§ 15. Executive estate residential-32 (EE-32) district.
15.1
General purpose and description. The executive estate residential-32 (EE-32) district is intended to provide for development of primarily high quality, low-density detached, single-family residences on lots of not less than 32,000 square feet in size, churches, schools and public parks in logical neighborhood units. The EE-32 district includes desirable architectural, land design and streetscape design elements and amenities in order to maximize aesthetic appeal, access to open space and promote efficient vehicular and pedestrian traffic and utility delivery in areas designated by the comprehensive plan for high quality, low density residential areas to preserve the rural character and economic stability of the community. Areas zoned for the EE-32 district shall have, or shall make provision for, City of Terrell water and sewer services. They shall be designed to adequately accommodate storm drainage; they shall have paved streets with logical and efficient vehicular circulation patterns that discourage non-local traffic; they shall be properly buffered from nonresidential uses; and they shall be protected from pollution and undesirable environmental and noise impacts.
15.2
Permitted uses.
A.
Those uses listed for the EE-32 district in section 32, use charts as "P", "S" or "T" are authorized uses permitted by right, by specific use permit (which must be approved utilizing procedures set forth in section 31B) or by temporary use permit (which must be approved utilizing procedures set forth in section 38.10).
15.3
Height regulations.
A.
Maximum height.
1.
Two and one-half stories, and not to exceed 35 feet, for the main building/house.
2.
One story for other accessory buildings, including detached garage, garden shed, gazebo, etc.
3.
Other requirements (see section 38).
15.4
Area regulations.
A.
Size of lots.
1.
Minimum lot area. Thirty-two thousand square feet.
2.
Minimum lot width. One hundred fifty feet.
3.
Minimum lot depth. One hundred fifty feet.
B.
Size of yards.
1.
Minimum front yard. Forty feet.
2.
Minimum side yard. Fifteen feet for interior side yard; 25 feet for a non-key corner lot; 40 feet for a key corner lot on a street.
3.
Minimum rear yard. Thirty-five feet for the main building and any accessory building(s). (See section 35 for exceptions.)
C.
Parking regulations.
1.
Single-family dwelling unit. A minimum of three enclosed parking spaces located behind the front building line on the same lot as the main structure. A minimum 12 feet wide paved driveway shall be installed from the street or alley right-of-way line to the garage door with a minimum length of 25 feet from any right-of-way, property line or alley on detached garages.
2.
No garage door shall face towards the front property line but shall be rear or side loaded only unless the lot configuration renders this infeasible in which case the garage face shall be located a minimum of four feet behind the front facade of the house.
3.
Other. See section 33, off-street parking and loading regulations.
D.
Minimum floor area per dwelling unit. Two thousand six hundred square feet of air-conditioned floor area.
E.
Minimum exterior construction standards. A minimum of two different types of masonry materials (minimum ratio between two materials is 90 percent primary material with ten percent accent) shall be used in combination on the front façade otherwise regulations in accordance with section 37 apply.
F.
Required architectural features.
1.
Minimum roof pitch 8:12 or greater.
2.
Minimum covered porch size shall be 33 percent of front façade width or a minimum width of 12 feet whichever is greater with a minimum depth of eight feet. No portion of the garage shall extend into the front yard beyond the porch support columns.
3.
In new subdivisions the same floor plan and elevation shall not be duplicated for five lots on the same side of the street or for three lots on the opposite side of the street. (Mirror image floor plans are considered duplicates for the purpose of lot spacing.)
4.
Chimney must be enclosed in materials matching the surrounding or adjacent façade.
5.
Roof design must include dormers or combination hip and gable.
6.
Roof materials shall be architectural grade overlap asphalt shingles, slate, or tile.
G.
Required streetscape amenities.
1.
A minimum four feet wide sidewalk shall be required to be located adjacent to the right-of-way (front property line) in a private utility/public access easement a minimum of ten feet from the edge of pavement. The sidewalk may meander back and forth across the front property line provided that no portion of the sidewalk is located within seven feet of the edge of pavement. Infill development shall place the required sidewalk in the right-of-way.
2.
A minimum of one street tree shall be planted for every 50 feet of street frontage in accordance with section 34.6.
3.
A minimum of two large shade trees shall be planted at the time of construction in the front yard (care should be exercised in the placement of large shade trees so as not to obscure the view of the front entryway of the house). Two small ornamental trees may be substituted for one large shade tree (see "recommended plant list" in section 34).
4.
Mailboxes shall be constructed of masonry materials which match the main residential structure and located at the edge of pavement in such a way so as not to obscure the vision of drivers exiting driveways into the street. Addresses shall be placed in a visible location on both the house and on the mailbox in accordance with the building code.
5.
Decorative street lighting shall be provided along residential streets throughout all new residential developments, providing low illumination ("dark sky" compliant, see section 40) with solar controls on decorative poles with a maximum spacing of 400 feet between lights placed on alternating sides of the street in accordance with the current street lighting policy administered by the city engineer. Light poles shall be located within the five feet landscape zone only (see section 34 for details).
6.
Street layout and design for new subdivisions should include the following elements:
a.
A minimum of 25 percent of the street lengths within the subdivision, excluding major thoroughfares and collectors, should be curvilinear in design. Computation of percentage shall utilize the centerline lengths of all residential streets in the subdivision.
b.
Curvilinear design means an offset from the straight section centerline of the street of not less than three degrees and not greater than 23 degrees and shall offset a minimum distance of 30 feet measured perpendicular to the initial tangent line of the curve.
H.
Maximum impervious surface coverage. Forty percent.
15.5
Special requirements.
A.
Recreational vehicles, travel trailers or motor homes may not be used for on-site dwelling purposes.
B.
Electrical fencing and barbed wire is prohibited as perimeter fencing except for containment of farm animals on parcels of three or more acres.
C.
Open storage is prohibited (except for materials for the resident's personal use or consumption such as firewood, garden materials, farm equipment, etc., which may only be stored in the side or rear yards and which shall be screened from view of public streets and neighboring properties).
D.
Single-family homes with side-entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of 25 feet from the door face of the garage or carport to the side property line for maneuvering. The minimum setback from any garage door to a street or alley right-of-way line shall also be 25 feet.
E.
Carports or other detached accessory structures shall not project beyond the front façade of the house and shall be required to match the exterior materials and finish of the main structure if located in the side yard and is visible from the street.
F.
Swimming pools—See section 42.
G.
Non-chlorinated ponds must be aerated by a fountain or other aeration device to prevent insect vector breeding or other nuisances associated with stagnant water.
H.
A site plan shall be required for developments in which the proposed subdivision will include:
1.
A private amenity or facility comprised of one or more buildings (such as a private recreation/swimming facility, clubhouse, etc.),
2.
A golf course, and/or
3.
A gated (restricted access) entrance into the subdivision.
In these instances, site plan submission and approval will be required for these elements (a site plan showing the entirety of the proposed subdivision is not required). Site plan submission and approval shall be in accordance with subsection 31B.4, but shall not require a public hearing as required by subsection 31B.4.E.
I.
Any nonresidential land use which may be permitted in this district shall conform to the NS neighborhood service district standards.
J.
Other regulations. As established in the development standards, sections 33 through 44.