lot, building lines for each lot, parking for each lot, access to public streets, proposed areas for refuse containers and a survey of the tract. Survey shall not be more than one year old. Section 430. R-7-MF MULTIFAMILY DISTRICT A. Purpose R-7-MF District Multi-Family Residential District is intended to provide areas for high density development of triplex, fourplex and apartment type attached dwelling units which are constructed at a density not to exceed a maximum of 16 units per acre. B. Permitted Uses Uses permitted within the R-7-MF district are provided in Section 310, Table of Permitted Uses. Article 4 Primary District Regulations Page 4-5 Zoning Regulations City of North Richland Hills, Texas C. Lot and Area Requirements The following lot and area requirements shall be required of all development located within R-7-MF District: DescriPtion 1. Minimum Lot Area 2. Minimum Lot Width 3. Minimum Lot Depth 4. Minimum Dwelling Unit Size 5. Minimum Front Building Line 6. Minimum Side Building Line 7. Minimum Rear Building Line 8. Rear Yard Open Space Area 9. Maximum Density 10. Maximum Height 11 . Maximum Number of Stories 12. Maximum Lot Coverage 13. Spacing of Buildings R-7-MF 4 acres 200 ft. 110ft. 650 sq. ft. 25 ft. 15 ft. 1 25 ft. Established by building line set backs. 16 dwelling units per acre 2 38 ft. See note 3 40% See note 4 1 FiftfHiH) feet for one story buildings and an ackJitional five feet for each story thereafter. 2 Except as may be granted when combined with an approved PD site plan. 3 Buildings placed within sixty feet next to lot lines of R-1, R-2, or R-3 Districts shall be single story; otherwise, the number of stories shall be regulated by maximum height limit. 4 When the exterior walls of one building or of adjacent buildings are within sixty degrees of being parallel and neither contains windows or doors, such walls shall be separated by not less than ten feet of open space. When the exterior walls of one building or of adjacent buildings are within sixty degrees of being parallel and one but not both contains windows or doors, such walls shall be separated by not less than fifteen feet of open space. When the exterior walls of one building or of adjacent buildings are within sixty degrees of being parallel and both contain windows or doors such walls shall be separated by not less than twenty feet of open space. D. General Conditions The following general conditions shall be required of all development located within the R-7-MF District: 1. Fences: See Article 9, Section 910, Walls and Fences 2. Parking: Two and one half parking spaces shall be provided for each living unit. See Article 7, Section 700 E for parking dimension regulations. 3. Accessory Buildings: See Article 6, Sections 600 F & G for accessory building regulations 4. Customary Home Occupations: See Article 6, Section 600 T for home occupation regulations 5. Garage Entry Requirement: None 6. Masonry Requirement: See Article 6, Section 600 A & B for residential masonry regulations 7. Landscaping Requirement: In addition to paved parking and driving areas, at least fifteen percent of the lot shall be maintained in landscaped open area. See also Article 9, Section 900 for landscaping regulations 8. Signs: See Article 8, Section 800 for sign regulations 9. Refuse containers: All refuse containers shall be screened from view of adjacent property or public streets. Article 4 Primary District Regulations Page 4-6 Zoning Regulations City of North Richland Hills, Texas E. Zoning Request Submission Requirements Zoning request for this district must include as a minimum a site plan showing proposed grade and sizes for each lot, building lines for each lot, parking for each lot, access to public streets, proposed open spaces and recreation area, elevations and building materials, proposed areas for refuse containers, recreation areas, exterior elevations and a survey of the tract. Survey shall not be more than one year old. Section 440. 0-1 OFFICE DISTRICT, LR LOCAL RETAIL DISTRICT, C-1 COMMERCIAL DISTRICT, C-2 COMMERCIAL DISTRICT, AND OC OUTDOOR COMMERCIAL DISTRICT A. Purpose 1. 0-1 District Office District intended to permit the professional and organizational office needs of the community . 2. LR District Local Retail District intended to permit a limited area of service establishments and retail stores for the benefit of adjacent and nearby residential areas and in which all trade is conducted indoors and in such a manner as to be capable of placement adjacent to residential areas without changing the character of the residential areas. 3. C-1 and C-2 Districts Commercial Districts intended to permit a limited variety of commercial uses including retail trade, personal business services establishments, and offices. 4. OC District Outdoor Commercial District intended to permit commercial uses which require an extensive amount of outdoor display use. B. Permitted Uses Uses permitted within these districts are provided in Section 310, Table of Permitted Uses. C. Lot and Area Requirements The following lot and area requirements shall be required within the 0-1, LR, C-1, C-2, and O-C Districts: Description Q:1 LB Q:1 Q:2 QQ 1. Minimum District Area 1 acre 1 20,000 SF 1 acre 1 1 acre 1 22,500 SF 2. Minimum Frontage 50 ft. 50 ft. none 50 ft. 150 ft. 3. Maximum Lot Coverage 40% 40% 50% 50% 30% 4. Lot Area Minimum 6,000 s.f. none none none none 5. Minimum Lot Width 60 ft. none none none none 6. Minimum Lot Depth none none none none 150 ft. 7. Minimum Front Building Line 25 ft. 25 ft. 25 ft. 25 ft. 25 ft. 8. Minimum Side Building Line none 2 none 2 none 2 none 2 none 2 9. Minimum Rear Building Line none3 none 2 none 3 none 3 none 3 1 O. Max. Height of Structures 1.5 ft.l1 ft.2 38 ft. 1.5 ft. / 1 ft2 1.5 ft. / 1 ft.2 38 ft. 1 Except where a parcel is contiguous with like zoning, the minimum area shall be as approved by the Planning and Zoning Commission and City Council. 2 Building line shall be fifteen feet where the lot line abuts R-1, R-2, R-3, R-4-D, R-6- T. R-7-MF, R-B, R-1-S and AG Districts 3 Rear building line shall be 25 feet where the lot line abuts R·1, R-2, R-3, R-4-D, R-6- T. R-7-MF, R-B, R-1-S and AG Districts 4 Buildings shall be constructed by using a ratio of one foot measured from property line that abuts a residential district to nearest exterior wall of building for eve/}' one and one-haff foot of building height Article 4 Primary District Regulations Page 4-7 - Zoning Regulations City of North Richland Hills, Texas D. General Conditions The following general conditions shall be required of all development located within the 0-1, LR, C-1, C-2, and OC Districts: 1. Fences: 0-1, LR, C-1, C-2, and OC Districts See Article 9, Section 910, Walls and Fences 2. Parking and loading: 0-1, LR, C-1, C-2, and OC Districts See Article 7, Sections 700 and 710, Parking and Loading Regulations. 3. Accessory buildings: See Article 6, Sections 600 F & G for accessory building regulations 4. Masonry Requirements: See Article 6, Section 600 B for commercial masonry regulations 5. Landscaping Requirement: See Article 9, Section 900, for landscaping standards and for landscaping requirements for parking areas. 6. Signs: 0-1, LR, C-1, C-2, and OC Districts See Article 8, Section 800 for sign regulations 7. Refuse facilities: a. 0-1, LR, C-1, and C-2 Districts All refuse containers shall be screened from view of all adjacent property and public streets. b. OC District All refuse containers shall be screened and located behind the front building line and shall not be located in any required yard. 8. Access: 0-1, LR, C-1, C-2, and OC Districts As directed by the Building Official. 9. Drive-up windows: 0-1 District Drive-up windows with minimum driveway storage capacity of sixty (60) feet per window shall be allowed as an accessory use to permitted office uses, provided that the necessary driving lane be separated and apart from parking and maintenance areas required for the use. 10. Noise: a. 0-1, LR, and C-1 District In this district normal business activities conducted shall not create a sound pressure level on the bounding property line than exceeds sixty decibels A scale daily from 7:00 a.m. to 10:00 p.m. and fifty-five decibels daily from 10:00 p.m.. to 7:00 a.m. b. C-2 and OC District In this district normal business activities conducted shall not create a sound pressure level on the bounding property line that exceeds sixty-five decibels A scale daily from 7:00 a.m. to 10:00 p.m. and fifty-five decibels daily from 10:00 p.m. to 7:00 a.m. 11. Truck Entrances: OC District: Entrances and exits to truck loading areas shall be no closer than seventy five (75) feet to an adjoining lot located in a residential district, as measured along the common street line. Article 4 Primary District Regulations Page 4-8 Zoning Regulations City of North Richland Hills, Texas 12. Inoperative Equipment: OC District No inoperative equipment or vehicle shall be stored or parked in a required yard. Any parking or storage spaces for such equipment or vehicles adjacent to an exterior yard shall be screened by a solid fence not less than six feet in height at the building line. E. Outdoor Activities or Other Uses 1. 0-1 District No outdoor activities or other uses shall be permitted in the 0-1 Office District other than parking and loading and the placement and servicing of refuse containers. 2. LR District No outdoor activities or other uses shall be permitted in the LR local retail district other than accessory parking and loading and the placement and servicing of refuse containers for permitted uses. Sales of motor fuels may take place outdoors in this district. 3. C-1 District In connection with any permitted use, there shall be allowed the incidental display of merchandise out of doors subject to the following limitations: a. All sales of such merchandise shall be consummated indoors, and no cash register or package wrapping counter shall be located out of doors. However, sales and delivery of gasoline may take place outdoors in this district. b. Package materials displayed out of doors shall not be readily identifiable by type or product name from adjacent public streets by reason of package labels, sales tag markers, or otherwise. c. Except as provided below, all display areas out of doors shall be confined to a pedestrian walkway immediately adjacent to the building housing the primary use and shall not extend from such building a distance of more than ten feet, and shall be located wholly under a permanent part of the main business building, such as a marquee. 4. C-2 District In connection with any permitted use, there shall be allowed the display and/or storage of merchandise out of doors subject to the following limitations: a. All sales of such merchandise shall be consummated indoors, and no cash register or package wrapping counter shall be located out of doors. b. Display and/or storage of merchandise outdoors shall not exceed more than twenty percent of the total area of the lot. c. Temporary outdoor sales of merchandise, including cash transfer and package wrapping, may be allowed by the holder of a permanent Certificate of Occupancy at that location upon application and granting of a temporary use permit, subject to the regulations as specified in Article 6, Section 620, Special Development Controls, subsection E. Section 450. 1-1 LIGHT INDUSTRIAL DISTRICT and 1-2 MEDIUM INDUSTRIAL DISTRICT A. Purpose 1. 1-1 District Light Industrial District intended to permit a limited range of assembly, warehousing and service type uses. 2. 1-2 District Medium Industrial District intended to permit a wide range of manufacturing, wholesale and service type uses. Article 4 Primary District Regulations Page 4-9 Zoning Regulations City of North Richland Hills, Texas B. Permitted Uses Uses permitted within these districts are provided in Section 310, Table of Permitted Uses. C. Lot and Area Requirements The following lot and area requirements shall be required of all development located within the 1-1 and 1-2 Districts: DescriPtion 1:1 l:2 1. Minimum Area of District 2 acres 1 2 acres 1 2. Minimum Frontage 50 ft. 50 ft. 3. Minimum Front Building Line 25 ft. 25 ft. 4. Minimum Side Building Line none 2 none 2 5. Minimum Rear Building Line none 2 none 2 6. Maximum Height of Structures none 3 none 3 1 Except where a parcel is contiguous with like zoning, the minimum area shall be as approved by the Planning and Zoning Commission and City Council. 2 When one or more property lines of an industrial lot abut a residential or agricultural district, a twenty-five foot building line shall be required . 3When a lot abuts a residential or agricultural district, then the buildings shall be constructed by using a ratio of one foot measured from the nearest property line for evety one and one-half foot of building height. D. General Conditions The following general condition requirements shall be required of all development located within the 1-1 and 1-2 Districts: 1. Fences: '-1 and '-2 Districts See Article 9, Section 910, Walls and Fences 2. Parking and Loading: '-1 and '-2 Districts See Article 7, Sections 700 and 710, Parking and Loading Regulations 3. Accessory Buildings: See Article 6, Sections 600 A & B for accessory building regulations 4. Masonry Requirement: None 5. Landscaping Requirement: See Article 9, Section 900, for landscaping standards and for additional landscaping requirements for parking areas 6. Signs: '-1 and '-2 Districts See Article 8, Section 800, for sign regulations 7. Accessory Apartment: '-1 District I n connection with the permitted use of a self-storage or mini-warehouse there may be permitted an accessory apartment with a minimum square footage of 650 square feet. Such apartment shall be specifically for the occupancy of a resident manager for the warehouse facility. No person shall be allowed to occupy the said apartment who is not an employee of the company operating the warehouse facility and no employee of said company occupying the on-site apartment shall be under eighteen years of age. Article 4 Primary District Regulations Page 4-10 - Zoning Regulations 8. Refuse facilities: City of North Richland Hills, Texas '-2 District All refuse containers shall be screened from view of all adjacent property and public streets. 9. Noise: a. '-1 District In this district normal business activities conducted shall not create a sound pressure level on the bounding property line that exceeds seventy decibels A scale. b. '-2 District In this district normal business activities conducted shall not create a sound pressure level on the bounding property line that exceeds sixty-five decibels A scale daily from 7:00 a.m. to 10:00 p.m. and fifty-five decibels daily from 10:00 p.m. to 7:00 a.m. 10. Environmental Regulations '-1 and '-2 Districts See Article 6, Section 600 P for environmental regulations. Section 460. U SCHOOL, CHURCH & INSTITUTIONAL DISTRICT A. Purpose The U School, Church & Institutional District is intended to permit only non-profit activities of an educational, religious, governmental or institutional nature. B. Permitted Uses Uses permitted within the U district are provided in Section 310, Table of Permitted Uses. C. Lot and Area Requirements The following lot and area requirements shall be required of all development located within the U District. Description 1. Minimum Area of District 2. Minimum Frontage 3. Maximum Lot Coverage 4. Lot Area Minimum 5. Minimum Lot Width 6. Minimum Lot Depth 7. Minimum Front Building Line 8. Minimum Side Building Line 9. Minimum Rear Building Line 10. Maximum Height of Structures .u None None 30% 20,000 sq. ft. 125 ft. none 25 ft. 20 ft. 25 ft. 38 ft. D. General Conditions The following general conditions shall be required of all developments located within the U District: 1. Fences: See Article 9, Section 910, Walls and Fences 2. Parking and Loading: See Article 7, Sections 700 and 710, Parking and Loading Regulations 3. Accessory Buildings: See Article 6, Sections 600 F & G for accessory building regulations. 4. Masonry Requirement: See Article 6, Section 600 A & B for masonry regulations 5. Landscaping Requirement: See Article 9, Section 900 for landscaping standards and for additional landscaping requirements for parking areas. 6. Signs: See Article 8, Section 800, for sign regulations Article 4 Primary District Regulations Page 4-11 Zoning Regulations City of North Richland Hills, Texas 7. Refuse facilities: All refuse containers shall be screened from view of all adjacent property and public streets. 8. Access: As approved by Building Official. Article 4 Primary District Regulations Page 4-12 Zoning Regulations City of North Richland Hills, Texas ARTICLE 5 SPECIAL PURPOSE DISTRICT REGULATIONS Section 500. SPECIAL USE PERMITS A. Purpose A Special Use Permit is intended to provide flexibility by allowing certain types of uses in areas where special conditions may need to be considered to reduce adverse effects on adjacent or surrounding properties. A Special Use Permit may be authorized for a specific site for an additional land use when such use is determined to not have adverse effect on surrounding properties and, when such use is consistent with the purpose of the zoning district. B. General Provisions A Special Use Permit shall constitute an amendment to the Zoning Ordinance and shall be processed according to the procedures established for all amendments to the Zoning Ordinance. Special Use Permits will be issued to the site being considered and be subject to any time limitations imposed by the City Council during the approval process. C. Procedures 1. Application Procedure - The applicant requesting a Special Use Permit shall submit a written application and furnish plans and data concerning the operation, location, function and characteristics of any use of the land or building being proposed. The Planning and Zoning Commission may consider an application for a Special Use Permit for a parcel of land in those districts established in the Table of Permitted Uses, contained in Section 310. All applications for a Special Use Permit shall be treated in the same manner as an amendment to this Ordinance as prescribed in Section 200, Amendments. 2. Special Site Plan Requirements - A site plan shall accompany every application for a Special Use Permit. Such site plan shall include all the contents established for Site Plans contained in Section 510, and such plan, when approved, shall be made a part of the amending ordinance. 3. Public Hearing - After a public hearing conducted by the Planning and Zoning Commission and after receiving a recommendation from the Planning and Zoning Commission, the City Council shall conduct a public hearing to obtain citizen input. 4. Conditions Related to Approval - Each Special Use Permit application shall be evaluated by the Planning and Zoning Commission and City Council as to its probable effect on the adjacent property and the community welfare and may be approved or denied as the findings indicate appropriate. In considering an application for a Special Use Permit, the Planning and Zoning Commission shall review the following conditions associated with the proposed operation: a. Setbacks for buildings or structures b. Public street access c. Drainage d. Vehicular traffic, circulation, parking lots or spaces e. Screening or buffer zones f. Hours of operation g. Activities and uses permitted on the property h. Building or structure heights i. Landscaping j. Maximum allowable lot coverage k. Pedestrian circulation I. Signs m. Mitigation of noise, fumes, odors, vibration, or airborne particles n. Exterior lighting Article 5 Special Purpose District Regulations Page 5-1 Zoning Regulations City of North Richland Hills, Texas o. Exterior construction materials p. Special fire protection measures q. Outside storage and display of merchandise r. Refuse and waste storage s. Lot sizes and dimensions t. Accessory buildings u. Other conditions or restrictions as shown on the site plan The Planning and Zoning Commission may recommend safeguards or conditions of approval to reduce the effect on adjacent or surrounding properties. The City Council may, in the public welfare and to assure compliance with the intent of this Ordinance, require such development standards and safeguards as recommended by the Planning and Zoning Commission. Applicants shall comply with the terms and conditions of the Special Use Permit for the duration of the Certificate of Occupancy; noncompliance shall be considered a violation of this Ordinance. 5. Building Permit Compliance - No building permit for any structure shall be issued, nor shall a Certificate of Occupancy be issued on any existing structure, until such development plans are consistent with the approved site plan and the conditions established for the Special Use Permit. Building permits must be consistent with the site plan and must comply with design standards, policies, and any design criteria deemed necessary to the safety, health, and welfare of the City. 6. Grievances and Appeals: An aggrieved party may appeal the decision of the Building Official to the Zoning Board of Adjustment in accordance with the provisions of this Ordinance. 7. Recording Site Plans: The Building Official shall maintain a record of all site plans approved for a Special Use Permit. A list of all approved Special Use Permits shall be listed in the Appendix. 8. Special Use Permit Amendments - Changes to any Special Use Permit or to its approved site plan shall be processed in the same manner as the original approved request. Changes of detail within a site plan which do not alter the basic physical relationship of the property to adjacent property; do not alter the uses permitted; do not increase the density, floor area, height, or reduce the yards provided at the boundary of the site as indicated on the approved site plan, may be authorized by the Building Official. Article 5 Special Purpose District Regulations Page 5-2 Zoning Regulations Section 510. SITE PLAN REGULATIONS City of North Richland Hills, Texas When a Site Plan is required by this Ordinance, such Site Plan shall contain the information listed in Table 5-1 below. C I- c Z Zw ~ ~ ~cn ~ N aa..~ tì:lI-WI- wo4i!1::: cna:cn z¡¡Jë3~a:~~~ ~>wa:l-;"o. 0 -JUlo..WCÇJW~W a.. acn a.. a: a: a: a: 1. A Plot Plan at a scale not less than 1· = 50' showing all existing and planned ~~_ structures, building set-back lines, perimeter boundaries, and easements. W"~~ 2. Topographic information with contours drawn at two foot intervals. Elevation drawings of all buildings indicating the proposed exterior finish materials. Landscaping, lighting, fencing, screening, and walls, indicating all heights. Table 5-1 SITE PLAN CONTENTS Submittal Specifications 3. 4. 5. Location of all ingress and egress. 6. Off·street parking and loading facilities, with calculations showing how the quantities were obtained. 7. All pedestrian walks, malls, and open areas for use by residents, tenants or the public. a. Proposed land uses indicating areas in square feet. 9. The location and types of all signs, including lighting and heights with elevation drawings. 10. Street names on proposed streets. 11. Proposed water, wastewater collection and storm sewer line; proposed grading and drainage patterns. 12. Engineering drawings of all public improvements to be dedicated 13. ~i::~~drainageeasementsfOrdedicatedinfrastructure.ifapPlicable ~__.....,.see.N...ote_#.1i1~~. the location of any solid waste disposal facilities. W'~ 14. Such additional items and conditions, including design standards as the Planning and Zoning Commission and the City Council deems necessary. Notes: 1. Can be submitted at time of platting. Article 5 Special Purpose District Regulations Page 5-3 Zoning Regulations City of North Richland Hills, Texas Section 520. PD PLANNED DEVELOPMENT DISTRICT A. Purpose The Planned Development District is intended to encourage opportunities for development innovation by allowing mixed-use developments which offer a greater variety in type, design, and layout of buildings; by encouraging land conservation and more efficient use of open space; by modification of certain controls in a manner so as to produce large area development arranged to better serve community needs. B. General Provision Approval of a Planned Development and the related Site Plan shall constitute an amendment to the Zoning Ordinance and shall be processed according to the procedures established for all amendments to the Zoning Ordinance and be supplemented with the regulations contained in this Section. C. District Area Requirements The PD district shall have at least four acres in area. The fact that such property may be platted into smaller lots shall not relieve the owner such minimum area requirements D. Maximum Lot Coverage Unless limited to a lower percentage by the base district, no more than fifty percent of the lot shall be covered by primary and accessory buildings. E. Permitted Uses The list of permitted uses for every Planned Development shall be described in the amending ordinance which shall be established by one of the following criteria: 1. The permitted uses shall be those listed in Section 310, Table of Permitted Uses, for the base zoning district applied to the Planned Development. Additional uses may be permitted and specific uses may be prohibited; or, 2. The permitted uses may be listed without attachment to a specific base zoning district. F. Ordinance Required In approving a Planned Development, the amending ordinance may include a reference to the base zoning district and the development standards required of the base zoning district shall apply to the Planned Development. No standards may be modified unless such modification is expressly permitted by the approving ordinance. In approving a Planned Development, the amending ordinance shall include reference to a Site Plan which shall prescribe the development standards. In the event that no Site Plan is referenced in the amending ordinance, then the regulations contained in the amending ordinance shall govern. G. Procedures 1. Application Procedure - All applications for a Planned Development shall be treated in the same manner as an amendment to this Ordinance as prescribed in Section 200, Amendments. 2. Site Plan Requirements - A site plan shall accompany every application for a Planned Development submittal. Such site plan shall include the contents established for Planned Development Site Plans contained in Section 510 and such plan, when approved, shall be made a part of the amending ordinance. The applicant shall furnish sufficient information regarding the proposed use of the land and buildings for the Planning and Zoning Commission to determine compliance with this Ordinance. 3. Conditions Related to Approval - In establishing a Planned Development District, each application shall be evaluated by the Planning and Zoning Commission and City Council as to its probable effect on the adjacent property and the community welfare and may be approved or denied as the findings indicate appropriate. The Planning and Zoning Commission shall review the following conditions associated with the proposed operation: a. Setbacks for buildings or structures b. Public street access c. Drainage d. Vehicular traffic, circulation, parking lots or spaces Article 5 Special Purpose District Regulations Page 5-4 Zoning Regulations City of North Richland Hills, Texas e. Screening or buffer zones f. Hours of operation g. Activities and uses permitted on the property h. Building or structure heights i. Landscaping j. Maximum allowable ~ot coverage k. Pedestrian circulation I. Signs m. Mitigation of noise, fumes, odors, vibration, or airborne particles n. Exterior lighting o. Exterior construction materials p. Special fire protection measures q. Outside storage and display of merchandise r. Refuse and waste storage s. Lot sizes and dimensions t. Accessory buildings u. Other conditions or restrictions as shown on the site plan The Planning and Zoning Commission may recommend safeguards or conditions of approval to reduce the effect on adjacent or surrounding properties. The City Council may, in the public welfare and to assure compliance with the intent of this Ordinance, require such development standards and safeguards as recommended by the Planning and Zoning Commission. 5. Building Permit Compliance - No building permit for any structure shall be issued, nor shall a Certificate of Occupancy be issued on any existing structure, until such development plans are consistent with the approved site plan and the conditions established for the Planned Development District. Building permits must be consistent with the site plan and must comply with design standards, policies, and any design criteria deemed necessary to the safety, health, and welfare of the City. 6. Grievances and Appeals - An aggrieved party may appeal the decision of the Building Official to the Zoning Board of Adjustment in accordance with the provisions of this Ordinance. 7. Recording Site Plans - The Building Official shall maintain a record of all site plans approved for a Planned Development District. All Planned Development Districts shall be referenced on the Zoning District Map, a list of all approved Planned Development Districts shall be listed in the Appendix of this Ordinance. 8. Planned Development District Amendments - Changes to any Planned Development District or to its approved site plan shall be processed in the same manner as the original approved request. Changes of detail within a site plan which do not alter the basic physical relationship of the property to adjacent property; do not alter the uses permitted; do not increase the density, floor area, height, or reduce the yards provided at the boundary of the site as indicated on the approved site plan, may be authorized by the Building Official. Section 530. FLOOD PLAIN OVERLAY DISTRICT A. Purpose The purpose of the Flood Plain overlay district is to guide development within the 100 year flood hazard areas designated by the Federal Emergency Management Administration. B. Requirement In addition to the regulations contained herein, the construction of any structure shall also comply with the rules and regulations contained in Ordinance 1471, The Flood Damage Prevention Ordinance. Article 5 Special Purpose District Regulations Page 5-5 Zoning Regulations City of North Richland Hills, Texas C. District Boundaries The limits of the Flood Plain OVerlay District shall include those areas identified on Aood Insurance Rate Maps, published by the Federal Emergency Management Administration, which delineate the 1 OO-year flood hazard area, and include any subsequent revisions to said maps. Section 540. DWELLING UNIT SIZE OVERLAY DISTRICT A. Purpose The City may establish a dwelling unit size overlay district to establish the minimum habitable square footage of dwelling units constructed within the boundaries of a subdivision or a zoning district amendment which differs from the minimum dwelling unit size contained in the typical zoning district regulations. The Zoning District map shall be indicated with adequate notation to reflect the dwelling unit size overlay district. B. Requirement Every dwelling unit constructed shall contain the minimum square footage established for the overlay district which shall supersede any other square foot requirement contained in this ordinance. Article 5 Special Purpose District Regulations Page 5-6 Zoning Regulations City of North Richland Hills, Texas ARTICLE 6 SUPPLEMENTARY DISTRICT REGULATIONS Section 600. SPECIAL DEVELOPMENT CONTROLS The regulations and development controls of the various districts shall be modified by and be subject to the following provisions and limitations. A. Masonry Requirement for Certain Residential Buildings 1. All multifamily, fourplex, duplex, and single family residential dwellings and all permanent structures (as described in Section 600 G) on a residential lot shall have exterior walls consisting of at least seventy-five percent brick, stone, or if approved by the City Council, other masonry or materials of equal characteristics. For the purposes of this requirement the exterior wall shall be defined as that exposed portion of the building from the foundation up to the ceiling line of the first floor of the building. 2. An exemption to the masonry requirement shall apply to existing residential structures, including all permanent structures, which do not meet the masonry requirement. Any enlargement of an existing residential structure, including all permanent structures, shall provide an amount of masonry which matches the adjacent surfaces of the existing structure. 3. Masonry tilt wall residential homes shall be allowed only in Single Family Residential Planned- Development Districts. Planned Development Districts construction of tilt wall residences shall be considered only in areas where at least ten contiguous lots are so zoned. For the purposes of this section, any public street, alley or thoroughfare shall not prevent the lots from being considered contiguous. The application for Planned Development, provided by this section, shall include a specific plan for each structure including its position on the lot and the size of each proposed structure. No structure less than 1 ,400 square feet shall be considered. The application shall be processed as all other zoning or rezoning applications. In processing building permits and inspections in the above PD zone, the Building Official shall require soil tests showing that soil conditions are suitable for this type of tilt wall construction. The suitability, after soil testing, shall be certified by a Registered Professional Engineer as to each lot. The Building Official shall require concrete tests be made for each house using three cylinders for each 25 yards of concrete. Before the final inspection, a statement from a Registered Professional Engineer shall be submitted to the City stating that the structure has been constructed in accordance with the plans and specifications. The exterior of the home shall have a stucco finish and the roof shall be concrete tile or roof with similar weight. The entire exterior surface of the home shall be sealed with a silicone water proof sealer or synthetic equal to the silicone, and applied per the manufacturer's recommendations. B. Masonry Requirement for Certain Non-Residential Buildings All buildings constructed in the 0-1, LR, C-1, C-2, and OC Districts shall have exterior walls constructed of at least seventy-five percent brick, tile, stone, concrete block, or precast or reinforced concrete materials or materials of equal characteristics. This requirement shall apply to all wall sections on all floors above the finish floor level of the foundation. C. Height Limitation Exceptions The height regulations contained in the District Regulations shall not apply to spires, belfries, cupolas, antennas, water tanks, ventilators, chimneys, or other appurtenances usually required to be placed above the roof level and not intended for human occupancy. D. Visibility Sight Triangles No fence, screening wall, billboard, sign, structure, hedge, tree, or shrub shall be erected, planted or maintained in such a manner so as to obstruct or interfere with a clear line of sight for the drivers of approaching motor vehicles within a visibility sight triangle. Within this triangle, vision shall be clear at elevations between thirty inches and nine feet above the average curb grade. However, this regulation shall not apply to utility poles or traffic control devices unless such utility poles or traffic control devices are determined by the Public Works Director to create a hazardous condition. (See Appendix I, Figure 1-4) 1. On comer lots where two residential streets intersect or where a residential street intersects with a Article 6 Supplementary District Regulations Page 6-1 Zoning Regulations City of North Richland Hills, Texas 1. On comer lots where two residential streets intersect or where a residential street intersects with a C-2-U Collector Street, or larger, the triangular area shall be formed by the greater of either, CD extending the two curb lines from an imaginary point of intersection a distance of thirty feet and connecting these points with an imaginary line, thereby making a triangle, or @ extending the property lines, from their point of intersection, a distance of ten feet and connecting these points with an imaginary line, thereby making a triangle. 2. On corner lots where two C-2-U Collector streets intersect, or where a C-2-U Collector street intersects with a C-4-U Collector street, or larger, the triangular area shall be formed by the greater of either, CD extending the two curb lines from an imaginary point of intersection a distance of thirty-five feet and connecting these points with an imaginary line, thereby making a triangle, or @ extending the property lines, from their point of intersection, a distance of fifteen feet and connecting these points with an imaginary line, thereby making a triangle. 3. On comer lots where two C-4-U Collector streets, or larger, intersect, the triangular area shall be formed by the greater of either, CD extending the two curb lines from an imaginary point of intersection a distance of forty feet and connecting these points with an imaginary line, thereby making a triangle, or @ extending the property lines, from their point of intersection, a distance of twenty feet and connecting these points with an imaginary line, thereby making a triangle. 4. In cases where streets do not intersect at approximately right angles, the Public Works Director shall have the authority to vary these requirements as deemed necessary to provide safety for both vehicular and pedestrian traffic; however, sight distance shall not be required in excess of 275 feet. E. Temporary Uses and Buildings 1. Nothing herein shall prohibit the placement of temporary portable buildings providing office space, sanitary facilities or storage of supplies or materials, or the erection of security fences on the site and during the period of any construction project upon application for and receipt from the City Enforcement Officer of a permit. However, no manufacturing operation shall be conducted within a temporary or portable building when the product of such operation is to be transported off the site for use in construction at another location. 2. Temporary outdoor sales, on properties zoned LR, C-1, C-2, OC, 1-1, 1-2 and U, by the existing occupants of existing businesses of such properties, may be permitted by the City Enforcement Officer for a period not to exceed thirty days, upon the application and granting of a temporary use permit. a. In no event shall such temporary uses be allowed for more than thirty consecutive days or more than once per year. All sales shall meet the special conditions, if any, imposed by the City Enforcement Officer and/or Fire Marshal for the protection of public interest and the welfare of the community. b. No tent or similar structure shall be erected in any required setbacks or designated easements. Tents shall conform to the Uniform Fire Code and no tent shall be erected without first obtaining a permit. No outside use of property, for sales, will be allowed except by the existing occupants of the property. This includes parking of vehicles for a purpose other than conducting business on the premises. 3. The temporary outdoor sale of Christmas trees may be permitted on those properties zoned LR, C-1, C-2, 1-1, 1-2 and U, for a period of forty days prior to Christmas Day. The City Enforcement Officer may issue a permit for such sale when it is found that there is available adequate off-street parking area, either improved or unimproved, as determined by the Enforcement Officer; and that location and layout of drives, parking areas, lighting, and sale signs will not constitute a hazard to public travel on the abutting public streets. Trees, stands, equipment, trash, signs, lighting and shelters shall be removed by the permit holder no later than January 4th following the Christmas holiday. Article 6 Supplementary District Regulations Page 6-2 Zoning Regulations City of North Richland Hills, Texas 4. Carnivals, circuses and special fund raising events sponsored by a public entity, civic or non-profit organization located within the City may be allowed as a temporary use for a period not exceeding three consecutive days. Except for churches and public or semi-public school sponsored events on their property, such events shall be on a site containing not less than two acres in a non-residential zoning district. Except for public or semi-public schools, only one permit for a carnival, circus or special fund raising event shall be issued to the same civic or non-profit organization within a 180 day period. Adequate parking and sanitary facilities shall be made available to the satisfaction of the Building Official. No carnival or special event shall begin operation before 8:00 A.M. and operation shall cease before 11 :00 P.M. on all nights except on Saturdays when the event shall cease operation at mid-night. The Building Official shall establish the terms and conditions for the temporary use at the time of approval. In the event that a sponsor is dissatisfied with the Building Official's decision, the sponsor may appeal the requested use to the Planning and Zoning Commission. F. Temporary and Portable Type Accessory Buildings Temporary and portable accessory buildings which are not placed on a permanent foundation nor on a corner lot shall be allowed in any residential district or in the AG Agricultural District when located not less than fifty feet from the front property line nor less than three feet from any other property line and shall comply with the following additional requirements: 1. HEIGHT - Maximum of fifteen feet. 2. AREA - Maximum of two hundred square feet. 3. NUMBER ALLOWED - Two per lot. 4. REAR YARD OPEN SPACE REQUIREMENT - Temporary and portable accessory buildings shall have no effect on the Rear Yard Open Space requirement of the District. 5. SPECIAL CORNER LOT PROVISION - An accessory building on a corner lot shall not extend across the side setback line adjacent to the side street. 6. USE - An accessory building shall not be used for a business or dwelling purposes. G. Permanent Type Accessory Buildings Accessory buildings placed on a permanent foundation shall be allowed in any residential district or in the AG Agricultural District and shall comply with the following requirements: 1. HEIGHT - Maximum of fifteen feet. 2. AREA - The total area of all permanent accessory buildings shall not occupy more than thirty percent of the Rear Yard Open Space area. 3. NUMBER ALLOWED - Two per lot. 4. BUILDING LINE REQUIREMENTS - Permanent type accessory buildings shall comply with the minimum building line set back requirements of the Zoning District, except for the following provisions: a. Permanent type accessory buildings shall be allowed on interior lots in the R-1, R-1-S, and R-2 Districts with a minimum side yard building line of six feet, provided that the accessory building be situated thirty feet behind the front building line. b. Permanent type accessory buildings shall be allowed on corner lots in the R-1, R-1-S, or R-2 District and, when situated adjacent to a side street on a corner lot, the accessory building shall comply with the minimum side yard requirements of the Zoning District. Permanent type accessory buildings shall be allowed on corner lots in the R-1, R-1-S, or R-2 Districts with a minimum side yard building line of six feet, provided that it be situated thirty feet behind the front building line and be situated on a side yard having an adjacent lot. Article 6 Supplementary District Regulations Page 6-3 Zoning Regulations City of North Richland Hills, Texas c. Any structural attachment between the permanent type accessory building and the main structure shall not exceed six feet in width or be enclosed in such a manner as to contain a controlled climate environment. 5. REAR YARD OPEN SPACE REQUIREMENT - Permanent accessory buildings shall have no effect on the Rear Yard Open Space requirement of the District. 6. MASONRY REQUIREMENT - All permanent accessory buildings containing more than two hundred square feet, in area shall comply with the masonry requirements of the District. 7. EASEMENTS - No permanent accessory building shall be located within or encroach upon any utility or drainage easement. 8. USE - An accessory building shall not be used for a business or dwelling purposes. H. Additional Agricultural Accessory Building Requirements Accessory buildings located in the AG Agricultural District and the R-1-S Residential District which are used as stables, barns or for the housing of animals shall be exempt from the height limit and masonry requirement contained in Section 600 G, Permanent Type Accessory Buildings. I. Mechanical Equipment Swimming pool equipment, and similar mechanical equipment shall be so placed as to direct motor and fan noise away from the nearest property line. Mechanical equipment on rooftops shall be screened from all adjacent public sites. Placement solar collectors must have approval of the City Enforcement Officer. J. Yard Accessories Fences, walls, poles, posts, customary fixed yard accessories and ornaments may be permitted in any minimum required yard subject to height limitations and requirements limiting obstruction of visibility . K. TV Satellite Disc Receivers 1. TV Satellite receiver dishes shall be allowed in any residential district or in the AG Agricultural District and shall comply with the following regulations: a. No TV satellite receiver dish shall have a diameter greater than twelve feet. b. TV satellite receiver dishes shall only be located in a rear yard and no portion of the receiver dish shall be less than six feet from any side or rear property line. c. No TV satellite receiver dish shall be located within or encroach upon any drainage or utility easement. d. No portion of a ground-base mounted TV satellite receiver dish shall extend beyond fifteen feet above the existing grade. However, a ground-pole mounted TV satellite receiver dish located adjacent to or within three feet of the rear of the main structure shall be allowed provided that it not be visible between ground level and five feet above ground level when viewed from the front of the structure at a point nearest the curb line or edge of the street. Furthermore, a roof mounted TV satellite receiver dish may be located on the rear portion of a roof of a main structure, provided that it not be visible between ground level and five feet above ground level when viewed from the front of the structure at a point nearest the curb line or edge of the street. e. No lettering, logo, or any form of advertising shall appear on the face or back of the receiver dish, except the name of the manufacturer or seller of the reception dish. f. Only one TV satellite receiver dish shall be allowed per residential lot. Article 6 Supplementary District Regulations Page 6-4 Zoning Regulations City of North Richland Hills, Texas g. TV satellite receiver dishes with a diameter of one meter, or less, can be installed in a manner consistent with typical television antennae. 2. In Zoning Districts 0-1, LR, C-1, C-2, OC, 1-1, 1-2, or U, where such disc receiver is utilized in conjunction the conduct of an associated permitted business, one TV Satellite disc receiver may be installed either on the roof of a building or on an approved pole mounting system. Such disc shall be located behind the front building line of the lot. The disc may not exceed a maximum of twelve feet in diameter and must not exceed thirty-eight feet in total height from the surrounding lot grade. Where the lot abuts a residential district the pole mounted disc installation shall be placed such that the total height of the unit shall not exceed a ratio of one foot distance from the residential property for each one and one- half feet of height. In roof top installations on permitted high-rise buildings the disc may not exceed twelve feet in height above the main roof structure of the building. 3. A permit must be secured from the Building Inspection Office for installation of all TV Satellite Disc Receivers. L. Swimming Pools 1. No swimming pool shall be constructed until a building permit has been issued therefor, and shall not be used until a certificate of occupancy has been issued. No building permit and no final certificate of occupancy shall be issued unless the proposed sanitary facilities and water supply comply with applicable local and State Health Department regulations. 2. All swimming pools shall comply with the following requirements: a. The pool shall not be located in a front or side yard except on irregular and/or cul-de-sac lots where the City Enforcement Officer may approve a permit for side yard use. b. The pool shall have a wall or fence, not less than six feet in height, with self-latching gates at all entrances, and completely enclose either the pool area or the surrounding yard area. c. All pool lighting shall be shielded or directed to face away from adjoining residences. If lights are not individually shielded, they shall be so placed, or the enclosing wall or fence shall be so designed, that direct rays from the lights shall not be visible from adjacent properties. d. No audio system is used for the purpose of advertising the operation of the pool or for the attraction of persons to the premises. This shall not prevent the use of a public address system which is necessary or useful to the supervision of the pool and the safety of swimmers. M. Garage Sales In conjunction with the residential occupancy of a dwelling, the tenants thereof may offer their personal belongings and household effects for sale to the general public in a garage or other accessory building, provided, however, a permit is granted by the city, the interval between such sales shall be at least six months, and no sale period shall extend for more than two consecutive calendar days. The occasional sale of personal automobile, trailer, boat and like belongings may be allowed without permit. N. Major Recreational Equipment No major recreational equipment shall be used for living, sleeping, home occupation, or household purposes when parked or stored on a residential lot, or in any location not approved for such use. O. Front and Side Yard Storage 1. No part of a residential front yard shall be used for parking or storage of any motorized vehicle, boat or trailer unless said is parked on a hard paved surface of concrete or asphalt not less than 9 feet by 18 feet, and the motorized vehicle, boat or trailer is currently licensed and operable. Article 6 Supplementary District Regulations Page 6-5 Zoning Regulations City of North Richland Hills, Texas ARTICLE 7 PARKING AND LOADING REGULATIONS Section 700. MINIMUM PARKING REQUIREMENTS A. Off-Street Parking Spaces Required 1. In all districts, for all uses, at the time any building or structure is erected or enlarged or increased in capacity, or when any other use is established, there shall be provided off-street parking spaces for rootor vehicles in accordance with the requirements specified herein. 2. The minimum number of off-street parking facilities required for the uses described in these regulations shall be located on the same lot as the structures intended to be served. B. Parking for Existing Uses 1. It is the intent of these regulations to preserve and retain existing off-street parking spaces in at least the minimum amounts as would be required if the existing use of structure had been established or erected in full compliance with the provisions herein. 2. No Certificate of Occupancy shall be issued, no use shall be established or changed, and no structure shall be erected, enlarged or reconstructed unless the off-street parking spaces are provided in the minimum amount and maintained in the manner specified in these regulations. However, for the enlargement of a structure or for the expansion of a use of structure or land, there shall be required only the number of off-street parking spaces as would be required if such enlargement or expansion were a separate new structure. C. Minimum Parking Requirements The minimum number of off-street parking spaces for each class of use shall not be less than that established by the Schedule of Minimum Number of Parking Spaces, contained in Appendix F. Furthermore, any designated loading space shall not be considered to supply any required off- street parking space, nor shall required off-street parking spaces supply any off-street loading spaces. D. Minimum Parking Dimensions The minimum required dimensional area for each parking space and the required maneuvering space shall not be less than that established by the Schedule of Minimum Parking and Maneuvering Dimensions, contained in Appendix G. E. General Requirements 1. Measurements: When units or measurements result in requirements of a fractional space, any fraction shall require one space. 2. Access and maneuvering: a. Except for single family or two-family dwelling units, parking and loading areas shall be arranged so that vehicles shall not be required to back out of the parking or loading spaces directly into a public street. b. Notwithstanding the provisions of Subsection (a) above, on streets classified as arterials or primary collectors on the city's Master Thoroughfare Plan, circular drives shall be allowed. Circular drives shall extend and provide storage for automobiles behind the property line. Article 7 Parking and Loading Regulations Page 7-1 I Zoning Regulations City of North Richland Hills, Texas 3. Space standards: a. A space nine feet by eighteen feet of floor/lot area with unobstructed access to a public street shall be deemed to be parking space for one vehicle. b. Small car spaces: When the total number of parking spaces required by the Schedule of Minimum Number of Parking Spaces, contained in Appendix F, exceeds one-hundred spaces, a number of spaces not to exceed twenty percent of the required number may be designed for Small Car use only. The minimum size of such Small Car Space shall be eight feet by fourteen feet. Each area designated for Small Car Spaces within a lot shall be clearly marked with signs installed above eye level stating that the area is a Small Car parking area. F. Development Standards 1. The off-street parking facilities required for the uses mentioned in these regulations shall be on the same lot or parcel of land as the structure they are intended to serve. 2. Curbs, wheelstops, and islands: Parking and loading spaces shall be provided with curbs, wheelstops, or raised islands so located that no part of the parked vehicle shall extend beyond the parking space or across a property line. 3. Lighting: Any light used to illuminate or identify a parking or loading area shall be placed so as to reflect the light away from adjacent dwellings and interfere with traffic control devices. 4. Pavement marking and signing: All pavement marking and signing shall be in conformance with the design requirements. 5. Landscaping: See Section 900 for landscaping requirements of parking lots. 6. Fences, walls and screens: See Section 910 for fence, wall and screening requirements of parking areas. 7. Maintenance requirements: To insure that all requirements set forth in this section are carried forward. it will be the responsibility of the owner of the parking areas to adequately maintain the facility. All off- street parking areas shall be kept free of trash, debris, vehicle repair operation or display and advertising uses. At no time after initial approval of the parking area layout can changes be made in the location and number of provided spaces without approval of the City. 8. Visibility triangle and parkway requirements: Parking areas shall be designed and constructed so as to prevent intrusion into or use of the visibility triangle or parkway. G. Parking Space for the Disabled For every parking area there shall be provided a minimum number of parking spaces for the disabled based upon the total number of spaces required. 1. Calculation of Spaces: The number of spaces to be provided for the disabled shall be calculated as follows: Total parking Spaces Required 11-50 51-100 101-300 301-500 Over 500 Minimum Number of Parking Spaces for Disabled 1 2 3 5 1 % of Total Article 7 Parking and Loading Regulations Page 7-2 Zoning Regulations City of North Richland Hills, Texas 2. Location: Such parking spaces shall be located on an accessible circulation route and as near as is reasonably possible to the primary entries to the building or facility. In separate parking structures, lots or basement garages parking spaces shall be located on the shortest possible circulation route. In addition, the parking spaces shall be located in proximity to the accessible point of ingress including elevators and there shall be an accessible route from the point of egress to the nearest primary entrance into the building or facility. 3. Specifications: Such parking spaces shall be open on at least one side and allow room for individuals in wheelchairs, on crutches, or braces to safely maneuver in or out of the vehicle on a level surface. Such spaces shall be so arranged that disabled persons are not required to walk or wheel behind parked cars. a. Each Head-in or Diagonal space for disabled shall be a minimum of eight feet wide with an adjacent aisle or clear space of at least five feet wide. A single common clear space of five feet may be provided between two eight-foot wide parking spaces. b. If parallel parking is located on a street, driveway, or other area where vehicular traffic exists the space shall be designed and placed in such a manner that persons are out of the flow of traffic. c. The parked vehicle overhang shall not intrude or reduce the clearance of accessible routes. d. Parking surfaces and accessible aisles shall not have a slope in any direction in excess of two percent. e. Parking spaces for the disabled shall be identified and reserved for the handicapped by a sign incorporating the symbol of accessibility and placed so that it will not be obscured by parked vehicles. The sign shall be of such size that it is legible from a distance that would be reasonable for the condition. The size of the markings and the signs shall comply with those standards prescribed by the Manual on Uniform Traffic Control Devices for Streets and Highways. 4. Additional Requirements: For every occupancy of more than ten thousand square feet of floor area, and for each additional ten thousand square feet thereafter, at least one parking space of not less than twelve feet by eighteen feet shall be designated and clearly marked for use by disabled persons. Such parking space shall be at least as close to an entrance as any non-disabled parking space. H. Fire Lanes Fire lanes as required by the Fire Code of the City shall be provided and clearly marked. Section 710. COMMERCIAL LOADING REQUIREMENTS There shall be provided, in conjunction with each allowable use, off-street loading facilities in accordance with the following minimum requirements: A. Passenger and merchandise loading space: The following amounts of marked off-street passenger and merchandise loading spaces shall be required for the following use classes as set forth in the Schedule of Passenger and Merchandise Loading Regulations, contained in Appendix H. B. Off-street merchandise loading spaces shall be permanently and clearly marked. Each off-street merchandise loading space shall be no less than twelve feet by thirty feet with clear height of fourteen feet. C. Off-street passenger loading spaces shall be permanently and clearly marked. Each off-street passenger loading space shall be no less than twelve feet by thirty feet with a clear height of fourteen feet. D. Areas designated for off-street loading shall be used only for the loading and unloading of passengers, equipment, supplies or merchandise. Article 7 Parking and Loading Regulations Page 7-3 Zoning Regulations City of North Richland Hills, Texas E. In all zoning categories, loading areas shall not be used for refuse containers; for the repair, storage, dismantling or servicing of vehicles or equipment; for the storage of materials or supplies; or for any other use in conflict with the designated parking and loading areas. F. Loading Space for Emergency Vehicles: One permanently marked area not less than thirty feet in length and marked "Emergency Vehicles Only· shall be provided within thirty feet of the main entrance to every office type building having a gross floor area of twenty thousand square feet in area. If visitor or tenant parking is permitted adjacent to the building, the Emergency Vehicle Only zone shall be reserved next to a raised island extended from the building or parking curb for a distance equal to the depth of the adjoining parking stall, but shall not be required to be more than twenty feet. Article 7 Parking and Loading Regulations Page 7-4 Zoning Regulations City of North Richland Hills, Texas ARTICLE 8 SIGN REGULATIONS Section BOO. SIGNAGE A. Purpose The sign regulations as herein established have been adopted for the purpose of promoting health, safety, morals and general welfare of the City of North Richland Hills. The Ordinance contains standards regulating the use, size, location, construction and maintenance of signs. The intent of the regulations is to protect property value within the City of North Richland Hills, to enhance the beauty of the City and to protect the general public from damage and injury which may be caused by the unregulated construction of signs. B. Sign Permit and Fees 1. Sign Permit Required a. No person shall erect, alter, or add to a permanent or temporary sign or sign structure, except as provided in this Article and unless a permit for the same has been issued by the Building Official. Where signs are illuminated by electric lighting requiring permanent wiring connections, separate electrical permits shall be obtained as required by the Electrical Code of the City. b. Temporary signs may be permitted to businesses possessing a current Certificate of Occupancy. 2. Permit Exempted Signs a. Nothing herein contained shall prevent the erection, construction and maintenance of official, traffic, fire and police signs, signals, devices and markings of the State, City or other appropriate governmental authorities, nor the posting of notices required by law. Private and quasi-public signs shall be prohibited upon public property unless authorized by the City or other appropriate governmental authority. b. Legal notices, telephone and other underground utility warning signs not exceeding one square foot in size and other safety signs may be erected without a permit being issued. c. Non-advertising, directional or informational signs less than six square feet in area may used without a permit in zoning districts R-7-MF, 0-1, LR, C-1, C-2, OC, 1-1, 1-2 and PD as designated in this Ordinance. 3. Application For Sign Permit Applications for sign permits shall be submitted to the Building Official for each development on which the sign or signs are to be erected and shall contain or have attached thereto the following information: a. Name, address and telephone number of the applicant. b. Location of building, structure or lot to which or upon which the sign or advertising structure is to be attached or erected. c. Position of the sign or advertising structure in relation to nearby buildings or structures. d. Two blueprints or ink drawings of the plans and specifications and method of construction and attachment to the buildings or in the ground. e. Copy of stress sheets and calculations showing that the structures are designed for dead load and wind pressure in any direction in the amount required by the Codes and Ordinances of the City. The Building Code of the City, which is the current edition of the Uniform Building Code, shall apply for design of any sign structure. All structural calculations and design drawings are to be signed and sealed by a professional engineer registered by the State of Texas. Article 8 Sign Regulations Page 8-1 Zoning Regulations City of North Richland Hills, Texas f. Name of person, firm, corporation or association erecting structure or painting sign. g. Any electrical permit required and issued for such sign. h. Detailed plans of all existing signs, including photos and/or other pertinent data which will aid in the determination to the site's conformance with this Ordinance. i. Such other information as the Building Official shall require to show full compliance with this and all other Codes and Ordinances of the City. j. In addition to the filing fee, a sign permit fee shall be collected in accordance with the schedule contained in Section 800 subsection B 8. 4. Nonconforming Signs a. The lawful use of any sign at the time this Ordinance was adopted may be continued for a period of five years, after which any sign not in compliance with this Ordinance shall be considered non-conforming. b. Except as this Ordinance may otherwise require, any nonconforming sign use may be continued in operation on the same land and/or on the same structure which was in use on the effective date of these regulations or on the effective date of any amendment by which the use became nonconforming, but such sign area advertising and/or structure shall not be changed. c. No new permit may be issued for a sign which does not conform to the provisions of this Article. 5. Approval Of Traffic Engineer If, in the opinion of the Building Official, the plans and specifications indicate that the sign or sign structure might inteñere with, mislead, or confuse traffic, and if a ground sign is to be placed on a comer lot and in the opinion of the Building Official, could create a potential hazard to traffic, the applicant shall be required to submit a certification from a qualified Traffic Engineer that the sign location and structure will not constitute a hazard. 6. Issuance Of Permits If it appears that the proposed sign structure is in compliance with all the requirements of this Article and all other Codes and Ordinances of the City and has received approval where necessary, the Building Department shall then issue the sign permit. If the work authorized under the permit has not commenced and has not been completed within one hundred eighty days or a proper extension granted thereto after the date of issuance, the said permit shall become null and void. Issuance of a sign permit shall be conditional upon the applicant's acceptance of any conditions imposed thereon by the City. 7. Unsafe And Unlawful Signs a. Signs and sign structures, including those existing prior to this Article, shall be maintained at all times in a state of good repair, safe and secure with all braces, bolts, slips, supporting frame and fastenings free from deterioration, termite infestation, rot, rust or loosening, able to withstand at all time the wind pressure for which they were originally designed. b. No person maintaining any sign, sign structure or billboard shall fail to keep the ground space within eight feet of the base of the sign, signboard, or advertising structure free and clear of weeds, rubbish and other flammable waste materials. Article 8 Sign Regulations Page 8-2 Zoning Regulations City of North Richland Hills, Texas 8. Filing And Permit Fees a. Permanent Signs: Sign permit fees for permanent signs shall be based on square footage of the sign in accordance with the following: Square Footaçe 1 to 50 51 to 100 101 to 200 201 to 300 301 and above .& $50.00 $100.00 $200.00 $300.00 $300.00 b. Temporary Signs: A single filing/permit fee of $25.00 shall be charged for each application for temporary signs. Permits for trailer and other types of portable signs shall be in form of a sticker label which shall be applied by owner to sign. Label shall show date of Permit issue and expiration. C. Area of Signs Permitted 1. Commercial and Industrial Signs a. For signing purposes, frontage on private streets that serve as a public thoroughfare and not just as driveway may be considered as qualified street frontage. b. Anyone development may have one sign which may be a choice of a ground sign, monument sign, roof sign or projecting sign, subject to the requirements of Section 800. c. Major Developments, containing fifty thousand square feet or greater in building(s), may have one Pylon Sign located on one street frontage. The total amount of signage allowed on a Pylon Sign shall be calculated at 0.005 square feet of signage for each square foot of floor area up to maximum of one thousand square feet of sign area. Signage for such major development may reach a maximum height of seventy-five feet if the sign is located on a Limited Access Freeway frontage. For all other frontages of such development the sign may reach a maximum of fifty feet in height and shall meet the general provisions of this Article. d. In Developments with substantial street frontages; i.e., three hundred fifty linear feet or greater, on two or more streets, additional ground signs may be permitted for each street providing that all signs requested meet the provisions of Section 800. 2. Ground Signs Ground signs are subject to the following provisions: a. One ground or pole sign may be permitted for each three hundred linear feet or portion thereof of qualified street frontage with each development in all zoning districts except AG and all "R" Districts. b. The total area of sign permitted for a ground sign shall be calculated as one square foot of sign for each linear foot of street frontage, up to a maximum of three hundred square feet for anyone sign. c. The maximum height of any ground sign and supporting structure shall be twenty-five feet, except that the height of a ground sign may be increased by adding one foot of height for each linear foot the sign is set back from the adjacent property lines, not to exceed a maximum of fifty feet to the top of the sign; except as noted in Section 800. d. The height of any ground sign may not exceed one-half of the shortest linear distance from the location of the sign to the nearest boundary of any AG or "R" Zoning District. Article 8 Sign Regulations Page 8-3 Zoning Regulations City of North Richland Hills, Texas e. The sign shall not project over the property line of the development, right-of-way or over any area within ten feet of the curb of a public street. f. A minimum qualified frontage of fifty feet shall be required to erect a ground sign. g. Permanent attachment to the ground shall be required for all ground signs, to meet or exceed the requirements of Section 800. 3. Monument Signs Monument signs are subject to the following provisions: a. One monument sign may be permitted with each development in all zoning district with exceptions as specified in Section 800, subsection B 4 Nonconforming Signs. b. No more than two matching monument signs shall be allowed at the main entrances of "R" district subdivisions. Monuments signs are not permitted in the AG district. c. Monument signs in all zoning districts with exception of "R" districts shall not exceed six feet in height and shall not exceed one hundred fifty square feet in sign area. d. Monument signs in "R" districts shall not exceed four feet in height and shall not exceed fifty square feet in sign area. 4. Banner Signs Banner Signs are subject to the following provisions: a. One Banner Sign may be permitted with each development without a sign permit in all zoning districts except AG and the R-1, R-2, R-3, R-4-D, R-1-S, R-6-T, and R-8 Districts. Developments with a parking lot containing more than sixty-five thousand square feet may erect color coded banners for the purpose of aiding patrons in locating their parked vehicles. Such banners shall be located on poles uniformly throughout the parking lot with a ratio not to exceed one banner for each sixty-five thousand square feet of parking area. Such banners shall be entitled to have a logo or symbol identifying the establishment. The total size of each such color coded banner shall not exceed thirty-six square feet and the banner shall not be less than three feet in width nor more than twelve feet in length or greater than twenty percent of the surface height of the pole to which it is to be attached. b. The maximum permitted area for banner signs shall not exceed fifty square feet. c. Banner Signs may be attached to a wall surface or fascia and shall not project above the apparent roof or eaves line. d. Banner Signs shall be attached in such a manner to withstand wind loads. e. The total size of each such color coded banner shall not exceed thirty-six square feet and the banner shall not be less than twenty percent of the surface height of the pole to which it is to be attached. 5. Freeway Signs On properties fronting on Limited Access Freeways, as defined in Article 10 Definitions, the following additional provisions shall apply to Ground Signs erected. a. The maximum height allowed for a Ground Sign located within two hundred feet of a Limited Access Freeway shall be fifty feet as measured from the location of the sign or thirty-five feet above the height of the adjacent main travel line of the Freeway, whichever is greater. b. The maximum size of the Ground Sign which is located within two hundred feet of the Limited Access Freeway shall be two square feet of sign area for each linear foot of Freeway frontage up to a maximum of four hundred square feet. Article 8 Sign Regulations Page 8-4 Zoning Regulations City of North Richland Hills, Texas 6. Ground Signs For Auto Dealerships Ground Signs erected for the purpose of advertising Automobile Dealerships are subject to the following provisions: a. One ground or pole sign may be permitted for each separate Dealership for each one hundred fifty linear feet or portion thereof of qualified street frontage with each development. b. The total area of sign permitted for a ground sign shall be calculated as one square foot of sign for each linear foot of street frontage, up to a maximum of three hundred square feet for anyone sign. c. A minimum qualified frontage of fifty feet shall be required to erect a ground sign. 7. Roof Signs Roof Signs are permitted under the following provisions: a. One roof sign may be permitted with each development in all zoning districts except AG and any "R" District. b. Roof signs shall not project horizontally over the edge of the roof or eaves. c. The maximum permitted area of roof signage shall be one square foot of sign area for each linear foot of qualified frontage not to exceed a maximum of two hundred square feet. d. The height of a roof sign shall not exceed ten feet above the apparent flat roof or eaves line. e. Roof sign supports shall be architecturally attractive or screened from view. 8. Projecting Signs Projecting Signs permitted are subject to the following provisions: a. One projecting sign may be permitted with each development in all zoning districts except for AG and any "R" district. b. Projecting signs shall not project over the property line of the development, right-of-way, or over any area within ten feet of the curb of a public street. c. A projecting sign shall not extend more than four feet from any wall facing. d. The total permitted area of a projecting sign shall be measured as one square foot of sign area for each linear foot of qualified frontage not to exceed a maximum of one hundred square feet. 9. Theater Marquees The maximum permitted area of a Theater Marquee shall be one square foot of sign area for each linear foot of qualified frontage not to exceed three hundred square feet of sign area. 10. Wall Signs Commercial Zones a. Wall Signs shall be permitted in Commercial or Industrial Zoning district developments provided the total area of all wall signs on anyone wall of a building shall not exceed twenty-five percent of the total wall area. b. Application of the area requirements shall include any valance or permanent window signs. c. A wall sign shall not project above the apparent flat roof or eaves line. d. In Service Station/Convenience Store uses when a canopy is provided over the pump area, wall signs located on the fascia area of the canopy, or suspended on the supports of the canopy, may be permitted provided that the total area of all signs does not exceed twenty-five percent of the total fascia area of the canopy. Article 8 Sign Regulations Page 8-5 - Zoning Regulations City of North Richland Hills, Texas 11. Residential and Agricultural Zone Signs All signs are prohibited in AG and all "R" Districts except as follows: a. Multi-family developments in R-7-MF and R-6-T Zoning Districts shall be allowed wall or ground signs for identification purposes only for each street frontage. The total area of such signs shall not exceed fifty square feet. b. Ground signs allowed in these Districts shall not exceed a height of four feet above grade. c. Ground signs installed in these Districts shall not be located in the required sight triangle of a street or driveway intersection. d. In "R" District developments providing solid masonry screening fence along street frontages, approved wall signs may be installed in such screening walls. e. Wall signs may be used with any residential use in AG and all "R" Zoning Districts with the exception of R-7-MF, with a maximum area of two square feet per sign. No more than two signs shall be allowed per occupancy. No permit is required for these signs. f. In the AG zoning district, legitimate agricultural businesses or enterprises shall be permitted ground, roof, projecting or wall signs in accordance with the regulations of Article 8 with exception that such signs shall not exceed a total of one hundred square feet in area and shall not exceed fifteen feet in height. 12. Traffic Control Signs a. The maximum area of anyone traffic control sign shall be two square feet. b. Traffic control signs are not permitted in AG or any "R" District, with the exception of the R-7-MF District. c. Traffic control signs shall not include any advertising or attention attracting lighting, symbols, logos or shapes. d. Traffic control signs may pertain to either vehicular or pedestrian traffic. 13. Flags Flags permitted are subject to the following provisions: a. United States and Texas Flags shall be permitted in all zoning districts. b. Company and Award type flags shall be permitted in all zoning districts except for AG, R-1, R-2, R-3, R-4-D, R-1-S, and R-6-T. c. Company and Award type flags shall not exceed one hundred square feet in area, and if flown in conjunction with United States and Texas Flags, shall not exceed area of United States and Texas flags. d. Flags permitted in R-7-MF zoning districts shall not be flown at a height exceeding twenty feet. e. Flags permitted in AG, R-1, R-2, R-3, R-4-D, R-1-S, and R-6-T shall not be flown at height exceeding fifteen feet. f. Flags as described in this Section shall be permitted without sign permit or fee. Article 8 Sign Regulations Page 8-6 Zoning Regulations City of North Richland Hills, Texas D. General Provisions 1. Interference With Building Regulations No sign shall be erected in such a manner that any portion of its surface or supports will interfere in any way with the free use of any fire escape, exit, standpipe, or window, or obstruct any required ventilator or door stairway. 2. Encroachment Permit No sign permit shall be issued for any sign which encroaches upon or over any City-owned or controlled property unless an encroachment permit therefor is obtained from the City Council or State agency responsible for such property. 3. Projection Over Private Property No sign may project more than six inches from the face of a building over private property used or intended to be used by the general public, unless there is a minimum of eight feet of clearance provided from the bottom of the sign to the sidewalk or grade immediately below the sign, or a minimum of fourteen feet clearance from the bottom of the sign to a vehicular traffic way immediately below the sign. 4. Memorial Signs And Historical Tablets Nothing contained herein shall prevent the City Council from granting special permits on such terms as it may deem proper, for signs denoting properties or buildings which may have historical or memorial significance to the community. The City Council shall not be restricted from authorizing signs as it may deem appropriate to advertise patriotic, special events or special projects of general public interest taking place within the boundaries of the City. 5. Vehicle Advertising The intent of this Section is to create equal and just vehicle advertising. Vehicles may display signage in accordance with Texas Motor Safety Laws with the following additional regulations. a. Signs must be permanently attached to vehicles by being painted, bolted, screwed or magnetically fixed. b. Cloth or other light materials secured with rubber, rope, string, tape, or other similar adhesives shall not be permitted. c. No sign or advertising shall be erected or attached to any vehicle except for those signs which are painted directly or mounted flush to the surface or mounted directly on the roof of the vehicle. d. No roof mounted signs shall project more than twelve inches above the roof of the vehicle. e. All vehicles which have signs or advertising shall be in working order and shall be in compliance with all applicable vehicle safety laws when signs are in place. All such vehicles shall have current registration and inspection stickers and shall be regularly used for transportation purposes. 6. Lighting a. Signs may be illuminated or non-illuminated. Illumination may be either by intemal, internal-indirect, or indirect lighting as defined below. Lighting shall be installed as to avoid any glare or reflection onto adjacent property, or onto a street or alley to create a traffic hazard. b. When not necessary to satisfy security purposes, it is suggested that lighting be turned off as soon after business hours as is reasonable, especially where signs are in close proximity to residential areas. c. "Internal lighting" shall mean a source of illumination entirely within the sign which makes the contents of the sign visible at night by means of the light being transmitted through a translucent material but wherein the source of the illumination is not visible. Article 8 Sign Regulations Page 8-7 Zoning Regulations City of North Richland Hills, Texas d. "Internal-indirect lighting" shall mean a source of illumination entirely within the sign (generally a free- standing letter) which makes the sign visible at night by means of lighting the background upon which the free-standing character is mounted. The character itself shall be opaque, and thus will be silhouetted against the background. The source of the illumination shall not be visible. e. "Indirect lighting" shall mean a source of external illumination located a distance away from the sign, which lights the sign, but which itself is not visible to persons viewing the sign from any normal position of view. 7. Rotating, Moving, Flashing, Changing, Blinking, or Billboard Signs Rotating, search lights, flashing, blinking, or billboard signs shall not be permitted. 8. Message Signs Message signs containing changeable messages, Le., Time and Temperature, etc., may be permitted on an individual basis by submittal of a request to the Building Official. E. Temporary Signs 1. Except as otherwise provided in this Section a. No person may erect a temporary sign, as defined in Article 10, Definitions, without a permit from the Building Official. b. No temporary or portable sign shall be erected or placed to advertise a business, industry or pursuit except on the premises on which the referenced business, industry or pursuit is conducted. c. All temporary type fragile displays or signage that might separate from itself or become separated from either line under the guidelines of the Uniform Building Code, Section 23-4, Figure 4, Page 137 shall not be allowed. These restrictions are to protect the general public from flying debris generated by dismembered displays. d. No temporary or portable sign shall be attached to any utility pole, light pole, or traffic control sign or pole. e. The complete sign package must be removed at the termination of the permit. Removal of letters from the sign board does not constitute abatement of a non-permitted sign. f. No temporary sign shall be displayed for more than thirty days per permit received. g. A maximum of three temporary sign permits per year shall be issued to anyone business, industry, or pursuit. Consecutive permitting shall not be allowed. There shall be a forty-five day period between permitting. h. Temporary signs shall not exceed fifty square feet in area. L No temporary or portable sign shall be erected or placed within fifteen feet of the curb or street except for those which may be mounted on the wall of a building which is closer than fifteen feet to the curb or street. j. No temporary or portable signs may be erected or placed in any location that constitutes a safety or traffic hazard. k. No temporary or portable sign may be erected or placed in a fire zone, fire lane, handicap parking area or required loading zone. Article 8 Sign Regulations Page 8-8 Zoning Regulations City of North Richland Hills, Texas I. No temporary or portable sign may be placed in any location that blocks the view of any permitted permanent signage. m. Temporary or portable signs shall be placed at least one hundred feet apart. n. Non-conforming temporary signs or temporary signs without permits may be impounded by the City forty-eight hours after notice is given to the owner or party responsible for the sign. o. Each temporary sign may advertise one or more individual businesses. However, for each business advertised a separate permit fee will be charged for the advertisement against its allotted three permits per year as stated in this subsection. p. Trailer and portable signs shall bear in letters of not less than one inch in height the company name, the name of the sign owner, and telephone number on each unit. This information shall be current. Any sign not containing current information shall be classified as a non-conforming signs and may be impounded by the City forty-eight hours after notice is given to the owner or party responsible for the sign. 2. Real Estate Signs Permits shall not be required for the following types of real estate signs: a. One temporary sign announcing the offering for sale or rental of individually platted residential or commercial property on which it is placed shall be allowed in any District and may be placed in any yard. Such sign shall not exceed five square feet in area. Such sign shall be removed within one week following the close of a sale or lease. b. On nonresidential commercial property where there is a business building, one temporary unlighted sign offering all or a portion of the same for sale or rental shall be allowed flat against any wall of the business building. Such sign shall be no taller than the wall and shall have an area no larger than one hundred square feet. Such sign shall be removed within one week following the close of a sale or lease. c. On undeveloped property, temporary unlighted signs offering the same for sale or lease shall be allowed. Such signs shall be located at least twenty-five feet behind any curb or ten feet behind any property line, whichever is greater, and shall not exceed fifteen feet in height. The total area of all sign message surfaces of all such signs shall not exceed one square foot per one linear foot of street frontage of the property for sale or one hundred square feet on each street fronting the property, whichever is smaller. Only one sign per street frontage shall be permitted. Each sign shall be removed within one week following the close of the sale or lease. 3. Weekend Advertising The City of North Richland Hills policy for weekend advertising, as expressed in this Ordinance, is extended to home builders and apartment owners for the purpose of guiding the weekend motoring public to available residential properties in North Richland Hills. The policy is also intended as a benefit to the buying public. These provisions are designed to allow temporary directional signs without resulting in an excess that may prove offensive to others of the public. The policy should also serve as ·common sense" guidelines in places where direct application is unclear. These are the guidelines under which this policy will be administered, relating particularly to the weekend/motoring customer. It is the responsibility of the builder/owner to secure permission of the adjacent property owner for placement of the signs on private property. This policy does not grant unlimited access and use of the City right-of-way. Violations of this policy will be cause for confiscation of the signs. Any signs which are confiscated by the Code Enforcement Officer may be reclaimed by the owner of such sign, but each sign so confiscated will be subject to a redemption fee of $5.00 per sign. If signs remain unclaimed for a period of thirty days, the City will dispose of such signs as may be appropriate. Excessive general violations may require that the policy be suspended for a period of time. The Building Official shall notify the City Council in the event that the suspension of this policy is put into effect, indicating the causes and the period of the suspension. All builders/owners are offered the use of these provision equally. In so doing, the City asks that the builders/owners aid in maintaining a neat and orderly appearance throughout all of North Richland Hills. Article 8 Sign Regulations Page 8-9 Zoning Regulations City of North Richland Hills, Texas a. Registration: A builder/developer must be registered with the Building Official to be eligible to participate in this weekend advertisement. An annual fee of $50.00 must be paid by each builder/developer/owner wishing to advertise under these provisions. The annual fee shall be paid and/or renewed during the month of January each year. b. Schedule: Signs will be allowed between 12:00 p.m. Friday and 12:00 p.m. Monday. A holiday falling on Friday or Monday will be considered part of the weekend. c. Sign Size: Signs shall not exceed twenty-four inches by thirty inches in size, and shall not exceed three feet above grade. d. Spacing of Signs: A minimum of thirty feet shall be held between all signs, and signs for one advertiser shall be at least two hundred feet apart. e. Sign Location: Individual sign locations shall adhere to the following criteria. (1) No closer than forty feet to a street intersection or median opening. (2) Signs may be placed in City right-of-way, but no closer than three feet from the edge of the sign to the street curb or edge of pavement. Signs shall not encroach either the sidewalk or the street. (3) No sign shall be placed in a visibility sight triangle as defined in this Ordinance. Generally, if a sign is close to blocking motorist visibility, it should be removed. (4) No signs shall be placed more than three miles from the subject property. f. Sign Construction and Criteria: Signs shall be rigid, two dimensional displays that advertise new residential property, "For Sale or Lease", guiding the motorists to a specific location in North Richland Hills. 4. SubdivisionlNew Development Signs a. Subdivision/New Development Signs are to be used for the identification of a new project, such as a subdivision, where real property is being sold for the first time to a user, new buildings, public projects and the like. These signs are not permanent but may be required for a longer period of time than most temporary signs. b. Each subdivision and/or development shall be permitted to install one on-site sign located on the property owned by the advertiser in the same zoning district as the project and one off-site sign which may be located in any Commercial, Industrial, or Office District, or on unplatted vacant property. c. A sign permit is required for each subdivision or new development sign erected in accordance with these provisions. d. Permits for such signs shall be issued for a period of one year or to completion of the project, whichever occurs first. A second permit allowing an additional of one year may be granted by the Building Official upon payment of a renewal fee equal to the original permit fee and in conformance with the following requirements: (1) A substantial portion of the development is not yet completed. (2) The development has building activity in progress. (3) The sign is relocated to a portion of the development which is not offensive to the completed portion of the development. Article 8 Sign Regulations Page 8-10 Zoning Regulations City of North Richland Hills, Texas e. These signs shall not exceed fifteen feet in height and shall be no larger than one hundred fifty square feet in size. f. Such signs shall be located at least twenty-five feet behind the curb of the street and shall not be in violation of any visibility triangle. g. On larger vacant tracts where more than one project or development may be advertised, no two signs shall be closer than two hundred feet apart. 5. Trade Construction Signs a. Trade Construction signs may be approved at the discretion of the Building Official to advertise the various construction trades on any construction site. b. Trade construction signs must be removed prior to the issuance of a Certificate of Occupancy. 6. Political Signs a. Temporary, unlighted, political signs, including portable or trailer signs. supporting an announced candidate, a party or an issue shall be allowed in any district without a sign permit. b. Political signs shall not be located on any utility, light, traffic signal or sign pole. c. Political signs are permitted for a period or thirty days prior to local or county elections, sixty days prior to a state election and ninety days prior to a national election. All political signs shall be removed no later than seven days after the election or after the termination of candidacy, whichever occurs first. d. In the AG and all"R" zoning districts, political signs shall not have a height of more than three feet above grade. In other districts, the height shall not exceed six feet above grade. e. In the AG and all "R" districts, political signs shall not exceed five square feet. f. In all zoning districts, political signs shall not be located to cause a safety or traffic hazard. 7. Civic And Religious Signs a. Temporary signs advertising public school events, religious events of private schools, and religious organizations may be erected or placed on their property after obtaining a permit from the Building Department. Such permit will be at no cost. A maximum of two permits may be issued at anyone time. b. Temporary signs advertising public school, civic or religious events, or civic or religious organizations may be placed on any private property with the permission of the owner. Such off-site signs are required to be permitted. c. Signs announcing civic or religious events of wide-spread community interest may be erected on public property or right-of-way with special permission of the City Council. Such signs will be permitted by the Building Department at no cost. Such signs shall be located so as not to present a safety or traffic hazard. 8. Garage Sale Signs a. Temporary, unlighted signs announcing the holding of a sale of household possessions at a place of residence shall be allowed in any zoning district without permit. b. Garage sale signs shall be located on private property only. Garage sale signs shall not be permitted on any public property or right-of-way, nor on any utility, light, traffic signal or sign pole. Article 8 Sign Regulations Page 8-11 ... Zoning Regulations City of North Richland Hills, Texas c. Sign size shall not exceed six square feet. d. Signs shall not be posted more than five days prior to the beginning of the sale and shall be removed within twenty-four hours following the end of the sale. F. Design and Construction The construction of all signs shall comply with the structural requirements of the City Building Code and the current edition of the Uniform Building Code as adopted by the City. Structural design shall be signed and sealed by professional engineer registered in and by the State of Texas. The design of sign supports and structure shall be compatible with and in harmony with the surrounding buildings and structures. G. Obnoxious Signs Exploiting Sex Prohibited 1. Visual Depiction of Sexual Areas of Human Form Prohibited: No sign or signs as defined in this Ordinance, to include any temporary sign, which in whole or in part, depicts the human form in such a manner that the areas of the buttocks, or the genitals, or the pubic area, or any portions of the female breast below the top of the nipple, are depicted as not covered with opaque clothing shall be maintained, erected, or placed upon or adjacent to the outside of any building where it is visible from public streets or from adjacent building or premises. 2. Use of Words Connoting Erotic Entertainment Prohibited: No sign or signs, as defined in this Ordinance, including any temporary signs, which in whole or part advertise any "topless", "bottomless", "naked", or words of like import, except that the words "adult entertainment" or "adult shows" will be permissible, shall be maintained, erected, or placed upon or adjacent to the outside of any building where it is visible from public streets or from adjacent buildings or premises. 3. Display of Offensive Signs a Public Nuisance: Any sign which is in violation of this subsection shall be declared a public nuisance. H. Abatement 1. Any temporary sign or sign in violation of Article 8 shall be abated within twenty-four hours after notice has been given in writing to abate the sign or signs. Any sign which involves letters placed on a marquee is considered a temporary sign for purposes of this Section. 2. Any sign or signs in violation of Article 8 which can be covered or painted over in such a manner so the sign will comply with this Article and which do not require removal or mechanical or electrical alterations, the whole or part of the sign shall be covered or painted within twenty-four hours after written notice has been given in writing to abate the sign or signs. 3. Signs in violation of Article 8 which require mechanical or electrical alteration of all or part of the sign or require the removal of part or all of the sign in order to comply with this Article shall be altered or removed within seven days after service of written notice to abate the sign or signs. 4. Notice to Abate a. The City Manager or the Building Official, or one of their designees, is authorized to prepare and deliver notice to abate any sign or signs in violation of Article 8. b. Notice is deemed to be served for the purpose of Article 8 if delivered to any person who is an owner or lessee of the premises on which the sign or signs are located, or to any officer of any corporation or any partner of a partnership which is operating a business on the premises on which the sign or signs are located and which is responsible for the sign or signs in violation of this Article. Article 8 Sign Regulations Page 8-12 Zoning Regulations City of North Richland Hills, Texas I. Administration and Enforcement 1. Enforcement a. If the Building Official, or his designee, shall find that any sign or other advertising structure regulated herein is unsafe or insecure, or is a menace to the public, or has been constructed, erected, or maintained in violation of the approved sign permit, or provisions of this Article, the permittee or owner shall be given written notice of the violation. b. If the permittee or owner fails to remove or alter the structure so as to comply with the standards set forth in this Article within ten days after such notice, such sign or advertising structure may be removed or altered to comply by the City of North Richland Hills at the expense of the permittee or owner of the property upon which it is located. c. The Building Official shall refuse to issue any subsequent building, electrical, plumbing or mechanical permits for the property on which the offending sign was located if any owner or permittee shall refuse to pay the costs so assessed. d. The Building Official may cause any sign or other advertising structure which is in immediate peril to persons or property to be removed by giving notice to the permittee or owner at least forty-eight hours in advance. e. The Building Official or his designee may cause an illegal temporary sign to be removed within twenty- four hours. 2. Right of Entry Upon presentation of proper credentials, the Building Official, or his duly authorized representative, may enter at reasonable times, any building, structure, or premise in the City to perform any duties imposed upon him by this Article. J. Abatement of Nonconforming Signs 1. Time Period A period of ten days subsequent to the effective date of this Ordinance is hereby established for the abatement of signs legally existing prior to the said date, but such signs which have become nonconforming under the terms of the Article or previous Ordinances adopted since the effective date noted. Nothing contained within this provision shall apply to signs illegally erected. Such illegally erected signs are subject to immediate abatement. 2. Wall Signs Nonconforming painted wall signs are subject to, in addition to the abatement procedures set forth, immediate abatement when the business occupying the premises changes to a different business or different owner necessitating repainting of the said sign. 3. Appeal Abatement periods established herein are subject to appeal before the Zoning Board of Adjustment. Article 8 Sign Regulations Page 8-13 Zoning Regulations City of North Richland Hills, Texas ARTICLE 9 LANDSCAPING STANDARDS AND FENCING REGULATIONS Section 900. LANDSCAPING A. General Provisions All required landscaped open space shall be provided with adequate and inconspicuous irrigation systems, and shall be properly maintained. All required landscaped open areas shall be completely covered with living plant material, except that trees and shrubs three feet in height or greater shall contribute toward the required landscaping area for the site based on areas shown in Table 9-1 to the extent that such areas are not paved or built over. Artificial landscaping materials such as wood chips and gravel may be used under trees. TABLE 9-1 EQUIVALENT LANDSCAPE AREA FOR TREES AND SHRUBS Height of Trees or Shrubs Above Finished Grade (When Planted) Equivalent Landscaped Area (Square Feet) 3' 4' 5' 6' 7' 8' 9' 10' 11' 12' 14' 16' or more 20' 35' 60' 90' 130' 180' 240' 300' 370' 440' 590' 760' Note: Plantings less than three faet in height above finished grade shall not be counted in computation of equivalent landscaped area. B. Landscape requirements for churches, public schools, fire stations, water wells, water storage and pumping facilities A minimum of ten percent landscaped open space shall be required for churches, public schools, fire stations, water wells, water storage and pumping facilities located within the R-1 Single Family Residential, R-2 Single Family Residential, R-3 Single Family Residential, R-4-D Duplex, R-1-S Special Single Family, and R-8 Single Family Detached Zero Lot Line districts. C. 0-1 District At least fifteen percent of the lot shall be maintained in landscaped open area. The landscaped open area, when abutting a residential area, shall consist of a "greenbelt" at least ten feet wide along the front and rear property lines, and at least five feet wide along the side property lines. D. LR, C-1, and C-2 Districts At least ten percent of the lot shall be maintained in landscaped open area. The landscaped open area, when abutting a residential area, shall consist of a "greenbelt" of at least ten feet wide along the front and rear property lines, and at least five feet wide along the side property lines. E. OC District In addition to paved parking and driving areas, at least ten percent of the lot shall be maintained in landscaped open area. The landscaped open area, when abutting a residential area, shall consist of a "greenbelt" of at least fifteen feet wide along the front and rear property lines, and at least ten feet wide along the side property lines. Article 9 Fencing and Landscaping Regulations Page 9-1 Zoning Regulations City of North Richland Hills, Texas F. 1-1 and 1-2 Districts In addition to paved parking and drive areas, at least ten percent of the lot shall be maintained in permanent open landscaped area. The landscaped open area, when abutting a residential area, shall consist of a "greenbelt" of at least fifteen feet wide along the front and rear property lines, and at least ten feet wide along the side property lines. All landscaping shall be properly maintained throughout the life of any use of the lot. G. 1-1 District There shall be a five foot wide strip of landscaped area along any lot lines which are contiguous to a residential district. H. U Institutional District At least fifteen percent of the lot shall be maintained in landscaped open area. The landscaped open area shall consist of a "greenbelt" of at least fifteen feet wide along the front and rear property lines, and at least ten feet wide along the side property lines. I. Parking Area Landscaping Requirements If parking and maneuvering space exceeds one acre, at least five percent thereof shall be maintained as landscaped area, with adequate and inconspicuous irrigation systems. It is the intent of this section to require design and construction of parking areas in a manner whereby areas unusable for parking or maneuvering are landscaped. Section 91 o. WALLS AND FENCES A. Conditions for Churches, Public Schools, Fire Stations, Water Wells, Water Storage and Pumping Facilities The requirements, as provided in Section 910, shall be applicable to churches, public schools, fire stations, water wells, water storage and pumping facilities located within the R-1 Single Family Residential, R- 2 Single Family Residential, R-3 Single Family Residential, R-4-D Duplex, R-1-S Special Single Family, and R-8 Single Family Detached Zero Lot Line districts. B. Screening Fence Required A permanent screening fence of masonry and/or stockade type wood not less than six feet in height, or permanent screening designed by an architect or landscape architect shall be erected prior to issuance of a Certificate of Occupancy on all property zoned R-7-MF, 0-1, LR, C-1, C-2, OC, 1-1, 1-2, or U which abuts on property zoned R-1 Single Family Residential, R-2 Single Family Residential, R-3 Single Family Residential, or R-4-D Duplex. On property zoned 0-1, LR, C-1, C-2, OC, 1-1 or 1-2 which abuts property zoned R-6-T, R-7-MF, or U, a screening fence shall be erected along the entire length of the common line between such properties or within the property required to erect the screening. However, if the said property requiring the screening is proposed to be developed as a high-rise (three stories or more) structure and the adjacent property is zoned R-7-MF and has an apartment project with buildings of two or more stories, then the screening fence requirement between the two uses may be waived by the Enforcing Officer. Such waiver must be requested by the commercial developer and must be accompanied by the submittal of a Site Plan giving the site layout of the proposed buildings including distance between the existing and proposed buildings, the proposed landscaping indicating the specific treatment of the area adjacent to the multi-family use and any other pertinent data related to the site development. C. Safety No wall or fence shall be constructed or maintained in such a manner as would endanger the health or safety of the general public. Fences constructed of barbed wire, except for livestock fences, and walls topped with broken glass or surfaced with like materials shall be prohibited, provided, however, a security fence of not less than six feet in height may be topped by barbed wire in C-2, 1-1 and 1-2 only. No electric fence shall be permitted. D. Height Restrictions Walls and fences hereafter constructed shall be no greater than eight feet in height and subject to the following limitations: 1. The height of a wall or fence shall be the vertical distance between the ground and the top of the fence. In terrain where ground slopes at a grade of ten percent or more, the fence or wall may be built Article 9 Fencing and Landscaping Regulations Page 9-2 Zoning Regulations City of North Richland Hills, Texas in eight foot horizontal stair step sections, the average height of such section shall comply with the height regulations set forth herein. 2. Non-sight barring fences may be allowed in front yards. Such fences are to be wrought iron and not over four feet in height excluding the posts and the posts must be brick or stone. 3. No wall or fence located on a corner lot shall have a height in conflict with the regulations governing visibility at intersections as prescribed in this Ordinance. 4. Retaining walls shall be permitted for the purpose of protecting property against sliding earth or accidental injury to human life. The height of a retaining wall shall be determined according to accepted engineering principles and the design shall be approved by the enforcing officer. A fence erected on top of a retaining wall shall be subject to the height limitations of this Ordinance, measured from the high side of the wall. 5. When two adjoining corner lots are situated so that their lot fronts face parallel streets, and so that the side exterior yard of one is a continuation of the side exterior yard of the other, such side exterior yard on both lots may be enclosed by a wall or fence having a maximum height above grade of six feet to the rear of the side exterior yard on each lot. E. Parking Area Fence, Wall and Screening Requirements Where a fence is not otherwise required, parking or loading areas designed for more than six spaces or berths adjacent to residentially or agriculturally zoned property shall be screened by a solid wall not less than six feet in height. Said wall shall be maintained in a neat and orderly condition. Except for necessary driveways, said wall shall screen the vehicle area along those exposures where the vehicle area adjoins or is across a street or alley from property restricted to residential or agricultural use. F. Vehicle Storage Facility Screening In addition to the landscaping requirements of the base zoning district, no Certificate of Occupancy shall be issued for a Vehicle Storage Facility until one of the following screening options has been satisfied. 1. C-2 and OC Districts a. A permanent masonry screening fence of not less than six feet in height shall be constructed along the property line adjacent to any public street right-of-way; or, b. A wood-type stockade screening fence of not less than six feet in height shall be constructed within a landscaped buffer area which shall be parallel with the property line adjacent to any public street right-of-way. The landscaped buffer area shall contain not less than one-half of the required ten percent landscaped area and be irrigated and planted with shrubs, bushes, and/or trees facing the street right-of-way covering at least sixty percent of the fence. 2. '-1 and '-2 Districts A chain link fence of not less than six feet in height shall be constructed along the property line adjacent to any public street right-of-way. Article 9 Fencing and Landscaping Regulations Page 9-3 IIIII Zoning Regulations City of North Richland Hills, Texas ARTICLE 10 DEFINITIONS Section 1000. DEFINITIONS A 1. ABANDONED - When a building, lot or structure has become vacant or out of use for a continuous period as specified in this Ordinance, or when the intention of the owner to pennanently discontinue occupancy of !he premises is apparent. 2. ABUmNG PROPERTY - Property sharing a convnon boundary with an adjacent property; however, property abutting upon a street, railroad, or lake shall not be considered as abutting property. 3. ACCESSORY BUILDING - A subordinate building, such as a detached garage or lawn building, located on fie same lot as fie main building, or a portion of the main building, the use of which is dearly incidental to and customarily found in connection w~h the main building or principal use of the land. 4. ACCESSORY USE· A use subordinate to and incidental to fie primary use of the main building or to the primary use of fie premises. 5. ADJACENT -In close proximity to; "next to' or 'closest to" but not necessarily 'touching". 6. AIRPORT OR LANDING FIELD - Any area of land designed and set aside for fie landing and take-off of aircraft, including all necessary facilities for the housing and maintenance of aircraft. 7. ALLEY - A public or private way which affords only a secondary means of access to abutting property. 8. AMENDMENTS - Changes made in the text or map of fie zoning ordinance. 9. AMUSEMENT, COMMERCIAL (outdoors) - An amusement enterprise offering entertainment or games of skin to the general public for a fee or charge wherein any portion of the activity takes place in the open, including but not limited to a golf driving range, archery range and miniature golf course. 10. AMUSEMENT ARCADE . A building or part of a building in which five or more pinball machines, video games, or ofler similar player-operated amusement devices are present and maintained as the primary use. 11. ANTIQUE SHOP - An establishment offering for sale, within a building, articles such as glass, china, fumiture or similar fumishings and decorations which have value and significance as result of age, design or sentiment. 12. APARTMENT - A room or su~e of rooms in a multi-family dweUing or apartment house arranged, designed or occupied as a place of residence by a single family. 13. APARTMENT HOUSE - One or more buildings designed, built, rented, leased, or let to be occupied as a home or place of residence by three or more families living in independent dwening units. 14. AREA OF SIGN· The total area within fie extreme perimeter of the attraction area intended to draw attention to fie sign. Supporting structures shall not be included in calculations. The area of fie sign wifl two faces, approximately opposed, shall be that of the larger face if such condition prevails; but, if the angle between fie planes of the opposing faces exceeds thirty degrees the total area of both faces shall be considered the sign area. For multi-sided or circular signs, fie calculation shall include all of the projected area. 15. ATMOSPHERIC POLLUTION - The discharging from stacks, open storage, chimneys, exhausts, vents, ducts, openings or open fires of such air contaminants containing visible emissions, sulfur dioxide, particulate matter, hydrocarbons, fumes or similar material or gases which are regulated by State or Federal guidelines. 16. AUTO LAUNDRY - A building, or portion thereof, containing facilities for washing automobiles by using production line meflods. 17. AUTOITRUCK DEALER (NEW) - A facility which displays primarily new vehicles for sale outdoors and may also provide a full line of services such as repair, tune-up, paint and body repair and auto or truck parts sales as accessory uses. 18. AUTOMOBILE - A motor vehicle as defined by the Texas Motor Vehicle Laws published by the Texas Department of Public Safety. Article 10 Definitions Page 10-1 Zoning Regulations City of North Richland Hills, Texas 19. AUTOMOBILE IMPOUNDMENT LOT - An accessory use where vehicles owned by someone other than the property owner are temporarily stored. 20. AUTOMOBILE LUBRICATION CENTER - Facilities which perfonn retail sales of motor fuels and perfonn routine tune-up services of motor vehicles, including the replacement of elements and fluids which are expected to be routinely replaced on a frequent basis such as engine oils, lubrications, brake fluids, transmission and power steering fluids, spark plugs, and filters. 21. AUTOMOBILE REPAIR - General repair or replacement of paris, tires, tubes, and batteries; diagnostic services; reconditioning of engines; general servicing such as grease, oil, spark plug, and filter changing; tune-ups; towing and emergency road service; replacement of starters, alternators, hoses, brake paris; automobile washing and polishing; perfonning state inspections and making repairs necessary to pass said inspection; normal servicing of air- conditioning systems; and other similar services for motor vehicles, except paint and body repair. 22. AWNING - A structure of canvas, wood or metal, etc. extended over a window, or door or over a patio, deck, etc. as a protection from the sun or rain. 23. AUTOMOBILE INSPECTION STATION - A facility which performs inspections of and affixes inspection stickers to vehicles for compliance with applicable State Motor Vehicle Inspection laws. No repairs are performed other than the minor replacement of items associated with the automobile inspection process. 24-36 RESERVED B 37. BACKGROUND NOISE - Noise from aH sources other than that under specific consideration, including traffic operating on public thoroughfares. 38. BANNER SIGN· A sign painted on a strip of cloth, canvas, or other flexible material with or without frames. 39. BARIT A VERN - An establishment, not a restaurant, the principal activity of which is the sale for consumption on the premises of liquor, wine, beer or any other alcoholic beverages, where food service, if any, is secondary to the sale of beer, wine, and other liquor. 40. BASEMENT- A basement or cellar is a story wholly or partly (at least fifty percent) measured from floor to ceiling, below the average level of the ground surrounding the building. 41. BILLBOARD - An outdoor advertising structure which advertises a use, product, or service not necessarily found on the premises. 42. BLOCK - A piece or parcel of land platted as a block on a plat officially adopted by the City and recorded in the County records. 43. BOARDER, LODGER OR ROOMER - A person who resides in a rented room of another person's dwelfing, other than a hotel or motel. 44. BOARDING OR ROOMING HOUSE - A multi-family residential use, including congregate housing, providing lodging, meals, colTlT1On eating, living, and sanitary facilities for five or more persons, but not exceeding twenty persons, with two or more rooms that are rented or intended to be rented, but which rooms, individually or collectively, do not constitute separate dwelling units. 45. BOARD OF ADJUSTMENT· The quasHudicial body, appointed by the City Council, authorized by State Statutes to consider requests for variances from or interpretations of this Ordinance. (See Section 175) 46. BREEZEWAY - A structure entirely open except for roof and supporting colulMS which connect a residence and an accessory builcing on the same lot. 47. BUILDING - Any structure built for the support, shelter or enclosure of persons, animals, chattels or movable property of any kind. 48. BUILDING, DETACHED - A building surrounded by yards or open space on the same building lot. 49. BUFFER AREA - A strip of land or an area, usually landscaped, and established to separate one type of land use from another land use. 50. BUILDING ENVELOPE - The maximum buildable area remaining on a lot when the front, side and rear yard set backs are met. 51. BUILDING FRONT - That portion of a building in which the primary entrance is located. 52. BUILDING HEIGHT - The vertical distance measured from the ground level to the highest point of the roof surface. Article 10 Definitions Page 10-2 Zoning Regulations City of North Richland Hills, Texas 53. BUILDING LINE - A line which coincides wilh the perimeter of the building envelope, over which no part of a building shall extend, unless olherwise permitted in Ihis Ordinance. 54. BUILDING LINE, FRONT - A line located a minimum horizontal distance from a front lot line parallellhereto, over which no part of a building shall extend, unless otherwise permitted in Ihis Ordinance. 55. BUILDING LINE, REAR - A line located a minimum horizontal distance from a rear lot line, if any, and paraUeI thereto, over which no part of a building shall extend, unless otherwise permitted in this Ordinance. 56. BUILDING LINE, SIDE - A line located a minimum horizontal distance from a side lot line, if any, and parallellhereto, over which no part of a building shall extend, unless otherwise permitted in this Ordinance. 57. BUILDING LOT - A parcel of land containing a building site which satisfies Ihe requirements of this Ordinance and the Subdivision Regulations and is ready for the issuance of a building permit for a structure. 58. BUILDING, MIXED - A building which contains more than one type of occupancy classification as defined by Ihe Uniform Building Code. 59. BUILDING OFFICIAL - The official of the City of North Richland Hills charged with responsibility for issuing permits and enforcing Ihe building code. 60. BUILDING, MAIN - A building in which the principal use is located, or conducted. 61. BUILDING, RESIDENTIAL - A building which is arranged, designed, used or intended to be used for residential occupancy. 62-75 RESERVED C 76. CANOPY - A roof-like structure of a permanent nature which projects from the wan of a building or overhangs a public way. 77. CARPORT - A roofed structure open on two or more sides and designed to provide she~er for an automobile. 78. CAR WASH· A self service facility for cleaning automobiles one at a time. 79. CEMETERY - Land used or intended to be used for the interment of human and pet remains, and dedicated for cemetery purposes including crematories, mausoleums, and mortuaries, when operated in conjunction with and within Ihe boundary of such cemetery. 80. CERTIFICATE OF OCCUPANCY - A written document signed by Ihe Building Official authorizing a use described in the Table of Permitted Uses at a specific location. 81. CHURCH - A place of public worship and religious training including Ihe on-site housing of ministers, rabbis, priests, nuns and similar staff personnel. 82. CITY COUNCIL - The goveming and legislative body of the City of North Richland Hills, Texas. 83. CITY MANAGER - The Chief Professional City Administrative officer of the City of North Richland Hills, Texas. 84. CIVIC CLUB FACILITY - A building or portion of a building, together wilh the grounds and related facilities, primarily used by an association of persons for periodic meetings to promote special purpose activities such as literature, science, or civic improvements, and includes lodges, fratemal organizations and social clubs. 85. COMMUNITY CLUB FACILITY - A building or portion of a building, togelher with the grounds and related facilities, used primarily by an association of residents for social, fraternal and recreational purposes. 86. COLLEGE OR UNIVERSITY - An academic institution of higher learning, accredited or recognized by the State and offering a program or series of programs of academic study. 87. COMMUNITY CENTER - A building dedicated to social or recreational activities, serving Ihe city or a neighborhood and owned and operated by the City of North Richland Hills, or by a non-profit organization dedicated to promoting the heallh, safety, morals or general welfare of Ihe City. 88. COMPREHENSIVE PLAN - The official document adopted by Ihe City Council to guide Ihe future development of the City. Article 10 Definitions Page 10-3 Zoning Regulations City of North Richland Hills, Texas 89. CONDOMINIUM - An arrangement under which a tenant in an apartment building or complex of multiple unit dwellings holds full title to his unit and joint ownership in the common grounds. 90. CONVENIENCE STORE - A retail store, not a grocery store, where a limited amount of prepackaged food items are primarily sold as a quick service facility. The self service sale of automobile fuel is a typical accessory use of a convenience store. 91. COURT YARD - An open, unoccupied space, bounded on more than two sides by the walls of a building. An inner court is a court entirely surrounded by the exterior walls of a building. An outer court is a court having one side open to a stree~ alley, yard, or other pennanent space. 92. CURB LEVEL - The level of the established curb in front of the building measured at the center of such front. Where no curb has been established, the Director of Public Works shall establish such curb or ils equivalent for the purpose of this Ordinance. 93-115 RESERVED D 116. DAY CARE CENTER - A facUity that provides care, training, education, custody, treatment, or supervision for a child who is not related by blood, marriage, or adoption to the owner or operator of the facility, for al or part of the 24-hour day, whether or not the facility is operated for profit or charges for the services it offers. 117. DENSITY· The ration of dwelling units or rooms to the area of the lot or tract upon which a residential structure is located or erected. 118. DEVELOPMENT - An improved tract of land which has buildings or structures snuated thereon; or a graded tract of land ready for improvements or paving. 119. DEVELOPMENT (as it pertains to Signs) Any nonresidential property improvement or properties improved as a unit with a common parking area that is contiguous to the development. A shopping center under single or multiple ownership constitutes a development. A pad site within a shopping center under separate ownership constitutes a development. Any single lot, single structure on nonresidential property constitutes a development. 120. DEVELOPMENT STANDARDS - Standards or requirements that apply to improvements or the placement of these improvements on a sne or parcel of land. Examples are height, yard and parking requirements. 121. DISTRICT - A contiguous area containing one or more parcels of land having the same zoning classification. 122. DORMITORY - A building that is owned and'or operated by an educational institution whose primary purpose is to provide living accommodations for individuals associated with the institution. 123. DWELLING - A building or portion thereof, but not a house trailer, designed and used exclusively for residential occupancy, but not including hotels, motels, or lodging houses. 124. DWELLING, ATTACHED - A dwelHng unit which is joined to another dwelling unit sharing one or more common walls. Also see Townhome, Duplex, Condominium and Multi Family. 125. DWELLING, DUPLEX - A structure which contains two attached dwelling unils which share a common wall and are designed exclusively for the use and occupancy of two families living independently of each other. 126. DWELLING, FOURPLEX - A structure which contains four attached dweRing units which share common walls and are designed exclusively for the use and occupancy of four families living independently of each other. 127. DWELLING, SINGLE FAMILY DETACHED - A structure containing one dwelling unit which is entirely surrounded by open space on the same building lot and is designed exclusively for the use and occupancy of one family. 128. DWELLING, MULTIPLE FAMILY - A building, or portion thereof, which contains three or more dwelling units, or apartments, which are occupied as a home or residence by three or more fami6es living independently of each other. 129. DWELLING, TRIPLEX - A structure which contains three attached dwelling units which share common walls and are designed exclusively for the use and occupancy of three famUies living independently of each other. Article 10 Definitions Page 10-4 r Zoning Regulations City of North Richland Hills, Texas 130. DWELLING UNIT - A room, suite or set of rooms occupied, or suitable for occupancy, as a family residence, and having sleeping, kitchen and bathroom facilities, together with appropriate appurtenances and designed for use and used as a permanent residence for one family. 131. DWELLING UNIT SIZE - The wing area of a dwelling unit, expressed in square feet, and typically being the heated and air conditioned areas exdusive of breezeways, basements, open and dosed porches, convnon corridors, parking areas, parlOOg garages and accessory buildings. 132-144 RESERVED E 145. EASEMENT - A right given by the owner of land to another party for specific limited use of that land. 146. EMERGENCY ACCESS EASEMENT - An area other than a dedicated street or alley, which is maintained free and clear of buildings, structures, or other obstructions for the purpose of providing free passage to service and emergency vehicles. 147. ENFORCEMENT OFFICER - The administrative official charged with responsibility of enforcing the Zoning Ordinance. 148-157 RESERVED F 158. FAMILY - A group of one or more persons, each related to the other by blood, marriage, or adoption; or a group of not more than four persons not related by blood, marriage or adoption (exduding servants) who are living together in a dwelling un~. 159. FARM, RANCH, GARDEN OR ORCHARD - An area used for growing of usual farm products, vegetables, fruits, trees and grain and for the raising thereon of the usual farm poultry and fann animals such as horses, cattle and sheep, and including the necessary accessory uses for raising, treating and storing products raised on the premises, but not induding the commercial feeding of offal and garbage to swine and other animals, and not induding any type of agricultural or husbandry uses specifically prohibited by ordinance or law. 160. FARM ACCESSORY BUILDING - A structure, other than a dwelling, such as a barn, chicken coop or stable situated on a farm as herein defined, for the housing, protection or storage of the usual farm equipment, animals and crops. 161. FIRE LANE - An aU weather hard-paved surface which an emergency or fire fighting vehicle may pass without obstruction or interference. 162. FITNESS CENTER - Any facility, open to the general public, offering as its primary use floor area for the playing of organized sports, such as basketball or soccer, for fees, whether in structured league arrangements or in "free play" setting. Such facil~ies may include spas, workout equipment, gymnasiums or, restaurant and snack bar-refreshment services subject to all other provisions of this Ordinance goveming such services. 163. FLAG - The Un~ed States, Texas and Company flags flown from flag poles. 164. FLOOR AREA - The area induded within the surrounding exterior walls of a building, or portion thereof, exdusive of vent shafts and courts. The floor area of a building, or portion thereof, not provided with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor above. 165. FLOOR AREA, GROSS - The total floor area or a building or structure using the outside dimensions of the building at each floor level, and any areas within the building used for off-street parking intended for occupancy or storage. 166. FRONTAGE, STREETS - The length of all property on one side of a street between two intersecting streets measured along the line of the street, or if the street is a dead end, then the length of aU property abutting on one side between an intersecting street and the end of the dead end street. 167-179 RESERVED G Article 10 Definitions Page 10-5 Zoning Regulations City of North Richland Hills, Texas 180. GARAGE, ATTACHED - An enclosed structure designed for the parking of an automobile, which shares one or more walls with the principal building on a lot; or which is attached to the principal buiklng by an enclosed porch or passageway, and the roof of which is part of an extension of the roof of the principal building, and is over six feet in width. 181. GARAGE, DETACHED - A garage wholly separated and independent of the principal building on a lot; or connected to the principal building by an unenclosed or latticed passageway, pergola, arbor, or covered walk as allowed in this Ordinance. 182. GOLF COURSE - An area of land laid out for the game of golf. 183. GREENBELT - An open landscaped area which separates two land uses. 184. GROCERY STORE - A retail establishment, not a convenience store, selling meats, fruits, vegetables, bakery products, dairy products and similar items for human consumption. 185. GROUP HOME FOR THE HANDICAPPED - A dwelling shared by four or more handicapped persons, including resident staff, who live together as a single housekeeping unit and in a long-term, family-like environment in which staff persons provide care, education, and participation in community activities for the residents with the primary goal of enabNng the resident to live as independently as possible in order to reach their maximum potential. As used herein, the tenn "handicapped" shall mean having:(1) a physical or mental impairment that substantially limits one or more of such person's major life activities so that such person is incapable of living independently; (2) a record of having such an i~airment; or (3) being regarded as having such an impairment. However, "handicapped" shall not include current illegal use of or addiction to a controlled substance, nor shaD it include any person whose residen~ in the home would constitute a direct threat to the health and safety of other individuals. The tenn "group home for the handicapped" shall not include alcoholism or drug treatment center, work release facilities for convicts or ex~onvicts, or other housing facilities serving as alternative to incarceration. 186. GROUND SIGN - A sign which has its main supporting structure depending on the ground for attachment. 187. GUEST QUARTERS (Guest House) - Living quarters within a detached accessory building located on the same premS8S with the main building for use by temporary guests of the occupants of the premises, such quarters shall not have kitchen facilities or separate utility meters, shall not be rented, and shall not be used as a separate dwelling. 188-200 RESERVED H 201. HALFWAY HOUSE - A licensed home for inmates on release from more restrictive custodial confinement or initially placed in lieu of such more restrictive custodial confinement, wherein supervision, rehabilitation, and counseling are provided to mainstream residents back into society, enabling them to live independently. Such placement is pursuant to the authority of the State Department of Corrections. 202. HELIPORTIHELlSTOp· A landing pad for occasional and infrequent use by rotary wing aircraft, but not including fueling or servicing facilities for such craft. 203. HOSPITAL - A building or group of buildings, having room facilities for one or more abiding patients, used for providing services for the inpatient medical or surgical care of sick or injured humans, or the treatment of the mentally ill, convalescent, or infinn persons and which may include related facilities such as laboratories, out-patient department, training facilities, central service facilities, and staff offices; provided, however, that such related facility must be incidental and subordinate to the main use and must be an integral part of the hospital operation. 204. HOTEL OR MOTEL - A building or group of buildings designed and occupied to provide overnight accommodations as a temporary abiding place of individuals. 205-219 RESERVED J 220. JUNK - Shall include, but not be limited to, scrap iron, scrap tin, scrap brass, scrap copper, scrap lead, scrap zinc and all other scrap metals and their alloys; bones, rags, used cloth, used rubber, used rope, used tinfoil, used bottles, old cotton, or used machinery, used tools, used appliances, used fixtures, used utensils, used boxes or crates, used pipe or pipe fittings, used automobile or airplane parts, and other manufactured goods that are so worn, deteriorated or obsolete as to make them unusable in their existing condition.. Article 10 Definitions Page 10-6 Zoning Regulations City of North Richland Hills, Texas 221. JUNK OR SALVAGE YARD - A junk or salvage yard is a lot upon which waste or scrap materials are sold, exchanged, stored, packed, disassembled, or handled, including but not lirrited to scrap iron and other metals, paper, rags, rubber tires, and bottles. A junk yard does not include an automobile wrecking yard and automobile parts yard (See WreckingAuto Salvage Yard). A junk or salvage yard does not include such uses conducted entirely within an enclosed buDding.(See Reclamation Center.) 222·231 RESERVED K 232. KENNEL - Any place where dogs, cats, or other domesticated animals are housed, groomed, bred, boarded, trained, harbored, kept or sold for commercial purposes; but excluding pet stores, as herein defined, or municipal animal shelters. Veterinary clinics, animal hospitals and animal clinics shal not be considered a kennel, unless such uses contain pens or facilities for housing, boarding, breeding, training, harboring, or keeping dogs, cats or other domesticated animals, swine, equine, or other livestock or animals for commercial purposes. (See Pet Store, Veterinary Clinic) 233. KINDERGARTEN - A school for chiki'en of preschool age, the work of which is purely preliminary to the work of the public and private school, and which could include a planned program of games, songs, social exercises and object lessons. 234-241 RESERVED L 242. LAND OWNER - The legal or beneficial owner or owners of the land. The holder of an option or a contract purchaser or other persons having an enforceable proprietary interest in such land shall be deemed to be a land owner for the purpose of this Ordinance. 243. LANDSCAPING - Material such as, but not limited to, grass, ground covers, shrubs, vines, hedges, trees or palms; and non-living durable material commonly used in landscaping, such as, but not limited to rocks, pebbles, sand, walls, or fences, but excluding paving. 244. LAUNDRY, SELF SERVICE - A facility containing coin-operated washers and dryers for use by the general public. Such facility shall be of the customer self-service type and not a commercial laundry or cleaning plant. 245. LEGAL NON~ONFORMING USE, BUILDING OR LOT - A use, building or yard existing legally at the time of the passage of this Ordinance which does not by reason of design, use, or dimensions conform to the regulation of the district in which it is situated. A use, buDding or yard established after the passage of this Ordinance which does not conform to regulations of the district in which it is situated shall be considered an illegal non-conforming use. 246. LIMITED ACCESS FREEWAY· A highway to which the right of access to or from abutting lands is controlled and restricted by the State Department of Highways and Public Transportation or the City of North Richland Hills; further, a "Lirrited Access Freeway" shall be bordered on each side by access roads (or right-of-way for access roads). "Limited Access Freeways" within the City of North Richland Hills are Interstate Loop 820 and State Highway 121 (Airport Freeway) only. 247. LOT - Land, including a tract, plat, or parcel, occupied or intended for occupancy by a use permitted in this Ordinance, and usually having its principal frontage upon a street or upon an officially approved place. 248. LOT, ADJACENT - Any lot, parcel or piece of land that shares with the lot under consideration a common lot line, alley or any point of tangency. 249. LOT AREA - The gross area of the lot expressed in square feet or acres which is bounded by its perimeter property lines. 250. LOT AREA PER DWELLING UNIT - The ratio of area expressed in square feet or acres required for each dwelling unit. 251. LOT, CORNER - A lot abutting upon two or more streets at their intersection. 252. LOT COVERAGE - The amount or percentage of the total area of a lot occupied by the footprint of the buildings located on the lot. 253. LOT DEPTH - The minimum horizontal distance between the front lot line and the rear lot line of a building lot measured perpendicular from the front lot line at the center of the lot or on a radial when the front line is curved (See Illustration E.2). 254. LOT, DOUBLE FRONTAGE - A lot having frontage on two streets, as distinguished from a comer lot. Article 10 Definitions Page 10-7 Zoning Regulations City of North Richland Hills, Texas 255. LOT, INTERIOR - A lot other than a corner lot. 256. LOT UNE - The property boundary of a lot. 257. LOT OF RECORD - A lot which is part of a subcivision, the plat of which has been recorded in the office of the County Clerk of Tarrant County, or a parcel of land, the deed for which it is recorded in the office of the County Clerk of Tarrant County prior to the adoption of this ordinance. 258. LOT, REVERSE CORNER - A comer lot in which the rear lot line abuts the side lot line of the lot to its rear. 259. LOT WIDTH - The minimum width of a lot measured at the front building line or chord length when the front of the lot is curved (See Illustration E2). 260-280 RESERVED M 281. MANUFACTURED HOUSING OR MANUFACTURED HOME - As defined by the Texas Manufactured Housing Act. 282. MAJOR DEVELOPMENT - A coordinated commercial development containing fifty thousand or more square feet of building(s) area. 283. MARQUEE (Sign) - A roof·like structure of a permanent nature which projects from the wall of a building or structure and overhangs a private or public way. 284. MARQUEE SIGN - Any hood or awning or permanent construction projecting from the wall of a building or other structure containing either permanent or changeable advertising. 285. MEDICAL CLINIC - An office or group of offices for more than one physician, surgeon, or dentist to treat sick or injured out-patients. 286. MINI·WAREHOUSE - Enclosed space rented to the general public for storage of personal goods or belongings. 287. MOBILE HOME - A mobile or portable dwelling which is constructed on a chassis, and which is designed to be towed over Texas roads and highways under special permit, designed for year-round occupancy, designed primarily to be used without a permanent foundation, but which may sit on a permanent foundation, and designed to be connected to utilities. It may consist of one or more units that can be telescoped when transported and expanded later for additional capacity, or of two or more units, separately transportable, but designed to be joined together into one integral unit. The following shall not be included in this definition: (a) Travel trailer, pick-up coaches, motor homes, camping trailers, or homes or other recreational vehicles. (b) Manufactured modular housing which is designed to be set on a permanent foundation and which uses standard sheathing, roofing, siding, and electrical, plumbing, and heating systems which comply with the Uniform Building Codes of North Richland Hills. 288. MONUMENT SIGN - A ground sign constructed out of brick, stone or cast concrete supported on concrete foundation. 289. MOTOR FREIGHT TERMINAL - A motor freight terminal is a building or area in which freight brought by motor truck is assembled ancVor stored for shipping in interstate and intrastate commerce by motor truck. A motor freight terminal is a truck terminal. 290. MUSEUM - A building dedicated for the collection, display and distribution of objects of art, or science, sponsored by a public or quasi-public agency and which facility is open to the general public. 291-303 RESERVED N 304. NIGHT CLUB OR LOUNGE - An establishment, other than a restaurant, where liquor, wine, beer ancVor other alcoholic beverages are served, with or without food or other refreshment, and where facilities may be available for dancing, or where live entertainment is provided, as distinguished from a bar or tavern . 305. NON CONFORMING BUILDING - A building, structure, or portion thereof which does not confonn to the height, area or yard regulations of this Ordinance and which lawfuHy existed at the time the regulations with which it does not confonn became effective. Article 10 Definitions Page 1()·8 Zoning Regulations City of North Richland Hills, Texas 306. NON CONFORMING LOT - A lot or tract of land which does not confonn to the width, depth, or area requirements of this Ordinance and which lawfully existed at the time the regulations with which it does not conform became effective. 307. NON CONFORMING USE· A buHding, structure or use of land lawfully occupied at the time of the effective date of this Ordinance or amendments thereto, and which does not confonn to the use regulations of the district in which it is situated. 308. NOXIOUS MATTER· A material which is capable of causing injury to living organisms by chemical reaction or is capable of causing detrimental effects upon the physical or economic well-being or comfort of humans. 309. NURSING HOME· An institution providng meals and resident care and services for persons who are generally admitted for periods of time exceeding thirty days. Such service includes custodial or attendant care, but mayor may not provide for routine and regular medical and nursing services. Nursing and care homes include homes for the aged, and convalescent and rest homes. 310.319 RESERVED o 320. OCCUPANCY· The use or intended use of the land or buildings by proprietors or tenants. 321. ODOR THRESHOLD - The concentration of odorous matter in the atmosphere necessary to be perceptible to the olfactory nerve of a nonnaJ person. Determination of the Odor Threshold is prescribed by A.S.T.M. D1391-57, Standard Method for Measuring Odor in Atmosphere. 322. OFFICE - A room, studio, suite, or building or any part thereof in which a person transacts business or carries on a stated occupation. For the purposes of this Ordinance, an office shall not involve manufacturing, fabrication, production, processing, assembling, cleaning, testing, or storage of materials, goods or products, or the sale and delivery of any materials, goods or products which are physically located on the premises. 323. OFF-STREET· Off the right-of-way of a pubfic street or place. 324. OFF-STREET PARKING INCIDENTAL TO MAIN USE - Off-street parking spaces provided in accordance with requirements specified by this Ordinance and located on the lot or tract occupied by the main use.. 325. OFF-STREET PARKING SPACE· An enclosed or unenclosed area, not on a public street or alley, established for or used for the parking of a motor vehicle. 326. OPEN SPACE - An area included in any side, rear or front yard which is not occupied by a building or structure. 327. ORPHANAGE - An institutional use in which three or more children are raised or provided with food and shelter by people other than their natural or adoptive parents. 328. OUTDOOR STORAGE· The storage of any equipment, machinery, commodities, raw or semi-finished materials, and building materials which are not within a fully enclosed building. 329-339 RESERVED P 340. PAINT AND BODY SHOP - An automobile related use where vehicles are repainted, the exterior ?? repaired and replaced, frames straightened, damaged panels repaired and replaced, and window glass is repaired and replaced. 341. PARKING AREA - An open, unoccupied space exclusively for the parking of vehicles. 342. PARKING GARAGE - A building or portion thereof designed or used exclusively for the temporary parking or storage of motor-driven vehicles, and where motor-driven vehicles are not equipped, repaired, hired or sold. 343. PARKING LOT - An off-street open surface area used exclusively for the parking of motor vehicles for less than a twenty-four hour period. Article 10 Definitions Page 10..9 Zoning Regulations City of North Richland Hills, Texas 344. PARKING STRUCTURE - A structure which provides enclosed off-street parking of motor vehicles. 345. PARKWAY - The portion of a public right-of·way situated between the curb, or edge of a street, and the property line of the adjacent land. 346. PAWN SHOP - A retail establishment where articles are traded and exchanged for money plus a right to redeem such articles within a given amount of time upon repayment as such money with interest. Also shall include the sale of such articles as used merchandse subject to the provisions of other City Ordinances covering such sales. 347. PROJECTING SIGN - A sign suspended from a building or structure and projecting out from the building or structure more than one fool. 348. PERFORMANCE STANDARDS - The standards specified for the operating characteristics of business uses related to noise, smoke, particulate matter, odorous matter, fire and explosion hazard, toxic and noxious matter, glare, vibration and storage. 349. PERSON - Includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual. 350. PERSONAL CARE HOME - An establishment where food and shelter are fumished to four or more persons who are unrelated to the owner, and where personal care services are provided. Personal care services include assistance with meals, dressing, movement, bathing, or other personal needs or maintenance, or administration of medication by a person licensed to administer medication. 351. PET STORE - A retail estabNshment selling live animals generally kept as household pets, i.e. dogs, cats, birds or fish and associated goods for the maintenance of such animals. 352. PLANNED DEVELOPMENT (PD) - Development of land which is under unified control and is planned and developed as a whole in a single development operation or programmed series of development, and is developed with special zoning standards that are unique to a particular site and which usually vary from those standards required by this Ordinance for other zoning districts. 353. PLANNING AND ZONING COMMISSION - The advisory body appointed by the City Council and authorized to recommend changes in the Zoning Ordinance, Subdivision Regulations, and Comprehensive Plan documents, and to review proposed subdivisions. 354. PLAT - A plan of a subdivision of land creating building lots. Reference to a plat in this ordinance shall mean an official plat of record filed in the Plat Records ofTarrant County. 355. PORCH - An open, covered, or enclosed gallery or room on the outside of a buNding. 356. PREMISES - A lot, together with all buildings, structures and etc. thereon. 357. PRIVATE OR PAROCHIAL SCHOOL - An institution of leaming having a curriculum equivalent to pubNc schools, and which meets the same license and certification as required of pubfic schools. A private or parochial school shall not include specialty schools, such as dancing, music, beauty, mechanical, trade, swimming, or commercial schools. 358. PUBLIC BUILDING, SHOP OR YARD OF LOCAL, STATE OR FEDERAL GOVERNMENT· Facilities such as office buildings, maintenance yards of shops required by branches of Local, State, or Federal Government for service to an area such as Highway Department yard, City Service Center. 359. PYLON SIGN - A ground sign erected for the purposes of identifying the tenants in a major development. 360-376 RESERVED Q 377. QUALIFIED STREET FRONTAGE - The width of property along the street of a commercial or industrial development which bears the address of the property. 378-387 RESERVED R 388. RADIO, TELEVISION OR MICROWAVE TOWERS - Structures supporting antenna for transmitting or receiving any portion of the radio, television or telephone spectrum. Article 10 Definitions Page 1()..10 Zoning Regulations City of North Richland Hills, Texas 389. REAR YARD - The portion of a lot situated behind the main structure which extends between the side property lines. 390. RECLAMATION CENTER - A facility, not a junk or salvage yard, in which recoverable resources, such as newspapers, magazines, books, and other paper products; {þss; metal cans and other products, are recycled, reprocessed, and treated to return such products to a condition in which they may again be used for production. 391. RECREATIONAL EQUIPMENT - Major recreational equipment shall be defined as including boats and boat trailers, travel trailer, pickup campers or coaches (designed to be mounted on automotive vehicles), motorized dwelings, tent trailers, and the like. 392. RECYCLING COLLECTION FACILITY - A facility, not a junk or salvage yard, designed for the collection of recyclable items for transport to a reprocessing plant or reclamation center. 393. RESIDENCE APARTMENT FOR THE AGED - A multi-family facility where one of the occupants of each dwelling is required to be 55 years of age or older. This does not include a development that contains convalescent or nursing facil~ies. 394. RESIDENTIAL ZONED - Any area zoned for residential dwelling units, including, single family, duplex, triplex, fourplex and multi-family ctNellings. 395. RESTAURANT - A business serving unpackaged food and beverages to customers seated primarily inside the building and including cafes, tea rooms, drive-in restaurants, and cafeterias, but not including a lounge, night club, bar, or tavern. 396. RIDING CLUB - A paddock, club house and stable for quartering, training and riding horses. 397. ROOF SIGN - Any sign supported by the roof of building or placed above the apparent flat roof or eaves of a building as viewed from any elevation. 398-406 RESERVED S 407. SCHOOl, TRADE OR BUSINESS - A business organized to operate for a profit and offering instruction and training in a trade such as welding, brick laying, machinery operation and similar trades; or in a service or art such as secretarial school, barber college, beauty school or commercial art school. 408. SCHOOL, PUBLIC OR DENOMINATIONAL· A public or private facility having an academic curriculum approved by the Texas Education Agency. 409. SECONDHAND MERCHANDISE, DEALERS OR STORAGE (Screened) - The keeping, handling, storage or use of fumiture, appliances and'or other merchandise or goods for sale or display; or an item which has previously been sold at the wholesale or retail level or previously used by an individual or business. 410. SERVANTS' QUARTERS - An accessory building or portion of a main buDding located on the same lot as the main building and used as living quarters for servants employed on the prenises and not rented or otherwise used as a separate dwelling, and shall not have kitchen facilities or separate utility meters. 411. SERVICE STATION - An establishment for the retail sales of petroleum products and automotive accessories, including minor automobile service and repair only as an incidental activity to such retail sales, but not including the overhaul of major automobile components, body work, or repair of heavy trucks. 412. SHOPPING CENTER - A group of commercial establishments which is planned, developed, owned, and managed as a unit related in its location, size and type of shops to the trade area that the unit serves. 413. SITE PLAN - A detailed line drawing clearly describing a project and showing sufficient information to determine the nature of the proposed development and providing adequate information to determine colr4>&ance w~h applicable codes and ordinances. 414. SIGHT TRIANGLE - An area of unobstructed visibility on either corner of a street and'or driveway of at least twenty-five feet in any direction. 415. SIGN - a display board, screen, structure, object or part thereof, used to announce, declare, demonstrate, display or otherwise advertise and attract the attention of the public to any business, service or product provided on the premises upon which sign is place, other than: a. Official notices authorized by a court, public body or public officer, and, b. Directional, waming or information signs authorized by federal, state or municipal authority. Article 10 Definitions Page 10-11 Zoning Regulations City of North Richland Hills, Texas 416. SMOKE - The visible discharge of particulate matter from a chirmey, vent exhaust, or combustion process. 417. SPA - A pool type facility which incorporates water jets or an aeration system for hydro massage and includes such industry terminology as whirlpool or hot tub. 418. SPAS, HEALTH STUDIO OR FITNESS CENTER - A business, open to the general pubic, which provides various indoor facilities and materials for the purpose of it11>roving the health and fitness of its dients, including such things as indoor swimming pools, weight rooms, running tracks, saunas or steam rooms for the use of its customers. 419. SPOT ZONING - A small parcel of land singled out for special treatment or privileges not in harmony with the other use classifications in the area and without any apparent circumstances which call for different treatment. 420. STABLE, PRIVATE - A building, incidental to an existing residential, principal use, that shelters animals for the exdusive use of the occupants of the premises. 421. STABLE, PUBLIC - . A building or land where animals are kept for remuneration, hire, sale, boarding, riding, or show. 422. STORY - That portion of a building included between the surface of any Boor and the surface of the Boor next above it, or, if there is no Boor above it, then the space between the floor and the ceiling above n. 423. STORY, HALF - A space under a sloping roof at the top of a building, the Boor of which is not more that two feet below the plate, shaM be counted as a half·story when not more than sixty percent of said floor area is used for rooms, baths, or toilets. A half-story containing an independent apartment, or lYing quarters shall be considered a full story. 424. STORY, STANDARD - A story having eleven feet, six inches, or less, between floors. 425. STREET - Any thoroughfare or public driveway, other than an alley, which has been dedicated or deeded to the public for general use. 426. STREET LINE - A dividing line between a lot, tract or parcel of land and contiguous street. 427. STREET WIDTH - The horizontal distance between the side right-of·way fines on a street, measured at right angles. 428. STRUCTU RE - Anything constructed or erected, the use of which requires a location on the ground, or attached to something having a location on the ground, including but without limiting the generality of this definition, advertising signs, billboards, back stops for tennis courts, fences or pergolas. 429. STRUCTURAL AL TERA TlONS - Any change in the supporting or structural members of a building induding but not limited to bearing waRs, columns, beams or girders, or any substantial change in the roof or in exterior walls. 430. SUBSTANTIAL IMPROVEMENT - A substantial improvement is considered to occur when the first alteration of any wall, ceiling, Boor, or other structural part of the building commences, whether or not that alteration affects the extemal dimensions of the structure. The term does not, however, include either: 1) Any project for improvement of a structure to comply with existing or local health, sanitary, or safety code specifications which are solely necessary to assure safe living conditions; or, 2) Any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. 431. SWIMMING POOL - Any constructed or prefabricated pool used for swimming or bathing, twenty-four inches or more in depth. 432. SWIMMING POOL ( Public) - A swimming pool constructed for use by the general public. 433. SWIMMING POOL (Private) - A swimming pool constructed for the exclusive use of the residents of a one-family or two-family ctNelling unit, and available only to the family of the householder and his private guests.. 434-443 RESERVED T Article 10 Definitions Page 10-12 Zoning Regulations City of North Richland Hills, Texas 444. TEMPORARY FIELD AND CONSTRUCTION OFACE - A structure for shelter, subject to removal by oreler of the Building Inspector, used for connection with a development or building project for housing on the site of temporary administrative and supervisory functions and for sheltering employees and equipment. 445. TEMPORARY SIGN· A sign, balloon, or other advertising display constructed of cloth, canvas, light fabric, cardboard, wall board or light material with or without frames intended to be displayed for a short period of time only. Trailer and portable signs are classified "telrfJorary signs". 446. TOWN HOME . A single-famiy attached åNelling unit constructed as a part of a series of åNelling units sharing a common party wall with no visible separation between walls or roof, with each unit located on its own individually plaited lot. 447. TOXIC MATERIALS - Those materials which are capable of causing injury to living organisms by chemical means when present in relatively small amounts. 448. TOXIC AND NOXIOUS MATTER - Any solid, liquid, or gaseous matter which is present in sufficient quantities 10 endanger health, safety, or comfort of persons in the vicinity or which may cause injury or damage to property. 449. TRAFFIC CONTROL SIGN - Any sign used only to control and direct traffic on private property, e.g., "ENTER" or "EXIT'. 450. TRAILER, HOUSE - See Mobile Home 451. TRANSITION ZONE - A transition zone includes a maximum of two streets and four rows of houses platted to the parameters outlined in the City of North Richland HiAs Zoning Ordinance and Subdivision regulations. 452-462 RESERVED U 463. USE - The land use name given to the activity listed in the Table of Permitted Uses for which land or a building is arranged, designed or intended, or for which land or a building is or may be occupied or maintained. 464. USED VEHICLE SALES LOT - A lot or portion thereof in which the primary function is for the display and sale of previously owned automobiles that are in condition to be driven on or off the lot. 465. USE BY RIGHT - A land use allowed by the Table of Permitted Uses in one of the various zoning districts of the Zoning Ordinance without any restrictions or requiring additional action by the City Council. 466. USE RESTRICTIONS - The regulations contained within this Zoning Ordinance which control the use of a lot or structure. 467-477 RESERVED V 478. VARIANCE - An adjustment in the application of a specific regulation of the Zoning Ordinance to a particular parcel of property which, because of special conditions or circumstances peculiar to the particular parcel, is necessary to prevent the property from being deprived of rights and privileges enjoyed by other parcels in the same vicinity and zoning district. 479. VEHICLE STORAGE FACILITY - A structure or parking lot which provides for the temporary parking of automobiles, trucks (under one ton), boats, and recreational vehicles usually on an hourly, daily or monthly contract or fee basis. 480. VETERINARIAN CLINIC - A facUity for the prevention, treatment, minor surgery, cure or alleviation of disease ancVor injury in animals, specifically domestic animals, where animals remain overnight inside clinic for recovery only, and no over-night boarding of animals is conducted. 481. VISUAL SCREEN - A wall, not of living plant material, permanently affixed 10 the ground in which the area of all openings and cracks in each square foot of wall and entrance gates shall not exceed fourteen square inches, and the wall is of sufficient height so that the objects being screened are not visible from any point on the lot line when viewed from any height between ground level and seven feet above ground level. No wall shall exceed ten feet in height. 482-490 RESERVED Article 10 Definitions Page 10-13 Zoning Regulations City of North Richland Hills, Texas W 491. WALL SIGN - A sign painted on, attached to or projecting from the wall surface of a building, including permanent window signs and signs on awnings ancVor marquees. 492. WALL SURFACE - The general outer surface of any main exterior wall of the building or structure not including cornices, bay windows, or other omamental trim. 493. WAREHOUSE - A structure used primarily for the storage of merchandise or commodities. 494. WHOLESALE DISTRIBUTION - An operation selling goods or commodities in quantity chiefly to retailers, other merchants, or industrial, institutional, or commercial users mainly for resale or business use. 495. WRECKING/AUTO SALVAGE YARD - A parcel of land on which inoperative vehicles and other machinery are collected, stored, salvaged, or sold. 496-504 RESERVED Y 505. YARD - An open space, other than a court, on a lot, unoccupied and unobstructed from the ground upward except for fences and waDs. 506. YARD, FRONT - The area extending across the entire width of the lot and snuated between the front lot line and the most extreme corners of the building or, in the absence of a building, to the front building set-back line. 507. YARD, REAR - The area extending across the entire width of the lot and situated between the rear lot line and the most extreme comers of the building or, in the absence of a buUding, to the rear building set-back line. 508. YARD, SIDE - The area lying between the side lot line and the nearest and most extreme comers of the building or, in the absence of a building, to the side yard building set-back line and extending from the front yard to the rear yard. 509-515 RESERVED Z 516. ZERO LOT UNE RESIDENCE - A single family detached dwelling unit which has one side wall placed coincident with a side property 6ne. 517. ZONING - Control on the use and development of land, whether improved or not, by the city for the supposed benefit of citizens in the community and the public welfare. This control is accomplished through two ways, restrictions and development standards. (See Use Restrictions; see Development Standards). 518. ZONING DISTRICT- The Districts as designated in this Ordinance. 519. ZONING DISTRICT MAP - The official certified map upon which the boundaries of the various Zoning Districts are drawn, and which is an integral part of the Zoning Ordinance. 520. ZOO - A facility, garden or park where live animals, birds and reptiles are domiciled and kept for public display and zoological research, but not for retail sale. Article 10 Definitions Page 10..14 Appendix A LIST OF TEXT AMENDMENTS Appendix A LIST OF TEXT AMENDMENTS ORDINANCE NUMBER DESCRIPTION 1112 1206 1228 1231 1232 1233 1268 1284 1287 1307 1337 1375 1376 1376 1409 1416 1417 1421 1449 1457 1494 1572 1618 1636 1641 1643 1665 1672 1700 1705 1725 1726 1738 1749 1751 1748 1785 1791 1792 1794 1795 1809 1810 1816 1817 1824 Parochial Schools Car Spaces Disabled Spaces Planned Development Accessory Apartment Zero Lot Line Pet Store Mini-Warehousing Special Single Family District Bowling Alleys Rules and Procedures Specific Usage Residential Masonry Requirements Accessory Buildings R-7 MF Multifamily Table 22.3 School Parking Screening Fence Commercial Buildings Accessory Buildings Wind Chargers, TV Satellite Dishes Commercial Amusements, Health Studios Signage Masonry Tilt Wall Requirements Revision to Ordinance New Car Dealerships Banner Signs Temporary Sales & Christmas Trees Revisions to Use Tables Rear Yard Requirements Specific Use Permits Accessory Building Regulations TV Satellite Dishes Parking Space Dimensions Day CarelKindergarten Side Yard Requirements Carnivals and Special Events LPGlCNG Dispensing Stations Pawn Shops Self-StoragelMini-warehouse Side Yard Requirements Policy on R-8 Zero Lot Line District R-3 Square Foot Requirements Masonry Requirement - Existing Residences Automobile Inspection Stations Automobile Lubrication Center/Service Station Extra Width on Corner Lots DAIE 4123/84 6/08/85 6/1 0/85 6/1 0/85 6/1 0/85 6/1 0/85 8/26/85 10/14/85 1 0/14185 11/11/85 3/24185 6/09/86 7/14186 7/14186 11/10/86 11/10/86 11/10/86 12/08/86 4127/87 5/11/87 9/28/87 8/1 0/88 8/14189 10/09/89 11/13/89 11/13/89 4109/90 5/14/90 12/10/90 1/14191 3/14191 1/14/91 6/10/91 7/08/91 8/12/91 11/11/91 3/23/92 4113/92 4113/92 4113/92 6/22/92 6/08/92 6/08/92 7/13/92e7/13/92 8/1 0/92 Appendix A (Cont.) LIST OF TEXT AMENDMENTS ORDINANCE NUMBER DESCRIPTION DAlE. 1828 1829 1815 1855 1869 Landscape Requirement Ground Floor Residence Requirement Vehicle Storage Facility Clarification of Ord. 1636 Voting Requirements 8/10/92 8/10/92 9/28/92 11/09/92 2/08/93 Appendix B LIST OF ZONING MAP AMENDMENTS Appendix C LIST OF APPROVED SPECIAL USE PERMITS SU CASE NUMBER 1. PZ 84-52 2.PZ 85-58 3.PZ 85-106 4. PZ 86-24 5.PZ 89-12 LIST OF APPROVED SPECIAL USE PERMITS Appendix C NAME & LOCATION 8017 Grapevine Hwy. Doyne S. Byrd Lot 3R, Block 23 Clearview Add. 8017 Grapevine Hwy. D.S. Byrd Lot 3R, Block 23 Clearview Add. 7755 N. E. Loop 820 World Class Motors, Ltd. Lot 5, Kips Big Boy Addition 8017 Grapevine Hwy. D.S. Byrd Lot 3R, Block 23 Clearview Add. 7141 Grapevine Hwy. Kirley Eddleman Portion of Lot 7, Block 4, N. Richland Hills Addition AUTHORIZED SPECIAL USE C-2 Sale of Used Autos Conditions: 1. The business to be open from 8 A.M to 5 P.M. 2. Be landscaped per City Ordinance. 3. No additional lighting. 4. No entry from Grapevine Hwy. 5. No cars over 2 years old. C-2 Sale of Used Autos Conditions: 1. Operating hours 8 A.M. to 8 P.M. 2. Lighting not to shine outside property. 3. No cars older than 2 years old. C-1 Sale of Used Autos Conditions: (Not in business - Ordinance Voided) C-2 Sale of Used Autos Conditions: 1. No cars older than 6 years old. 2. Definition of a classic car to be defined by City Attorney. C-2 Sale of Used Autos Conditions: 1. Consignment cars only 2. Back of lot 7 only 3. Ingress and egress from Blaney ORDINANCE NUMBER 1156 1253 1288 1381 1619 SU CASE NUMBER 6.PZ 90-12 Appendix C (Cont.) LIST OF APPROVED SPECIAL USE PERMITS NAME & LOCATION ORDINANCE NUMBER AUTHORIZED SPECIFIC USE 8218 Bedford-Euless Rd. Snappy Car Rental C-1 Car Rental Agency Portion of Lot 1, Block 1, Cochran Add. Conditions: 1. For Suite E and 9 designated parking spaces as shown on Exhibit A. 1686 7.PZ 90-15 7908 Bedford-Euless Rd. E.K. Arledge C-2 Vehicle Leasing, Rental and Used Car Sales Lot 4, Block 1, N. Richland Sta. Add. Conditions: 1. 75% of used vehicles to be no older than five years. 1699 8. PZ 91-22 1778 6250 Rufe Snow Dr. C-1 Vehicle Inspection Station 1-20 Matlock, Inc. Lot 1, Block 1, Northland Shopping Center Addition 9. PZ 92-12 8401 Bedford-Euless Rd. Conoco, Inc. C-1 Car Wash Facility Lot 1-R, Block B, Part of Lot 1 and 2, Block B, Richland Oaks Addn. 1807 1818 10. PZ 92-22 6832 Davis Blvd. C-2 RV Storage Lot ITC,lnc. Tract 8, Johns Addn. Conditions: 1. Landscaped area along front fence. 2. Dump station included in lot. 1827 11. PZ 92-25 6708 Watauga Rd. C-1 Automobile Lubrication Center JEMPCO, Inc. Lot 8, Block 1 Northland Shopping Center Addn. SU CASE NUMBER 12. PZ 93-02 NAME & LOCATION Appendix C (Cont.) LIST OF APPROVED SPECIAL USE PERMITS AUTHORIZED SPECIFIC USE ORDINANCE NUMBER 5102 Davis Blvd. C-2 Produce Market Michael McDaniel Lot 18c, Block 18, Clearview Addn. 1870 Conditions: 1. Security fence around canopy 2. Outdoor display of produce limited to area underneath canopy 3. No loading or unloading before 7:30 a.m. or after 7:00 p.m. 4. No outdoor generators 5. No bells, horns, whistles, P A systems, or similar devices Appendix D LIST OF APPROVED PLANNED DEVELOPMENT DISTRICTS PD NUMB ~ 1. PZ 84-25 Appendix D LIST OF APPROVED PLANNED DEVELOPMENT DISTRICTS NAME & LOCATION ORDINANCE NUMBER PLANNED DEVELOPMENT DESCRIPTION Nassar Shafipour Portion of Lot 1, Blk. 4 Red Gate Addition. Twelve townhomes 1120 ·2. PZ 84-42 1144 Richland Hills Church of Christ South of Loop 820 West of Rufe Snow U-PD (Institutional Planned Development) for a church and condominium project 3. PZ 85-86 1265 Century Bldg. Construction Company Part of Blk. 4 Northridge Addition R-6-T PD (Townhome Planned Development) for 84 units 4. PZ 85-155 1348 Richmond Bay Dev. Part of Tr. 2, A-1520 W.A. Trimble Survey R-7-MF PD (Multi-family Planned Development) with minimum of 1,000 SF per unit 5. PZ 88-10 Res. 88-29 Richland Hills Retirement Ctr. Meadow Lakes Dr. U-PD (Institutional Planned congregate housing 6. PZ 69-26 LaCasita Mobile This tract was zoned from 282 Home Park (filed as Agriculture and Industrial to Holiday East Mobile ·Special Use" as a Mobile Horne Home Park) Park. The Official Map shows this area as a Planned Development. 7. PZ 92-32 Richland Hills Institutional development 1849 Church of Christ with zero side-yard Part of Block 7 requirement. Meadow Lakes Add. 8. PZ 73-28 Pilgram Realty Mini-warehouse 480 Tract II 4.32 ac with security residence Wallace Survey A-1606 Appendix D (Cont.) LIST OF APPROVED PLANNED DEVELOPMENT DISTRICTS PD NUMB ~ NAME & LOCATION ORDINANCE PLANNED DEVELOPMENT DESCRIPTION NUMBER 9. PZ 83-6 Nassar Shafipour Five quadruplex units 1007 Part of Lot 1 , Block 4 on 1 .3 acres with private Red Gate Addition drive off Irish Drive 10. PZ 88-21 J.B. Johnston 1 professional office building of brick Court Order No. Lots 1 R & 2R, Block 6 construction with maximum size of 342-120172-89 Meadow Lakes Addn. 6,000 sq. ft.; brick screening wall along 342nd. Judicial south property line; perennial shrubs on District east, west, and south sides of buildings July 31, 1989 general regulations of 0-1 Office District; landscaping per rendering in ordinance; front signs compatible with buildling; dumpsters screened with brick fence. 11. PZ 81-12 Dr. Thomas Duer Veterinarian clinic in accordance to 900 Lot 2, Block 25, site plan attached to ordinance. Clearview Addn. 12. PZ 71-19 Kinman & Howard Multi-family apartments and duplexes; 366 Tracts 1 F and 1 C2, public street dedicated and aligned with LC Walker Svy, A-1653 north end of Oakridge Terrace. 13. PZ 77-23 Charles D. Reynolds Strip shopping center and cafeteria; 25 foot 674 Lots 1-3, Block 13, private drive between Bedford-Euless Road and Carder Addition St. Hwy. 121; 7-foot fence of brick columns and cedar slats along east property line; lights shine away from homes to east; no music played outside at any time; no fast food or drive-in restaurants. 14. PZ 82-20 Flamingo Estates Single family homes with minimum square 938 Section One square footages of 1500, 1700 and 1800 according a site plan contained in the application. 15. PZ 71-21 Cherokee Estates Single family residential subdivision; 70-foot 368 street rights-of-way; minimum 10-foot wide driveways; property owner maintenance of drainage easements. - ------------------ -~----' --- --- -- ~) - - -~ \ . VISIBILITY TRIANGLES "'-- 30' . \ - - TWO RESIDENTIAL STREETS INTERSECTING, OR RESIDENTIAL STREET INTERSECTING WITH C-2-U COLLECTOR OR LARGER _Jj -I I lh- 4-0' , 1-.; ~ , Q N I I C (J P-B ,'~_/- / / ~ / PR.OP sR.TY " L'......s r TWO C-4-U COLLECTOR STREETS OR LARGER INTERSECTING I --~ L_ _______--0. ~.- 35' !.. ~I "- " - - l TWO C-2-U COLLECTOR STREETS INTERSECTING, OR C-2-U COLLECTOR INTERSECTING WITH C-4-U COLLECTOR OR LARGER ~ I ~ ., , '- VISION TO BE CLEAR WITHIN VISIBILITY TRIANGLE :r .fD L f.A é7 c:-o 0 5 eo ð ft r ,.. t).., 0 oJ ,- L"I/l ~c. ~("""-' )..~-)O $ F .J C- ~ v- C\ 'J e 4 S'- J 5 F 't F.". -t' "v I VI ..,'.] I ') 0 :J:J .; F pP'I'c'e. ~-t- l ot "? ':-. 3:1)0 C¡).,JPI/"?;~ ~J I- tJ+ A-r,-:;v 86"00 SF I- IV '11 '1 A-,....~ )...ìt SF C"V'~~ ~ '-t 'if Lf SF- F IJ ()-I p" ,'~ t" 2660 s¡:. PerCe"1+ I&~ CovPv",~~ 31.3?þ 'L 0 '?J 0 ft'''''¡ 5 (/4 ce a.. Cc. ~ f> -i~ 1,/ e ~, , ~ <::) ....... gs-' S i:~,.~t t/5e J + S/'dt'\¡4;rds -f-:> ßo?,oJ / )-() '?o o(JPj,I'¡ -jPqe-P I"')ai- .:I1¡~~Ja , ~ " 8S"' .. S 'ti' ~et I.if OPEN SPACE REQUIREMENT L_o f.re.Ä.... Rear .lilrd 10,200 )( 85'" /2.0'.:: 10. ZOO SF øpen ãre.a. 20% = 2.,04-0 SF n<=l1U'''t'J ~D~o O~11f 5P4~e .. \\ f\I " ~ 6'1' ~ - BS" $1:r l"e r ..} "" . N "<) 1 l,'g -.--.- C C,"''''' 1'\'\ on ()pe)'l -4"'e" II (" fFB- ;-1 818, I ~, ,tBjj u- ----1 Multi - ¡:= a"";/:J Û r"\; + 5 -+._._.._~... --..~--_._-_._---- . +---."-.-- - ,"-" .-.----..---.-------.- --- I Eolc, ~ v., ,+ s ,J.vQ.J.rJ _ -.Jj'~ ,f, .~. 1.+. Tow"", h CYì'\ e. ¡) f!."dQ~ M ,..-r ..... u u ~ +- <fl I 1_- ------ ----- - - - - ---- - - - -- - ----- ---- ------ - s ".,~ Ie. F aYr\tly Attache) 1:1 Appendix E SCHEDULE OF PUBLIC HEARING AND NOTIFICATION REQUIREMENTS Appendix E SCHEDULE OF PUBLIC HEARING AND NOTIFICATION REQUIREMENTS ZONING DISTRICT CHANGES Ten Day Written Notice Ten Day Newspaper Publication Fifteen Day Newspaper Publication ZONING TEXT CHANGES Ten Day Newspaper Publication Fifteen Day Newspaper Publication RESIDENTIAL REPLATS Fifteen Day Written Notification Fifteen Day Newspaper Publication PLANNING & ZONING COMMISSION CITY COUNCIL ZBA Appendix F SCHEDULE OF MINIMUM NUMBER OF PARKING SPACES Appendix F SCHEDULE OF MINIMUM NUMBER OF PARKING SPACES Number of Use Parking Required for Each Additional Spaces Requirements (1) RESIDENTIAL (a) Single Family Dwelling 4 Dwelling Unit (b) Townhouse, row- house, duplex, quadruplex or condominium 2 Living Unit (c) Apartment 2.5 Living Unit (d) Dormitory 1.5 Two (2) occupants per designed occupancy (e) Duplex 2 Living Unit One additional for each bedroom over three (2) INSTITUTIONAL SPECIAL (a) Community Center 1 125 square feet of floor space (b) School - Elementary 1 200 square feet of class room space and Jr. High School (c) High School 1 125 square feet of class room space (d) Place of 1 Three seats Public Assembly (e) College or 1 125 square feet of floor space University (f) Church 1 Three seats in sanctuary or auditorium (g) Kindergarten, day nursery, day care 1 500 square feet (h) Hospital 1.5 Bed (i) Home for the aged 1.5 Three beds and convalescent home (j) Library 1 400 square feet of public area (k) Mortuary, funeral 1 Three seats in chapel chapel Appendix F (ConI.) SCHEDULE OF MINIMUM NUMBER OF PARKING SPACES Use Number of Parking Spaces Required for Each Additional Requirements (3) RECREATIONAL, SPECIAL AND ENTERTAINMENT (a) Theater 1 Three seats (b) Bowling alley 2 Lane (c) Coin machine 1 125 square feet arcades, other of floor area commercial amusements (indoor) (d) Commercial 1 500 square feet of amusements (outdoor) site area exclusive of buildings (e) Lodge, fraternal 1 50 square feet organization of floor area (f) Spas, Health 1 400 square feet of Studios, Fitness gross floor space Centers, Commercial Gymnasiums (4) PERSONAL SERVICE AND RETAIL (a) Personal service shop 1 (except Barber and 150 square feet Beauty Shops of floor area (b) Beauty Shops and 1 Barber Shops 100 square feet (c) Retail Stores or 1 shops (inside) 250 square feet (d) Outside retail 1 1,000 square feet sales of site area exclusive of buildings (e) Coin-operated or 1 self-service laundry 250 square feet of or dry cleaning floor area (5) (a) (b) FOOD AND BEVERAGE SERVICES (Separate Building Only) Fast Food Service 1 150 square feet floor area 150 square feet floor area for employee parking 100 square feet floor area 1 Minimum of eight spaces Minimum of eight spaces Drive-in eating (c) Cafe, restaurant cafeteria, and all other eating or drinking establishments 1 Minimum of 15 spaces Appendix F (Cont.) SCHEDULE OF MINIMUM NUMBER OF PARKING SPACES Number of Use Parking Required for Each Additional Spaces Requirements (6) BUSINESS SERVICES (a) Bank 1 300 square feet of floor area (b) Savings and Loan 1 300 square feet or similar inst. of floor area (c) Medical or 1 200 square feet dental clinic of floor area (d) Office, business 1 300 square feet over 10,000 SF of floor area (e) Small and pro- 1 250 square feet fessional bldg. of floor area less than 10,000 SF (7) AUTOMOTIVE AND EQUIPMENT (a) Service Station 1 150 square feet of floor area (b) Auto repair, 1 500 square feet garage or shop of floor area (c) Vehicle or 1 500 square feet machinery sales of floor area (d) Car wash 1 150 square feet of floor area Minimum of four spaces Minimum of five spaces Plus one per 1,000 SF of site area exclusive of bldgs. and parking (8) STORAGE, WHOLESALE AND MANUFACTURING (a) Brick or lumber 1 3,000 square feet yard or similar of site area (b) Open storage of 1 3,000 square feet sand, gravel, 1 of site area petroleum (c) Warehouse and 1 3,000 square feet enclosed storage of floor area (d) Manufacturing 1 500 square feet operations of floor area Appendix F (ConI.) SCHEDULE OF MINIMUM NUMBER OF PARKING SPACES Use Number of Parking Spaces Required for Each Additional Requirements (9) (a) (b) Shopping Centers, 1 Malls and Retail Shopping Centers, Malls 1 and nonresidential multi-occupancy uses over 60 acres 250 square feet of floor area 250 square feet of floor area (10) (a) Any other use 1 250 square feet of floor area (11) (a) All other Multi- use Occupancy 1 250 square feet of floor area Appendix G SCHEDULE OF MINIMUM PARKING AND MANUEVERING DIMENSIONS Appendix G SCHEDULE OF MINIMUM PARKING AND MANUEVERING DIMENSIONS FULL SIZE CARS AISLE MIN. AISLE WIDTH LENGTH MODULE WIDTH PARKING STALL STALL -...-..-..-------------..-- PER ---..---......-------...--.....--- ANGLE WIDTH DEPTH ONE-WAY TWO-WAY STALL ONE-WAY TWO-WAY -------- ___e. (A) (B) (C) (D) (D) (E) (F) (F) -------- ----- PARALLEL 8.0 8.0 12.0 18.0 22.0 28.0 34.0 20 9.0 14.6 12.0 18.0 26.3 41.2 47.2 30 9.0 16.8 12.0 18.0 18.0 45.6 51.6 45 9.0 19.1 12.0 25.0 12.7 50.2 63.2 50 9.0 19.6 18.0 25.0 11.7 57.2 64.2 60 9.0 20.1 18.0 25.0 10.4 58.2 65.2 75 9.0 19.7 25.0 25.0 9.3 64.4 64.4 90 9.0 18.0 25.0 25.0 9.0 61.0 61.0 COMPACT CARS AISLE MIN. AISLE WIDTH LENGTH MODULE WIDTH PARKING STALL STALL -.. ......-.---- -..---------------- ..-..- PER --------..---- ---- -..- ---.. ---------..- ANGLE WIDTH DEPTH ONE-WAY TWO-WAY STALL ONE-WAY TWO-WAY -------- ----- (A) (B) (C) (D) (D) (E) (F) (F) -------- ----- PARALLEL 8.0 8.0 12.0 18.0 18.0 28.0 34.0 20 8.0 12.3 12.0 18.0 23.4 36.6 42.6 30 8.0 13.9 12.0 18.0 16.0 39.8 45.8 45 8.0 15.6 12.0 25.0 11.3 43.2 56.2 50 8.0 15.8 18.0 25.0 10.4 49.6 56.6 60 8.0 16.1 18.0 25.0 9.2 50.2 57.2 75 8.0 15.6 25.0 25.0 8.3 56.2 56.2 90 8.0 14.0 25.0 25.0 8.0 53.0 53.0 Note: Dimensions are expressed in feet and relate to Figure G.1 F D w Note: All dimensions are expressed in feet. FIGURE G-l Appendix H SCHEDULE OF PASSENGER AND MERCHANDISE LOADING REGULATIONS Appendix H SCHEDULE OF PASSENGER AND MERCHANDISE LOADING REGULATIONS A. MERCHANDISE LOADING SPACE REQUIREMENTS GROSS FLOOR AREA -- SQUARE FEET SPACES REQUIRED o up to and including 20.oo0...................................None 20,001 up to and including 100,000......................................1 100.001 up to and including 200,000......................................2 200,001 up to and including 300,000......................................3 and for each additional 1 00,000 over 300,000................................1 B. PASSENGER LOADING SPACE REQUIREMENTS: Marked off-street passenger loading spaces shall be required for the following enumerated use classes in lieu of the above loading spaces. Number of Use Loading Required for Each Additional Spaces Requirements 1. Day-Care Center 3 First 20 Children One for Each Additional 20 Students 2. Educational a. Pre-School and Kindergartens 4 2 classrooms Need not exceed 20 b. Elementary 4 2 classrooms Need not exceed 20 c. Junior High 4 4 classrooms Need not exceed 20 d.Senior High 4 6 classrooms Need not exceed 20 e. Colleges 1 Building 3. Health Facilities a. General hospital, convalescent home or sanitarium 3 Each patient care building b. Outpatient, medical or dental clinic 1 2 physicians c. Loading space for emergency vehicles See Section 22.6.2 4. Motels and Hotels 2 Minimum One for each 60 Rooms SCHEDULE OF PASSENGER AND MERCHANDISE LOADING REGULATIONS (Cont.) Number of Use Loading Required for Each Additional Spaces Requirements 5. Places of Public Assembly Churches, school auditoriums, fellowship halls, theaters, mortuaries, transportation waiting rooms, etc. 2 First 400 seats One for each Additional 1000 seats 6. Recreational and Cultural Facilities a.Amusement park 2 Minimum b. Bowling Alley 2 Minimum c. Skating Rink or dance hall 2 Minimum d.Swimming pools 2 Minimum e. Museum and Library 2 Minimum 7. Restaurants and Food Services 1 200 seats 1 Minimum Appendix I ILLUSTRATIONS Width or Lot . '<'.: ..., ~.. -' . ~ L~ Accessory Building Location . Rear Yard Open Space Area ", ~, .... , "" Minimum Lot Size Front Yard Set Back Numher of Parking Spaces Side Yard Sl't Back Depth of Lot :\1inil11ul11 Dwl'llin.: Silt' Height of Structure Rear Yard Set Back Fence and Screening TV Satellite Disc Location REGULA TIONS GOVERNED BY THE ZONING ORDINANCE Figure I .1 1. Lot width measured at the building line. 2. Chord length used when building line is circular. Lot Width Lot Width Lot Width X - .........----- -- -- X Street Street Street DETERMINING WIDTH OF LOTS 1. Lot depth measured from front property line perpendicular to street right-of-way line. 2. Lot depth on curved street determined with radial measurement. ..c: ..c: - - g, g, ~ ..c: ~ Q - g, - ~ - 0 Q 0 ~ - ~ 0 ~ Street Street Street DETERMINING DEPTH OF LOTS Figure 1 .2 Side Building Set Back Line Rear Building Set Back Line Building Envelope Front Building Set Bac~ L~ I -+- I -L Side Building Set Back Line Street Right-of.Way Building Envelope Building Footprint Note: The Lot Area divided by the Rear Yard Open Space Area equals the Percent of Rear Yard Open Space. Every SF residential lot shaD have 20% of the lot area reserved as a Rear Yard Open Space to Qç<:ommodate future accessory structures. Rear Yard Open Space extends from the most extreme rear corners of the house to each side property line. I -1 DETERMINING PERCENT REAR YARD OPEN SPACE Figure 1 .3 YARD REQUIREMENTS Roe.." - - - - 1 I I 8"i,J,~~ I I I ~ E "lIt(II(J~ l% I~ ...., J L _ - - I=,.ø~i Y"W'd S i:t'~ C;. 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"6c,,~ ø",c:' -troD"'.. ya".; , 't.~D s,.J.~ '1q".ø!J Q.,cJ ø'te "'t!...r y...".J.1'M4\'J ~~ <:.ø..,¡,..lIeJ by 1"lIt r----ì I ßu¡',)';'S I I I I' ~I ettveJø~e ~ "'I I L _ _ _ _ _J .. re At" Trl p 'e I=" rD ni4,,~t: L of Sf relit Triple Frll".,....5~ lo"'s '-e~"'~ ø.,e ç....o~_ Yt4r; Q.",ù .,ltH' ')i.(C" 'ta.-). ì"'t' rt!lJfr y~""# tut,j- t1.,~ ~ ;,,1,. V""",} &c,..(' ,,~u411 'I <:""+t'ÐtI"" ~ .., pi" t . I.1f Y:ARlLREG-lllR-ElfE N TS ~lL_QDO SHßP1:.,~D-L(LTS_~_~_____, TJ,e re~~J.l!tf_!1.I~!C:_~_ LL_M"'L _1'_"r~lI ~, "'0 _*""c -t......i 'lIAr,) ,'\ cJS~J f.o dt~,,"',",'~e r("Ar 'j.")' 8 vi tJ ,;.":) E '" " t,l ..,- e Fro"T stt'~e t -1 / {/ I ~e,~ ~~~l~ Ii' .~ ~c. I r;; /Í~(\ L ~(I,_ J. T~e ~"ø",t: IA",J ~,'Jf! 'tI4nJs ",r~ cleft..-"..,.,:,..) "''Y--,-- i:..,(" p-1Ac~~~~-L_~,-f_ _-I..~-;___~i~,u;,{~==--~- T"e sì"~ y ø,...øJ "'#11 ~c:" c#"'¡'~ðIIN ~~ ~"'f" p/~--A -L ù C,¡ , ~ "1 Fr6r&1: street- Pi e s4 "'ýJ~ J } ofs rc= 1J'" ,.;. to ettlc.v I A-HP", ,,~.¡. p~r ,,~"\Jjcvl.r biSeG'ilo" IJ I- +,\e, 'Ì1d~'¡,.; --4Il51L.- /,- -, .( /" I 01\ / ~.(/ ~ I , . .;; I f3u;/,,(,.. 5 I ~ I e .,"ef o,U· I +'r I /; / 1_ --/ ~e; "n- l.r ~ ~~~' Hax ! ~je~i,o" L/ B u/l),' f} P~~'I'l. :' L;tI\~ Fronf/a.rJ / S e., f- ba.c.l<; 01'1 10t.5 with ClJrVed r"'Qnf~ set-h l.¿ The Planningg f the Ci , of North Rich i nd Hilis, texas, vJi t t a Public Hearing on March 11, 1993, to con nc , ordi nance arming, in Its entirety, ti►eMl "di nae No. the Cbmprehensi' q Ordinance 01he City of Nort h Ri�hie _ as, as. sed and approved by the' di on the 9t8s'y`af January', 1 ill amendments. thereto and enacting a revised orol- nance establishing and providing for zoningregu lations; creating use districts in accordance with the comprehensive plan; regulating within such districts the height of buildings and strmtu'tm4lte size of yards, courts and open spaces, the' ht, bulk and use of buildings an4,land for try, residence and other purposes;"''" r.t LEGAL AFFIDA' the inclusion of new and un listed p er which has been regularly and continuously Tommy i�ow ", Mayor P g Y Y City of Mik►rtfi Richland Hilts, Te�cas circulation in the City/Town of N. RICHLAND f MCNC 1013 PUB:' 02/21/93 more than one year next preceding the first pu - LEGAL AD and that he caused said notice to be published in said newspaper on the following date(s). That the attached is a true and correct copy of said notice as published on said date(s) in said � NEW$MffR Sworn to and subscribed before me, this th�day of 19 . �rno� Notary Public, TARRANT County, Texas for Special Use Permits; specifyin . requirements of off - street parking ptiliic a. viding for the regulation of signs; °.° THE STATE OF TEXAS density of dwellings and other struet, .: i percentage of a lot that may be occup tures; adopting performance standor COUNTY OF TARRANT . try adopting a zoning district map aryd rrui it a part of this ordinance, together, With markings..aro tables appearing on' , the ordinance; creating a Board of Before me, the undersigned authority on and defining .its powers and duties, provi *W non - conforming uses and a method for distitiu- MARG I E LANGI FY peared known to me to 1 ance thereof; defining certain terms; providing .. a Certificate of Occupancy; authorizing pubiicatlen of the descriptive caption and penalty cls140, .or*- first being sworn d and upon her oath sa g , P P viding a, me thod for amending the rdirranCl,.and containing a severability clause, a sa vi sli►tste, .' and providing for peeaity for violati0t}:�t.Heor- Ing will' .be .hel at 7:j.41 p.m. i'n the , ' Chafn- 73" 94t That she is the C • L.A. R , of the sj Lao z` 9 a . exams, T�,�I p er which has been regularly and continuously Tommy i�ow ", Mayor P g Y Y City of Mik►rtfi Richland Hilts, Te�cas circulation in the City/Town of N. RICHLAND f MCNC 1013 PUB:' 02/21/93 more than one year next preceding the first pu - LEGAL AD and that he caused said notice to be published in said newspaper on the following date(s). That the attached is a true and correct copy of said notice as published on said date(s) in said � NEW$MffR Sworn to and subscribed before me, this th�day of 19 . �rno� Notary Public, TARRANT County, Texas 7I a Ctty-c t,r ,: T xas, *111 conduct a Public #heat l q'Qrti . t 3, to consider an ordihance ari^ijQIn6' 161%' W'Y.' ti sty the Zoning Ordinance No 1090, the cos. * heM Slve Zoning Ordinance of the , Cf of `Haab fochlfsnet 1+1111s, Texas, as passed and apjwo"d' by . tfo Cf : Council on the 9th day of January;'t'9�,,to. the�tt 411 amendment thereto and *Ratft a a , tgvL$bd ordinance establishing and. pr*OW tfier Wing.r tions; creating use ......ic in a - Per t ce - � "the comotehens e' a t :0- hin #u ' districts the j yft ot pf: x>� t. he_si�e sRacft, elght, bvtk and use'of but ` Viand fitted for frade, industry, residence and 4 poses; providing for the Inclusion of new #Matt• LEGAL AFFID * uses . ` grovIding ror s peci al' use,." - ,I* �, ifylhg minimurriregdirerlaeat3 0,.' , f: felerq ttf Vehicles; providing for.the regr i ' jNns; regelating the density of dwellings sad.4#Wr structures and the percentage of a lot t m be THE STATE OF TEXAS Ptcupfed, b structures; adopting Per standar"19r industry; adoptfno a xonl COUNTY OF TARRANT = p gind'Mtaifing it a part of this ardiriao , " er <with all symbols, markings and tables sp -14. said "ap .or in the ordinance'veteatin ,a ;.of Ad u _ is and defining i,ts:bolAler (€ provi non- coaformin Before me, the undersigned authority F for d uance thereof; dinsne eared ARGIE LANGLFY prov a Certificate of P M known to me ' pu 14" of the descript1ye captlon spy etausproviding a method for ameall fie' �Vdinarrcat and containing a severabillitr first being sworn, deposed and upon her oatl 1savhv 'fie, and provldl . .,for' 4y�f r►q i "On. hIs 14baring' will be held at 7:30 Council CNiMbers, 7301 Northeast to" That she is the C • L . A . R . > i�hlaod FW.1s, Texas. Thi; is Ca st No. P¢` ; •' of they _ M sg y Oml1fY . , Ma y or `" ".;' ~ CI of, Richland per which has been regularly and continuoui :alt s, q ; circulation in the City/Town of N • R I CHLAP ' C 12 n" . Me 02 more than one year next preceding the first r ryYr LEGAL AD and that he caused sa.,. said newspaper on the following date(s). a - t 3 That the attached is a true and correct copy of said notice as published on said date(s) in said NEZEAHR Sworn to and subscribed before me, this the'��" day of �- 19 � Notary Public, TARRANT County, Texas INVOICE Star - Telegram 400 W. 7th Street FORT WORTH, TX 76102 Customer ID: CIT13 Invoice Number: 229602011 (8 17) 390 -7761 Invoice Date: 7/13/03 Federal Tax ID 22- 3148254 Terms: Net due in 21 days Bill To: Due Date: 7/31/03 CITY OF N RICHLAND HILLS /SECRET PO Number: Ordinance No. PO BOX 820609 Order Number: 22960201 NORTH RICHLAND HILLS, TX 76182- Sales Rep: 073 Description: NOTICE OF PUBLI d pr Publication Date: 7/13/03 II II g section a. County of Tarrant NOTICE OF PUBLIC HEA "NOTICE OF PUBLIC c HEARING quu li t the 360 square ZONING BOARD OF I tom the 53 53 LINE $7.15 $378.77 ADJUSTMENT square feet Sales Discount CITY OF NORTH in �ze wlth a variance RICHLAND HILLS, to the roof TEXAS i.. eppJlort, col ($363.88) Notice is hereby given u mtt Misc Fee to all interested per- sons that the Zoning Board of Adjustment $5.25 will conduct a public hearingg on Thursday' July 24, 2003, at 7:od Net Amount: $20.14 each side of the ridge - Before me, a Notary Public it ar s c ofd State this day y personally appeared KAREN WILLIAMS, Bid and Legal Coordinator for the Star Telegram, publish The °aappliicantr istio�l, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say that the attached clipping of —Published in the above named paper on the listed dates: BIDS & LEGALS DEPT. STAR TELEGRAM (817) 390 -7182. Signed k' SUBSCRIBED AND SWORN TO BEFORE ME, THIS Monday, Notary Pu I - 003 CHRISTY L. HOLLAND Thank You For Your Payment 1 ' 6 * MY COMMISS10N Sxpl8 S JULY 31, 2004 ._— ..._._....._...._..._ - - - -- — __..----------- -. - --- --- -- _yam_- - -._-- Remit To: Star- Telegram Customer ID: CIT13 P.O. Box 901051 Customer Name: CITY OF N RICHLAND HIL FORT WORTH, TX 76101 -2051 Invoice Number: 229602011 Invoice Amount: $20.14 PO Number: Amount Enclosed: $ A public - heari consider a requ J.D. Jones variance to Richland Hills Ordinance No. Article 6, :3 630.D.7. R D.1 b. Section D.7 accessory carp a maximum o square feet in THE STATE OF TEXAS section a. County of Tarrant require the a pitch ct roof toA be mli $20.14 each side of the ridge - Before me, a Notary Public it ar s c ofd State this day y personally appeared KAREN WILLIAMS, Bid and Legal Coordinator for the Star Telegram, publish The °aappliicantr istio�l, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say that the attached clipping of —Published in the above named paper on the listed dates: BIDS & LEGALS DEPT. STAR TELEGRAM (817) 390 -7182. Signed k' SUBSCRIBED AND SWORN TO BEFORE ME, THIS Monday, Notary Pu I - 003 CHRISTY L. HOLLAND Thank You For Your Payment 1 ' 6 * MY COMMISS10N Sxpl8 S JULY 31, 2004 ._— ..._._....._...._..._ - - - -- — __..----------- -. - --- --- -- _yam_- - -._-- Remit To: Star- Telegram Customer ID: CIT13 P.O. Box 901051 Customer Name: CITY OF N RICHLAND HIL FORT WORTH, TX 76101 -2051 Invoice Number: 229602011 Invoice Amount: $20.14 PO Number: Amount Enclosed: $