(a)
Purpose.
The purpose of this section is to establish exterior building
wall material standards to retain and increase property values, protect
the investment of adjacent landowners and enhance the visual environment
of the community. Through the consistent administration and enforcement
of exterior building wall design standards, the community’s
sense of place and image can be enhanced by encouraging consistent
quality buildings.
(b)
Applicability.
(1)
This
section shall apply to all new multiple-family residential, office,
commercial, industrial and institutional buildings. Single-family
detached and two-family residential structures and their associated
accessory buildings shall be exempt from this section.
(2)
Additions
to existing buildings must complement the current building design
with regard to height, proportions, scale, materials, and rhythm of
openings.
(3)
Plans
shall be reviewed by the City of Bells Planning and Zoning Commission
as a part of site plan review under the requirements of this section.
(c)
Exterior
Building Design.
(1)
Buildings
shall possess architectural variety but enhance the overall cohesive
community character. All buildings shall contain architectural features,
details, and ornaments such as archways, colonnades, cornices, recesses,
projections, wall insets, arcades, window display areas, peaked roof
lines, or towers/parapets.
(2)
Building
walls and roofs over 20 feet in length shall be broken up with divisions
or breaks in materials, varying building lines, windows, multiple
entrances, entry treatments, variations in roof lines, gables, porticoes
and/or architectural accents such as pilasters, columns, dormers,
and awnings.
(3)
In
multi-story buildings, the ground floor shall be distinguished from
the floors above through an intermediate cornice line, a difference
in building materials or detailing, an awning, trellis or arcade,
special window lintels, or brick corbels or quoins.
(4)
A
portion of the on-site landscaping shall be located along all blank
walls so that the vegetation, combined with the architectural features,
significantly reduces the visual impact of the building mass as viewed
from the street.
(5)
Overhead
doors shall not face a public street. The Planning and Zoning Commission
may modify this requirement upon a determination that there is no
reasonable alternative and the visual impact will be moderated through
use of building materials, architectural features and landscaping.
(e)
Customer
Entrances.
Clearly defined, highly visible customer entrances
shall be incorporated into the design. Features such as canopies,
porticos, arcades, arches, wing walls or integral planters shall be
used to identify entrances. New buildings shall have at least one
(1) principal building entrance oriented parallel to and facing the
front lot line of the building,[.]
(f)
Modifications.
The Planning and Zoning Commission may approve modifications
to the building design standards of this section in order to achieve
the objectives of this subsection through the use of creativity and
flexibility in development and design. A front elevation drawing of
the proposed building shall be provided to evaluate the proposed building
design based upon all of the following criteria:
(1)
Innovations
in architectural design may be permitted, provided the building design
shall be in keeping with the desired character of the district and
the proposed building fits within the context of adjacent buildings
along the block.
(2)
The
building shall be oriented towards the front sidewalk and maintain
or enhance the continuity of the pedestrian-oriented environment.
(3)
The
roof design shall not be out of character with other buildings along
the block and shall be within the minimum and maximum height requirements
of the district.
(4)
The
exterior finish materials shall be of equal or better quality and
durability as those permitted above, with the intent to allow for
new technologies in building material while maintaining the desired
character of the district.
(Ordinance 99-0928-A adopted 10/12/21)
(a)
Requirement.
Screening walls shall be required where any parking lot, loading
area or outside storage area is adjacent to a residential zoning district
or existing residential use.
(b)
Specifications.
Where required, screening walls shall meet the following requirements:
(1)
Wall
height shall be a minimum of six (6) feet tall and a maximum of eight
(8) feet tall, measured from the average grade along the property
line. Within the front yard, walls shall be a maximum of three and
a half (3-1/2) feet tall except where a taller wall is approved by
the Planning and Zoning Commission for the purposes of screening outdoor
storage. In the industrial districts, a greater height may be allowed
by the Planning and Zoning Commission to screen large equipment, vehicles,
outdoor storage or activities that could otherwise impact adjacent
uses.
(2)
Walls
shall be constructed of brick or other ornamental masonry material
compatible with the principal structure. Building materials must be
reviewed and approved by the Planning and Zoning Commission during
site plan review. The Planning and Zoning Commission may approve the
use of a privacy fence where it is determined to be more compatible
with adjacent residential uses.
(3)
Walls
must be constructed on the lot line; however, this location may be
modified by the Planning and Zoning Commission due to special circumstances,
such as conflicts with underground utilities and better screening
provided at alternative locations.
(4)
Walls
shall be continuous except for openings for pedestrian connections.
(5)
A
berm of equal of greater height may be substituted for the screening
wall requirement[.]
(Ordinance 99-0928-A adopted 10/12/21)
(a)
Applicability.
The regulations of this section shall apply to all uses, except residential uses. Where any change is made to a site requiring an improvement location permit or existing light fixtures are replaced, site lighting shall be upgraded to comply with the regulations of subsection (c) below.
(b)
Lighting
intensity.
Outdoor lighting for all nonresidential uses
shall be fully shielded to reduce glare and shall be arranged to reflect
light away from all adjacent residential districts or uses. Light
levels on a site that is subject to an improvement location permit
under this ordinance shall comply with the limits specified in Table
10.1 below.
|
Table 10.1. Lighting Intensity Standards
| ||
|---|---|---|
|
|
Maximum Illumination
(footcandles)
|
Minimum Illumination
(footcandles) (4) (5)
|
|
Parking lots, loading areas, sidewalks, crosswalks, stairs and
building entrances
|
10 fc (1)
|
3 fc (6)
|
|
Under canopies such as gas stations, drive-through banks and
porte-cocheres
|
20 fc
|
3 fc
|
|
Along front lot line adjacent to the street frontage
|
3 fc (2)
|
0.5 fc
|
|
Along a property line adjoining a nonresidential use or district
|
3 fc (3)
|
0.5 fc
|
|
Along a property line adjoining a residential use or district.
|
0.1 fc
|
0 fc
|
(1)
Any
outdoor sales areas, the maximum illumination may be increased to
15 footcandles, provided the illumination limits at the property line
are not exceeded.
(2)
Shall
not apply to ornamental street lighting, public streetlights or driveway/intersection
lighting necessary for pedestrian and traffic safety.
(3)
The
light level along a nonresidential property line may be increased
to up to five (5) footcandles where there are shared access/vehicular
connections with the adjacent use, or the adjacent use is a similar
use. Example would be two commercial districts sharing a common boundary.
(4)
Lighting
levels may be reduced to half (0.5) footcandle with a uniformity ratio
of not more than ten to one (10:1) after 12:00 P.M., or after established
hours of operation.
(5)
The
required minimum illumination shall only apply to the developed portion
of the site containing buildings, drives and parking lots.
(6)
The
minimum illumination levels shall not apply to portions of the site
that are fenced to restrict public access, such as storage yards.
(c)
Light
fixtures.
(1)
All
fixtures shall be light-emitting diode (LED) or better quality/efficiency
light.
(2)
Outdoor
lighting in all zoning districts shall be directed toward and confined
to the ground areas of lawns or parking lots except as noted elsewhere
in this section.
(3)
Lighting
shall utilize cutoff fixtures that are recessed sufficiently such
that the light source is not visible from off-site.
(4)
The
requirement for cutoff fixtures shall not apply to historic or traditional
style ornamental lights and street lighting.
(5)
Floodlight
type fixtures shall not be permitted except for building accent and
sign lighting.
 |
(d)
Fixture
height.
Light fixtures shall have a maximum height of
40 feet where not adjacent to residential. Where located within 200
feet of a residential district, the maximum height of a light fixture
shall not exceed 18 feet.
(e)
Signs.
Illumination of signs shall be directed or shielded downward so as not to interfere with the vision of persons on the adjacent highways or adjacent property. Signage lighting shall be subject to the lighting intensity limits specified in Sign Regulation Article [Article 12].
(f)
Constant
light.
Illumination shall not be of a flashing, moving or intermittent type. Artificial light shall always be maintained stationary and constant in intensity and color when in use. Sign illumination shall only be allowed as provided for in section 12.06(d).
(g)
Luminous
tube (neon) and exposed bulb lighting.
Luminous tube (neon) and exposed bulb fluorescent lighting is prohibited as an architectural detail on all buildings (ex. along the roofline and eaves, around windows, etc.). Internally illuminated architectural bands or features shall be allowed where the light source is not directly visible. Neon lighting is permitted as part of a sign meeting the requirements of Section 12.06(d).
(h)
Any
site plan application for new or revised lighting shall include a
photometric plan overlaid on the site plan illustrating the proposed
layout and footcandles of site lighting. The following are required
for review:
(1)
Lighting
plan showing light pole and fixture locations and type designations;
(2)
Photometric
plan showing horizontal luminance levels in a point by point format
with contour lines. Canopy lighting will also be included in luminance
levels;
(3)
Lighting
manufacturers equipment specifications and data sheets; and
(4)
Any
other presentations required to convey the intent of the design.
(Ordinance 99-0928-A adopted 10/12/21)
(a)
Applicability.
The regulations of this section shall apply to all uses except
residential uses with curbside trash collection service. The Planning
and Zoning Commission may modify the requirements of this section
for a use that has alternative means of waste disposal and will have
no outdoor storage of waste receptacles.
(b)
Location.
(1)
Waste
receptacles including dumpsters with enclosures, shall be located
in the rear yard or side yard, unless otherwise approved by the Planning
and Zoning Commission.
(2)
For
nonresidential uses adjoining/adjacent to a residential district,
the waste receptacle enclosure shall be as far as practical, and in
no case less than 10 feet, from any adjacent residential district.
(3)
Waste
receptacles shall be easily accessed by refuse vehicles without potentially
damaging automobiles parked in designated parking spaces or interfering
with the normal movement of vehicles on or off the site.
(c)
Enclosure
Materials and Screening Required.
(1)
All
waste receptacles, including dumpsters and compactors, must be enclosed
on three (3) sides with a six (6) foot high masonry enclosure constructed
of the primary building materials of the principal building on the
site.
(2)
The
enclosure shall also include a gate, made of wood or other high-quality
material, as determined by the Planning and Zoning Commission, on
the fourth side. If the waste receptacle is a dumpster, it must have
an enclosing lid or cover.
(3)
All
waste receptacles, associated enclosures and receptacle contents must
be screened from public view.
(4)
Supplemental
landscaping to screen the waste receptacle enclosure shall be provided.
(d)
General.
(1)
The
waste receptacle base shall be at least nine (9) feet by six (6) feet
in area, constructed of six (6) inches of reinforced concrete pavement.
(2)
The
base shall extend six (6) feet beyond the waste receptacle pad or
gate to support the front axle of a refuse vehicle.
(3)
Posts,
bollards or bumpers shall also be provided to protect the enclosure
from damage.
(4)
The
shared use of receptacles shall be allowed by adjoining businesses
where sharing will not create a health or safety concern and where
it does not result in the accumulation of visibly excessive quantities
of waste.
(Ordinance 99-0928-A adopted 10/12/21)
(a)
Applicability.
Any mechanical equipment or utilities and similar equipment
associated with a commercial use, including water and gas meters,
elevator housings, stairways, tanks, heating, ventilation and air
conditioning equipment, and other similar equipment, shall comply
with the requirements of this section.
(b)
Roof-Mounted
Equipment Screening.
All roof-mounted equipment shall
be screened by a solid wall or architectural feature that is compatible
in appearance with the principal building; or the equipment shall
be set back away from the edge of the building a distance sufficient
to ensure that it is not visible from the public road or adjacent
property. This requirement shall not apply to industrial buildings
in an industrial district.
(c)
Ground-Mounted
Equipment.
All ground-mounted equipment shall be screened
by a solid wall, fence or landscaping. Landscaping must create a continuous
screen with the starting size of the plant material equal to or greater
than the height of the equipment at the time of planting.
(Ordinance 99-0928-A adopted 10/12/21)
(a)
Applicability.
Any recreational pond that will be greater than 1000 square
feet in surface area and is not regulated as a retention or detention
pond (retention and detention ponds have their own set standards).
A permit will be required for any existing pond that shall have its
surface area increased by more than 1000 square feet or any new recreational
pond over 1000 square foot in size.
(b)
Dimensional
standards.
(1)
ROW Setbacks.
All ponds shall be separated from any
road right-of-way by no less than fifty (50) feet, measured from the
top of bank or the normal fixed pool if no defined top of bank is
present, using the most restrictive right-of-way possible. The owner
shall be responsible for verifying the right-of-way width with TXDOT
or City of Bells having jurisdiction over said public road and provide
this information to the Planning and Zoning Commission. Use of adequately
designed guard rails, berms, or other structural measures are encouraged
and may be considered in lieu of the above-noted setbacks to reduce
the chances of vehicles sliding into the pond.
(2)
Property Setbacks.
If there is no pond bank, the high-water
mark of the pond should be a minimum of 20 feet from all property
lines. For ponds with banks, the embankment fill should be a minimum
of 20 feet from all property lines. A variance to these setback requirements
will be granted if a written agreement is established between affected
property owners and be recorded in the County Recorder’s Office.
(3)
Ponds Between Adjacent Parcels.
Property owners may
construct a pond across property lines if there is a written agreement
established between affected property owners and recorded in the County
Recorder’s Office.
(4)
Utility Setbacks.
Due to the safety considerations of
the public and emergency rescue personnel, no pond temporary or permanent,
shall be constructed under or within thirty (30) feet of any high-voltage
electric line or utility pole. Variation from this policy shall require
written approval from the affected utility provider.
(5)
Waste Setbacks.
Recreational Ponds must be 50 feet from
any septic field. This includes septic fields of adjoining neighbors.
If the pond has an overflow pipe, this would be measured from the
normal pool level of the pond. If there is no overflow pipe, then
the 50 feet would be measured from top of bank.
(c)
Design
Elements Standards.
(1)
Rise/Run Safety Ledge.
Ponds shall have a horizontal
safety ledge 6 to 8 feet in width be incorporated in which the water
depth of the pond over the ledge does not exceed 18 inches anywhere
within 6 - 8 feet of the normal water level of the pond or a security
fence around the pond be incorporated as a safety precaution.
(2)
Artificial Water.
If there is added artificial water
being drained to the pond from an outside source such as a geothermal
system, pool, boiler, etc. the pond outfall must flow to an approved
drainage conveyance such as a waterway, county-regulated tile, drainage
easement or an arranged drainage agreement, or other City-approved
drainage facility.
(3)
Detention Volume.
Ponds shall have a detention volume
of no less than 6 inches (distance between primary outfall and emergency
overflow should be a minimum of 6 inches). Greater detention depth
may be required for approval based on the adequacy of the conveyance
system.
(4)
Outflow Pipe.
Ponds should have an outfall pipe or overflow
weir that discharges to an adequate capacity drainage conveyance such
as a waterway, county-regulated tile, drainage easement or drainage
agreement, or other approved drainage facility. If an acceptable drainage
conveyance is not present and the outlet or weir opens onto the owner’s
property where flow will discharge to an adjoining property, the outlet
opening must be located at a distance from the property line equal
to or greater than the largest length of the pond. This distance would
be measured from the property line where the outfall water will flow
to the outlet. Compliance with this provision shall not relieve the
owner from any additional duties under Texas law with respect to the
discharge of such water onto an adjoining property.
(5)
Excavation.
No excavation shall occur, and no fill shall
be placed within 75 feet of any regulated drain unless authorized
by the County Development Service. The excavated dirt from the pond
shall not be placed within a floodplain or wetland. Pond can be constructed
within floodplain, but no banks will be allowed.
(6)
Erosion/Sediment Control.
Installation and maintenance
of appropriate perimeter erosion and sediment control measures to
prevent adjacent lots from being damaged by runoff shall be installed.
Adjacent lands disturbed by the pond construction must be repaired
and stabilized with seeding or some other form of stabilization immediately.
Any land disturbing activity occurring off of petitioners’ real
property shall be pre-ordained by written agreement with the affected
land owner. Erosion and sediment control measures for concentrated
flow areas such as swales and pipe outfalls shall be seeding and measures
that will be utilized to address disturbed ground. Storm sewer inlet
protection measures must be undertaken if storm inlets are present.
(7)
Clean-Outs.
Contractor or owner must clean up of sediment
that is either tracked or washed onto roads. Clearing of the sediment
shall not include flushing the area with water. Cleared sediment must
be redistributed or disposed of in a manner that follows all applicable
State statutes and rules.
(d)
Site
Plan Elements.
The application for a permit shall be
accompanied by the following:
(1)
A
description of the proposed development and legal description of the
property site.
(2)
Plan
review fee and inspection fee must be paid, with check or money order
payable to City of Bells. Fees will be set by the adopted permit fee
schedule.
(3)
A
dimensioned site plan or sketch plan, drawn to scale showing existing
and proposed pond locations and existing and proposed land grades.
Engineered site plans must include all the information listed below.
Sketch plans shall include the information noted with an “X”;
provided the level of detail is sufficient to demonstrate compliance
with this ordinance.
|
Table 10.2. Site Plan/Sketch Plan Information
| |
|---|---|
|
Site Plan/Sketch Plan Information
|
Site Plan
|
|
Name, address and seal of professional engineer or land surveyor
who prepared the site plan
|
X
|
|
The address of the parcel
|
X
|
|
Photograph of existing site conditions
|
X
|
|
Property survey showing topography, existing structures, utilities
and elevation
|
X
|
|
Property boundaries, including dimensions
|
X
|
|
Net lot area (exclusive of any road right-of-way, or submerged
land)
|
X
|
|
Drawing scale and a north arrow
|
X
|
|
Site location map showing the subject property, adjacent streets,
and the nearest intersection
|
X
|
|
Zoning of site and adjacent land
|
X
|
|
Rights-of-way (with street name and classification labeled)
and easements
|
X
|
|
Drainage courses, floodplains, lakes, streams and wetlands
|
X
|
|
Required setbacks and yard areas
|
X
|
|
Adjacent buildings, structures or pavement within 100 feet of
site, including buildings and decks on adjacent waterfront lots
|
X
|
|
All existing and proposed structures or other site improvement
with the dimensions of such improvements
|
X
|
|
Height of all existing structures and proposed [structures]
|
|
|
Distances from all proposed structures to the property lines
|
X
|
|
Utility information including water mains, water service leads,
fire hydrants, septic/sewer lines
|
X
|
|
Location of any existing or proposed driveway and/or parking
areas
|
X
|
|
Parking space dimensions, number of required and provided parking
spaces, driving aisle widths, pavement materials, curb locations
|
|
|
Driveway widths, intersection radii, pavement materials, curb
locations, deceleration tapers, and distances to the nearest drives
on the same and opposite side of the street
|
|
|
Location of any drive-through facilities, including vehicle
stacking spaces and point of service
|
|
|
Location of any loading areas
|
|
|
Sidewalks (public and private) including construction details
and accessible ramp details
|
|
|
Landscaping, with plant materials labeled according to size
at planting and species
|
X
|
|
Permanent or occasional outdoor storage, sales, and/or display
|
|
|
Fences or walls
|
X
|
|
Photometric plan and detailed specifications for all exterior
lighting fixtures
|
|
|
Waste containers and a detail demonstrating how they are to
be enclosed
|
|
|
Location, type, and dimensions of any stormwater structures,
stormwater landscaping, conduits, or detention/retention ponds that
are located on, cross, or adjoin the subject property
|
X
|
|
General grades on-site sufficient to determine proper drainage
|
X
|
|
Flood hazard areas, including the finished floor elevation,
base flood elevation, and flood protection grade for all structures
|
X
|
|
Show how the water will be rerouted to prevent adverse harm
to neighboring properties
|
X
|
|
Show how tile interceptions will be dealt with and addressed
to prevent adverse harm to other property owners
|
X
|
|
Show the design dimensions of the pond and pond banks, grade
within the pond, the depth of the pond and normal pool level, and
the location and size of the proposed outlet and emergency overflow
and where water will be discharged
|
X
|
|
The boundary of the property the pond is to be constructed on
and the location of buildings on or near the property. (Re: boundary
survey in the form of a Retracement Survey, Original Survey, or a
Surveyor Location Report should be provided)
|
X
|
(e)
Assurances.
The project site owner must sign and submit a Pond Construction
Waiver of Liability, Assumption of Risk and Indemnity Agreement certifying
that the City of Bells is not responsible for future accidents, incidents,
or damages as a result of the construction of this pond. This agreement
should be properly recorded in the County Recorder’s Office.
(f)
Permit
term.
The pond permit shall be valid for 180 days after
the date of issuance. If no work has occurred in connection with the
permit within one (1) year of permit issuance, the permit shall be
null and void the petitioner shall be required to apply for and obtain
a new permit. If work has started but is not completed, an extension
can be requested.
(Ordinance 99-0928-A adopted 10/12/21)
