Comprehensive Zoning Ordinance City of Stafford, Texas

269 Pages·2017·3.77 MB·English

City of Stafford Comprehensive Zoning Ordinance

Comprehensive Zoning Ordinance
City of Stafford, Texas

Ordinance No. _______
Adopted

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City of Stafford Comprehensive Zoning Ordinance
Table of Contents

ARTICLE 1 – AUTHORITY ..................................................................................................................................................................................... 4
SECTION 102-1 – SHORT TITLE ...................................................................................................................................................................... 4
SECTION 102-2 – AUTHORITY AND PURPOSE .............................................................................................................................................. 4
SECTION 102-3 – COMPLIANCE REQUIRED AND APPLICATION OF REGULATIONS ................................................................................. 4
SECTION 102-4 – SEVERABILITY .................................................................................................................................................................... 4
SECTION 102-5 – CONFLICTING ORDINANCES ............................................................................................................................................. 4
SECTION 102-6 – PENALTY FOR VIOLATION ................................................................................................................................................. 4
SECTION 102-7 – EFFECTIVE DATE................................................................................................................................................................ 5
SECTION 102-8 – 102-28 – RESERVED ........................................................................................................................................................... 5
ARTICLE 2 – GENERAL REGULATIONS ............................................................................................................................................................. 6
SECTION 102-29 – PRIOR APPROVALS .......................................................................................................................................................... 6
SECTION 102-30 – ADMINISTRATION AND ENFORCEMENT ........................................................................................................................ 6
SECTION 102-31 – ZONING DISTRICT MAP .................................................................................................................................................... 6
SECTION 102-32 – ZONING DISTRICT BOUNDARIES .................................................................................................................................... 6
SECTION 102-33 – CLASSIFICATION OF NEW/UNLISTED USES .................................................................................................................. 7
SECTION 102-34 – NEWLY ANNEXED AREAS ................................................................................................................................................ 8
SECTION 102.35 – 50 – RESERVED................................................................................................................................................................. 8
ARTICLE 3 –ADMINISTRATION ............................................................................................................................................................................ 9
SECTION 102-51 – BOARD OF ADJUSTMENT ................................................................................................................................................ 9
SECTION 102-52 – ZONING ADMINISTRATOR ............................................................................................................................................. 12
SECTION 102-53 – 69 – RESERVED .............................................................................................................................................................. 12
ARTICLE 4 – ZONING DISTRICTS ...................................................................................................................................................................... 13
SECTION 102-70 – ZONING DISTRICTS ESTABLISHED .............................................................................................................................. 13
SECTION 102-71 – SFR – SINGLE-FAMILY RESIDENTIAL DWELLING DISTRICT ...................................................................................... 14
SECTION 102-72 – SFR-5 – SINGLE-FAMILY RESIDENTIAL DWELLING MEDIUM DENSITY DISTRICT ........................................................ 17
SECTION 102-73 – SFA – SINGLE FAMILY ATTACHED DWELLING RESIDENTIAL DISTRICT .......................................................................... 19
SECTION 102-74 – MFR – MULTIFAMILY RESIDENTIAL DWELLING DISTRICT ......................................................................................... 21
SECTION 102-75 – AE – ARTS AND EDUCATION DISTRICT ........................................................................................................................ 23
SECTION 102-76 – RCT – RESIDENTIAL, COMMERCIAL AND TECHNOLOGY DISTRICT ........................................................................... 25
SECTION 102-77 – PC – PRIMARY CORRIDOR DISTRICT ........................................................................................................................... 28
SECTION 102-78 – IS – U.S. 90-A ISLAND DISTRICT .................................................................................................................................... 31
SECTION 102-79 – RCLM – RETAIL, COMMERICAL & LIGHT MANUFACTURING DISTRICT ..................................................................... 33
SECTION 102-80 – MU – MIXED USE DEVELOPMENT DISTRICT ................................................................................................................ 35
SECTION 102-81 – MU-1 – MIXED USE DEVELOPMENT DISTRICT ............................................................................................................ 37
SECTION 102-82 – PD PLANNED DEVELOPMENT DISTRICTS ................................................................................................................... 39
SECTION 102-83– PRINCIPAL PERMITTED USE TABLE .............................................................................................................................. 43
SECTION 102-84 – YARD REQUIREMENTS .................................................................................................................................................. 54
SECTION 102-85 – HOME OCCUPATIONS .................................................................................................................................................... 55
SECTION 102-86 – ACCESSORY USES AND STRUCTURES ....................................................................................................................... 56
SECTION 102-87 – TEMPORARY USES DURING CONSTRUCTION ............................................................................................................ 56
SECTION 102-88 – TEMPORARY BUILDINGS ............................................................................................................................................... 57
SECTION 102-89 – TELECOMMUNCATIONS TOWERS ................................................................................................................................ 57
SECTION 102-90 - 99 – RESERVED ............................................................................................................................................................... 62
ARTICLE 5 – APPLICATIONS AND AMENDMENTS .......................................................................................................................................... 63
SECTION 102-100 – AUTHORITY AND APPLICATION .................................................................................................................................. 63
SECTION 102-101 – SITE PLAN REVIEW PROCESS .................................................................................................................................... 66
SECTION 102-102 – SPECIFIC USE PERMITS .............................................................................................................................................. 69
SECTION 102-103 – NONCONFORMING USES, LOTS AND STRUCTURES ............................................................................................... 74
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City of Stafford Comprehensive Zoning Ordinance
SECTION 102-104 – PRESERVING RIGHTS IN PENDING LITIGATION AND VIOLATIONS UNDER EXISTING ORDINANCES ................. 82
SECTION 102-105 – CERTIFICATES OF OCCUPANCY ................................................................................................................................ 83
SECTION 102-104 - 129 – RESERVED ........................................................................................................................................................... 83
ARTICLE 6 – OFF-STREET PARKING AND LOADING REQUIREMENTS........................................................................................................ 84
SECTION 102-130 – PURPOSE AND INTENT ................................................................................................................................................ 84
SECTION 102-131 – RULES FOR THE COMPUTATION OF THE NUMBER OF PARKING SPACES ............................................................ 84
SECTION 102-132 - 149 – RESERVED ........................................................................................................................................................... 93
ARTICLE 7 – DEVELOPMENT STANDARDS ..................................................................................................................................................... 94
SECTION 102-150 – DEVELOPMENT AND CONSTRUCTION STANDARDS ............................................................................................... 94
SECTION 102-151 – PERFORMANCE STANDARDS ................................................................................................................................... 104
SECTION 102-152 – SCREENING AND FENCING ....................................................................................................................................... 106
SECTION 102-153 – OPEN STORAGE AND OPEN PROCESSING ............................................................................................................. 112
SECTION 102-154 – OUTDOOR SALES, DISPLAY AND STORAGE ........................................................................................................... 113
SECTION 102-155 – LANDSCAPING ............................................................................................................................................................ 115
SECTION 102-156 – LANDSCAPE APPENDICIES ....................................................................................................................................... 130
SECTION 102-157-169 – RESERVED ........................................................................................................................................................... 142
ARTICLE 8 – DEFINITIONS ............................................................................................................................................................................... 143
TECHNICAL DEFINITIONS ........................................................................................................................................................................... 143
LANDSCAPING DEFINITIONS ...................................................................................................................................................................... 150
RESIDENTIAL USES ..................................................................................................................................................................................... 152
PUBLIC, INSTITUTIONAL, AND CIVIC USES ............................................................................................................................................... 154
EDUCATIONAL FACILITIES .......................................................................................................................................................................... 155
HEALTH SERVICES ...................................................................................................................................................................................... 155
PARKS AND OPEN SPACE ........................................................................................................................................................................... 155
COMMERCIAL USES .................................................................................................................................................................................... 156
AUTO SALES, EQUIPMENT AND REPAIR ................................................................................................................................................... 156
FINANCIAL SERVICES.................................................................................................................................................................................. 157
FOOD AND BEVERAGE SERVICES ............................................................................................................................................................. 158
LODGING FACILITIES ................................................................................................................................................................................... 158
OFFICE, BUSINESS AND PROFESSIONAL ................................................................................................................................................. 158
PERSONAL SERVICES ................................................................................................................................................................................. 159
RECREATION AND ENTERTAINMENT INDOOR ......................................................................................................................................... 159
RECREATION OUTDOOR ............................................................................................................................................................................. 160
INDUSTRIAL USES ....................................................................................................................................................................................... 162
UTILITIES....................................................................................................................................................................................................... 163
ACCESSORY USES AND BUILDINGS .......................................................................................................................................................... 164
ARTICLE 9 – LEGACY ZONING REQUIREMENTS .......................................................................................................................................... 165
SECTION 102-170 – SFR-1 – SINGLE-FAMILY RESIDENTIAL DWELLING DISTRICT 1 ............................................................................ 165
SECTION 102-171 – MU-2 – MIXED USE DISTRICT .................................................................................................................................... 169
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City of Stafford Comprehensive Zoning Ordinance
ARTICLE 1 – AUTHORITY

SECTION 102-1 – SHORT TITLE

This Chapter shall be known and may be cited as "The City of Stafford Zoning Ordinance."

SECTION 102-2 – AUTHORITY AND PURPOSE

As authorized by Chapter 211 of the Texas Local Government Code, the zoning regulations and districts as herein
established have been made for the purpose of promoting the public health, safety, morals, and general welfare within
the City. They have been designed to lessen the congestion in the streets; to secure safety from fire, panic and other
dangers; to ensure adequate light and air; to prevent the overcrowding of land and thus avoid undue concentration of
population; and to facilitate the adequate provision of transportation, water, wastewater treatment, schools, parks and
other public requirements. They have been made with reasonable consideration, among other things, for the character
of each zoning district and its peculiar suitability for the particular uses specified; and with a view to conserving the value
of buildings and encouraging the most appropriate use of land throughout the City.

SECTION 102-3 – COMPLIANCE REQUIRED AND APPLICATION OF REGULATIONS

All land, buildings, structures or appurtenances thereon located within the City of Stafford, Texas, which are hereafter
occupied, used, constructed, erected, removed, placed, demolished, and/or converted shall be occupied, used, erected,
altered, removed, placed, demolished and/or converted in conformance with the zoning regulations prescribed for the
zoning district in which such land or building is located, as hereinafter provided, or such shall be subject to penalties as
per Section 102.6 of this Chapter. All of the standards and regulations prescribed herein shall be considered as the
minimum requirement unless explicitly stated otherwise.

The City shall not issue a building permit or certificate of occupancy required by this Chapter for any land located within
the jurisdiction of the City to which this Chapter applies until and unless there is compliance with this Chapter.

SECTION 102-4 – SEVERABILITY

Should any Section, section or any provision of this Chapter be decided 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 held to
be unconstitutional or invalid.

SECTION 102-5 – CONFLICTING ORDINANCES

Whenever any provision of this Chapter imposes a greater requirement or a higher standard than is required in any State
or Federal statute or any other City ordinance or regulation, the provision of this Chapter shall govern. Whenever any
provision of any State or Federal statute or other City ordinance or regulation imposes a greater requirement or a higher
standard than is required by this Chapter, the provision of such State or Federal statute or other City ordinance or
regulation shall govern.

SECTION 102-6 – PENALTY FOR VIOLATION

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City of Stafford Comprehensive Zoning Ordinance
A. Any person, firm or corporation who violates any provision of this Chapter shall be guilty of a
misdemeanor and shall be liable for a fine up to two thousand dollars ($2,000.00) per offense. Each
day of violation constitutes a separate offense upon conviction.

B. In addition to pursuing the penalties and fines provided above, the Zoning Administrator may bring
additional legal action to insure compliance with this Chapter, including injunction, abatement or other
appropriate action or proceeding.

SECTION 102-7 – EFFECTIVE DATE

This Chapter was adopted on ______________(date) and became effective as the Stafford Municipal Zoning Ordinance
on _____________________ (date). .

SECTION 102-8 – 102-28 – RESERVED

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City of Stafford Comprehensive Zoning Ordinance
ARTICLE 2 – GENERAL REGULATIONS

SECTION 102-29 – PRIOR APPROVALS

Nothing in this Chapter shall be deemed to require any change to the plans, plats, lots or buildings previously approved
prior to the effective date of this Chapter unless allowed by law.

SECTION 102-30 – ADMINISTRATION AND ENFORCEMENT

The provisions of this Chapter shall be administered and enforced by the Mayor or his/her designee. The Mayor or
his/her designee and such staff members or committees as may be assigned to or appointed shall have all necessary
authority on behalf of the City to administer and enforce the provisions of this Chapter, including the remedying of any
condition found in violation of this Chapter, the bringing of legal action to ensure compliance with this Chapter or other
appropriate action or proceeding.

Footnote. City Charter, Article III, the Council, Section 3.03 a.(3) and Article IV, Administrative Services, Section 4.04 a.

SECTION 102-31 – ZONING DISTRICT MAP

A. The City is hereby divided into zones, or districts, and the boundaries of zoning districts set out herein
are delineated upon the Zoning District Map of the City, which may also be cited as the "Zoning Map,"
said map being adopted as a part of this Chapter as fully as if the same were set forth herein in detail.

B. One (1) original Zoning District Map shall be filed in the office of the City Secretary and labeled as
"Official Zoning Map of the City of Stafford, Texas—Ordinance No. XXXX." This copy shall be kept
as a record of history.

SECTION 102-32 – ZONING DISTRICT BOUNDARIES

A. The zoning district boundary lines shown on the Zoning District Map are usually along streets, alleys,
property lines, or extensions thereof. Where uncertainty exists as to the boundaries of districts as
shown on the Zoning District Map, the following rules shall apply:

1. Boundaries shown as approximately following the centerlines of streets, highways or alleys shall
be construed to follow such centerlines.

2. Boundaries shown as approximately following platted lot lines shall be construed as following
such lot lines.

3. Boundaries shown as approximately following City limits shall be construed as following such City
limits.

4. Boundaries shown as following railroad lines shall be construed to be located along the centerline
of the railroad right-of-way lines.

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City of Stafford Comprehensive Zoning Ordinance
5. Boundaries shown as parallel to, or extensions of, features described in Subsections (1) through
(5) above shall be so construed. Distances not specifically indicated on the Zoning District Map
shall be determined by the scale of the Map.

6. Whenever any street, alley or other public way is vacated by official action of the City Council, or
whenever such area is used for building purposes, the zoning district line adjoining each side of
such street, alley or other public way shall be automatically extended to the centerline of such
vacated street, alley or public way and all areas so involved shall then and henceforth be subject
to all regulations of the extended districts.

7. The zoning classification applied to a tract of land adjacent to a street shall extend to the
centerline of the street unless, as a condition of zoning approval, it is stated that the zoning
classification shall not apply to the street.

8. Where physical features on the ground are different with information shown on the Zoning District
Map, or if there arises a question as to how or whether a parcel of property is zoned and such
question cannot be resolved by the application of Subsections (1) through (8) above, then the
Planning and Zoning Commission shall interpret and recommend to the City Council the
appropriate zoning district boundaries.

SECTION 102-33 – CLASSIFICATION OF NEW/UNLISTED USES

It is recognized that new types of land use will arise in the future, and forms of land use not presently anticipated may
seek to locate in the City of Stafford. In order to provide for such changes and contingencies, a determination as to the
appropriate classification of any new or unlisted form of land use in the Principal Permitted Uses Table shall be made as
follows:

A. Standards for new and unlisted uses may be interpreted by the Mayor or his/her designee as those
of a similar use. When a determination of the appropriate zoning district cannot be readily ascertained,
the Mayor or his/her designee shall refer the question concerning any new or unlisted use to the
Planning and Zoning Commission requesting a recommendation as to the zoning classification into
which such use should be placed.

1. 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
determine the zoning district or districts within which such use is most similar and should be
permitted, by right or by SUP.

2. 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 shall
approve or disapprove the recommendation of the Planning and Zoning Commission or make
such determination concerning the classification of such use as is determined appropriate based
upon its findings. If approved, the new or unlisted use shall be amended in the use charts of the
Ordinance according to Section 102-83 of this Chapter.

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City of Stafford Comprehensive Zoning Ordinance
SECTION 102-34 – NEWLY ANNEXED AREAS

A. Zoning annexed areas. Within sixty (60) days following the annexation of territory into the City, the
City Council shall initiate proceedings to establish permanent zoning classifications for all such newly
annexed territory. Pending completion of such proceedings, such territory shall be classified as
District "MU," Mixed Use. Such temporary zoning classification shall remain in effect only until such
time as the City Council establishes the permanent zoning classification, following procedures
required by Texas, Local Government Code Ch. 211 and Article 5 of this Chapter.

B. Permits in temporarily zoned areas. In newly annexed areas temporarily classified as District "MU,"
Mixed Use, no permit for the construction of a building, or certificate for the use of land, other than for
a building or use allowed in said district shall be issued by the Zoning Administrator.

C. Unplatted property. Unplatted property shall be approved in accordance with the permanent zoning
classification after consideration by the Planning and Zoning Commission and the City Council.

SECTION 102.35 – 50 – RESERVED

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City of Stafford Comprehensive Zoning Ordinance
ARTICLE 3 –ADMINISTRATION

SECTION 102-51 – BOARD OF ADJUSTMENT

SECTION 102-51.1 – CREATION

There is hereby created a zoning Board of Adjustment. Such Board is established in accordance with the provisions of
Texas, Local Government Code § 211.008. Such Board shall have and exercise those powers and duties as prescribed
of Texas, Local Government Code § 211.009 and this Chapter.

SECTION 102-51.2 – MEMBERSHIP

A. The Board of Adjustment shall consist of five (5) members, each to be appointed by the Mayor and
confirmed by the City Council. Members shall be appointed for terms of two (2) years, which terms
shall run concurrently with that of the Mayor. Vacancies shall be filled by the same procedures for
original appointment, and shall be for the unexpired term of the position vacated.

B. The Board shall have four (4) alternate members, appointed in the same manner and for the same
terms as regular members. Alternate members shall serve in the absence of one or more regular
members.

C. Members of the Board, whether regular or alternate, may be removed only for on a written charge by
the City Council after a public hearing as allowed by Texas Local Government Code Section 211.008
(b).

SECTION 102-51.3 – SELECTION OF OFFICERS

One (1) regular member of the Board of Adjustment shall be appointed as its chairperson, and another as vice-
chairperson. The chairperson and vice-chairperson shall be appointed by the Mayor, subject to approval by the City
Council. Such officers shall be appointed for terms of one (1) year. In the absence of the chairperson, the vice-chairperson
shall act as chairperson and shall have all powers of the chairperson. The members of the Board shall be authorized to
select one of its members to preside over meetings in the absence of the chairperson and the vice-chairperson.

SECTION 102-51.4 – MEETINGS

Meetings of the Board of Adjustment shall be held at the call of the chairperson and at such times as the Board may
determine. All meetings of the Board shall be open to the public in accordance with the provisions, limitations and
exceptions of applicable open meetings laws. Four (4) members of the Board shall be necessary to constitute a quorum.

SECTION 102-51.5 – RULES AND REGULATIONS

The Board of Adjustment shall keep minutes of its proceedings, showing the vote of each member upon each question,
and shall keep records of its examinations and other official actions, all of which shall be immediately filed with the City
Secretary and shall be a public record. The Board shall conduct its affairs in accordance with the rules and regulations
applicable to such Board, as shall be adopted from time to time by City Council. Upon adoption of such rules and
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City of Stafford Comprehensive Zoning Ordinance
regulations, the City Secretary shall furnish a copy of the same to each member of the Board and to the Zoning
Administrator, all of which rules and regulations shall operate uniformly in all cases. All resolutions and orders of the
Board shall be in accordance therewith.

SECTION 102-51.6 – AUTHORITY OF THE BOARD OF ADJUSTMENT

The Board of Adjustment shall have the authority to grant relief in the form of variances, Special Exceptions, and appeals
to the provisions of this Section, subject to the standards established herein.

A. Variances. The Board of Adjustment shall have the authority to grant variances from the technical
requirements of this Section, such as those relating to height, yard, and area regulations, if:

1. A variance is necessary to allow the reasonable use of a particular parcel of land that is restricted
by attributes inherent in the land such as its area or shape and, when applying the standards of
this Section, it cannot otherwise be appropriately or reasonably used;

2. The granting of a variance will not be materially detrimental or injurious to other property or
improvements in the neighborhood in which the subject property is located, nor impair an
adequate supply of light or air to adjacent property, nor substantially increase the congestion in
the public streets, nor increase the danger of fire, or in any way endanger the public health, safety
and well-being of the neighborhood in which the subject property is located;

3. The literal enforcement of this Section would create an undue hardship;

4. The need for the variance is not self-imposed by the applicant;

5. The hardship to be suffered through the literal enforcement of the ordinance would not be
financial alone; and

6. The granting of the variance would not be injurious to the public health, safety, and welfare nor
be contrary to the purpose and intent of this Section.

The Board may establish and impose appropriate conditions to the granting of a variance to
safeguard the character of the area and to protect adjacent property owners, which conditions shall
be expressed in the written order of the Board relating thereto. Violation of any such condition shall
be deemed a violation of this Section. The Board shall not be authorized to consider or grant a
variance to allow a use not permitted in the district in which the applicable property is located, nor to
change the zoning district designation of any land.

B. Special Exceptions. The Board of Adjustment shall have the authority to grant Special Exceptions
when required to do so under this Section.

C. Administrative review. The Board of Adjustment shall have the authority to hear and decide appeals
where it is alleged there is error of law in any order, requirement, decision, or determination made by
the Zoning Administrator or Building Official in the interpretation or enforcement of this Section.
Appeals may be taken to and before the Board by any person aggrieved, or by any officer,
department, or bureau of the City.
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