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
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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
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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
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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
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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.
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Table 15. Minimum Required Queuing Spaces
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|---|---|
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Use
|
Queuing Spaces
|
|
Bank or Financial Institution (with a Drive-Thru)
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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 non-single 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 &
Two Family Residential (R-3) District.
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.
(Ordinance 2017-13 adopted 10/2/2017; Ordinance
2023-03 adopted 5/2/2023)
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)
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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. 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.
This section applies to all development and properties within
the city limits.
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.
4.
Exemptions.
a.
Lighting for public monuments and statuary.
b.
Repairs to existing luminaires not exceeding 25% of total installed
luminaires.
c.
Temporary lighting for film, theatrical, television, performance
areas and construction sites.
d.
Underwater lighting in swimming pools and other water features.
e.
Temporary lighting and seasonal lighting provided that individual
lamps are less than 10 watts and 70 lumens.
f.
Lighting that is only used under emergency conditions.
g.
Lighting that is required by federal or state regulations.
h.
Lighting for flagpoles displaying the flag of the United States
of America or the State of Texas flag.
i.
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
it 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 (5) years from the date
of adoption of this ordinance.
3.
Expiration of Nonconforming Lighting if Property Destroyed.
If more than fifty percent (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, conditional
use permit, 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 propose outdoor lighting shall submit a lighting plan. The lighting
plan shall show how the proposed development will comply with the
regulation within this 02.09.12. 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 foot candle 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 angle 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.
Acknowledgement 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 (8) 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 rated at more than 3000 Kelvin (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 use of adjacent properties and
boundary streets.
ii.
Full cutoff fixtures required where no light may
be emitted above the fixture.
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
0 below and in Table 21. Mounting Heights for Lighting in Parking
Areas.
c.
Type of Fixtures. All lighting fixtures shall be restricted
to full cutoff 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 lighting shall provide levels of illuminance
consistent with the IESNA "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.
b.
Height. Lighting for recreational uses (including athletic courts
and fields) may employ standards, poles, and fixtures in excess of
the heights prescribed in D. below.
c.
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 foot candles at the property line 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 forty (40) feet shall be provided.
ii.
Trees shall be planted at least thirty (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 ten (10)
feet and thirty (30) feet above grade.
iv.
Such trees shall be a minimum of one-third (1/3)
the required height at the time of planting.
d.
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.
e.
Recreational Lighting Curfew. Recreational lighting must be
shut off by 10:30pm on Sunday through Thursday and 11:30pm on Friday
or Saturday nights.
7.
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 thirty (30) minutes after sunset. Lighting may be constant
or by motion sensor.
b.
Parking and Loading Lighting.
c.
General Requirement.
i.
Nonresidential and public uses that abut Residential Zoning
Districts 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.
ii.
Illumination of parking areas shall be sufficient
to ensure the visibility of pedestrians and the safe movement of traffic
within the site.
d.
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
| |
f.
Appearance. Standards, poles, and fixtures shall
be of a single color, compatible with the architecture of the building.
g.
Lighting Control Requirements.
i.
Automatic Switching Requirements. 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 25% or less of the total outdoor light output one hour after the
business is closed. Lighting reductions are not required for any of
the following:
i.
With the exception of landscape lighting, lighting
for residential properties including multiple residential properties
not having common areas.
ii.
When the outdoor lighting consists of only one
luminaire.
iii.
Code required lighting for steps, stairs, walkways,
and building entrances.
iv.
When in the opinion of the Building Official, lighting
levels must be maintained.
v.
Motion activated lighting.
vi.
Lighting governed by special use permit in which
times of operation are specifically identified.
vii.
Businesses that operate on a 24-hour basis.
8.
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 foot candles.
b.
Mounting Height. The mounting height of lighting fixtures shall
not exceed twelve (12) feet.
c.
Type of Fixtures. Pole-mounted and wall-mounted fixtures mounted
above six (6) feet shall be full cutoff.
10.
Outdoor Sign Lighting. Outdoor internally illuminated signs
shall conform to the City of Buda sign regulations.
(Ordinance 2017-13 adopted 10/2/2017; Ordinance 2020-33 adopted 11/4/2020)
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)
