City of Cameron continues review of, proposed updates to zoning ordinances

The City of Cameron’s Planning and Zoning Commission and City Council continue their review and proposed updates to the city’s current zoning ordinance adopted in 1983.  

City manager Rhett Parker said taking a new look at the city’s almost 40-year-old zoning requirements allows the city to address concerns for protecting property values, retaining current residents and businesses, planning for future growth, updating zoning districts and improving code enforcement. He said the challenge for the city is how to adapt to future private and public needs in order to sustain viability and compete with other cities for new residents and businesses.

The City Council and Planning and Zoning will hold a workshop meeting on Monday, Feb. 25 beginning at 5:30 p.m. at City Hall to continue discussion about the proposed ordinances.

Parker and the city want to share the following with the community in order to give residents more understanding of the process.

What is Zoning?

Zoning is the authority granted to cities to regulate use of land and the buildings/structures on the land within its corporate boundaries.   Limits on lot size, the amount of area occupied, building size, height, number of stories, setbacks and the size of yards are found in the zoning ordinance.  Permitted property uses and designated areas for cultural, historical, municipal, governmental, business, commercial, industrial and residential use are governed and enforced through zoning.

What is the purpose of Zoning?

The primary purpose of zoning is the promotion of public health, safety, morals and general welfare.  Since colonial America, local governments have regulated land use and structures from location of housing, business and farming lands to prohibitions on structures like thatched roofs and potters’ kilns for fire safety. The safety of its citizens, orderly pattern of development, and separation of incompatible uses is essentially the purpose of zoning.

What are the Pros and Cons of Zoning?

Pros: Zoning provides a tool to determine the best location to purchase property that fits the needs and uses of the property owner and the City.  Standards are set through zoning.  It allows the City to plan for infrastructure, regulate street congestion, prevent overcrowding of land and protect citizens from health and safety dangers. Zoning can provide buffers to residential areas to protect them from the complexities of commercial and industrial use while providing opportunities for businesses to exist. Common results from zoning include protecting and enhancing property values, conserving historical properties, preventing incompatible uses, improving the appearance of the city, restricting nuisances, protecting the environment, and improving quality of life. Zoning is for the common good.  

Cons: Individual property may experience some hindrance on development or uses of the property in order to promote the general welfare of the entire City.  It may lead to increase costs to build in certain areas and discourage development in some locations.  It requires code enforcement to enforce the City’s standards.

Who is subject to the Zoning Ordinance?

Property owners and users of property inside the city limits of the city.  Zoning is inapplicable to persons outside the corporate limits.

How is the Zoning Ordinance applied?

Properties in the City are divided into Zoning Districts as defined in the ordinance and illustrated on the Zoning Map.  The current districts are designated as: Residential “R-1”, “R-2”, or “R-3”; Business “B”; Commercial “C” and Industrial “M”.  These districts have different requirements and are different than the Voting Wards.  New zoning districts and changes to current zoning districts are being considered.

Where do I find the current Zoning Ordinance, the Zoning Map and the proposed Zoning Ordinance?

To find what district your property is located in refer to the Zoning Map located on the City’s website www.camerontexas.net or at City Hall.

To find the current 1983 Zoning Ordinance look at the Franklin Legal Publishing website, www.franklinlegal.net and search the code section for the City of Cameron, Section 14.

The most recent draft ordinance under review can be found on the City’s website or provided for review at City Hall.

What can I expect from the proposed changes and new ordinance if passed?

For properties that conform to both the 1983 Zoning Ordinance and the new ordinance, no change.

For properties that conform to the 1983 Zoning Ordinance but not to the new ordinance, no change. This is considered a “grandfathered” property or “legal nonconforming” property.

For properties that do not conform to the 1983 Zoning Ordinance, the property is subject to the new zoning ordinance.

New construction, new uses or changes made to properties after the adoption of the new zoning ordinance will be subject to the new zoning ordinance.

What is meant by the term “grandfathered?”

Property that was legally used or a structure that was legally constructed in conformance with the 1983 Zoning Ordinance prior to the adoption of the new/revised ordinance may continue to exist as such until the use or structure changes or is abandoned.  Infrequent use is not considered an existing legal use.  For example, a residence that has acreage with keeping of livestock in conformance with the 1983 Zoning Ordinance may continue to exist with the keeping of livestock until the use is changed or abandoned.  

Will the zoning district where my property is located change?

The first task is to update and modernize the Zoning Ordinance.  After the new ordinance is adopted a separate initiative to update certain Zoning Districts will begin.  All property owners subject to a change will be notified and a public hearing conducted before any change is allowed to be made to a Zoning District.

What are some of the changes that am I likely to see in the new ordinance?

1) New zoning districts for Manufactured housing “R-4”, Residential Ranchettes “RR”, andAgriculture “AG”;

2) Expanded Business district and uses;

3) Divided Commercial zone into “C-1” for lighter commercial use and “C-2”for heavier commercial use;

4) Divided Industrial zone into Heavy Industrial “HI” and Light Industrial “LI”;

5) Updated permitted use table with additional and more defined uses for each district;

6) More mixed-use in the Business District to promote residential living compatible with businesses in the downtown area;

7) New provisions for landscaping, fencing, screening, buffer zones and recreational vehicles;

8) Prohibition on nonconforming uses of keeping livestock and poultryin the city limits except for permitted youth projects like 4H and FFA;

9) Increased definitions to aid in interpreting the code;and

10) Identification of nuisances that will aid in Code Enforcement.

Parker said zoning is never perfect, and cities are never finished. 

“Our sense of place, pride in ownership and desire for sustainability in Cameron is stronger than ever,” he said. “Updating ordinances will bring new standards that will encourage future growth and positive change for our community.”

Your input is encouraged. Please contact the city manager, mayor, councilmembers and P&Z members with your questions and comments.