The standards and criteria contained within this section are deemed to be minimum standards and shall apply to all new, altered or repaired construction occurring within the city.
(1) Residential buildings and structures.
(A) Fire-resistant construction.
All residential buildings and structures shall be of exterior fire-resistant construction having at least 85 percent of the total exterior walls above grade level, excluding doors and windows, constructed of brick, stone, brick veneer, or stone veneer, in accordance with the city’s building and fire codes.
(B) SFA and MF districts.
All principal buildings and structures located in the SFA and MF districts shall be of exterior fire-resistant construction having at least 85 percent of the total exterior walls, excluding doors and windows, constructed of brick, stone, brick veneer, [or] stone veneer in accordance with the city’s building and fire codes.
(C) Concrete or metal exterior construction.
Concrete or metal exterior construction is not permitted on any residential structure.
(D) Exposed foundation.
The concrete foundation of any building or structure may not be exposed more than two feet from the final grade.
(E) Exemptions.
(i) Barns or other accessory buildings in the agricultural (AG) zoning district and SF-E estate district, or located on property of five acres or more, provided that such barns are used solely for agricultural purposes as distinguished from commercial or industrial purposes, shall be exempt from the provisions of this section;
(ii) Mobile homes otherwise lawfully existing under the provisions of chapter
30 shall also be excluded from the provisions of this section;
(iii) Historic structures (with a local, state or national designation/registry as an historic structure);
(iv) Accessory building in a single-family, duplex or single-family attached zoning district that has less than 500 square feet of floor area;
(v) Accessory and maintenance buildings (any size) for a public golf course, a public or parochial school that has less than 500 square feet, or any city facility;
(vi) Temporary construction buildings and field offices (provided that such facilities are legally permitted by the city for a specific period of time, and provided that they are completely removed from the premises upon expiration of the permit or upon completion of construction, whichever occurs first); temporary sales offices shall be permitted with the first model home, provided that sales office is completely removed from the premises upon expiration of the permit or upon completion of construction; and
(vii) Structures in existence on May 27, 2004, and any addition to those structures that does not exceed 25 percent of the heated and cooled square footage of the structure as measured on May 27, 2004.
(F) Roofs.
Minimum roof pitch shall be at least 8:12, unless otherwise stated in applicable zoning district or PD ordinance, with the following exceptions:
(i) “Santa Fe” style with flat roof and highly articulated parapet that conceals the roof and any roof-mounted equipment, the home being of rustic design with adobe or stucco exterior and natural wood accents;
(ii) “Texas ranch house” style with low pitched roofs (minimum of 5:12) and large eaves/overhangs, the home generally being one-story with a rambling design on a SF-20 lot or larger; or
(iii) “Mediterranean” style with a low-pitched roof (minimum of 5:12) topped with tile or material with similar appearance, the home generally having a stucco and/or tumbled stone exterior.
Any proposed addition to an existing single-family structure shall have a minimum roof pitch of 4:12. |
(G) Exterior color.
The exterior color of all residential structures must be muted, rustic earth tones. Bright colors like pinks, purples, and those classified as primary colors are expressly prohibited.
(2) Nonresidential structures.
(A) Fire-resistant masonry construction.
All nonresidential structures, including parking structures, shall be of exterior fire-resistant construction having at least 90 percent of the total exterior walls above grade level, excluding doors and windows, and a minimum of 80 percent for any story above one, constructed of masonry in accordance with the city’s building and fire codes. Strict adherence to this requirement shall not be such as to prevent architectural creativity.
(B) Other permitted exterior construction materials.
The following materials are permitted materials for exterior construction:
(iv) Other stone (e.g., limestone).
(v) Glass, permitted as 30 percent or less of the exterior wall.
(vi) Brick.
Use of other exterior construction materials may be permitted by the city council at the time of site plan approval. |
(C) Restricted materials for exterior construction.
The following materials for exterior construction shall not exceed 25 percent:
(ii) Concrete (including painted, pressed or stained concrete).
(iii) Glass, when over 30 percent of the exterior wall.
(D) Exposed foundation.
The concrete foundation of any building or structure may not be exposed more than two feet from the final grade.
(E) Roofs.
Any roof materials that are visible from a public street shall be comprised of architectural/dimensional, composition shingle (30-year minimum), flat pan standing seam metal roofing (only with a factory baked-on muted color finish; no bright colors or natural-colored metal roofing allowed), or terra-cotta or slate tile in muted colors. Minimum roof pitch of a gabled or otherwise pitched roof shall be at least 8:12, unless otherwise stated in the applicable zoning district or PD ordinance, and except for flat-roofed structures that shall have a highly articulated parapet with a minimum length of two feet and a maximum length of 100 feet that conceals the roof and any roof-mounted equipment.
(F) Exterior color.
The exterior color of all nonresidential structures shall be muted, rustic earth tones. Bright colors like pinks, purples, and those classified as primary colors are expressly prohibited.
(G) Elevated water storage tanks and pump stations.
All water storage facilities which serve the public shall be designed and painted to complement natural surroundings. All public water storage facilities shall be placed, to the extent possible, so as to have minimal negative impact on surrounding areas and shall be painted earth-tone, natural colors. The city council shall be authorized to approve alternate color selections if such color(s) are more acceptable with surrounding areas.
(H) Temporary construction buildings.
Temporary buildings and temporary building material storage areas to be used for construction purposes may be permitted for a specific period of time in accordance with a permit issued by the building official and subject to periodic renewal by the inspector for cause shown. Upon completion or abandonment of construction or expiration of permit, such field offices or buildings and material storage areas shall be removed at the satisfaction of the building official.
(3) Procedure for determining alternative exterior materials.
(A) All written requests for alternative exterior building materials shall be noted and described on the site plan. If requested by the city, a sample(s) of the proposed exterior finish material(s) may be required to be submitted with the site plan.
(B) The city may approve an alternative exterior material if it is determined to be equivalent or better than the exterior materials cited in subsection (2)(B) above as part of the approval of the site plan.
(C) Consideration for exceptions to the above requirements shall be based only on the following:
(i) Architectural design and creativity.
(ii) Compatibility with surrounding developed properties.
(D) The request shall be reviewed by the planning and zoning commission, and shall be approved or disapproved by the city council.
(4) Exterior building design standards.
(A) Purpose.
To ensure the aesthetic value and visual appeal of nonresidential land uses and to ensure that structures relate harmoniously with the land and on a pedestrian, human scale. The architectural character of the built environment should complement the natural landscape and not dominate it. Vertical proportions which exaggerate building height shall be avoided. Building masses shall be broken up horizontally and vertically to provide relief in the facade. It is encouraged that every building reduce its perceived height and bulk by dividing the building into smaller components, and providing both articulation and variation on all building sides.
(B) Variation defined.
Variation shall refer (for purposes of this section) to a combination of colors, textures, design features, and/or building materials. Variation shall include but not be limited to design features such as recessed windows, awnings, shutters, canopies, balconies, columns, arches and mullions, cornices, belt courses, corbelling, molding, string courses, latticework or ornamentation with vegetation, decorative light fixtures, and other sculpturing of the facade with permitted materials.
(C) Variation requirements.
Variation shall be accomplished as follows:
(i) A minimum 33 percent of the front and any building side visible from a public roadway shall contain variation. This percentage is reduced to 25 percent of the total square footage of the face of each building side for any face not visible from a public roadway; and
(ii) For the front of buildings and any side visible from a public roadway, a minimum of five changes in variation (five textures, five colors and materials) is required, excluding the roof, doors and gutters; the required number of variation or design features is reduced to three changes for all other building sides.
(D) Articulation defined.
Articulation shall be defined (for purposes of this section) as an interruption of the building wall plane with an offset, either a recess or projection of at least four feet, at an angle or arc of between 45 degrees and 135 degrees to the wall plane. Articulation shall include (and be used synonymously with) an offset, inset, relief, recess, setback, or projection.
(E) Horizontal articulation requirements.
Horizontal articulation shall be accomplished as follows:
(i) Wall planes of 30 feet or less in length do not require horizontal articulation (offsets); and
(ii) No wall plane shall extend more than 50 feet in length. Larger buildings shall be divided into modules, preferably not exceeding 30 feet, but permitted up to 50 feet in length, that are expressed three-dimensionally throughout the entire building (modifications to the facade only shall not meet this standard). The building modules should be expressed with at least one of the following:
a. A setback in wall planes a minimum of four feet;
b. A change in the primary facade material for the extent of the building module; or
c. A vertical architectural element such as a change in roof type or other vertical articulation described below.
(iii) Alternating use of similar building modules shall not be permitted.
(F) Vertical articulation requirements.
Vertical articulation, as defined above, shall be accomplished as follows:
(i) By providing varying roof lines for each building mass through the use of pitched roofs with eaves, false pitch roofs with the appearance of true hips and gables from all public rights-of-way, flat roofs with projecting cornices, parapets and other variations in roof heights and angles (excluding mansard roofs);
(ii) Except for pitched roof buildings, no less than 30 percent of the roofline distance for each building side shall have vertical articulation of at least two feet or ten percent of the average height of the wall plane, whichever is greater; however, no single run of roofline shall exceed 60 feet in length without a minimum two-foot transition in vertical roofline height; and
(iii) Except for pitched roof buildings, by vertically articulating and emphasizing all principal building entrances by at least two feet or ten percent of the average height of the wall plane, whichever is greater.
(G) Facade elevation plan.
Facade articulations or offsets shall be shown, along with calculations verifying that the building elevations meet the above requirements, on a building facade elevation plan for all sides, and shall be submitted for planning and zoning commission review and approval by the city council along with the site plan.
(H) Aesthetic detail.
All building sides shall have aesthetic detail including articulation and variation, with architectural elements that provide shadow lines and visual depth (unless substantially screened with landscaping, whereby the landscape screening in itself provides the aesthetic detailing), with a proper maintenance program in place to provide upkeep of landscaping.
(I) Pedestrian area.
Street-level storefronts and building entrances shall be open and inviting to pedestrians. Buildings 10,000 square feet or greater shall have a street/parking-to-building zone of at least 20 feet to be used for sidewalks, including a minimum 15-foot landscaped buffer strip or pedestrian spaces including benches and other seating facilities.
(J) Entryways.
A minimum exterior entryway offset/inset to help delineate a building’s main entrance and add variety to the streetscape shall be provided for businesses based on their floor space as follows:
(i) Less than 5,000 square feet shall have a minimum entryway area of 15 square feet.
(ii) 5,000 to 15,000 square feet shall have a minimum entryway area of 25 square feet.
(iii) 15,001 to 30,000 square feet shall have a minimum entryway area of 50 square feet.
(iv) Greater than 30,000 square feet shall have a minimum entryway area of 100 square feet.
(K) Windows.
Windows shall be offset by no less than four inches and/or have a perimeter accent border of at least four inches. No section of glass windows shall extend longer in width than 15 feet without a three-foot minimum break.
(L) Rooftop mechanical equipment.
All rooftop mechanical equipment shall be shielded from public view. The parapet must be of equal height to the tallest equipment.
(M) Buildings on slopes.
Building placement on slopes shall not only incorporate stepped massing, but shall also create footprint offsets to save vegetation and natural landforms. Topographical changes shall be reflected by vertical offsets in the massing of buildings wherever possible.
(N) Roll-up doors.
Garage-style roll-up doors shall not face public roadways. When used, they must be screened from adjacent properties and public view, unless used for an outdoor patio or bar.
(O) Outparcel buildings.
Every outparcel building, liner building or other building set between the street right-of-way and a larger adjacent building shall include the architectural detailing set forth above on all sides on the building, including those that face internal parking areas.
(P) Irrigation systems.
Irrigation systems must include rain and freeze sensors.
(5) Accessory buildings.
(A) In the agricultural (AG) zoning district: See subsection (1)(E)(i) of this section regarding exceptions.
(B) In a single-family, duplex or single-family attached zoning district: Accessory buildings that have over 500 square feet of floor area shall conform to the minimum exterior construction standards for the main building on the lot/tract, tract or site, and shall be compatible in exterior finishes and colors as the main building, unless located on property of one-half acre or more.
(C) In a multifamily or nonresidential zoning district: Accessory buildings (any size) shall conform to the minimum exterior construction standards for the main building on the lot/tract, tract or site, and shall be architecturally compatible in design and constructed of the same exterior finishes and colors as the main building.
(2006 Code, sec. 28-132; Ordinance 09-05-797, sec. 2 (art. V, sec. 2), adopted 5/18/09; Ordinance 13-02-947, sec. 16, adopted 2/19/13; Ordinance 21-12-1243 adopted 12/7/21)