Unless otherwise specified hereinafter, the following general regulations shall apply in all zoning districts.
(A) Sanitation. All buildings with toilet facilities shall have water and sewer service provided by the Laguna Madre Water District. Chemical toilets may be located and used only temporarily during construction.
(B) Code obedience. All construction subject to this chapter shall comply with the current Building Code adopted by the city.
(C) Fire prevention. All walls, ceilings and floors which separate living areas from work areas, garages, utility rooms or storage rooms shall be constructed to provide a minimum one-hour fire barrier. In buildings consisting of two or more dwelling units, each dwelling unit shall be separated by not less than a one-hour fire barrier. All wall fire barriers shall extend from the foundation continuously to the underside of the roof sheathing. Wooden shingles are prohibited on new construction.
(D) Accessory buildings. Accessory buildings are allowed in all districts and are restricted to the rear of lot behind the main building. The total floor area of an accessory building shall not exceed 20% of the main building. Accessory buildings shall observe the same minimum side-yard required by the district, shall be distanced at least ten feet from the main building and any other structure, shall be no closer than five feet from the rear lot line unless otherwise allowed by this chapter, and shall occupy no more than 25% of the rear yard area. No accessory buildings shall be used for dwelling purposes except for domestic servants employed on the premises. No accessory building may be constructed upon a lot until construction of the main building has commenced.
(E) Temporary buildings. Temporary buildings used in connection with construction are allowed in all districts for the duration of construction. Temporary buildings used as field offices for the initial sale or lease of property being developed are allowed for six months. No more than one temporary building per project site is allowed. Permits shall be required prior to the installation of a temporary building.
(F) Satellite dish installation. All satellite dish installation locations with dish assemblies larger than one meter in diameter shall be restricted to the rear of houses or buildings in a manner so as to be unobtrusive as possible. All dish bases shall be constructed of concrete.
(G) Yards. Every part of a required yard shall be open to the sky, unobstructed except for accessory buildings in the rear yard and except for the ordinary projection of sills, cornices and ornamental features projecting not to exceed 18 inches. For the purpose of side yard regulations, a two-family, group house or a multiple dwelling shall be considered as one building occupying one lot.
(H) Fences. Fences may be constructed to a height not to exceed six feet on the front yard line and eight feet on the side and rear yard property lines. Fences on corner lots must be located no less than 50 feet from the center of the street intersection or at a 45-degree angle from the corner of the curb edge. In no instance shall any fence be constructed to obstruct the view of vehicles approaching any intersection. Where a fence would square on the corner that abuts an intersection, the section of fence entering the 50-feet limitation from the intersection shall allow for 70% visibility. All front yard fences or corner fences must have a gated or other opening sufficient to permit access from the street for emergency personnel and equipment.
(I) Multiple buildings. More than one industrial, commercial, multiple-dwelling or institutional building may be erected upon a single lot or tract, but the yards and open spaces required around the boundaries of the lot or tract shall not be encroached upon by any buildings, nor shall any building be less than ten feet from any other structure, nor shall there be any change in the intensity of use for that zoning district.
(J) Water frontage. The following regulations apply to all property in all districts with water frontage:
(1) In those areas where docks, wharfs, seawalls or other similar improvements are required or allowed, no improvement shall be installed, erected or constructed without a building permit;
(2) All plans for boat docks, boat decks, boathouses, wharves or other similar improvements on the water shall be certified by a professional engineer;
(3) All waterfront property with a building or dwelling located thereon shall have an approved seawall;
(4) A seawall shall be erected, installed or constructed prior to or simultaneously with the construction of any building or placement of any fill on the property;
(5) The seawall shall run the full width of the water frontage, separating land from water. Due regard shall be given to adjacent, like improvements with respect to size, similarity of design and in the method of connecting the adjacent improvements; and
(6) There shall be no building meant for habitation built above the seawall, where it extends over the water and/or beyond the seawall.
(K) Seawalls. The following regulations shall apply to seawalls.
(1) All seawalls shall be constructed with materials and in a manner so as to embody its defined abilities and to serve its defined purpose. Seawalls constructed of vertical panels, of sufficient strength for their particular application, made of concrete or synthetic products, or a combination of these materials, submerged below the level of the sea floor and protruding above the sea floor to the earth level, each panel securely fitted or fastened to the next panels and all panels horizontally secured as one by a cap of similar material, and secured to the elevated earth using a “deadman” technique or a similar securing method shall be acceptable. Any other method of seawall construction which has been or can be shown to possess the definitional qualities and abilities of a seawall may be permitted, except use of asbestos sheets or any other harmful material which is expressly forbidden. In all permit applications for a seawall, the Building Official shall have the right to require sufficient information or an engineer’s certification satisfactorily assuring the proposed construction meets the definitional qualities and abilities set forth in this chapter as well as meeting the construction and strength requirements for the particular application as set forth herein.
(2) Broken concrete or other discarded building materials (riprap) placed at the shoreline does not qualify as a seawall. These materials may only be placed in areas above the water line as a method of storm wave dissipation. The materials may not be used near or in any navigable waters within the city limits and shall not be used in any other way which may pose a hazard to navigation.
(L) Placement of mobile homes and HUD-Code manufactured homes.
(1) Placement shall be made in a manner that there is no overhang over a water surface.
(2) Placement shall be in a fixed position, with wheels removed.
(3) Mobile homes and HUD-Code manufactured homes shall meet the required wind zone category for the city, be firmly anchored to the ground so they do not become a destructive object during hurricanes, high wind or flooding, and shall be installed at the required elevation and tied down, pursuant to the provisions of state law.
(4) There shall be no aluminum wiring in the electrical system.
(5) Connections to the water and sewer shall be performed by a state licensed plumber.
(6) The connection to electrical power shall be performed by a licensed electrician.
(7) (a) Prior to placement, the owner must obtain approval for the placement location from the Building Department by fully completing an application for placement of HUD-Code manufactured home which shall include:
1. The name of the home manufacturer, the make and model, HUD label or state seal number, serial number, date of manufacture, wind zone rating, and length and width size; and
2. The name, address, telephone number and registration number of the installer of the home.
(b) In addition, prior to placement, the owner must apply for a certificate of occupancy to be issued by the Building Department after satisfactory inspection and approval. A fee of $35 must be paid in advance with the application for the certificate of occupancy.
(8) Skirting shall be installed within 30 days of placement of the mobile home or HUD-Code manufactured home. Skirting shall be constructed of aluminum or vinyl specially designed for skirting; or a manufactured treated wood lattice; or concrete or masonry blocks.
(Ord. 605, passed 1-25-2000; Ord. 605B, passed 11-14-2000; Ord. 605D, passed 11-26-2002; Ord. 605E, passed 5-12-2009; Ord. 605-H, passed 3-12-2013)