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1. Why were Neighborhood Districts created?

Neighborhood Districts were created to replace our current options for medium and high density residential or neighborhood commercial development in existing neighborhood areas.  Regulations in Neighborhood Districts are tailored to focus on compatibility, scale, and use in a more detailed and refined way than in undeveloped areas or preferred growth areas on our Comprehensive Plan. Our current zoning districts need to be replaced because they were designed to accommodate each development type the same way regardless of the location.  For example, our current multi-family zoning district (MF-24) has the same standards whether it is located on Old Ranch Road 12, IH 35 or Springtown Way.  Our Comprehensive Plan says that each of those areas should be developed differently and we need to tailor zoning districts to be appropriate in each of these areas.  Click here to find out more information about the specific feedback received through the process that led to the creation of neighborhood districts.

2. Where are the new neighborhood zoning districts located?

No properties in the City will be zoned Neighborhood Districts until a property owner or the neighborhood requests a re-zoning and completes a new, more rigorous rezoning process.  For more information about how the zoning process has changed click here.

Property owner requested zoning changes to neighborhood districts are appropriate in the following types of locations:

• The property is not currently zoned single family.
• The property is zoned single family but is in an area surrounded by different types of uses and the request is compatible with the surrounding

City initiated rezoning to neighborhood districts may take place after the completion of neighborhood studies if desired by the affected community.

In all cases designating a property as a neighborhood district will require a formal rezoning process where: 

• Notice is provided to all property owners within 400 feet, 
• A notice of application is available to any community member that requests it,
• A neighborhood meeting is held, 
• Two public hearings are held, and
• The City Council elects to rezone the property.

3. If I live in a single family home within a predominantly single family area what changes will I see with the adoption of Code SMTX?

Single family homes within predominantly single family areas will remain substantially unchanged with the exception of the two items identified below:

1.  Accessory dwelling units are permitted when all of the following standards are met:
   • The property owner lives on the lot;
   • There is room on the lot to provide an additional parking space behind the main house; and
   • The accessory unit does not exceed 1,000 square feet or half the size of the main house whichever is less.
2.  Rental Registration is required for all single family dwellings or accessory dwellings that are not owner occupied

4. What are neighborhood districts?

Neighborhood Districts are a category of new zoning districts that were created as a result of the Code SMTX process.  They are designed for compatibility with existing development and will replace our current zoning options for medium density or high density development.  Some key standards that apply in all neighborhood districts include:

• Rental Registration
• Occupancy Restrictions

The individual districts and some of the key standards are described below.  For more detailed information about how these districts compare to our current districts or the districts proposed for growth areas click here.

Neighborhood District - 3 (ND-3): The ND-3 district accommodates single family homes including some additional building types that can support affordable alternatives to home ownership such as smaller lots, attached homes, or a cottage court style product that includes single family homes that surround a common courtyard.  Key standards in this district include:

• Height: 2 stories (maximum)
• Building width: 60 feet (maximum)
• All primary dwelling units are on a separate lot and have an opportunity for homeownership (except Accessory Dwelling Units)
• Units per acre: 10 (maximum)
• Surface Parking Location: side or rear of main house
• Garage Parking Location: Setback from the front wall plane of the house

Neighborhood District - 3.5 (ND-3.5): The ND-3.5 district may include single family homes but is intended for a mixture in smaller scale housing types and may include townhouses, duplexes, cottage courts, attached homes, and small multifamily. Key standards in this district include:

• Height: 2 stories (maximum)
• Building width: 60 feet (maximum)
• Units per lot: 9 (maximum)
• Units per acre: 16 (maximum)
• Surface Parking Location: side or rear of main house
• Garage Parking Location: Setback from the front wall plane of the house

Neighborhood District - 4 (ND-4): The ND-4 district accommodates multifamily and townhouse living that is designed to fit in with a residential neighborhood character. Key standards in this district include:

• Height: 3 stories (maximum)
• Units per lot: 24 (maximum)
• Larger multi-family is designed around a courtyard located at the street edge
• Limited types of commercial may be located on corners
• Surface Parking Location: side or rear of buildings
• Build to Zone: 50% of the primary lot frontage includes a building

Neighborhood District - 4M (ND-4M): The ND-4M district accommodates small multifamily, live/work, townhouse, mixed use and commercial building types that are designed to be located along commercial and pedestrian oriented corridors that act as gateways to residential areas. Key standards in this district include:

• Height: 3 stories (maximum)
• Units per lot: 9 (maximum)
• Commercial is allowed
• Surface Parking Location: side or rear of buildings
• Build to Zone: 70% of the primary lot frontage includes a building