City of North Richland Hills, TX: Purpose, intent and applicability.

Purpose and intent.

The purpose of this section is to:

Provide minimum standards and criteria for the exterior appearance and quality of nonresidential buildings while still providing flexibility in architectural creativity and innovation;

Improve the physical appearance of the community, promote the value of property and protect public and private investment; and

Encourage energy conservation through building design.

Applicability.

The provisions of this Subdivision shall apply in the following situations:

When an existing building is proposed for remodeling, alteration, addition, or expansion, in which the value of the proposed construction exceeds 75 percent of the current appraised value of the existing structures, excluding the value of the land;

When an existing building is proposed for an addition that will increase the square footage of the existing building by 30 percent or greater, only new façade walls shall be subject to this Subdivision;

Upon all new construction; or

As a requirement of the approval of a special use permit or planned unit development.

Exemptions.

The following shall be exempt from this Subdivision:

Temporary/portable classroom buildings situated on public school property;

Buildings located within the Town Center Zoning District;

Alternative masonry material.

Buildings located within the Transit Oriented Development District(s).

(Ordinance 3316, § 1, adopted 8/25/2014)

§ 118-692 Definitions.

The following terms and phrases shall apply to this Subdivision:

Masonry materials installed in a craftsman-like manner that are a minimum of one inch thick and imbedded in a cementitious reinforced substrate and approved by the building official to meet the same characteristics and design intent as conventional masonry techniques.

Articulation, horizontal.

A building façade wall which extends no greater than three times the wall's height without having a minimum off-set of 15 percent of the wall's height, and which offset continues for a minimum distance equal to at least 25 percent of the maximum length of either adjacent plane.

Articulation, vertical.

A building façade wall which extends for a distance no greater than three times the height of the wall without changing height by a minimum of 15 percent of the wall's height, and which height change continues for a minimum distance equal to at least 25 percent of the maximum length of either adjacent plane.

Cementitious fiberboard.

Smooth or wood-textured finish with integrated color in the form of lap siding or board and batten.

Concrete masonry unit (CMU).

Tinted and/or textured architectural block that includes split-face block with integral color and burnished block with a decorative finish.

Cool roof.

A building whose roofing has either: (1) a solar reflective index (SRI) of at least 75 for low-sloped roofs with a pitch equal to or less than 2:12 for at least 75 percent of the roof surface; (2) an SRI of at least 25 for steep-sloped roofs with a pitch greater than 2:12 for at least 75 percent of the roof surface; (3) a building that has installed a vegetated roof approved by the Development Review Committee for at least 50 percent of the roof surface; or (4) a combination thereof.

Exterior insulation finish systems (EIFS), or synthetic stucco.

An exterior finish system that provides exterior walls with an insulated, waterproof, wall surface by integrating foam plastic insulation, adhesives, reinforcing mesh, and a polymer finish. Such systems shall include two layers of reinforcement mesh or an equal approved by the building official.

Façade wall, primary.

An exterior wall clearly visible from a public street, along an active storefront, or the rear façade wall of a building which is situated in front of additional developed or developable nonresidential property (i.e. out-building or pad site).

Façade wall, secondary.

An exterior wall which is not clearly visible from a public street or along an active storefront, is not situated in front of additional developed or developable nonresidential property, or constructed on a property line as one of a series of in-line buildings where the wall will become part of a common wall.

Living shade screen.

Irrigated vegetation utilized on the south or west façade walls of a building to shade a building's walls and/or roof in one of two forms: deciduous large or ornamental trees planted within 15 feet of the façade wall whose mature canopy will cover at least 50 percent of the adjacent façade wall; or architectural metal lattice and climbing vines applied to at least 30 percent of the façade wall.

Solar orientation.

A building whose axis is at least 1.5 times longer than the other; and the longer axis is within 15 degrees of geographical east-west.

Stucco.

An exterior finish system containing a mixture of portland cement, sand, and lime, which is applied in a plastic state to form a hard, weatherproof exterior wall finish. Stucco systems may consist of a one-coat system that includes a base and finish layer; or a three coat system that contains a scratch coat, brown coat, and finish coat. Stucco shall be installed over approved metal lath mesh to a minimum thickness of 0.75 inches. Stucco systems do not include exterior insulation finish systems (EIFS).

Tri-partite architecture.

A building designed and constructed such that is has a distinct base, middle and top, separated by horizontal elements.

(Ordinance 3316, § 1, adopted 8/25/2014)

§ 118-693 Exterior materials and colors.

Required masonry percentage.

The minimum required percentage of masonry on the exterior wall surface of all structures located on property zoned for nonresidential uses, as viewed from each elevation, shall be 85 percent and in accordance with the schedule contained in the following Table 6-2. The area of door and window openings shall not be included in the calculation of this requirement.

Table 6-2 Allowable Material Percentage Ranges¹ Nonresidential Zoning Districts
Category	Materials	Primary Façade Wall		Secondary Façade Wall
Category	Materials	Minimum	Maximum	Minimum	Maximum
Masonry Group A	Brick Natural Stone Cultured Stone Ceramic Block Alternative Masonry Material	70%	100%	20%	100%
Masonry Group B	Stucco EIFS Concrete Masonry Unit	0%	30%	0%	50%
Accent	Cementitious fiberboard Metal Wood Tile	0%	15%	0%	15%

Notes:
¹ See Sec. 118-692 for certain material definitions.

Glass.

No minimum or maximum limit exists for the use of glass on any façade wall. No more than 50 percent of any facade may be reflective glass. For the purposes of this section, reflective glass shall be defined as glass having a reflectance of greater than 10 percent.

Material exceptions.

Concrete Masonry Unit may be considered as a Group A material for up to 20 percent of the primary façade on buildings 10,000 square feet or greater but may not be simultaneously considered in the Group A and Group B category.

Tilt-up concrete panels that are adorned or textured with reveal patterns and/or textural coatings may be used on buildings of 10,000 square feet or more as a Group A masonry material.

Concrete Masonry Unit may be considered as a Group A material for secondary façade walls.

(d)

Color.

Exterior colors shall be low reflectance, subtle, neutral, or earth tone colors.

Bright, pure tone primary or secondary colors, and luminous tube lighting are permissible only in limited application as accent colors on door and window frames, moldings, cornices, canopies, awnings, etc. in proportions consistent with trim or accentuation only. Such building trim and accent areas shall not exceed 15 percent of any single exterior wall area excluding all windows, doors, and glass construction materials. Luminous tube lighting shall not be placed, attached, or affixed to the interior of a window or door or within three feet behind a window or door and must comply with the provisions of section 118-728 (Outdoor Lighting).

The use of high intensity or fluorescent colors shall be prohibited.

The color of the secondary façade wall(s) shall match or complement the primary façade wall(s).

(e)

Roofs.

For buildings with a visible hip, gable or mansard roof, allowed materials include standing seam metal with a factory-treated, non-metallic matte finish, slate or tile (clay or cement, barrel or Roman-shaped).

§ 118-694 Architectural design standards.

No more than one color shall be used for visible roof surfaces; however, if more than one type of roofing material is used, the materials shall be varying hues of the same color.

(f)

Special use permit provision.

Materials and percentages other than those defined herein may be used only after the issuance of a special use permit (refer to Division 6, Article II of this chapter).

Exemption. Building renovations that do not expand the existing square footage of a nonresidential building may continue existing material proportions without a special use permit as long as they offer improved architectural features and do not decrease the percentage of masonry on the newly renovated building.

(g)

Prohibited materials.

The use of vinyl, plastic, concrete cinder block and similar materials shall be prohibited.

(Ordinance 3316, § 1, adopted 8/25/2014; Ordinance 3491, § 2, adopted 12/11/2017)

Articulation standards.

The following options are available to articulate the form of primary façade walls. All primary façade walls shall utilize a minimum of 3 of the below options. No articulation is required on secondary façade walls, however corner elements are required to wrap from the primary façade wall to the secondary façade wall.

Vertical articulation. This option shall be required for all buildings 10,000 square feet or greater.

Horizontal articulation.

Tri-partite architecture.

Pitched (hip or gable, 8:12 pitch or greater) or mansard roof.

(5)

Raised corniced parapets or gables over the building's entrance(s) projecting from the plane of the main exterior walls by a minimum of 25 percent of the adjoining wall height and raised a minimum of 15 percent of the adjoining wall height.

(6)

A prominent three-dimensional landmark feature such as a tower, turret, arches, etc. which doubles the defined minimum vertical and horizontal off-set (i.e. 30 percent vertical and horizontal off-set rather than 15 percent).

(7)

Integral irrigated landscape planter seats constructed within 15 feet of the face of the building and incorporating living landscaped areas of ornamental and/or shade trees and places for sitting near the building's primary entry. Planters shall be a minimum of 19 inches high and five feet wide and cover at least 30 percent of that façade.

Ornamentation standards.

The following options are available to embellish primary façade walls. All primary façade walls shall utilize a minimum of three of the below options, at least one of which shall occur vertically at a separation no less than three times the wall's height. No ornamentation is required on secondary façade walls, however corner elements are required to wrap from the primary façade wall to the secondary façade wall. The term "decorative" is inferred in all options.

Enhanced exterior lighting such as wall sconces or light covers with concealed light source.

Changes in material selection, module size, color, texture and/or pattern.

Public art such as murals, paintings, sculptures, statues, etc. on or within ten feet of a façade wall. Such public art shall not display or connote a commercial message, shall be appropriately scaled for the size of the façade and shall be approved by the Development Review Committee.

Non-signage accents such as corbels, medallions, niches, wrought iron and other metal, balconettes, dormers, faux windows or others as approved by the Development Review Committee.

(5)

Cornice.

(6)

Quoined corners.

(7)

String courses and stone banding.

(8)

Arched or pedimented windows.

(9)

Masonry treatment at window and/or door headers and sills.

§ 118-696 Industrial building design standards.

Conservation standards.

The following options are primarily intended to encourage energy conservation through such passive solar design methods as shading, daylighting, and building orientation, whereby adding to the articulation and ornamentation of the building as well. All buildings shall utilize a minimum of three of the following options per building. The Development Review Committee may review these options based on meeting the intent of passive solar design.

Cool roof.

Solar orientation.

Living shade screen.

Awnings, overhangs, arcades, canopies or porticos with colonnade.

(5)

Window area that covers at least 30 percent of one façade, or 50 percent of two façades.

(6)

Clerestories and window shelves/transoms.

(7)

Architecturally-integrated rainwater harvesting systems.

(8)

Other as approved by the Development Review Committee as in keeping with the intent of this section.

(Ordinance 3316, § 1, adopted 8/25/2014)

§ 118-695 (Reserved)

The following apply to primary structures built in an industrial zoning district and proposing an industrial and/or manufacturing use, per the Table of Permitted Uses (Sec. 118-631):

The main entry or office area of the building shall be articulated both horizontally and vertically by at least six feet or 20 percent of the adjacent wall length, whichever is greater. Building corners shall also be articulated, as approved by the Development Review Committee.

Buildings shall also incorporate one ornamentation standard on each primary façade wall and one conservation standard.