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ZONING 101
PRESENTED BY:MICHAEL SHANNON, PE, CBO - DIRECTOR
W EBSITE ZONING
UDCCH. 35 QUESTIONS
DEVELOPMENT SERVICES
Michael Shannon, PE, CBO
Melissa Ramirez
Terry Kannawin
Amin Tohmaz, PE, CBO
Director Assistant DirectorLand
Development
Assistant DirectorPlan Review
Deputy DirectorField Services
• Authority to applying zoning given by the State
• Ch. 211 – Texas Local Government Code
• Unified Development Code – Article III
IT’S ALL ABOUT THE ZONING
IT’S ALL ABOUT THE ZONING
• The legal use of the land• Can I build my home?• Can I open my business?
• Encourages orderly development
• Using planning policy and principles
• Address incompatibility of adjacent land use
• Intense industrial uses and single family residential
SA’s ZONING in 1938
1938 Code – Cumulative or Pyramid Zoning
Uses of lower zoning districts are also allowed in
higher zoning districts = sudden changes in land use
SA’s ZONING in 1965
1965 Code – Zoning Districts
Residential Zone Commercial Zone Industrial Zone
Added to 1938 regulations
Range of compatible uses transitioning from
residential to industrial zones
SA’s ZONING IN 2001
• Unified Development Code (UDC)• Expanded 1965 Code
• Concept of transitioning between uses• Increasing opportunities for flexible mixed-use
development
• Updated list of uses and definitions• Converted 1938 & 1965 district to new ones
• Created non-conforming uses in some
ZONING - UDC ARTICLE III
• Identifies zoning districts
• Defines• Explains rules that apply
in each• Heights, setbacks,
density• Allowed uses • Additional guidelines for
some uses and districts
ZONING DISTRICTS
Base Districts• Allows a specified
range of uses• Residential Single-Family
and Residential Mixed• R-6, R-5, RM-4, RM-6
Residential
Residential Mixed Use
ZONING DISTRICTS
Base Districts• Allows a specified
range of uses• Multi-Family
• MF-18, MF-33, MF-65
Multi-Family
ZONING DISTRICTS
Base Districts• Allows a specified
range of uses• Office
• O-1, O-2
O-1
O-2
ZONING DISTRICTS
Base Districts• Allows a specified
range of uses• Commercial
• C-1, C-2, C-3
C-1 C-3
C-2
ZONING DISTRICTS
Base Districts• Allows a specified
range of uses• Industrial
• I-1, I-2• Flex
• FR, M-1
I-1
ZONING DISTRICTSOverlay Districts• Additional development
guidelines• Address compatibility• Most do not regulate use
• “HD” Historic• “NCD” Neighborhood
Conservation• “MLOD”/“MSAO” Military
Lighting and Sound• “RIO” River Improvement• “ERZD” Edwards Recharge
Zone
16
DEVELOPMENT PROCESSPreliminary
Development Meeting
ZoningMaster
Development Plan (MDP)
Subdivision PlatPlan ReviewPermitting
Construction Begins Inspections Certificate of
Occupancy
ZONING DISTRICTS
Special Districts• Address unique
situations • replace standards and
requirements of the base zoning districts
• “MPCD” and “MXD” -large, mixed-use developments
• “QD” and “G” limited use districts
• “IDZ” Infill Development• “PUD” Planned Unit
Development
Planned Unit Development
ADDITIONAL ZONING DISTRICT OPTIONSConditional Use• Individual use into a
lower zoning district• Uses in “C-1” permitted
by right, may be allowed in any residential districts with a “CD”
• Requires a site plan• Allows Conditions as
part of the Ordinance• Enforced by the city
Specific Use Authorization• Additional level of
review for certain uses not allowed “by-right” due to:
• unique characteristics • potential impacts on
adjacent land uses• Requires a site plan• Allows Conditions as
part of the Ordinance• Enforced by the city
MASTER PLANS
• All rezoning applications are reviewed for consistency with adopted Master Plans listed as consistency plans
• Future Land-use plan of neighborhood, community, perimeter or sector plan
• If not consistent:• amendment is required• Planning Commission
considers request prior to the Zoning Commission
NEIGHBORHOOD, COMMUNITY, PERIMETER AND SECTOR MASTER PLANS
HOW TO CHANGE ZONING AND PLAN AMENDMENTS
Application•Consistency with Adopted Plans
•Agency/Department Review•Tentative Zoning Report
Technical Staff Review•Field Visit•Criteria for Review
Notification•Newspaper•Properties within 200 ft.•Registered NAs•Signage
Staff Recommendation
Planning Commission (Amendments only)•Public Hearing•Public Input•Recommendation
Zoning Commission•Public Hearing•Public Input•Recommendation
City Council•Public Hearing•Public Input•Final vote
PROCESS ALLOWS YOU TO PARTICIPATE
• Stay informed• Keep an eye out for signs• Respond to notices• View and go to Public
Hearings• Sign up on Constant
Contact
Signs in English & Spanish
BE ON THE LOOK OUTCutout portion of notice
LOOK FOR US
ZONING 101
PRESENTED BY:MICHAEL SHANNON, PE, CBO - DIRECTOR
W EBSITE ZONING
UDCCH. 35 QUESTIONS
