A.
Nonresidential Landscaping Requirements.
Landscaping shall be required according to the following sections
for all nonresidential uses. See 2.10.13. E.6 Noncompliance with Landscaping
Requirements for nonconforming properties.
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Table 13. Nonresidential Landscaping
Requirements
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Section Number
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Section Title
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2.09.01.A.1
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Landscaping Along Perimeter
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2.09.01.A.2
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Internal Landscaping
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Figure 15. Location of Perimeter
Landscaping versus Internal Landscaping
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 |
1.
Landscaping Along Perimeter. All
nonresidential uses shall comply with the following streetscape requirements:
a.
Perimeter Landscaping. Perimeter
Landscaping shall be provided adjacent to all streets.
i.
The Perimeter Landscaping shall be
the following minimum widths, exclusive of street Right-of-Way.
ii.
Plantings within the
Perimeter Landscaping shall be determined by the following:
(a)
Along all Freeways,
Parkway Streets, Arterial Streets, and Collector Streets at least
one (1) Shade Tree for every forty (40) feet of frontage shall be
installed. One existing tree may be substituted for each new tree
provided the existing tree is in good health and form. New trees must
be planted within five (5) feet of the front lot line along the street
and in line with other trees but not in conflict with utilities. The
Director of Planning may permit additional minor setbacks or other
adjustments to the planting strip to accommodate future right-of-way
expansions, sidewalks, and utility lines.
(b)
Complete coverage of
natural landscape materials shall be provided with Shrubs, Groundcover,
Ornamental Grasses with a Rock/Crushed Rock Landscape Base, or Ornamental
Grasses with a Mulch Base. The use of Turf Grass as a landscape material
is prohibited in fulfilling the requirements of this subsection.
iii.
See 2.09.06. D.6 for
required landscape buffering adjacent to single family uses or districts.
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Figure 16. Example of a Shrub
Buffer
 |
b.
Shrub Buffer. Where parking lots, drives, and access easements abut
the Perimeter Landscaping, Shrubs (5 gallon minimum) shall be planted
to form a contiguous buffer along the common boundary line.
i.
Shrubs shall be planted in planting
beds with a Rock/Crushed Rock Landscape Base or Mulch Base.
ii.
A berm may be placed
within the Perimeter Landscaping in lieu of the required Shrubs unless
needed for a headlight screen. See 2.09.06. Residential Adjacency
for possible additional landscaping requirements.
iii.
If the parking lot
is located fifty (50) feet or more from the street Right-of-Way line,
no Shrubs or berms will be required unless needed for a headlight
screen. See 2.09.06. Residential Adjacency for possible additional
landscaping requirements.
c.
The Director of Planning may reduce
the width (but not contents) of the required Perimeter Landscaping
during Site Plan review when the reduction is required for a Public
Improvement Right-of-Way acquisition.
2.
Internal Landscaping.
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Figure 17. Example of Internal
Landscaping
 |
a.
Internal Landscaping refers to all
areas within the paved boundaries of the parking lot.
b.
Any nonresidential parking area that
contains more than ten (10) parking spaces shall provide Internal
Landscaping in addition to the required Perimeter Landscaping.
c.
Only landscaped areas within the
parking lot shall be used to meet the Internal Landscaping requirement.
d.
Plantings within the Internal Landscaping
shall be determined by the following:
i.
Ten (10) square feet of Internal
Landscaping for each parking space or fraction thereof.
ii.
One (1) Shade Tree or
two (2) Ornamental Trees for every fifteen (15) parking spaces or
fraction thereof.
iii.
All parking spaces
must be within eighty (80) feet of a Shade Tree.
iv.
Complete coverage of
natural landscape materials, such Groundcover, or Ornamental Grasses
with a Rock/Crushed Rock Landscape Base or Mulch Base. The use of
Turf Grass as a landscape material is prohibited in fulfilling the
requirements of this subsection.
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Figure 18. Example of a Concrete
Curb with Drainage Opening
 |
3.
Stormwater Drainage.
All landscaped areas shall be protected by a raised six (6) inch concrete
curb with openings to allow for the drainage of stormwater into the
landscaped areas.
4.
Redevelopment Sites.
For existing sites undergoing redevelopment, see 2.10.13.E.6 for applicability
and requirements.
B.
Residential Landscaping Requirements.
Landscaping shall be required according to the following sections
for all residential uses.
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Table 14. Residential Landscaping
Requirements
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|---|---|
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Section Number
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Section Title
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2.09.01.B.1
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Multi-Family Landscaping Requirements:
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Perimeter Landscaping
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Shrub Buffer
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Internal Landscaping
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2.09.01.B.2
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Landscaping Requirements for Single
Family Developments
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Figure 19. Location of Perimeter
Landscaping Versus Internal Landscaping
 |
1.
Multi-Family Landscaping Requirements.
a.
Perimeter Landscaping. Perimeter
Landscaping shall be provided adjacent to all streets with a minimum
width of ten (10) feet, exclusive of street Right-of-Way.
i.
Plantings within the Perimeter Landscaping
shall be determined by the following:
(a)
Along all Freeways,
Parkway Streets, Arterial Streets, and Collector Streets at least
one (1) Shade Tree for every forty feet (40) of frontage shall be
installed. One existing tree may be substituted for each new tree
provided the existing tree is in good health and form. New trees must
be planted within five (5) feet of the front lot line along the street
and in line with other trees but not in conflict with utilities. The
Director of Planning may permit additional minor setbacks or other
adjustments to the planting strip to accommodate future right-of-way
expansions, sidewalks, and utility lines.
(b)
Complete coverage of
natural landscape materials shall be provided with Shrubs, Groundcover,
Ornamental Grasses with a Rock/Crushed Rock Landscape Base, or Ornamental
Grasses with a Mulch Base. The use of Turf Grass as a landscape material
is prohibited in fulfilling the requirements of this subsection.
ii.
The Director of Planning
may reduce the width of the required Perimeter Landscaping during
Site Plan review when the reduction is required for a Public Improvement
Right-of-Way acquisition.
iii.
See 2.09.06. D.6 for
required landscape buffering adjacent to single family uses or districts.
b.
Shrub Buffer. Where parking lots
and drives abut the Perimeter Landscaping, Shrubs (5 gallon minimum)
shall be planted to form a contiguous buffer along the common boundary
line.
c.
Internal Landscaping.
i.
Internal Landscaping is required
within parking areas in addition to the required Perimeter Landscaping.
ii.
Plantings within the
Internal Landscaping shall be determined by the following:
(a)
Twenty (20) square feet
of internal landscaping for each parking space.
(b)
One (1) Shade Tree or
two (2) Ornamental Trees per ten (10) parking spaces.
(c)
All parking spaces must
be within eighty (80) feet of a Shade Tree.
(d)
Complete covering of
natural landscape materials, such Groundcover or Ornamental Grasses
with a Rock/Crushed Rock Landscape Base or Mulch Base. The use of
Turf Grass as a landscape material is prohibited in fulfilling the
requirements of this subsection.
d.
Multiple Building Landscaping Requirements.
If more than one Dwelling, Multi-Family (Apartment) building is placed
upon a single lot, the following areas shall be landscaped:
i.
A twenty (20) foot strip along the
front or rear of the buildings as measured from the foundation.
ii.
A ten (10) foot strip
along all other sides of the buildings as measured from the foundation.
iii.
Landscaping strip may
consist of Shrubs, Groundcover, Ornamental Grasses with a Rock/Crushed
Rock Landscape Base or Mulch Base, or Turf Grass.
iv.
Areas for driveways
shall be exempt from this requirement.
e.
Stormwater Drainage.
f.
Redevelopment Sites. For existing
sites undergoing redevelopment, see 2.10.13. E.6 for applicability
and requirements.
2.
Landscaping Requirements for Single
Family Developments.
a.
At least two (2) Shade Trees or Ornamental
Trees shall be provided in residential subdivisions for each lot,
which may be achieved by existing trees consistent with the approved
plant list.
b.
All required trees must be planted
and yard completely revegetated to prevent erosion and sedimentation
prior to request for final building inspection of the dwelling unit.
c.
Single family lots created prior
to the effective date of this ordinance shall be exempt from this
requirement.
C.
Approved Plant Materials.
1.
The Director of Planning shall be
responsible for maintaining a list of approved plant materials. All
required plants must be selected from the list.
2.
If more than five (5) trees are required,
at least two (2) types of tree species shall be incorporated.
3.
The Director of Planning is authorized
to limit species and placement to protect aboveground and underground
infrastructure.
D.
Additional Requirements.
1.
This subsection D shall not apply
to individual single family lots for single family structures.
2.
All plant material shall be maintained
in a healthy and growing condition, and must be replaced with plant
material of similar variety and size if damaged, destroyed, or removed.
3.
Landscaped areas shall be kept free
of trash, litter, weeds, and other such materials or plants not a
part of the landscaping.
4.
An automatic irrigation system with
rain and freeze sensors is required for all landscaping.
a.
Exemption. The Director of Planning
may waive the automatic irrigation system requirement for portions
of or the entire landscaped area, subject to a supplemental watering
plan prepared by a registered Landscape Architect verifying that an
irrigation system is not needed to support survival of the landscape
materials.
5.
Any Developer desiring to install
and maintain landscaping materials and irrigation facilities within
the City Right-of-Way must first receive written approval from the
Director of Planning.
6.
Replacement of dead landscaping shall
occur prior to the issuance of a Certificate of Occupancy.
7.
A landscape plan prepared by a Landscape
Architect is required for all applicable developments.
E.
Alternative Compliance Option. A
request for the following Alternative Compliance options may be submitted
and acted upon in accordance with 2.11.01. Alternative Compliance:
1.
Minor Reductions of the Perimeter
Landscaping and Buffers.
a.
Minor changes to the width of the
required Perimeter Landscaping and buffers, which are considered to
be up to fifty (50) percent of the required width, may be requested
if along a street frontage where the adjacent properties on both sides
(at side property lines) have a smaller or no landscape buffer strip,
in order to maintain consistency between existing parking lot and
drive aisle alignments.
b.
If an alternative Perimeter Landscaping
or buffer is granted, an equal amount of landscaped area and trees
shall be provided elsewhere on the site as may be deemed appropriate
by the decision-maker.
2.
Grouping of All Required Landscaping
within One or Two Areas.
a.
In order to provide flexibility in
site design, an Applicant may request Alternative Compliance to group
all required landscaping (e.g., the landscape buffer and parking lot
landscaping) into one or two areas.
b.
In order to offset the movement of
landscaping from its original required location, an additional twenty-five
(25) percent of the total landscaped area will be required. For example,
if 1,000 square feet of total landscaping was required, then 1,250
square feet would be required to meet the grouping option.
c.
In addition to the twenty-five (25)
percent increase in total landscape area, the grouped landscaping
shall be located either in the front yard or area visible from the
street.
(Ordinance
2017-13 adopted 10/2/2017)
A.
General.
1.
Purpose. The purpose of this section
is to provide standards for screening in order to mitigate the effects
of potential nuisances such as dirt, litter, noise, heat, and glare
of lights, and to protect public and private investment. It is also
the intent of this section to provide for the safe construction and
maintenance of walls and fences constructed in the City.
2.
Applicability. These regulations
shall be applicable to all new construction, where fifty (50) percent
or more of an existing screening, fence, or wall requires replacement,
or any time that a higher intensity use is required to screen adjacent
to a lower intensity use.
3.
Enforcement. The Director of Planning
shall administer and enforce the provisions of this article relating
to screening and fencing.
B.
Screening and Fencing of Nonresidential,
Mixed Use, Multi-Family, and Manufactured Home Parks.
2.
Screening of Neighboring Development
with a Masonry Screening Wall.
a.
In the event that any non-single
family use sides or backs to an existing single family home (i.e.,
detached home, duplex, or townhome) or a Estate Residential (R-1)
District, Suburban Residential (R-2) District, or One & Two Family
Residential (R-3) District, a solid masonry screening wall of not
less than six (6) feet nor more than eight (8) feet in height shall
be erected on the property line separating these districts. The purpose
of the screening wall or fence is to provide a visual and protective
barrier between the properties.
i.
The owner of the higher intensity
property shall be responsible for building and maintaining the required
wall on the property line dividing the property from the lower intensity
district.
b.
Materials.
i.
Any screening wall or fence required
under the provisions of this section, under a Specific Use Permit,
Planned Development (PD) District, or other requirement shall be constructed
of 100 percent opaque masonry or precast concrete designed to resemble
wood, stucco, stone, or brick fencing (excluding CMU). Wood fences
are expressly prohibited.
ii.
Nonresidential fences
that are not required by ordinance but that are visible from public
Right-of-Way shall be constructed of masonry, reinforced concrete,
wrought iron or simulated wrought iron, or vinyl material that simulates
wood or masonry. Wood fences are expressly prohibited.
iii.
All required screening
walls shall be equally finished on both sides of the wall.
iv.
Where such openings
are necessary, all wall or fence openings shall be equipped with gates
equal in height and screening characteristics to the wall or fence.
3.
Screening of Mechanical Equipment.
All nonresidential uses in any zoning district shall screen all mechanical,
heating and air conditioning equipment from public view or adjacent
residential property. Public view is considered any area that can
be seen from a public street or adjacent residential properties at
six (6) feet above grade at the property line.
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Figure 20. Example of a Screening
Parapet
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4.
Nonresidential Barbed Wire Fences
Prohibited. Barbed wire, razor wire, and concertina wire fences are
prohibited in the City for nonresidential purposes.
a.
Exception. Barbed wire strands may
be placed on top of permitted fences and screening around public utilities
facilities (such as substations and transformer stations) or as part
of security devices for the restrain of persons being detained by
the City or other governmental law enforcement agency for criminal
violations.
C.
Screening of Outdoor Waste Storage
for All Nonresidential, Mixed Use, Multi-Family, and Manufactured
Home Park Properties.
1.
General.
a.
Waste storage areas (refuse containers,
etc.) shall be constructed, located and screened to prevent interference
with the peace, comfort, and repose of the occupants of any adjoining
building or residence.
b.
The location, construction, and screening
of all waste storage areas shall be shown on the design drawings.
2.
Incidental Use Requirement and Location
Standards. Refuse containers, trash dumpsters/containers, trash compactors,
box compactors, and other similar containers which are used for waste
disposal purposes shall:
3.
Setbacks. Refuse containers, trash
dumpsters/containers, trash compactors, box compactors, and other
similar containers shall be setback from all residential uses a minimum
of twenty-five (25) feet.
4.
Screening Required. Refuse containers,
trash dumpsters/containers, trash compactors, box compactors, and
other similar containers shall be enclosed on all four sides with
a three-sided masonry screening wall and a metal gate on the fourth
side that shall be constructed to a minimum height of one (1) foot
above the container height, but shall not exceed eight (8) feet in
height.
D.
Electric Fences.
1.
An electric fence is allowed in the
Agricultural zoning district, with proof submitted to the electrical
inspector that the fence will be designed to retain animals, be inaccessible
to the general public and not pose a hazard to life.
2.
An electric fence is allowed in association
with a permitted nonresidential outdoor storage area in the Agricultural
(AG) District, Interstate-35 Business (B-3) District, Light Industrial
(LI) District, and Heavy Industrial (HI) District subject to the following
standards.
a.
Unless otherwise specified in this
Section, electric fences must be installed in conformance with the
specifications set forth in the City’s electrical code and the
International Electroctechnical Commission Standard No. 60335-2-76.
In addition, the electric fence controller must meet the requirements
of Underwriters Laboratories Standard UL69, Electric-Fence Controller,
and labeled as such.
b.
The electric fence controller and
emergency entry key safe for the electric fence must be located in
a single accessible location for the entire fence.
c.
The electric fence must be surrounded
by a non-electrical fence or wall six (6) to eight (8) feet in height.
d.
The electric fence must be installed
a minimum of one (1) foot from the surrounding nonelectric fence or
wall, except along the gate. Along the gate, the electric fence must
be installed a minimum of three (3) inches from the surrounding non-electric
fence or wall.
e.
The electric fence must be clearly
identified with warning signs at intervals of not less than sixty
(60) feet.
f.
The electric fence must only be energized
during hours when the public does not have legal access to the protected
property.
E.
Fences in Residential Areas.
2.
Fences Required for Subdivisions
backing to Major Roadways. A solid masonry fence is required when
a subdivision backs to a Collector Street or larger thoroughfare.
3.
Height and Location.
a.
Any fence or wall located to the
rear of the minimum required front yard line shall not exceed six
(6) feet in height.
b.
Except as provided by i below, no
fence or wall shall be permitted in front of any single family or
duplex structure.
i.
Decorative fences with openings not
less than fifty (50) percent of the fence area and not exceeding forty-two
(42) inches in height are permitted in front yards. Chain link, woven
wire mesh or similar materials are not considered decorative fencing.
c.
No fence shall be erected in any
required side yard that is adjacent to a public street.
4.
Materials.
a.
Any residential perimeter fence shall
be constructed of masonry, wrought iron, Cedar wood, precast concrete
designed to resemble wood, stucco, stone, or brick fencing (excluding
CMU), or vinyl materials that produce a similar appearance.
b.
Chain link fencing is only allowed
for residential properties for side and rear fences not facing a public
street.
5.
Vehicular Access Gates. Gates designed
for vehicular access shall be set back from the property line a minimum
of fifty (50) feet.
6.
Residential Chain Link, Barbed Wire,
and Electrical Fences Prohibited.
a.
Chain link fencing shall be prohibited
for perimeter fences in residential areas.
b.
Barbed wire or electrical fencing
shall be prohibited in residential areas, except as used for farm
or ranching purposes on lots over one (1) acre in size or as noted
in D above. Note that this does not include invisible fences for pets.
8.
Proximity to Accessways and Driveways.
Screening or fencing shall not be located closer than three (3) feet
from the edge of any accessway pavement or driveway.
(Ordinance
2017-13 adopted 10/2/2017; Ordinance 2023-03 adopted 5/2/2023)
A.
Applicability.
1.
Except as hereinafter provided, no
building or structure or part thereof shall be erected, altered, or
converted for any permitted use unless vehicle parking is provided
according to the following standards.
2.
Vehicle parking shall be provided
on the lot or tract, on an immediately contiguous lot or tract, or
as part of a shared parking agreement.
B.
General Requirements.
1.
Number of Spaces.
a.
The minimum number of spaces shall
be as indicated in 2.06.05. Use Chart.
b.
The total parking requirement shall
be the sum of the specific parking space requirements for each use
classification included in the building or development.
c.
Floor Area of parking garages shall
be excluded in computing the parking requirements of any use.
d.
Adjacent on-street parking spaces
(along the lot line or within the development) shall count toward
the minimum parking requirements in the form districts. See section
2.10.10(R).
e.
When 50 to 99 parking spaces are
required, at least one (1) electric vehicle parking space shall be
provided. When 100 or more parking spaces are required, at least two
(2) electric vehicle parking spaces shall be provided.
2.
Parking Areas and Driveways.
a.
Maintenance. All parking areas and driveways shall be maintained to the City’s
specifications.
b.
Nonresidential Parking
Areas and Driveways. Unless otherwise noted, all parking
areas and driveways for nonresidential uses shall be curbed and paved
with asphalt or concrete unless otherwise approved. See section 2.10.10(R)
for driveways allowances in the form districts.
c.
Residential Parking Areas
and Driveways.
i.
Unless otherwise noted, parking areas
and driveways for residential uses shall be of a paved or finished
permeable surface (i.e., no gravel, grass, or dirt).
ii.
Single family residential
lots greater than one (1) acre are exempt from this requirement, however
a paved driveway apron must be provided within the Right-of-Way.
iii.
Parking for multiple
family dwellings (Dwelling, Multi-Family (3-Plex/4-Plex) and Dwelling,
Multi-Family (Apartment)) is prohibited between the front facade and
a public street or public access easement.
3.
Parking Space Dimension. All parking spaces must be at least nine (9) feet wide by eighteen
(18) feet deep.
C.
Shared Parking Calculation.
1.
The intent of this provision is to
maintain the number of spaces needed to support use while considering
that many uses have differing parking peak times. Shared parking allows
uses with varying peak times to share parking spaces, thereby encouraging
more compact development and reducing stormwater runoff and the urban
heat island effect.
2.
The Director of Planning may approve
a request for shared parking facilities if the following findings
are made:
a.
The shared spaces to be provided
will be available as long as the uses requiring the spaces are in
operation;
b.
The peak hours of parking demand
from all uses do not coincide so that peak demand is greater than
the parking provided, as determined by the City’s shared parking
calculator formulas;
c.
A written agreement between the property
owner(s) and the City, in a form satisfactory to the City Attorney
that includes:
i.
A guarantee among the property owner(s)
for access to and use of the shared parking facilities;
ii.
A provision that the
City may require parking facilities in addition to those originally
approved upon finding by the Director of Planning that adequate parking
has not been provided; and
iii.
A provision stating
that the Director of Planning may, for due cause and upon notice and
hearing, unilaterally modify, amend, or terminate the shared parking
agreement at any time.
3.
Applicants for shared parking must
submit a description of the uses, hours of operation, parking requirements,
allocation of parking spaces, hours of peak parking demand, and an
explanation to show that required parking will be available during
the hours of operation shown for each use.
4.
Applicants may be required to submit
survey data substantiating a request for reduced parking requirements.
5.
Shared Parking Modifications.
a.
If the development is located entirely
on a single lot, the development is eligible for a reduction up to
twenty (20) percent in the required parking.
b.
If the development is located across
more than one (1) lot but is a cohesive development (e.g., a shopping
center), the development is eligible for a reduction of up to twenty
(20) percent in the required parking, however a fee-in-lieu shall
be required for the reduced parking.
6.
Any future changes to the uses must
be reviewed to assess the parking supply. If the new use would require
less parking, then no technical review is necessary. If the new use
would require more parking, a parking study shall be required. If
the parking study determines that the current amount of parking is
insufficient, the proposed use must provide the additional parking
or contribute a fee-in-lieu.
D.
Parking Requirements for New or Unlisted
Use. Where questions arise concerning the minimum off-street parking
requirements for any use not specifically listed, the requirements
may be determined by the Director of Planning as those of a similar
use.
E.
Circulation and Parking Requirements
for all Nonresidential Developments.
1.
Applicability. The regulations provided
in this section shall apply to all nonresidential development.
2.
Wheel Stops or Bollards. If curbs
are not provided, then parking spaces that face and are adjacent to
a building or required landscaped area shall utilize wheel stops or
bollards, within twelve (12) inches from the end of the space.
3.
Area Layout.
a.
Parking lots shall be laid out to
continue the street/block pattern of the area so that the lots can
easily be redeveloped with buildings consistent with the design of
the surrounding development.
b.
No more than fifty (50) percent of
parking may be located between the front facade and a public street
unless outlots are present.
4.
Parking Sub-Lots.
a.
Large surface parking lots shall
be visually and functionally segmented into several smaller sublots
by landscaped areas. Each sub-lot shall contain a maximum of fifty
(50) parking spaces.
i.
An additional fifty (50) parking
spaces are allowed for each five (5) percent of interior landscaping
provided above the minimum, up to two hundred (200) spaces.
b.
For every parking area, a landscaped
median/divider at least fifteen (15) feet wide shall be installed
to help break up sub-lots of large parking fields. These medians shall
contain pedestrian walkways to offer safe, marked routes between parking
spaces and building entries.
5.
Pedestrian Circulation.
a.
Circulation patterns must be as simple
as possible.
b.
All likely pedestrian routes must
be considered in the design phase of a development to prevent shortcuts
through parking and landscape areas.
c.
An internal pedestrian walkway, ADA
accessible, at least six (6) feet wide must be provided from the perimeter
public sidewalk to the primary public entrance. Internal pedestrian
walkways must be distinguished from driving surfaces by textured pavement
or painted pavement and lighting.
6.
Fire Lanes. In addition to I below,
aisles must meet fire lane requirements where applicable.
F.
Stacking Requirements.
1.
Purpose. Stacking spaces provide
the ability for vehicles to queue on-site prior to receiving a service.
2.
Stacking Space Size and Location.
A stacking space shall be a minimum of ten (10) feet in width and
twenty (20) feet in length and shall not be located within or interfere
with any other circulation driveway, parking space, fire lane, or
maneuvering area.
3.
Number of Required Queuing Spaces
(All Districts). In all Districts, at the time any building or structure
is erected or altered, queuing spaces shall be provided in the number
and manner set forth in the following list of property uses.
|
Table 15. Minimum Required
Queuing Spaces
| |
|---|---|
|
Use
|
Queuing Spaces
|
|
Bank or Financial Institution (with
a Drive-Thru)
|
Four (4) stacking spaces per window
or service lane
|
|
Automobile Service Garage (Minor)
|
Three (3) stacking spaces per bay
|
|
Car Wash, Full Service
|
Five (5) stacking spaces per bay
|
|
Car Wash, Self Service
|
Two (2) stacking spaces per bay
|
|
Car Wash, Self Service (Drying Areas
and Vacuum Islands)
|
Two (2) stacking spaces per drying
area or vacuum island
|
|
Child Care Facility (Daycare) and
Similar Child Training and Care Establishments
|
One (1) stacking space per twenty
(20) students provided on a through "circular" drive.
|
|
Restaurant or Cafeteria, with Curb
or Drive-Thru Service
|
Five (5) stacking spaces for first
window, order board, or other stopping point. One (1) additional stacking
space shall be provided after the final window, order board, or stopping
point to allow vehicles to pull clear of the transaction area prior
to entering an intersecting on-site driveway or maneuvering aisle.
|
|
Any Other Retail or Service Use with
a Drive-Thru Window
|
Three (3) stacking spaces for first
service window. One (1) additional stacking space shall be provided
after the final window, order board, or stopping point to allow vehicles
to pull clear of the transaction area prior to entering an intersecting
on-site driveway or maneuvering aisle.
|
|
School, Private or Public
|
The number of stacking spaces shall
be determined during Site Plan review.
|
G.
Bicycle Parking.
1.
Off-street parking and facilities
for bicycles shall be provided for each land use as follows:
|
Table 16. Bike Parking Requirements
| |
|---|---|
|
Use
|
Minimum Number of Bike Parking
Spaces
|
|
Residential (1-4 units)
|
0
|
|
Residential (5+ units)
|
2, plus 1 per 10 living units
|
|
Retail
|
2, plus 1 per 5,000 sqft, maximum
7
|
|
Office
|
2, plus 1 per 5,000 sqft, maximum
7
|
|
Park
|
2, plus 1 per acre of land, maximum
15
|
|
Public (other than a park)
|
2, plus 1 per 5,000 sqft, maximum
7
|
|
Industrial
|
2, plus 1 per 10,000 sqft, maximum
7
|
|
Agriculture/Open Space
|
0
|
|
Figure 21. Example of a Bike
Rack
 |
2.
Bicycle parking facilities
shall be racks or lockers anchored to prevent movement or theft. Each
space designated for bicycle parking shall be designed to accommodate
at least the minimum number of bicycles identified by Table 16. Bicycle
parking facilities shall, at minimum, be a bike rack with the ability
for a user to lock one wheel and the frame to the rack, with the user
providing the lock and chain.
3.
Access to the use being
served by the parking facility shall be at least as convenient for
users of bicycle parking as the most convenient automobile parking
and as close as possible to the desired entrances without interfering
with pedestrian or vehicular traffic.
H.
Alternative Compliance Option. A
request for the following Alternative Compliance options may be submitted
and acted upon in accordance with 2.11.01. Alternative Compliance:
1.
Allow more than ten (10) percent
more parking spaces if the additional spaces are of a permeable material
as determined by the Director of Planning.
2.
Reduction in the number of required
parking spaces by up to thirty (30) percent if the use is served by
public parking or sufficient bicycle/pedestrian access.
3.
Reduction in the number of required
parking spaces according to a Best Practices Parking Ratio.
a.
An Applicant shall fully cite the
sources used to derive the Applicant-submitted parking ratio, possible
resources include parking standards materials from the Institute of
Transportation Engineers (ITE) or the American Planning Association
(APA).
b.
The Director of Planning shall review
the Applicant-submitted parking ratio to make a recommendation regarding
best planning practices for a use.
I.
Parking Space Design Details. Each
standard off-street surface parking space size shall be in accordance
with the design standards as shown on the following illustrations
for space size and design. Note that all drive aisles must meet the
City’s Fire Code requirements.
|
Figure 22. 30 Degree Layout
with One-Way Traffic
 |
Figure 23. 30 Degree Layout
with Two-Way Traffic
 |
|
Figure 24. 45 Degree Layout
with One-Way Traffic
 |
Figure 25. 45 Degree Layout
with Two-Way Traffic
 |
|
Figure 26. 60 Degree Layout
with One-Way Traffic
 |
Figure 27. 60 Degree Layout
with Two-Way Traffic
 |
|
Figure 28. 90 Degree Layout
 |
(Ordinance
2017-13 adopted 10/2/2017; Ordinance 2022-24 adopted 9/20/2022)
|
Figure 29. Example of Accessory
Structure
 |
A.
All Accessory Structures.
1.
Accessory Structures are prohibited
within easements.
2.
In no case shall an Accessory Structure
exceed the height of the main structure.
3.
Accessory Structures two hundred
(200) square feet and larger must comply with the exterior building
material and related design requirements for a main structure, except
in the Agricultural (AG) District.
B.
Residential Accessory Structures.
The following regulations apply to Accessory Structures servicing
lots zoned or used for residential uses.
1.
No more than one (1) Accessory Structure
for the purpose of a living quarters shall be permitted on a lot.
2.
Multi-family Accessory Structures
used to store equipment or provide a service function shall not be
occupied as a dwelling.
3.
The dimensional regulations in Table
17 shall apply to all residential Accessory Structures.
|
Table 17. Residential Accessory
Structure Requirements
| |||
|---|---|---|---|
|
Lots up to 7,500 sq. ft.
|
Lots up to 1 acre
|
Lots over 1 acre
| |
|
Maximum Number of Accessory Structures
|
2
|
2
|
5
|
|
Maximum Floor Area of All Accessory
Structures Combined
|
484 sq ft
|
1,000 sq ft
|
Standards of Building Coverage provided in Subsection 2.07.01 apply for all structures
|
|
Maximum Height
|
18’
|
25’
|
N/A
|
|
Minimum Front Setback
|
Behind the front facade of the main
building
|
Behind the front facade of the main
building
|
Behind the front facade of the main
building
|
|
Minimum Side and Rear Setback
|
10’ if height does not exceed
20’; otherwise same standards as main building
|
10’ if height does not exceed
20’; otherwise same standards as main building
|
10’ if height does not exceed
20’; otherwise same standards as main building
|
C.
Nonresidential Accessory Structures.
The dimensional regulations in Table 18 shall apply to all Accessory
Structures servicing lots zoned or used for nonresidential uses.
|
Table 18. Nonresidential Accessory
Structure Requirements
| |
|---|---|
|
All Nonresidential Lots
| |
|
Maximum Number of Accessory Structures
|
3
|
|
Maximum Floor Area of All Accessory
Structures Combined
|
50% of the ground floor area of the
main structure
|
|
Maximum Height
|
Equal to or less than the main building
|
|
Minimum Front Setback
|
Behind the front facade of the main
building
|
|
Minimum Side and Rear Setback
|
Same standards as the main building
|
(Ordinance
2017-13 adopted 10/2/2017; Ordinance 2021-21 adopted 7/20/2021)
A.
Exterior Material Requirements for
all Single Family Units.
1.
Applicability. This section applies
to all single family (attached and detached) units. Area used for
doors and windows shall be excluded from calculations.
2.
Residential Material Standards.
a.
The exterior facades of a main building
or structure shall be constructed of at least seventy-five (75) percent
Class 1: Masonry Construction materials and the remainder composed
of Class 2: Masonry Construction materials unless otherwise specified
in this UDC.
b.
All exterior facades visible from
the public Right-of-Way must be of consistent materials.
c.
An exemption is granted to exterior
materials when the existing percentage of Class 1: Masonry Construction
or Class 2: Masonry Construction materials is less than the requirement
of a above.
B.
Exterior Material Requirements for
all Multi-Family Units.
1.
Applicability. This section applies
to all multi-family units. Area used for doors and windows shall be
excluded from calculations.
2.
Residential Material Standards. The
exterior facades of a main building or structure shall be constructed
of one hundred (100) percent Class 1: Masonry Construction materials
on the first and second floors and fifty (50) percent on all other
floors.
C.
Exterior Material Requirements for
Nonresidential Zoning Districts and Uses.
1.
Applicability. This section applies
to all nonresidential buildings. Area used for doors and windows shall
be excluded from calculations.
2.
Nonresidential Material Standards.
a.
Exterior facades of a main building
or structure shall consist of one hundred (100) percent Class 1: Masonry
Construction.
i.
Exception for Industrial Districts.
(a)
Within the Light Industrial
(LI) District or Heavy Industrial (HI) District, only the exterior
facades of a main building or structure adjacent to a public street
must consist of one hundred (100) percent Class 1: Masonry Construction.
(b)
This exemption does
not apply when the property is adjacent to a residential zoning district.
ii.
Exception for facades
not visible from public streets or single family residential properties:
The non-visible wall(s) of the building may be constructed of Class
2: Masonry Construction or Class 3: Masonry Construction materials,
provided that:
3.
Maximum Material Coverage. No single
building material shall cover more than eighty (80) percent of the
front of any building, with the exception of on-site utility or service
structures.
D.
Development in the Historic Overlay
(O-H) District. The Historic Preservation Commission may waive the
requirements of this 2.09.05. Building Materials for properties within
the Historic Overlay (O-H) District.
E.
Alternative Compliance Option. A
request for the following Alternative Compliance options may be submitted
and acted upon in accordance with 2.11.01. Alternative Compliance:
1.
Alternative Materials. For nonresidential
and multi-family buildings, the following alternative materials or
percentages may be approved:
a.
A reduction of the required masonry
percentage by a maximum of twenty-five (25) percent when a unique
and attractive architectural design is used.
2.
Original Building Materials. For
existing nonresidential buildings undergoing expansion, the use of
materials used on the original building provided it is an integral
part of the character of the building.
(Ordinance
2017-13 adopted 10/2/2017)
A.
Purpose. The intent of this section
is to preserve and protect the integrity of single-family residential
neighborhoods, to protect the quiet enjoyment of single-family residential
properties, and to maintain property values.
B.
Applicability.
1.
The following residential adjacency
standards shall apply to all nonsingle-family development within the
R-4, R-5, B-1, B-2, B-3, LI, and HI zoning districts that lie within
four hundred (400) feet of properties used for single-family residences
in the Estate Residential (R-1) District, Suburban Residential (R-2)
District, or One- and Two-Family Residential (R-3) District, or in
the ETJ.
2.
For purposes of the section, the
four hundred (400) foot distance shall be measured from the nonsingle-family
residential building or use to the property line of the single-family
residence.
C.
Land Uses Requiring a Specific Use
Permit.
1.
The following uses require a Specific
Use Permit when located within the Arterial Business (B-2) District
and within four hundred (400) feet of residential uses, in addition
to the regulations of 2.06.05. Use Chart:
2.
In the event of a conflict between
this section and 2.06.05. Use Chart, the more strict application shall
apply.
D.
Development Regulations.
1.
Roof Design Standards.
a.
To screen rooftop mechanical equipment,
other appurtenances, and flat or built-up roofs, all structures having
a footprint of 6,000 square feet or less shall be constructed with
a pitched roof.
b.
Those structures having a footprint
greater than 6,000 square feet shall be constructed with either a
pitched, parapet, or mansard roof system (enclosed on all sides).
c.
Standing seam metal roofs shall be
constructed of a factory-treated, non-metallic, non-reflective matte
finish.
d.
Metal roofs with lapped seamed construction,
bituminous built-up roofs, and flat, membrane-type roofs that are
visible are not permitted.
2.
Loading and Service Areas.
a.
Loading and service areas shall be
located at the side or rear of buildings.
b.
Where visible from the property line,
a solid masonry screening wall at least ten (10) feet in height shall
be required to screen views of loading docks and loading spaces intended
for tractor/semi-trailer delivery. This wall must screen the entire
loading dock or space.
c.
Screening materials shall utilize
similar masonry materials to the building’s facades.
d.
The accommodation of adequate access
for service delivery trucks may be evaluated to determine the extent
of screening required.
3.
Building Setbacks and Height.
a.
A non-single family structure shall
not be built within forty (40) feet of a single family residential
property line.
b.
Structures set back at least forty
(40) feet from the property line may be up to twenty (20) feet in
height, or up to a line having a slope of 1:4 from the single family
residential property line, whichever is greater (see Figure 30).
|
Figure 30. Residential Slope
Analysis
 |
4.
Screening. See 2.09.02.B. Screening
and Fencing of Nonresidential, Mixed Use, Multi-Family, and Manufactured
Home Parks.
6.
Landscaping.
a.
For buildings less than twenty-four
(24) feet in height, a landscape buffer 25 feet wide, including a
row of Shade Trees on thirty (30) foot centers and four (4) five-gallon
shrubs per tree, shall be planted along the property line adjacent
to the single family use or district. No structures may be placed
within the buffer area.
b.
For buildings twenty- four ( 24)
feet in height or greater, a landscape buffer 40 feet wide, including
two ( 2) alternating rows of Shade Trees on thirty ( 30) foot centers
and four ( 4) five -gallon shrubs per tree, shall be planted on thirty
( 30) foot centers adjacent to the single family use or district.
No structures may be placed within the buffer area.
7.
Refuse Receptacles.
|
Figure 31. Example of Refuse
Receptacle Screening
 |
a.
No trash receptacles or recycling
receptacles shall be located within fifty (50) feet of properties
used for single family residences, unless there is no other feasible
location and the Director of Planning determines the placement will
not have a significant effect on the nearby residential properties.
b.
Trash and recycling receptacles shall
be four sided with a metal gate and shall be located to the side or
rear of the principal building.
c.
Trash and recycling receptacles shall
be screened by a solid masonry screen at least eight (8) feet in height
and shall utilize similar masonry materials to the building’s
facades.
d.
Refer to 2.08.01.E for refuse receptacle
standards within Form Districts.
8.
Cut and Fill Standards. Where development sites abut residentially
zoned or used property, the layout of the street network, lots, and
building sites shall minimize the amount of cut and fill on slopes
in accordance with the standards for cut and fill identified in this
Section.
a.
Cuts. Cuts or other excavation on a tract of land may not exceed
four feet of depth, except:
i.
In a street right-of-way;
ii.
For construction of a water quality control or detention facility
and appurtenances for conveyance such as swales, drainage ditches,
and diversion berms, if:
(a)
The design and location of the facility within the site minimize
the amount of cut over four feet;
(b)
The cut is the minimum necessary for the appropriate functioning
of the facility; and
(c)
The cut is not located on a slope with a gradient of more than
15 percent or within 100 feet of a classified waterway.
iii.
For cuts within the perimeter of a building footprint and temporary
cuts necessary during construction of a building foundation within
a building footprint;
iv.
For utility construction or a wastewater drain field if the
area is restored to natural grade.
b.
Fill. Fill on a tract of land may not exceed four feet in depth,
except:
c.
Cut area surfaces and fill areas must be restored and stabilized
in accordance with the City Engineering Technical Manual.
9.
Relief from Cut and Fill Standards.
a.
Administrative Relief. The City Engineer may approve an administrative
relief to a requirement of section 2.09.06.D.8 for a cut or fill of
not more than eight feet subject to the criteria below.
b.
Criteria. The following criteria are used to determine a request
for relief from the cut and fill requirements.
c.
Planning and Zoning Commission Relief. A request for a cut or fill
greater than eight feet may be approved by the Planning and Zoning
Commission subject to the Criteria in section 2.09.06.D.9.b.
d.
Appeal Process. An applicant may appeal an Administrative Relief
decision outlined in section 2.09.06.D.9.a subject to a determination
by the Planning and Zoning Commission. A determination made by the
Planning and Zoning Commission may be appealed to the City Council.
(Ordinance
2017-13 adopted 10/2/2017; Ordinance 2023-03 adopted 5/2/2023; Ordinance
2024-27 adopted 6/4/2024)
A.
This use classification corresponds
to Innovative Residential Development as provided in 2.06.06. Conditional
Standards. These developments are intended primarily to embody the
objectives of the Comprehensive Plan. Any proposed development with
this use designation must utilize one or more of the following design
principles:
1.
Clustering;
2.
Pocket Neighborhoods;
3.
Low Impact Design;
4.
Traditional Neighborhood Design;
or
5.
Another innovative design that results
in a unique neighborhood with desirable characteristics consistent
with the vision of the Comprehensive Plan, as determined by the Planning
and Zoning Commission during the Sketch Plan phase outlined below.
B.
To qualify as an Innovative Residential
Development, the design principle must be applied throughout the development.
(e.g., if a Pocket Neighborhood is included within a larger traditional
subdivision, then the Pocket Neighborhood standards apply only to
the Pocket Neighborhood area, not the larger subdivision.)
C.
All housing types must comply with
2.06.05. Use Chart.
D.
Approval Process.
1.
Sketch Plan.
a.
The Applicant shall submit a Sketch
Plan, which includes a statement of project intent, a location map
indicating the project boundaries, the general location of proposed
land use types, and any other information required by the Director
of Planning or Planning and Zoning Commission.
b.
The Planning and Zoning Commission
shall be responsible for reviewing and approving Sketch Plans.
E.
Clustering.
|
Figure 32. Conventional (left)
versus Cluster (right) Development
| |
 |
 |
|
Clustering
| |
|---|---|
|
Intent
|
Provide open space accessible to
the public in residential developments by allowing reductions to the
minimum lot area to either maintain or increase overall density.
|
|
Preserve natural features, decrease
impervious cover, and create unique neighborhoods.
| |
|
Requirements
|
Area | 5 acre minimum area for development
|
|
Open Space Area | At least 30% of
the site must be open space, in addition to park land dedication requirements
(see 4.04.02.).
| |
|
Modifications
|
First, calculate the number of dwelling
units permitted on the site based on the zoning district using the
net buildable area.
|
|
If at least 30% of the site is conserved,
then the number of units in the development may be up to or equal
to the number of units that would be permitted with traditional development.
| |
|
If at least 40% of the site is conserved,
then an increase of 10% in the number of units is permitted.
| |
|
All dimensions are as required by
Subsection 2.07. Zoning Dimensional Regulations, except:
| |
|
• Lot area: None
| |
|
• Lot width: 25’ min
| |
|
• Lot depth: None
| |
|
• Street frontage: 20’
min
| |
|
• Front yard setback: 10’
min
| |
|
• Porches may be located up
to 5’ from the front property line (provided it does not interfere
with utility easements)
| |
|
• Rear yard setback with alleys:
10’ min
| |
|
• Building separation: 14’
min/10’ min if zero lot line placement is used
| |
|
Homes are required to meet only three
(3) of the elements required by 2.09.08.C. Single Family Residential
Element Options.
| |
F.
Pocket Neighborhoods.
|
Figure 33. Pocket Neighborhoods
Examples
| |
 |
 |
|
Source: Pocket Neighborhoods: Creating
Small-Scale Community in a Large-Scale World by Ross Chaplin
| |
|
Pocket Neighborhoods
| |
|---|---|
|
Intent
|
Encourage residents to interact with
their neighbors by sharing a centralized common area consisting of
greenspace, park area, or community gardens instead of private backyards.
|
|
Typically smaller scale single family
dwellings.
| |
|
See Pocket Neighborhoods: Creating
Small-Scale Community in a Large-Scale World by Ross Chaplin for additional
information on this development style.
| |
|
Requirements
|
Districts | Not appropriate for the
Agricultural (AG) District or the Estate Residential (R-1) District
|
|
Number | Neighborhood must include
6-20 homes
| |
|
Common Area | Centralized greenspace
of 400 sqft per unit, maintained by HOA
| |
|
Orientation | Development must front
onto the common area
| |
|
Connectivity | All homes must be
connected with a sidewalk
| |
|
Porch | All homes must have a front
porch of at least 80 sqft and 8’ deep
| |
|
Access | All parking, streets, garages,
and alleys shall be located behind the homes, out of view from the
common area, with no more than 6 adjoining spaces
| |
|
Modifications
|
All dimensions are as required by
Subsection 2.07. Zoning Dimensional Regulations, except:
|
|
• Lot area: None
| |
|
• Maximum DUA: 12
| |
|
• Lot width: 20’ min
| |
|
• Lot depth: None
| |
|
• Front yard setback: 10’
| |
|
• Porches may be located up
to 5’ from the front property line (provided it does not interfere
with utility easements)
| |
|
• Rear yard setback: 10’
min
| |
|
• Building separation: 14’
min/10’ min if zero lot line placement is used
| |
|
• Building footprint: 1,200
sqft max plus 500 sqft max for garage
| |
|
• Dwelling size: 1,800 sqft
max
| |
|
Homes are required to meet only three
(3) of the elements required by 2.09.08.C. Single Family Residential
Element Options.
| |
G.
Low Impact Design.
|
Figure 34. Examples
| ||
 |
 |
 |
|
Low Impact Design
| |
|---|---|
|
Intent
|
Encourage water conservation, reduce
energy costs, and provide a unique style of development.
|
|
Requirements
|
Options | Implement at least 4 of
the element options in addition to the required elements in Table
22.
|
|
Low Impact Design Element Options
(on page 155) throughout the development
| |
|
Modifications
|
All dimensions are as required by
Subsection 2.07. Zoning Dimensional Regulations, except:
|
|
• Front yard setback: Reduced
50% (but setback must be at least 7’)
| |
|
• Lot area: Reduced 10%
| |
|
Park land dedication required by
4.04.02. may be reduced by 25%
| |
|
Fee waivers, technical assistance,
and fast track reviews may be available for certain developments;
see the Director of Planning for more information
| |
|
Homes are required to meet only three
(3) of the element options required by 2.09.08.C. Single Family Residential
Element Options.
| |
H.
Traditional Neighborhood Design.
|
Figure 35. Traditional Neighborhood
Design Examples
| |
 |
 |
|
Traditional Neighborhood Design
| |
|---|---|
|
Intent
|
Incorporate a blend of housing types
and land uses into one area at a neighborhood scale.
|
|
The traditional development style
leading up to WWII, before the rise of sprawling subdivisions.
| |
|
Create developments that are compact,
pedestrian-oriented, and promote a traditional, small-town atmosphere.
| |
|
Requirements
|
Number | At least 100 dwelling units
per development
|
|
Variety | At least 25% of the lots
must incorporate a housing type other than Single Family (Detached)
| |
|
Access | All homes must be accessed
by an alley; front- and side-entry garages are prohibited, except
for side-entry garages on corner lots
| |
|
Detail | All windows visible from
public ROW must have muntins and include a type of exterior architectural
detail (i.e., shutters, detailed window cornices, or dormer)
| |
|
Porch | All homes must have a front
porch of at least 80 sqft and 8’ deep
| |
|
Grid | Neighborhood design must be
of a grid-like connected pattern; cul-de-sacs are prohibited unless
unavoidable due to topography or other natural features as determined
by the Director of Planning
| |
|
Blocks | Blocks must be between 200-400’
in width and 400-800’ in length
| |
|
Open Space Area | At least 15% of
the total site acreage must be common open space (may count undevelopable
areas toward up to 75% of this required open space)
| |
|
Open Space Access | At least 90%
of the homes must be within 1/4 mile of the open space
| |
|
Characteristics
|
Homes are required to meet only three
(3) of the element options required by 2.09.08.C. Single Family Residential
Element Options.
|
|
100% of the exterior building materials
may be cement fiber board or Board and Batten style materials.
| |
(Ordinance
2017-13 adopted 10/2/2017)
A.
Front Facades. No single front facade
of a home may be duplicated within six (6) lots as measured along
the curb line.
B.
Requirements. The following requirements
apply to all new single family residential developments (including
Dwelling, Single Family (Detached), Dwelling, Single Family (Patio
Home), and Dwelling, Single Family (Attached - Duplex) structures).
1.
Garages Provided.
a.
b.
Setback From Building Face. A garage
face shall be set back at least five (5) feet from the longest front
building plane of the house or front porch, unless utilizing a J-swing
design (see 2 below).
c.
Setback from Rear Property Line.
Single family garages shall be set back at least ten (10) feet from
the rear property line if the height does not exceed 20’; otherwise
the same setback standards as main building shall apply.
|
Figure 36. Recessed Garage
Door Example
 |
d.
Recessed Door. Garage door shall be recessed a minimum of twelve
(12) inches from the garage face (see Figure 36).
e.
Garage Door Treatments.
Garage doors visible from public Right-of-Way shall contain at least
three (3) of the following enhancements.
f.
Percentage of Facade. A garage door facing the street cannot comprise
more than fifty (50) percent of the entire front facade.
2.
J-Swing Garage Wall Planes.
a.
J-swing garages with walls facing
the front yard (i.e., not located entirely behind the home) shall
have at least one (1) window provided every ten (10) feet of uninterrupted
wall plane.
b.
Only J-swing garages are not required
to be set back from the face of the house; however, in no case shall
the garage be located in front of the house.
|
Figure 38. Window Required
for Garage Wall Plane
 |
C.
Single Family Residential Element
Options. All new single family residential developments (including
Dwelling, Single Family (Detached), Dwelling, Single Family (Patio
Home), Dwelling, Single Family (Attached - Townhouse), and Dwelling,
Single Family (Attached - Duplex) structures) shall have at least
five (5) of the following elements on each building:
1.
Front Wall Articulation. An offset
in plane shall be provided every fifteen (15) feet along any front
facade of the dwelling unit.
2.
Varying Front Setbacks. Variations
of the front setback of at least five (5) feet shall be required,
however buildings shall not be within the required front setback.
3.
100 Percent Class 1: Masonry Construction
Materials. The entire exterior wall surface shall be constructed of
Class 1: Masonry Construction materials.
4.
Rear Garage. The garage shall be
placed behind the rear building face.
|
Figure 39. Examples of Rear
Garages
| |
 |
 |
5.
Covered Front Porch or Portico.
|
Figure 40. Example of a Covered
Front Porch
 |
a.
Front Setback Encroachment. The covered
front porch or portico can encroach into the required front setback
by eight (8) feet provided it does not interfere with public utility
easements.
b.
Minimum Dimensions. Each covered
front porch or portico shall be a minimum eighty (80) square feet
and have a minimum depth from the primary structure of eight (8) feet.
6.
Architectural Focal Point. Include
one (1) of the following architectural focal points:
a.
Chimney. The exterior veneer of a
chimney constructed as part of or an extension to the exterior wall
of a residential structure must be constructed of like or similar
brick or other masonry material to that of the primary structure.
The exterior veneer of chimneys shall not be constructed of wood or
lumber products.
|
Figure 41. Example of Window
Enhancement
 |
b.
Window Enhancements. The use of transoms, bay windows, shutters,
or other similar window enhancements.
|
Figure 42. Example of Masonry
Entryway Sidewalk
 |
7.
Enhanced Pavement. In
all residential districts except for Agricultural (AG) District and
Estate Residential (R-1) District, driveways and entryway sidewalks
located in front of the dwelling shall be constructed entirely of
a decorative paving technique from the following (or a combination
of the following).
8.
Alternative Energy System. Use of
a 1 kilowatt alternative energy system meeting City standards.
9.
Rainwater Harvesting. Use of a 1,000
gallon rainwater harvesting system meeting City standards.
10.
Anti-Canyoning Design. Utilizes an
anti-canyoning design (as shown in Figure 43) with a stepped-back
second story to allow additional light and airflow between the homes.
|
Figure 43. Example of Traditional
(Top) and Anti-Canyoning Design (Bottom)
 |
(Ordinance
2017-13 adopted 10/2/2017)
A.
Front Yard Regulations.
B.
Design.
1.
All stairs (except entry stairs and
stoops to individual units and shared hallways) and elevated walkways
shall be fully integrated into the architectural design of the building.
2.
All multifamily buildings must use
four (4) or more of the following design element options.
a.
Awnings/canopies on at least twenty-five
(25) percent of exterior windows.
b.
Balconies at least fifty (50) square
feet in size.
c.
Patios or porches of at least fifty
(50) square feet in size.
d.
Stoops at least two (2) feet tall
by four (4) feet wide.
e.
At least seventy-five (75) percent
of windows contain decorative features such as multi-pane, curvilinear,
arched design, or are enhanced with shutters, or a combination thereof.
f.
At least seventy-five (75) percent
of the units have views of a water feature, such as a fountain, pond,
heavily wooded creek areas, or are located within one hundred (100)
feet of such area (excludes swimming pools).
g.
Others as approved by the Director
of Planning.
3.
Mailrooms or mail kiosks shall be
one hundred (100) percent masonry, either sheltered or internal to
a building, and constructed of the same materials as the main structure.
4.
Building Articulation.
5.
Elevator. Multifamily buildings with
two (2) or more stories and nine (9) or more units must provide an
elevator.
C.
Access. Alleys may be used for ingress
and egress to parking and service areas provided a minimum concrete
paved alley width of twenty (20) feet is provided from a street to
the parking or service area. Such ingress and egress shall be approved
by the City giving consideration to adjacent properties and appropriate
screening.
D.
Garages, Driveways, and Parking.
E.
Mechanical Equipment, Refuse Containers,
and Waste Storage.
1.
Mechanical equipment, refuse containers
and waste storage areas shall be constructed, located and screened
to prevent interference with the peace, comfort, and repose of the
occupants of any adjoining building or residence.
2.
The location, construction, and screening
of all mechanical equipment, refuse containers and waste storage shall
be shown on the design drawings.
3.
See 2.09.02.C Screening of Outdoor
Waste Storage for All Nonresidential, Mixed Use, Multi-Family, and
Manufactured Home Park Properties.
F.
Private Recreation Areas.
1.
Recreation Area Required. All Dwelling,
Multi-Family (Apartment) complexes shall have at least one (1) recreation
area, in a location free of traffic hazards, easily accessible to
all complex residents, and centrally located where topography permits.
2.
Recreation Space Requirement.
a.
Not less than eight (8) percent of
the gross complex area shall be devoted to recreational facilities,
generally in a central location.
b.
Recreation areas include space for
community buildings and community uses, such as adult recreation and
child play areas, and swimming pools, but do not include vehicle parking,
commercial, maintenance and utilities areas.
3.
Requirements are in addition to Dedication
Requirements. The requirements of this section, Private Recreation
Areas shall be in addition to the park dedication requirements within
4.04.02. Park Land and Trail Dedication.
(Ordinance
2017-13 adopted 10/2/2017)
 |
A.
Purpose and Intent. Mixed Use development
creates walkable, vibrant areas that blend a variety of zoning categories
within one development; for example, residential, restaurants, retail,
office, and public uses may be allowed within the same building. This
use integrates residential and nonresidential activities where appropriate
and desirable, under conditions that ensure an acceptable level of
harmony among land uses.
B.
Building and Site Design.
1.
Mixed Use development shall comply
with all regulations of 2.08.07.I. Mixed-Use Building (F4, F5, F5H)
and the regulations below. The F5 Mixed Use Building standards must
be employed in the B-3, R-4 and R-5 zoning districts. In the B-1 and
B-2 zoning districts, F4 Mixed-Use Building standards must be used.
2.
Cross-access shall be provided between
all areas of the Mixed Use development and any adjacent Mixed Use
developments.
3.
Connections are required when a Mixed
Use development is located adjacent to a residential development according
to the following:
a.
For developments less than ten (10)
acres, at least one (1) street connection and one (1) pedestrian connection
shall be required.
b.
For developments ten (10) acres and
larger, at least two (2) street connections and two (2) pedestrian
connections shall be required.
c.
Connections shall be located to avoid
conflicts with the service areas of the Mixed Use development.
d.
The Director of Planning may approve
a reduction in the number of connections where physical or site development
constraints exist.
4.
Crosswalks are required at all street
intersections and shall be delineated with variations in material,
textures, paving patterns, and color.
5.
Parking areas cannot extend beyond
the facade of the building on the primary or side street.
6.
Adjacent on-street parking (along
the lot line or within the development) shall be credited toward the
minimum parking requirement.
7.
See 2.09.03.C. Shared Parking Calculation
for shared parking options.
8.
Outside Storage is prohibited in
Mixed Use developments.
(Ordinance
2017-13 adopted 10/2/2017; Ordinance 2021-10 adopted 4/20/2021)
A.
Purpose and Intent.
1.
This section of the UDC is intended
to ensure that all nonresidential buildings shall be compatible with
the architectural character and design as described within the Comprehensive
Plan in terms of style, mass, material, height, roof design, and other
exterior elements.
2.
All buildings shall be finished on
all four sides with the same materials (meeting the masonry requirements
of 2.09.05.), detailing, and features and with a higher level of finish
on the front facades (as set forth in the requirements below).
C.
Nonresidential Building Orientation.
Any building (excluding parking garages) within view of a public Right-of-Way
shall either face such Right-of-Way or shall have a facade facing
such Right-of-Way in keeping with the character of the front facade.
D.
Nonresidential Elements Options.
1.
Following is a list of design elements
that, based upon the size of a building (see 2 below), shall be incorporated
into a building’s design:
|
Table 19. Menu of Nonresidential
Design Element Options
| |
|---|---|
|
#
|
Element
|
|
1
|
Canopies, awnings, or porticos
|
|
2
|
Overhangs
|
|
3
|
Recesses or projections
|
|
4
|
Arcades
|
|
5
|
Peaked roof forms
|
|
6
|
Arches
|
|
7
|
Outdoor patios
|
|
8
|
Display windows
|
|
9
|
Architectural details (e.g., tile
work or moldings, integrated into the building facade)
|
|
10
|
Integrated planters or wing walls
that incorporate landscape and sitting areas
|
|
11
|
Offsets, reveals, or projecting ribs
used to express architectural or structural bays
|
2.
A building’s floor area shall
determine the minimum number of required design elements implemented
in its construction as set forth in the table below:
|
Table 20. Required Minimum
Number of Design Element Options
| |
|---|---|
|
Building Square Footage
|
Minimum Number of Design Elements
|
|
0 - 50,000 sqft
|
3
|
|
50,001 - 100,000 sqft
|
5
|
|
Over 100,001 sqft
|
7
|
F.
Nonresidential Building Articulation.
Facade depth and height articulation shall be required on the front
facade of a building, per the following:
1.
Depth articulation of at least three
(3) feet shall be required for every thirty (30) feet of building
facade length. Depth articulation applies only below the roofline.
|
Figure 44. Depth Articulation
(Plan View Looking Down)
 |
2.
Height articulation for flat roofs
of at least five (5) feet shall be required for every fifty (50) feet
of building facade length. Pitched roofs do not require height articulation.
|
Figure 45. Height Articulation
(Elevation View Looking Forward)
 |
H.
Roof Design Standards.
1.
All structures shall be constructed
with a pitched roof, flat roof with a parapet, true mansard roof,
or any combination thereof.
2.
All flat roof surfaces shall be screened
from ground level views so that such roof surfaces are not visible.
3.
Parking structure decks shall not
be considered roofs.
4.
Roofs of stairwells and elevator
machine rooms and other similar spaces shall be exempt from roofing
design standards so long as they are not visible from ground level.
For the purpose of this paragraph, visible shall be defined as "capable
of being seen at a height of six (6) feet while standing at the highest
grade on the property line."
(Ordinance
2017-13 adopted 10/2/2017)
A.
Purpose, Application and Exemptions.
1.
Purpose. Standards for controlling fixed and temporary outdoor
lighting and glare are set forth to reduce annoyance and inconvenience
to property owners, reduce traffic hazards to motorists, conserve
energy and resources, and to promote dark skies. These standards are
intended to allow reasonable enjoyment of adjacent and nearby properties
by their owners and occupants while requiring adequate levels of lighting
for nonresidential areas, such as parking lots.
2.
Applicability.
a.
Except as described below, all outdoor lighting installed after
the date of the effect of this Ordinance shall comply with these requirements.
This includes, but is not limited to, new lighting, replacement lighting,
or any other lighting whether attached to structures, poles, the earth,
or any other location, including lighting installed by any third party.
b.
This section applies to all development and properties within
the city limits.
c.
All private and public outdoor lighting shall be installed in
conformance with the provisions of this Ordinance, applicable Electrical
and Energy Codes, and applicable sections of the Building Code.
3.
Use of Outdoor Public Lighting. Public outdoor lighting shall
only be installed when necessary to address a public safety need,
recreational need, and in conformance with this ordinance as determined
by the Decision-Maker.
4.
Exemptions.
a.
Repairs to existing luminaires not exceeding 25% of total installed
luminaires.
b.
Temporary lighting for short-term durations for film, theatrical,
television, performance areas and construction sites and temporary
lighting that is only used under emergency conditions. Emergency lighting,
only for as long as emergency conditions so identified by qualified
personnel continue to exist. This includes temporary lighting illuminating
the activities of law enforcement, fire, and other emergency services,
as well as building egress lighting whose electric power is provided
by either battery or generator.
c.
Underwater lighting in swimming pools and other water features.
d.
Temporary lighting between the period of October 1- January
15 provided that individual lamps are less than 50 lumens.
e.
String, festoon, bistro, and similar lighting, with an output
not to exceed 125 lumens per linear foot of line, and shall not exceed
2% of the total outdoor light output allowed for the property and
shall be included in the maximum lumens calculation provided they
are turned off when not in use and not left on overnight.
f.
Lighting that is required by federal or state regulations.
g.
Internally illuminated street signs and street signal lights.
B.
Nonconforming existing lighting.
1.
Allowance of Nonconforming Existing Lighting. All existing outdoor
lighting legally installed before the enactment of this ordinance
that does not conform with the standards specified by this article
shall be considered nonconforming. Nonconforming outdoor lighting
is allowed to remain until required to be replaced pursuant to the
terms of this article.
2.
Expiration of Nonconforming Lighting Allowance. All public lighting
shall be brought into conformance within five years from the date
of adoption of this ordinance.
3.
Expiration of Nonconforming Lighting if Property Destroyed.
If more than 50% of the total appraised value of a structure (as determined
from the records of the county's appraisal district), has been
destroyed, the nonconforming status expires and the structure's
previously nonconforming outdoor lighting must be removed and may
only be replaced with outdoor lighting that conforms with this ordinance.
4.
Expiration of Nonconforming Lighting for Additions or Alterations.
Nonresidential properties shall bring outdoor lighting into conformance
with this ordinance when applying for a rezoning application, Specific
Use Permit (SUP), subdivision approval, or a building permit for a
major remodel or addition and before issuance of a certificate of
occupancy or final plat recordation.
5.
Expiration of Nonconformance Lighting After Abandonment. If
a property with nonconforming lighting is abandoned for a period of
six months or more, then all outdoor lighting shall be brought into
compliance in accordance with Section 2.10.13.E.
C.
Lighting Plan.
1.
Lighting Plan Required. All development or building permit applications that proposed outdoor lighting shall submit a lighting plan. The lighting plan shall show how the proposed development will comply with the regulation within this Section 2.09.12. Lighting.
2.
Lighting Plan Application Submittal. An Application for a lighting
plan shall be submitted and approved or denied by the Director of
Planning as part of a Site Plan for site lighting and as part of the
building permit application for residential projects, as outlined
in 2.10.07. Site Plans.
a.
Elements of a Lighting Plan.
i.
A photometric analysis that shows the footcandle levels on a
grid including the property lines (only required for Nonresidential).
ii.
The type of illuminating devices, fixtures, lamps,
supports, reflectors, and other devices, and their respective location
on the site and specific measurements in feet for the areas to be
illuminated;
iii.
Manufacturer's specification sheets of the
illuminating devices, fixtures, lamps, supports, reflectors, and other
devices (such as catalog cuts by manufactures and drawings);
iv.
Photometric data, such as furnished by manufactures,
or similar data showing the angel of cut off or light emissions;
v.
A lumen calculation sheet to determine the lumens per net acre.
It must include the square footage of the total area to be illuminated,
the light fixture catalog descriptions or ordering number, lamp types
(i.e. incandescent, low pressure sodium, compact fluorescent, LED,
etc.), the Kelvin rating for the lamp; the backlight, uplight, and
glare rating for the selected fixture (if available); the number of
fixtures or lamps (use the same unit corresponding to the unit used
to determine how many lumens are produced), fixture or lamp initial
lumens, the location from the edge of a canopy (if applicable), and
mounting height of all existing and proposed lamps; and
vi.
Nonresidential and multifamily projects shall also
include a photometric plan that shows the lighting location, luminaires,
and light output across the site and impacts to adjacent properties.
vii.
Acknowledgment by the applicant that they have
reviewed the provisions of this article.
b.
The lighting plan shall show such information in sufficient
detail to enable the Director of Planning to readily determine whether
the lighting plan is in compliance with the requirements within this
section.
i.
If the Director of Planning cannot readily make this determination,
then the Applicant shall be required to submit reports of tests performed
and certified by a recognized testing laboratory. Such reports must
provide sufficient evidence such that the Director of Planning is
thereby able to ensure compliance.
D.
General Regulations.
1.
Maintenance.
a.
Structure. Piers for light poles taller than eight feet shall
be designed by an Engineer competent in structural engineering. Soil
condition and wind loading shall be accounted for in the pier design.
b.
Quality and Appearance. All fixtures and supports shall be painted
or otherwise treated to resist rust and corrosion and shall be maintained
in an attractive condition and in a manner consistent with the surrounding
architecture.
c.
Condition. All fixtures and lamps shall be maintained in a working,
serviceable condition at all times.
2.
Prohibitions.
a.
The installation of any mercury vapor fixture or lamp for use
as outdoor lighting is prohibited.
b.
Luminaires with a correlated color temperature (CCT) greater
than 3000 kelvins (K) are prohibited.
c.
The installation of any barn-light style fixture for use as
outdoor lighting is prohibited unless the fixture includes a full
opaque reflector instead of the standard translucent lens.
d.
The operation of searchlights for advertising purposes is prohibited.
e.
Up-lighting is prohibited, including but not limited to lighting
for buildings, signage, and landscaping.
f.
Light Trespass is prohibited where light emitted from a fixture
causes unreasonable interference with the neighboring property owner's
use and enjoyment of their property or onto public right-of-way creating
a nuisance.
3.
Street Lighting. Street lighting, other than at the intersection
of roadways, shall utilize half-night photocells or timers to turn
off the lights halfway between dusk and dawn. Passive reflective roadway
markings are encouraged.
4.
Lighting Units.
a.
General.
i.
Light sources shall be of a down-light, indirect, diffused,
or shield type or so installed and maintained as to reduce glare effect
and consequent interference with the with the use of adjacent properties
and boundary streets.
ii.
Fully shielded fixtures required where no light
may be emitted above the fixture unless exempted in Subsection A.4.
b.
Appearance and Height. Standards, poles, and fixtures shall
be of a single-color compatible with the architecture of the building(s)
served. The height of such standards, poles, and fixtures, excluding
those mounted on a building, shall not exceed the height of the highest
roofline of the building(s) within the site, except as provided in
Subsection 6 below and in Table 21. Mounting Heights for Lighting
in Parking Areas.
c.
Type of Fixtures. All lighting shall be restricted to fully
shielded types (see Figure 48.).
|
Figure 48: Types of Fixtures
 |
5.
Total Site Lumen Limit.
a.
Residential. The aggregate total outdoor lighting on any residential
property shall not exceed 17,500 lumens per net acre.
b.
Nonresidential. The aggregate total outdoor lighting on any
nonresidential property shall not exceed 60,000 lumens per net acre
unless approved by the Planning and Zoning Commission.
6.
Recreational Area Lighting.
a.
Outdoor recreational and/or athletic field lighting may be exempted
from the strict shielding and CCT requirements above provided that
all of the following conditions are met:
i.
Illuminating Engineering Society (IES) lighting guidelines (RP-6)
are followed according to the appropriate class of play.
ii.
Field lighting is provided exclusively for illumination
of the surface of play and viewing stands, and not for any other applications.
iii.
Illuminance levels must be adjustable based on
the task (e.g., active play vs. field maintenance).
iv.
Off-site impacts of the lighting will be limited
to the greatest practical extent possible.
v.
A strict curfew requirement (e.g., lights must be extinguished
by 10:00 p.m. (2200 h) or one hour after the end of play, whichever
is later) is observed.
vi.
Timers must be installed to prevent lights being
left on accidentally overnight by automatically extinguishing them.
b.
Outdoor recreational lighting shall provide levels of illuminance
consistent with the IES "Recommended Practice for Sports and Recreational
Area Lighting," (IESNA RP-6-01) or current successor recommendations;
and shall not exceed a temperature of 4000 K.
c.
Height. Lighting for recreational uses (including athletic courts
and fields) may employ standards, poles, and fixtures in excess of
the heights prescribed in [Subsection d] D. below.
d.
Living Screen Required. Where recreational uses are adjacent
to residential uses regardless of separation by streets, and such
recreational use is illuminated in such a manner as to produce a light
intensity in excess of 0.5 footcandles at the property lines of the
residential use, a living screen shall be required in accordance with
the following.
i.
A variety of trees that normally grow to or in excess of a height
of 40 feet shall be provided.
ii.
Trees shall be planted at least 30 feet on center
along the property line abutting the residential use.
iii.
The tree variety shall maintain a crown width
sufficient to form a continuous screen at height between 10 feet and
30 feet above grade.
iv.
Such trees shall be a minimum of 1/3 the required
height at the time of planting.
e.
Recreational Lighting Shield Requirements. Outdoor recreational
lighting shall be shielded to prevent light from shining up from the
source and to prevent the source of the light from being visible from
another property.
7.
Flagpoles.
a.
Property owners are encouraged to not illuminate flagpoles at
night, but rather to hoist flags after dawn and lower flags before
sunset. If flags are illuminated at night, it is permitted only with
the following conditions:
i.
Flagpoles shall be illuminated only from above. This may be
achieved by utilizing a luminaire attached to the top of the flagpole
or a luminaire mounted above the top of the flagpole on a structure
within 15 feet of the flagpole and must comply with all sections of
this article.
8.
Public Lighting, Nonresidential, Multi-Family, and Mixed-Use
Regulations.
a.
Site Lighting. All off-street parking areas for nonresidential
and mixed uses that are used at night shall be illuminated beginning
no later than 30 minutes after sunset. Lighting shall use adaptive
controls (see Subsection 8.e below).
b.
Parking and Loading Lighting.
i.
General Requirement.
(a)
Nonresidential and public uses shall be required
to cease illumination of parking areas at the termination of hours
of use. In case only a portion of a parking area is offered for use
after dark, only that part is required to be illuminated in accordance
with these standards. However, the portion offered for use shall be
clearly designated.
(b)
Illumination of parking areas shall be sufficient
to ensure the visibility of pedestrians and the safe movement of traffic
within the site.
c.
Mounting Height. The mounting height of lighting fixtures shall
not exceed the heights specified in Table 21. Mounting Heights for
Lights in Parking Areas.
|
Table 21. Mounting Heights
for Lighting in Parking Areas
|
Figure 47. Longest Dimension
of Parking Area
| |
|
Longest Dimension of Parking
Area
|
Maximum Lighting Unit Mounting
Height
| |
|
Zero - 60 Feet
|
14 Feet
| |
|
61 - 100 Feet
|
20 Feet
| |
|
101 Feet or Greater
|
30 Feet
| |
d.
Appearance. Standards, poles, and fixtures shall be of a single
color, compatible with the architecture of the building.
e.
Lighting Control Requirements.
i.
Adaptive Controls. Controls shall be provided that automatically
extinguish all outdoor lighting when sufficient daylight is available
using a control device or system such as a photoelectric switch, astronomic
time switch or equivalent functions from a programmable lighting controller,
building automation system or lighting energy management system, all
with battery or similar backup power or device. Automatic lighting
controls are not required for lights under canopies or for tunnels,
parking garages, garage entrances, and similar conditions.
ii.
Automatic Lighting Reduction Requirements. Nonresidential
outdoor lighting shall be reduced to no more than 25% or less of the
total outdoor light output within one hour after the business is closed.
Lighting reductions are not required for any of the following:
(a)
Lighting for residential properties including multiple
residential properties not having common areas.
(b)
Code required lighting for steps, stairs, walkways,
and building entrances, as determined by the City of Buda Building
Official.
(c)
Motion activated lighting. Motion activated lights
shall turn off after no more than five minutes.
(d)
Lighting governed by special use permit in which
times of operation are specifically identified.
(e)
Businesses that operate on a twenty-four-hour basis.
9.
Walkway Lighting.
a.
Intensity. All outdoor pedestrian areas and uncovered walkways,
separate from parking areas or buildings but essential to the nighttime
operation of nonresidential uses within nonresidential districts,
shall be continually illuminated between sunset and sunrise. The level
of intensity of illumination, measured at the walkway surface, shall
be a minimum average of 0.8 footcandles.
b.
Mounting Height. The mounting height of lighting fixtures shall
not exceed 12 feet.
c.
Type of Fixtures. Pole-mounted and wall-mounted fixtures shall
be fully shielded, i.e. emitting light only downward.
11.
Outdoor Sign Lighting. Outdoor internally illuminated signs
shall conform to the City of Buda sign regulations. No uplighting
of signs shall be permitted.
(Ordinance
2017-13 adopted 10/2/2017; Ordinance 2020-33 adopted 11/4/2020; Ordinance
2024-50 adopted 10/2/2024)
The purpose of this section is to
establish regulations for when the following elements are provided.
Unless otherwise noted within this UDC, the following sections are
not requirements if the elements are not provided.
A.
Alternative Energy Systems.
1.
Small Solar Energy Systems.
 |
a.
Accessory Use. A small solar energy
system is allowed as an accessory use in all zones in which structures
are permitted.
b.
General Standards. Small solar energy
system devices must be designed and located to avoid glare or reflection
onto adjacent properties and adjacent roadways and shall not interfere
with traffic or create a safety hazard, and must meet the following
applicable requirements:
ii.
Roof-Mounted.
(a)
Roof-mounted systems
shall be mounted as flush as possible to the roof but in any case
not more than twelve (12) inches above the existing roof surface.
(b)
Roof-mounted systems
must also be in compliance with the maximum building height for the
applicable zoning district.
(c)
Roof-mounted systems
that are visible from the nearest edge of the street frontage Right-of-Way
shall not have a highest finished pitch more than five (5) percent
steeper than the roof pitch on which the system is mounted, and shall
be no higher than sixteen (16) inches above the roof.
c.
Coverage. Roof or building mounted
solar energy systems, excluding building-integrated systems, shall
not cover more than eighty (80) percent of the roof upon which the
panels are mounted, and shall be set back from the roof edge by a
minimum of one (1) foot. The surface area of pole or ground mount
systems shall not exceed half the building footprint of the principal
structure.
2.
Small Wind Energy Systems.
 |
a.
Accessory Use. A small wind energy
system is allowed as an accessory use in all residential zoning districts.
b.
General Standards.
i.
Small wind energy systems are permitted
only in the rear yard.
ii.
The minimum distance
between the ground and any part of a rotor blade must be at least
twenty (20) feet.
iii.
Small wind energy systems
shall not be illuminated, nor may they bear any signs or advertising.
iv.
Small wind energy systems
must have automatic braking, governing, or feathering system to prevent
uncontrolled rotation, over-speeding, and excessive pressure on the
support structure, rotor blades, and turbine components.
v.
All wiring serving small wind energy
systems must be underground.
vi.
Noise produced by small
wind energy systems shall not exceed 55 dBA measured at the property
line.
vii.
Small wind energy systems
must not cause any interference with normal radio and television reception
in the surrounding area, with any public safety agency or organization
(including but not limited to police, fire, and ambulance) radio transmissions,
or with any microwave communications link. The owner shall bear the
cost to conduct a study to determine interference, and of immediately
eliminating any such interference should any occur, or must immediately
shut down the system or parts of the system causing the interference.
viii.
A finish (paint/surface)
must be provided for the small wind energy system that reduces the
visibility of the facility, including the rotors. In most circumstances
this condition may be satisfied by painting the support structure
and rotors with flat light haze gray paint. If the support structure
is unpainted it must be of a single color throughout its height. The
owner must maintain the finish, painted or unpainted, so that no discoloration
is allowed to occur.
ix.
The diameter of the
area swept by the rotors may not exceed twelve (12) feet.
c.
Freestanding Systems - Additional
Standards. Small wind energy systems may be mounted on a tower detached
from other structures on the lot.
i.
Setback. The minimum setback from
any property line, overhead utility line, or public Right-of-Way shall
be a distance equal to the vertical distance from the ground to the
tip of a wind generator blade when the tip is at its highest point
unless the affected utility, property owner, and governmental entity
grants written permission for a lesser setback. In addition to the
system’s structures, guy wires associated with towers shall
meet applicable setbacks for the zoning district.
ii.
Height. Freestanding
systems measured from the top blade shall not exceed forty-five (45)
feet in height.
iii.
Security. Support structures
for freestanding systems must be unclimbable from the ground to a
height of at least fifteen (15) feet.
iv.
Number. A maximum of
one (1) freestanding small wind generator system shall be allowed
on a building site.
d.
Roof-Mounted Systems - Additional
Standards. Small wind energy systems may be mounted on the roof of
a structure as an appurtenance.
i.
Height. Roof-mounted systems measured
from the top blade shall not be more than five (5) feet over the maximum
allowed height for the structure.
ii.
Number. A maximum of
one (1) roof-mounted small wind generator system shall be allowed
on a building site.
iii.
Engineering Report.
Before any roof-mounted system is mounted the property owner must
submit a report prepared by a licensed professional engineer attesting
to the fact that the structure to which the system will be mounted
is or will be sufficiently strong to support the system and to withstand
the wind, vibratory, and other loads to which it would be subjected
as a result of mounting the system on it. This report is subject to
approval by the City prior to the mounting of the system.
B.
Rainwater Harvesting.
 |
1.
Purpose. Rainwater harvesting allows
for the reuse of rainwater for non-potable irrigation purposes. This
practice is intended to reduce stormwater runoff and water consumption.
2.
General Regulations.
a.
Storage tanks are required to have
an overflow spout.
b.
Storage tanks must be clearly labeled
"RAINWATER - DO NOT DRINK".
c.
Storage tanks must be maintained
in a condition that does not create a public nuisance or public health
hazard.
d.
If the storage tank is connected
to a potable water supply through an irrigation system, it must utilize
backflow prevention measures.
e.
Facilities must meet the City’s
technical specifications.
3.
Residential Purposes. Storage tanks
larger than fifty-five (55) gallons shall not be located in front
of the front building face.
4.
Nonresidential Purposes. Storage
tanks larger than 1,500 gallons shall be considered an Accessory Structure
(see 2.09.04. Accessory Structures).
C.
Site Development. Table 22 (on page
155) includes a list of design element options for implementing Low
Impact Design in residential and nonresidential developments. This
table is referenced throughout the UDC but specifically applies within
the following sections:
1.
2.08.02.A. 967/1626 Community Node;
and
2.
2.09.07.G. option for Innovative
Residential Development.
|
Table 22. Low Impact Design
Element Options
| |
|
Requirements
| |
|
Irrigation
|
All irrigation must use a drip system
or soaker hose unless utilizing only harvested rainwater
|
|
Low-Flow
|
All fixtures must be WaterSense certified
|
|
Topography
|
Avoid cut-and-fill construction methods
and maintain existing drainage flow patterns
|
|
Xeriscape
|
All landscaping must be native/drought-tolerant;
less than 1,000 sqft of turf grass per lot
|
|
Alternatives
| |
|
Cool Roof
|
All roof surfaces are a "white" or
"green" design
White roof: Roof painted with solar
reflective white coating that reflects at least 80% of sunlight to
maintain the home at a cooler temperature
Green roof: Layer of vegetation on
the entire rooftop to reduce heating and cooling costs, improve water
quality, and reduce runoff; structural analysis of roof support required
|
|
Connectivity
|
No dead end streets or cul-de-sacs
|
|
Conservation
|
At least 25% of the site is conserved
in a natural state, excluding nature trails
|
|
Cover
|
Use at least 20% less than the maximum
impervious cover allowed by district
|
|
Drainage
|
Disperse drainage and minimize the
velocity of concentrated water flows through the use of check dams
or landscaping and direct sheet flow to areas of vegetation
|
|
Erosion
|
Utilize a minimum of two permanent
erosion control techniques (e.g., filter strip, inlet protection)
along all streets and sidewalks to minimize sedimentation in nearby
streams and water bodies
|
|
Garden
|
Provide a community garden maintained
by an HOA or similar entity
|
|
Infill
|
Entire site is located in a redevelopment
area with infrastructure available or nearby; no greenfield development
|
|
Permeable
|
Use pervious or semi-pervious surfaces
that allow water to infiltrate in all on-site hardscape pedestrian
areas
|
|
Rainwater
|
All structures are constructed with
rainwater harvesting facilities at downspout disconnects for reuse
with landscaping irrigation or toilets; harvesting facilities must
be able to accommodate at least 20% of the volume generated by a 1"
storm based on the roof area
|
|
Recycled
|
Use only recycled materials including
asphalt for roadways, as approved by City Engineer
|
|
Runoff
|
Use at least two permanent natural
infiltration methods (multi-layered plantings, planter boxes, bioswales,
bioretention, ponds, tree box filters, and constructed wetlands) to
treat and filter run-off
|
|
Solar
|
At least 1.5 photovoltaic kW per
residential unit (average for entire development) or 2.5 kW per 1,000
sqft of nonresidential rooftop.
|
|
Miscellaneous
|
Other site development controls as
approved by the Director of Planning
|
(Ordinance
2017-13 adopted 10/2/2017)
The following regulations related
to nuisances shall apply in addition to any other nuisance regulations
adopted by the City. Where a conflict exists, the more restrictive
regulation shall govern.
A.
Noise.
1.
At no point at the bounding property
line of any use in any district shall the sound pressure level of
any operation or plant exceed the decibel limits specified in the
Octave Band groups designated in Table 23.
|
Table 23. Maximum Permissible
Daytime* Noise Limits
| |
|---|---|
|
Octave Band
(cps)
|
Decibel Band Limit
(db re 0.0002 microbar)
|
|
37 - 75
|
86
|
|
75 - 150
|
76
|
|
150 - 300
|
70
|
|
300 - 600
|
65
|
|
600 - 1,200
|
63
|
|
1,200 - 2,400
|
58
|
|
2,400 - 4,800
|
55
|
|
4,800 - 9,600
|
53
|
|
A Scale
|
65
|
|
Note: "A Scale" levels are provided
for monitoring purposes only and are not applicable to detailed sound
analysis.
|
2.
The following corrections shall be
made to the table of Octave Band-decibel limits in determining compliance
with these noise level standards:
a.
Subtract 7 db when noise is present
at nighttime.
b.
Subtract 7 db when noise contains
strong pure-tone components or is impulsive; that is, when meter changes
at 10 decibels or more per second.
d.
Measurement of noise shall be made
with a sound level meter or Octave Band analyzer meeting the standards
prescribed by the American Standards Association.
B.
Smoke and Particulate Matter.
1.
The following regulations shall apply
to the extent allowed by municipal authority under State and Federal
law.
2.
No operation or use shall cause,
create or allow the emission for more than three (3) minutes in any
one (1) hour of air contaminants which at the emission point or within
the property line are:
a.
As dark or darker in shade as that
designated as No. 2 on the Ringelmann Chart as published by the United
States Bureau of Mines Information Circular 7118.
b.
Of such opacity as to obscure an
observer’s view to a degree equal to or greater than does smoke
or contaminants in the standard prescribed in a above except that,
when the presence of uncombined water is the only reason for failure
to comply or when such contaminants are emitted inside a building
which prevents their escape into the outside atmosphere, the standards
in a and this b shall not apply.
c.
The emission of particulate matter
from all sources shall not exceed 0.5 pounds per acre of property
within the plant site per any one (1) hour.
d.
The open storage and open processing
operations, including on-site transportation movements which are the
source of wind or airborne dust or other particulate matter, or which
involves dust or other particulate air contaminant generating equipment
such as used in paint spraying, grain handling, sand or gravel processing
or storage, or sand blasting shall be so conducted that dust and other
particulate matter so generated are not transported across the boundary
line of the tract on which the use is located in concentrations exceeding
four (4) grains per one thousand (1,000) cubic feet of air.
C.
Odorous Matter.
1.
No use shall be located or operated
which involves the emission of odorous matter from a source of operation
where the odorous matter exceeds the odor threshold at the bounding
property line or any point beyond the tract on which such use or operation
is located.
2.
The odor threshold as herein set
forth shall be determined by observation by the enforcing officer.
The method and procedures as specified by American Society for Testing
Materials ASTM-D1391 entitled Standard Method for Measurement of Odor
in Atmospheres shall be used and a copy of ASTM-D1391 is hereby incorporated
into this Ordinance by reference.
D.
Fire and Explosive Hazard Material.
1.
No use involving the manufacture
or storage of compounds or products which decompose by detonation
shall be permitted except that chlorates, nitrates, perchlorates,
phosphorus and similar substances and compounds in small quantities
for use by industry, school laboratories, druggists or wholesalers
may be permitted when approved by the City’s Fire Department.
2.
The storage and use of all flammable
liquids and materials such as pyroxylin plastics, nitrocellulose film,
solvents and petroleum products shall be permitted only when such
storage or use conforms to the standards and regulations of the City’s
Fire Code.
E.
Toxic and Noxious Matter. No operation
or use shall emit a concentration across the bounding property line
of the tract on which such operation or use is located of toxic or
noxious matter which will exceed ten (10) percent of the concentration
(exposure) considered as the threshold limit for an industrial worker
as such standards are set forth by the Texas State Department of Health
in Threshold Limit Values Occupational Health Regulation No. 3 as
amended, a copy of which all subsequent amendments thereto is hereby
incorporated by reference and is on file in the office of the City’s
Building Inspector.
F.
Vibration. No operation or use shall
at any time create earthborn vibrations which, when measured at the
bounding property line of the source of the operation, exceed the
limits of displacement set forth in the following table in the frequency
ranges specified:
|
Table 24. Maximum Permissible
Displacement Limits
| |
|
Frequency
(cps)
|
Displacement
(inches)
|
|
0 - 10
|
0.0010
|
|
10 - 20
|
0.0008
|
|
20 - 30
|
0.0005
|
|
30 - 40
|
0.0004
|
|
40 and over
|
0.0003
|
G.
Open Storage. No open storage of
materials or commodities shall be permitted except as an accessory
use to a main use and which is located in a building. No open storage
operation shall be located in front of the main building and no storage
use shall constitute a wrecking, junk, or salvage yard, except when
such is approved with development and operation standards as a Specific
Use Permit.
(Ordinance
2017-13 adopted 10/2/2017)
