§ 27-7. R-3 Dwelling District.
(a)
Purpose of district. The R-3 Dwelling District is intended to permit medium-density multifamily dwelling units. This district may be combined with a PD Planned Development District to provide for a grouping of dwelling units to achieve larger open space areas and community recreational areas, and to provide for combining residential with certain commercial and office uses which may be compatible with such multifamily uses through use of an approved site plan. Density within this district shall not in any event exceed eighteen (18) dwelling units per acre.
(b)
Permitted uses. The following are the only permitted uses within the R-3 Dwelling District and are subject only to the general conditions of this section and such other sections as are applicable:
(1)
Multifamily dwellings and apartment hotels;
(2)
Parks and playgrounds;
(3)
Churches, colleges and universities, public schools and educational institutions offering programs equivalent to public school grades;
(4)
Public buildings, libraries and fire stations;
(5)
Civic clubs, fraternal organizations and lodges, all without alcoholic beverage sales to members or the public.
(c)
Planned development uses. The following uses shall be allowed only under R-3 Planned Development zoning:
(1)
Townhouses and condominiums;
(2)
Hospitals and convalescent homes;
(3)
Any use permitted as a matter of right in an LB district, an O-1 or an O-2 district;
(4)
Private clubs;
(5)
Indoor and outdoor recreational facilities.
(d)
Conditional uses.
(1)
All R-2 uses allowed as a matter of right subject to R-2 district general conditions;
(2)
Day nurseries, kindergartens and day care centers with a maximum of one hundred (100) students;
(3)
Water wells, water storage and pumping facilities subject to the same conditions as for R-1 conditional uses.
(e)
General conditions.
(1)
Area requirements:
a.
Minimum lot size. Every residential lot within the zoning district shall be at least sixty-five thousand (65,000) square feet in area, and every nonresidential lot shall be at least twenty thousand (20,000) square feet in area.
b.
Minimum lot width. Every lot within this zoning district shall be at least one hundred twenty-five (125) feet in width, measured at the front building line.
c.
Maximum lot coverage. No more than thirty (30) percent of the total lot area shall be covered by buildings.
d.
Building lot ratio. There shall be at least two thousand eight hundred (2,800) square feet of lot area for each dwelling unit built on any lot.
(2)
Minimum dwelling unit size: Every dwelling unit hereafter erected, constructed, reconstructed or altered in this district shall have a floor area exclusive of breezeways, basements, open and screened porches, corridors, parking area, garages and accessory buildings of not less than the following:
a.
Efficiency—Six hundred (600) square feet. (No more than forty (40) percent of the total apartments shall be efficiencies);
b.
One bedroom—Seven hundred fifty (750) square feet;
c.
Two bedroom—Nine hundred (900) square feet;
d.
Three bedroom—One thousand (1,000) square feet;
(3)
Yard requirements: Every lot within this district shall have exterior yards of at least twenty-five (25) feet. Such lot shall have minimum interior yards of at least ten (10) feet for one-story buildings and an additional five (5) feet for each story thereafter, subject to provisions of subsection 27-21(b)(4). Every part of a required yard or court shall be maintained as open space; provided, that ordinary projections may extend into a minimum side yard or court not more than twenty-four (24) inches.
In this district the following rules shall be followed in the establishment of the minimum width of a yard:
a.
When the exterior walls of a building or of adjacent buildings are within sixty (60) degrees of being parallel and neither contains windows or doors, such walls shall be separated by not less than ten (10) feet of open space.
b.
When the exterior walls of a building or of adjacent buildings are within sixty (60) degrees of being parallel and one (1), but not both, contains windows or doors, such walls shall be separated by not less than twenty (20) feet of open space.
c.
When the exterior walls of a building or of adjacent buildings are within sixty (60) degrees of being parallel and both contain windows or doors, such walls shall be separated by not less than forty (40) feet of open space.
(4)
Height restrictions: No building shall exceed thirty-five (35) feet in height.
(5)
Fences and screening: Fences and screening shall be provided and maintained as set forth in section 27-21.
(6)
Parking:
a.
Residential parking as required in Table 20-3 shall be provided in a covered area behind the front building line. At least two (2) such spaces shall be covered. Required covered parking shall not be enclosed for residential purposes unless and until additional required covered parking is provided.
b.
Applicability.
1.
The regulations contained in this chapter shall apply to any single-family residence, duplex, triplex, townhouse, or upon any property zoned "R-1","R-1A", "R-2", "R-3", "MH" in the City of Hurst.
2.
The regulations contained in this chapter shall apply to any automobile, truck, bus, motorcycle, motor home, camper, trailer, truck tractor, road tractor, semi-trailer, pole trailer, boat or mobile home, or other such vehicle, collectively referred to as "vehicles".
3.
An existing property that is currently utilizing a yard area without providing the required all-weather surface or the screening fence shall have six (6) months to comply with the ordinance from the effective date of this section.
4.
Existing gravel driveways may continue when bordered by concrete curbing, interlocking brick pavers, steel edging, or other non-wood or non-plastic borders suitable to the building official and when one (1) inch diameter or larger gravel is used.
5.
All borders shall be installed with two (2) to three (3) inches of edging above grade.
c.
Exterior yard parking at the front of or at the side of a residence is allowed on paved surfaces. It shall be unlawful for any person to park or to cause, suffer, maintain or allow to be parked upon any property under his control, either as owner or tenant, any vehicle on any unpaved surface in the exterior yard(s).
d.
Interior side yard parking is allowed on unpaved surfaces if screened by an approved six (6) foot fence or wall. Unless vehicles are screened from view from any public street by a screening fence, it shall be unlawful for any person to park or to cause, suffer, maintain or allow to be parked any vehicle upon any property under his control, either as owner or tenant, on any unpaved surface in the side yard(s).
e.
Rear yard parking is allowed regardless of parking surface if rear yard is screened by an approved six (6) foot fence or wall.
f.
The maximum paved area of exterior yards devoted to parking on properties zoned for residential use shall not exceed fifty (50) percent of the exterior yard unless a special exception is granted by the zoning board of adjustment.
g.
Siting of required paved exterior yard surfaces must be done so as to comply with the city's ordinances, regulations, and driveway standards.
h.
All off-street parking areas and driveways in R-1, R-1A, R-2, R-3, and MH zoned properties shall be paved in accordance with the residential driveway detail specifications to adequately provide an all-weather surface.
i.
All paved off-street parking areas shall require a permit.
(7)
Signs: Subject to the general restrictions of section 27-22.
(8)
Accessory buildings: Accessory buildings, including garages, tool sheds and greenhouses, shall be permitted behind the front building line; provided, however, that no structure shall be allowed in any required yard.
(9)
[ Reserved. ]
(10)
Refuse containers: All refuse and refuse containers shall be screened from view of adjacent public streets.
(11)
Open space: In addition to paved parking and driving areas, at least ten (10) percent of the lot shall be maintained in landscaped open area.
(12)
Recreation space: In addition to the required minimum open space, the amount of a lot equal to twenty (20) percent of the total dwelling unit floor area shall be maintained in minimum recreation space.
(13)
Exterior wall surfaces:
a.
The exterior surface of walls of all dwellings in this district, other than single-family detached houses, shall be at least ninety (90) percent masonry, excluding window and door openings.
b.
Notwithstanding the definitions of masonry contained in the building code, stucco (as that term is defined in this chapter) may be utilized to fulfill up to one-third of the masonry requirement. The use of stucco within three (3) feet of the top of the slab is prohibited. If a type of construction other than concrete slab is utilized, stucco is prohibited below four (4) feet above grade.
c.
Single-family detached houses constructed within this district are subject to the masonry requirements of subsection (e)(10) of section 27-4, R-1 Dwelling District.
(f)
Planned development regulations:
(1)
R-3 PD uses shall be subject to R-3 general conditions; provided, however, that the following R-3 general conditions may be specifically modified by the site plan or ordinance adopting such site plan:
a.
Minimum lot size;
b.
Minimum lot width;
c.
Yard requirements;
d.
Maximum building height;
e.
Access;
f.
Building to lot ratio;
g.
Maximum lot coverage;
h.
Parking and loading;
i.
Sign regulations;
j.
Landscape regulations;
k.
Exterior wall surface;
l.
Screening requirements.
(2)
Maximum density shall not exceed eighteen (18) dwelling units per acre, or such lower density as may be established by the site plan adopted by ordinance.
(Code 1965, Ch. 27, §§ 6.1—6.6; Ord. No. 1124, § 2, 3-25-86; Ord. No. 1306, § 1, 11-27-90; Ord. No. 1763, § 4, 3-13-01; Ord. No. 2002, § 5, 11-28-06)