A.
Generally.
The placement of a principal building in a perpendicular or sideways orientation on an interior lot or through lot is prohibited. See Figure 10.101, Building Placement.
(Ordinance 2015-30 adopted 10/30/15)
A.
Generally.
All multi-family developments shall meet the standards of this Section. See Figure 10.102, Illustrative Application of Multi-Family Design Standards.
B.
Building Walls.
1.
Not less than 25 percent of each building wall, exclusive of windows and door openings, shall be finished with masonry construction, such as brick, stone, or simulated stone.
2.
Siding shall be wood or cement fiberboard. Siding shall be traditional profiles such as four-inch to eight-inch horizontal beveled or shake. Siding surfaces may not cover more than 75 percent of any wall surface and may not extend to the ground level.
3.
Stucco and exterior insulated finishing systems (EIFS) are permitted as an accent material only. If used, stucco and EIFS shall be detailed to look like traditional wall cornices, soffits, window trim, and similar features. EIFS may be installed only above the floor level of the second story.
C.
Building Elements.
1.
Awnings, where installed, shall be constructed with fabric or metal coverings. Plastic coverings are prohibited.
2.
Elements such as eaves, rakes, cornice lines, or frieze boards shall be used to contribute to the visual interest of the building.
3.
Columns, cornices, and similar elements shall be natural or simulated natural elements such as wood, composite material, architectural metal, or stone.
4.
Balcony and railing materials may be different than the materials used on exterior walls.
D.
Roofs.
1.
Sloped roofs shall be covered with quality materials, comparable to slate, concrete tile, dimensional shingles, metal shingles, or architectural metal seam roofing.
2.
No rooftop mechanical equipment or window/wall mounted air conditioning units shall be visible from the public rights-of-way.
3.
Monolithic roof structures that cover more than 4,000 square feet shall include changes in direction, or treatments which break up the appearance of mass. Such treatments may include elements such as dormers, towers, or chimneys.
E.
Stairs.
Stairs that provide primary access to units on upper floors shall be covered.
Figure 10.102 Illustrative Application of Multi-Family Design Standards |
Allowed  |
Not Allowed  |
(Ordinance 2015-30 adopted 10/30/15)
B.
Notification.
All manufactured housing installations shall be reported by the owner or installer to the Texas Department of Labor and Standards as provided by the Statute and Rules and to the Building Official. The Building Official shall inspect all the installations and shall cooperate with the Texas Department of Labor and Standards in the enforcement of this Section and of said state statute and rules.
C.
Improvements.
Individual lots shall be improved and connected to utilities as follows:
1.
Permanent Foundations and Tie-Downs.
All manufactured homes shall be mounted on a concrete permanent foundation pad. Each foundation pad provides anchors and tie-downs such as cast-in-place concrete “dead men,” embedded eyelets, runway screw augers, arrowhead anchors, or other devices which secure and stabilize the unit. Such devices are placed at least at each corner of each manufactured home.
2.
Utilities.
All units are served with public utilities, which are installed underground. All electrical service equipment is mounted on the structure to which service is provided.
D.
Unit Specifications.
All manufactured homes shall meet the following specifications:
1.
Wind Zone.
The unit shall be designed to meet state Wind Zone I standards.
2.
Required Elevation.
The average elevation of a manufactured home frame above ground level, measured at 90 degrees to the frame, does not exceed four feet from the top of the foundation pad.
4.
Transportation Apparatus.
The wheels, axles, tongue, towing apparatus, and transporting lights are removed prior to occupancy of the unit.
E.
Skirting.
The vacant space between the finished grade of the property on which each manufactured home is located and the exterior edges of the finished floor of each unit is skirted as follows:
1.
Installation.
Skirting is installed on a concrete footing so there is no visible gap between the finished floor and the ground.
2.
Materials.
The material used for skirting is rock, brick, manufactured vinyl or concrete masonry construction. All skirting materials are compatible in appearance with the manufactured home and allow for adequate ventilation and drainage.
3.
Design.
The skirting must be a continuous, complete, opaque, and rigid surface that lends permanency to the appearance of the unit and totally screens the crawl space under the unit.
F.
Unit Inspection.
When a unit is to be conveyed to a new owner or leased to a new occupant, it shall be inspected by the City. All units that do not comply with standards for manufactured housing shall be given a complete interior and exterior inspection focusing on habitability and safety. If the unit is deemed unfit, the City may require improvements or replacement with a newer unit certified by the U.S. Department of Housing and Urban Development (HUD).
(Ordinance 2015-30 adopted 10/30/15)
A.
Generally.
The form and design of nonresidential and mixed-use buildings shall comply with the standards set out in this Section.
B.
360-Degree Architecture.
No particular architectural style is mandated, however, the architectural style of the front facade shall be expressed on all sides of the building.
C.
Building Walls.
All exterior building elevations that face public streets, customer parking areas, or areas of residential use or districts shall be designed so that there are no areas of blank wall that are more than 30 feet in horizontal direction or 16 feet in vertical direction. Complying with this requirement can be accomplished through the use of:
1.
Windows;
2.
Doors;
3.
Awnings;
4.
Changes in both finish materials and colors (a change in color alone is insufficient to meet this requirement);
5.
Decorative cornices;
6.
Murals or graphics;
7.
Sconce lighting;
8.
Towers;
9.
Pilasters or columns;
10.
Arcades;
11.
At least three feet of horizontal or vertical offset in the building wall; and
12.
Comparable elements or design techniques that create an obvious and significant pattern of light and shadow on the building wall.
D.
Building Form.
1.
Buildings that cover more than 16,000 square feet, but less than 30,000 square feet in floor area, shall have moderate changes in height or roof line, which can be accomplished by one or more of the following techniques:
a.
Dormers with ridge lines that are three or more feet below the ridge line of the roof;
b.
A compound roof shape, in which the highest ridge line and the lowest ridge line have a height difference of two to five feet;
c.
Parapet walls that vary in height by two to four feet; and
d.
Towers that have a height that is four to six feet above the highest peak or ridge of the roof or highest point of the parapet.
2.
Buildings that cover more than 30,000 square feet, but less than 60,000 square feet, shall have major changes in height or roof line, which can be accomplished by one or more of the following techniques:
a.
A compound roof shape, in which the highest ridge line and the lowest ridge line have a height difference of five or more feet;
b.
Parapet walls that vary in height by more than four feet;
c.
Towers that have a height that is more than six feet above the highest peak or ridge of the roof or highest point of the parapet. The mass of such towers shall be proportional to the building, so that the towers appear as substantial, but not overwhelming architectural elements.
3.
Buildings that cover more than 60,000 square feet shall have major changes in height or roof line, which shall in addition to the requirements for buildings that cover 30,000 square feet or more, include:
E.
Roof Styles.
Flat roof and pitched roof systems are permitted. Flat roof systems shall be hidden by parapet walls that are at least 30 inches in height. Mansard roofs are prohibited.
F.
Awnings.
Awnings, if installed, shall be constructed of canvas. Backlighting is not permitted.
G.
Multi-Story Buildings.
Buildings with more than two stories shall be designed with a clearly differentiated base, middle, and top.
(Ordinance 2015-30 adopted 10/30/15)
A.
Generally.
Mechanical equipment associated with building operations (e.g., HVAC systems) shall be screened as provided in this Section.
B.
Ground-Level and Building-Mounted Equipment.
Mechanical equipment and meters shall be screened from view of principal parking lots, public rights-of-way, and residential uses and districts by landscaping, bufferyards, or building walls. Hedges and screening walls that are used to hide mechanical systems shall be maintained at a height that is at least one foot higher than the equipment. Hedges shall be a minimum of three feet in height at planting.
C.
Roof-Mounted Equipment.
Mechanical equipment shall be screened from all ground level views from abutting property and rights-of-way by:
1.
Parapet Walls.
Parapet wall shall include cornice treatments that are of adequate height to screen the equipment (a slope of one foot rise per 25 feet of run shall be used to determine if the wall is of adequate height); or
2.
Screening Walls.
Screening walls of adequate height to hide the equipment, which use materials and colors that are consistent with the design of the building; or
3.
Sloped Roof Systems.
Sloped roof systems or other architectural elements of adequate height to hide the equipment.
(Ordinance 2015-30 adopted 10/30/15)