Purpose.

The purpose of this division is to address the quality and design of buildings and their development sites. The standards seek to:

Preserve and enhance the visual character of the city;

(2)

Ensure all buildings are constructed of quality, durable materials;

(3)

Promote and maintain quality economic development and the aesthetic character and scenic attractiveness of the city as it develops;

(4)

Safeguard and enhance property values and the city's tax base and protect public and private investments.

(5)

Improve the appearance of nonresidential, multi-family residential, and mixed-use developments within the city given their visibility along the community's primary and secondary roadway corridors;

(6)

Establish reasonable building design standards and related guidance to address community desire for visually appealing nonresidential, multi-family residential, and mixed-use development that enhances the quality of life of city residents while balancing the legitimate development and commercial needs of property owners;

(7)

Ensure that buildings for nonresidential, multi-family residential, and mixed-use development are well-designed, energy- and resource-efficient, and constructed with high-quality, durable materials that contribute to the sustainability of the city;

(8)

Enhance the security of residents, visitors and workers by incorporating crime prevention through environmental design (CPTED) principles and considerations into the design and approval processes for nonresidential, multi-family residential, and mixed-use development in the city;

(9)

Ensure that all building sites and developments are functional, safe, and attractive; and

(10)

Create community character that conveys a positive, lasting impression on both residents and visitors.

(b)

Applicability.

The standards of this division apply to new development, redevelopment, substantial improvement, and expansion of single and multiple-family, nonresidential, office, and mixed-use development.

(Ord. No. 2020-1331, 9-15-2020)

§ 28-3-2 General building and site design standards.

(a)

Generally. The standards of this section set out design standards for elements that are used on multiple building types. All multiple-family, nonresidential, and mixed-use buildings shall conform to the standards contained in this section.

(b)

Development within close proximity to the downtown district. All new development within 1,000 feet of the downtown district (DD) regardless of their base zoning district shall:

(1)

Mass their buildings together when feasible;

(2)

Modify their site plans to create a regionalized approach to development which includes provisions for all terms of site development as required by this article; and

(3)

Enter into shared parking agreements per section 28-3-12, shared parking, whenever feasible to do so.

(c)

Freestanding and attached canopies and porte-cocheres. The design of freestanding canopies, such as those used as shelters for pump islands at automobile service stations, and the design of attached canopies and porte-cocheres, shall match or be consistent with the architectural style, principal and accent materials, colors, and lighting of the principal building on the development site.

(1)

Cladding and finishes for support columns and other vertical structural components shall match or be consistent with the principal and accent materials of the principal building;

(2)

The roof structure of the canopy shall match or be consistent with the roof structure of the principal building in terms of pitch, roofing materials, and colors; and

(3)

Downspouts and related hardware shall be integrated into the canopy structure.

(d)

Awnings and canopies. Awnings and canopies, if installed, shall:

(1)

Be attached and integral to the principal structure;

(2)

Not obstruct any window;

(3)

Have a minimum clearance of eight feet (16 feet for drive-under canopies) from finished grade to the bottom of an awning or a canopy;

(4)

Project a maximum of six feet from the principal building; and

(5)

Not exceed 100 feet in length.

(e)

Arcade treatment. Arcades may be constructed along building facades to provide shelter and shade and to add visual interest to structures but shall be located entirely outside the public street right-of-way. The arcade design shall also incorporate adequate pedestrian-level lighting under the arcade for visibility and security.

(f)

Screening of mechanical and service equipment.

(1)

Ground-level equipment. Ground-level exterior equipment, such as mechanical components, electrical drops, utility meter banks, and heating/cooling controls, shall be completely screened from ground-level public view through building wall extensions or installation of structural enclosures or dense, year-round vegetation.

Structural enclosures or hedges that are used to satisfy this screening requirement shall be maintained at a height that is at least one foot higher than the equipment.

Structural enclosures shall use materials and colors that match or are consistent with the design and materials of the principal building.

Propane tanks shall comply with the general requirements for ground-level equipment so long as those regulations are not in conflict with the state regulations concerning propane tanks.

(2)

Building-mounted equipment. Building-mounted exterior equipment shall be completely screened from ground-level public view through installation of structural enclosures or dense, year-round vegetation consistent with the screening provisions in section 28-3-2) of this section.

Where complete screening using the specified methods is not practical, building-mounted equipment shall be painted to match the color of the building facade.

Gutters, downspouts, and related building-mounted hardware for conveying stormwater shall match the color of the building facade, whether through the choice of hardware used or painting of the hardware to achieve this consistency. Any such hardware and associated painting shall be maintained in sound condition at all times.

(3)

Rooftop equipment. Rooftop exterior equipment shall be completely screened from ground-level public view through design, materials, and colors that match or are consistent with the overall building design. This may include, but is not limited to, use of sloped roofs or other architectural elements of adequate height, such as parapet walls or cornice treatments, that conceal roof areas where mechanical equipment is mounted.

(g)

Multiple buildings. Developments with multiple structures on a single property or involving out-parcels shall reflect coordinated and cohesive building design, with all buildings incorporating unifying elements such as common building forms, materials, textures, architectural detailing, and colors. The intent is not to require precise replication of the design of a principal building or buildings but rather to achieve general consistency and compatibility in architectural design.

(h)

Parking structures.

(1)

Architecturally consistent. Parking structures shall be designed for architectural consistency with the primary building served or other nearby buildings in terms of facade design and variation, finish materials, and shielding of unfinished structural elements and mechanical equipment.

(2)

Special design elements. Parking structures shall include architectural and landscape elements that enhance the garage appearance and help to screen parked vehicles and interior lighting from external view. Such elements may include, but are not limited to, decorative screens, trellises with or without associated vegetation, or facade and roofline variation.

(i)

Service bays. Uses with overhead doors providing access to service bays, such as for automobile service and repair, shall, wherever the site size, shape and orientation allows, place any building wall with overhead doors perpendicular to public street frontage. Where such building orientation is not practical, the overhead doors shall be of similar color to the building facade or roof material.

(j)

Refuse containers. Dumpsters shall be provided for multi-family residential, nonresidential, and mixed-use development for solid waste collection services. Such facilities are subject to the following standards:

(1)

The facilities shall be located no more than 200 feet (walking distance) from the individual uses that they are intended to serve;

(2)

Access to the facilities shall be:

Configured to meet the requirements of the refuse hauler; and

Provided from an alley if an alley is present and used for service to other properties;

(3)

The areas where dumpsters are stored shall be fully enclosed by an opaque wall with a minimum height of six feet constructed of brick, stone, or stucco-finished concrete block to match the principal building;

(4)

The enclosures shall:

Have opaque metal service gates which remain closed at all times except when the dumpster is being serviced;

Include separate, opaque metal pedestrian access gates or a pedestrian access opening that screens the dumpster from view;

Be large enough to accommodate:

One or more dumpsters that are of sufficient size to serve the development, based on the frequency of solid waste collection; and

One or more recycling bins (whether provided at the time of development or not), based on the anticipated generation of recyclable materials and the frequency of collection;

Meet city engineering design standards, including those that pertain to maneuvering space; and

Be generally situated to ensure that the gate to the enclosure does not impede vehicular traffic when open, whether partially or fully.

(5)

The facilities shall be located in a side or rear yard of the parcel proposed for development, unless it is not possible to provide service access in such locations; and

(6)

If an enclosure must be located in a front yard to meet the requirements of the refuse service provider, it shall be designated and constructed with the same cladding materials used for the principal building walls.

(k)

Natural management of stormwater. All new commercial, office, multi-family, and other non-residential developments shall include low-impact development features in order to promote natural management of stormwater. If a greywater system, for the uses listed below, is incorporated into the design of the development then the requirement for a natural management of stormwater element shall be met. Otherwise, two of the following features shall be included in the design of the development:

(1)

Sidewalks with built-in sidewalk storage.

(2)

A stormwater cistern capturing a minimum of 50% of the roofs stormwater.

The aesthetic of an above-ground cistern shall compliment the design and scheme of the principle structure;

An above-ground cistern shall be landscaped;

Cisterns used for rainwater collection purposes shall be placed at least 10 feet away from sanitary sewer lines;

If the cistern is made of a fiberglass construction or does not complement or match the principal structure it shall be screened from public view.

(3)

A green roof such as solar panels or vegetation with a waterproof membrane.

(4)

A minimum of 50% of all site landscaping consisting of bioswales, rain gardens, or bioretention gardens.

(5)

One or more mature tree with a diameter at breast height of 12 inches or greater with additional landscape intended to mitigate drainage. The preservation of mature trees within the Downtown District in addition to the installation of features or amenities such as approved picnic tables, park benches, a gazebo, or like features which promotes walkability and a sense of place may qualify as civic space under the requirements of Section 28-3-8(d) and as a park under Section 28-2-16(c)(5).

(6)

Wet bottom detention facilities that contain appropriate wetland plant species.

(7)

A greywater system for uses such as irrigation, toilet flushing, or cooling towers.

(l)

Cisterns for fire suppression. The aesthetics of a cistern being used for fire suppression shall comply with the standards found in subsection (k).

(m)

Height exceptions. A chimney, cupola, spire, belfry, parapet or other similar architectural features are exempt from maximum height standards in order to promote visually appealing structures.

(n)

Cart corrals. Any structure or device used to house empty shopping carts or buggies within the parking lot of a business shall incorporate the following design elements into their construction and installation;

(1)

The cart corral shall be surrounded by curbed landscaped islands; and

(2)

The cart corral shall be landscaped with shrubs that are a minimum of three feet tall on three sides of the structure.

(Ord. No. 2020-1331, 9-15-2020; Ord. No. 2023-1433, 9-19-2023; Ord. No. 2024-1453, 4-16-2024; Ord. No. 2025-1481, 3-18-2025; Ord. No. 2025-1485, 5-6-2025; Ord. No. 2025-1517, 12-16-2025; Ord. No. 2026-1526, 4-21-2026)

§ 28-3-3 Single-family development.

(a)

Generally.

All single-family detached and attached dwellings (including industrialized housing) shall be developed in accordance with the standards of this section.

(b)

Applicability.

These standards apply to single-family detached and attached developments within the district(s) where they are permitted as set out in:

(1)

Section 28-2-6, suburban residential (SR); and

(2)

Section 28-2-8, semi-urban residential (SU).

(c)

Placement of buildings.

The placement of a principal dwelling in a perpendicular or sideways orientation on an interior lot is prohibited unless in a conventional neighborhood or approved as part of a planned neighborhood (See figure 28-3-3-1, building placement). Such arrangement may be approved as part of planned neighborhood if:

(1)

The dwelling is arranged in a housing cluster where homes front a green space and take access from an alley or parking lot; or

(2)

The street-facing façade is horizontally articulated; includes a hip-and-valley, cross-hipped, Dutch gable, or dormer roof type; and is designed to include a pattern of windows common to the front elevations of the homes on the block along both sides of the street (See figure 28-3-3-2, roof types).

Figure 28-3-3-1 Building Placement

Figure 28-3-3-2 Roof Types

(d)

Garage door orientation.

Garage doors on a single-family detached or attached dwelling on a lot in the suburban residential (SR) or semi-urban residential (SU) districts shall be oriented in one of the manners depicted in table 28-3-3, garage orientation.

Table 28-3-3 Garage Orientation
Requirements	Illustration
Garage in Front. Garage doors shall be oriented to the street and will be five feet in front of the front wall plane of the residence.
Semi-Flush. 1. Garage doors oriented toward the street shall be positioned semi-flush or recessed. 2. Semi-flush doors shall be a minimum of two feet and a maximum of 20 feet behind the front wall plane of the residence and create a minimal intrusion into the livable area of the home. 3. Semi-flush doors may extend a maximum 40% of the width of the residence.
Recessed. 1. Garage doors oriented toward the street shall be positioned semi-flush or recessed. 2. Recessed doors shall be a minimum of 20 feet behind the front wall plane of the residence. 3. There is no restriction on maximum recessed garage door width.
Side-Loaded. Garage doors oriented perpendicular to the front wall plane have no restrictions on door width or recessed position.
Detached. 1. Detached garages placed entirely to the rear of the house have no restrictions on door width or recessed position. 2. Detached garages that are closer to the street than the rearmost portion of the residence shall be a minimum of 20 feet behind the front wall plane of the residence.

(e)

Transitions.

(1)

Scale.

Where a single-family attached dwelling directly abutting or is across a street from a single-family detached dwelling, the building height of the attached dwelling must be equal to or no greater than eight feet higher than the abutting detached dwelling. Where an attached dwelling is located between a detached dwelling and apartments or non-residential development, the attached dwelling may not exceed the height of the adjacent single-family detached dwelling by more than one story. See figure 28-3-3-3, scale transitions.

(2)

Bufferyards.

Bufferyards are required per section 28-3-27, bufferyard landscaping.

Figure 28-3-3-3 Scale Transitions
ADJACENT SINGLE-FAMILY DETACHED DWELLING SINGLE-FAMILY ATTACHED DWELLING
ADJACENT MULTI-FAMILY APARTMENT SINGLE-FAMILY ATTACHED DWELLING

(Ord. No. 2020-1331, 9-15-2020; Ord. No. 2024-1453, 4-16-2024)

§ 28-3-4 Multiple-family housing.

(a)

Generally.

All multiple-family buildings shall be developed in accordance with the minimum standards of this section.

(b)

Applicability.

These standards apply to multiple-family developments within the district(s) where they are permitted as set out in:

(1)

Section 28-2-8, semi-urban residential (SU);

(2)

Section 28-2-13, downtown (DD); and

(c)

Building massing and scale.

(1)

Multiple-family buildings shall be designed such that the primary entrance and windows of all first-row buildings face a public street.

(2)

Any portion of a building that is closer than 50 feet from a common property line that abuts a residential district or use shall be no higher than 12 feet above the highest point of the closest residential structures. This does not apply if the residential structure is located across the street from the development or if it is within a planned neighborhood. A multiple-family building containing more than four dwelling units shall be designed to break up a rectangular floor plan and avoid a box-like or monolithic appearance.

(3)

The following or similar techniques shall be used to avoid the appearance of a box-like or monolithic building:

Primary entrance treatments that are recessed or project from the main façade such as canopies and porte cocheres. Support columns and roofs of canopies and porte cocheres shall match or be consistent with the architectural design of the building.

Balconies that are used irregularly, some projecting, some recessed; and

The use of dormers, bay windows, or other windows that create dimensions that break up the façade;

Changes in wall planes of at least five feet at intervals of not more than 30 feet;

Varying roof lines;

(4)

Stairs that provide primary access to units on upper floors shall be covered.

(5)

Elements such as eaves, rakes, cornice lines, or frieze boards shall be used to contribute to the visual interest of the building.

(6)

Corners of multiple-family buildings that face a public street shall be punctuated by one or more towers, chamfering, ground floor arcades and upper story balconies, pediments, or other similar feature that provides a complex appearance.

(d)

Internalized design.

(1)

Ingress to and egress from all dwelling units in a multifamily development shall be made through the interior of the building rather than from direct outside entrances to each unit.

(2)

No exterior stairways. No stairways shall be visible on a building exterior.

(e)

Pedestrian access.

All fences and gates shall have appropriate connections to neighboring non-residential properties through the use of fence or gate door unless it can be shown that is not possible due to site constraints to promote walkability and connectivity.

(f)

Parking location.

Design of multiple-family buildings to wrap around a core parking structure is strongly encouraged to ensure the garage appearance is enhanced by additional architectural or landscape features. To the extent feasible, there shall be no parking areas located between a facade facing a public street and the public street, but if such parking areas are necessary or appropriate, such as for reasonable proximity to sales offices or amenities, then such parking areas shall be screened from view of the public street to the extent feasible.

(g)

Attached garages.

Attached street-facing garages shall meet one of the following standards.

(1)

The garage doors shall not comprise more than 40 percent of the total length of the building's façade; or

(2)

Every set of two single-bay garage doors or every double garage door shall be offset by at least five feet from the front plane of an adjacent garage door.

(h)

Detached garages.

The building design and roof type of garage units shall be consistent with those of the principal building(s). Detached garage buildings that are adjacent to street rights-of-way shall include a type B bufferyard (see section 28-3-27, bufferyards) between the garage building(s) and street.

(i)

Carports.

Carports are permitted within the vehicular use areas of multifamily developments, provided they do not encroach into any required yards or building setbacks or into any easements, and subject to the following standards:

(1)

Openness.

Carports shall be no less than 50 percent open on all sides, except for a side or sides that abut a wall of a principal building.

(2)

No other storage.

Carports shall not be used for storage of any items except motor vehicles.

(3)

Height.

Carports shall not exceed ten feet in height.

(4)

Drainage.

Drainage from carports shall be captured and conveyed on site and shall not impact adjacent properties.

(5)

Construction.

Carports and their support posts shall be firmly anchored to the ground and shall meet applicable building codes.

(6)

Design.

Carports shall be constructed so that all structural components, including support posts and roofs forms, match or are consistent with the design elements incorporated into the principal building(s).

(j)

Roofing systems.

(1)

Flat roof systems.

Any material that is permitted by code of ordinances chapter 8, buildings and other structures, and is allowed on flat roof systems.

(2)

Integrated solar arrays.

Building integrated solar arrays (solar panels that double as roofing) may be used on flat or pitched roofs.

(3)

Projections.

Roofs shall contain at least one projection for every 50 linear feet of building frontage. Roof projections may include cupolas, dormers, balustrade walks, chimneys, or gables.

(Ord. No. 2020-1331, 9-15-2020; Ord. No. 2023-1423, 5-16-2023)

§ 28-3-5 Manufactured homes.

(a)

Generally.

Manufactured homes are only permitted in the manufactured housing (MH) zoning district. All manufactured home parks shall be developed and constructed in accordance with the minimum standards of this section and section 28-2-12, manufactured housing.

(b)

Design standards.

(1)

Access.

Where a manufactured home park contains 25 or more units, at least two points of ingress and egress shall be provided.

(2)

Access to public streets.

Each manufactured home park must abut and shall have access to a dedicated public all-weather circulation drive.

Direct access to a manufactured home space from street right-of-way is prohibited.

(3)

Skirting.

The vacant space between the finished grade of the property and the finished floor of a manufactured home must be skirted, which must:

Be a continuous, complete, opaque, and a rigid surface that lends permanency to the appearance of the unit and fully screens the crawl space beneath the unit; and

Provide for adequate ventilation and drainage.

(4)

Separation and setbacks for accessory buildings.

An accessory building or structure on a manufactured home lot shall maintain conformance to the standards established in section 28-2-19, accessory use and structure standards.

(5)

Solid waste facilities.

If common refuse containers are provided by the manufactured home park, then one container shall be provided for each ten lots.

(6)

Vehicular circulation.

The manufactured home park must provide interior vehicular circulation on a private internal street system.

The street system shall be continuous and connected with other internal and public streets or shall have a cul-de-sac with a minimum diameter of 90 feet and length of 500 feet.

(c)

Maintenance.

(1)

State of repair.

All grounds and improvements shall be maintained in a good state of repair.

(2)

Code compliance.

Electrical systems, water and sanitary sewer systems, streets and parking areas, and buildings shall comply with all applicable codes and be maintained in safe and sanitary conditions.

(3)

General maintenance responsibilities.

Refuse collection sites shall be kept clean and sanitary; grass and shrubbery shall be mowed and trimmed.

Grading and drainage shall be well maintained.

All common areas shall be operated in compliance with all provisions of this section; and

The property shall be maintained free of litter and debris.

(d)

Storm shelters.

Storm shelters shall be provided in manufactured home parks. The shelter(s) shall be built:

(1)

According to ICC 500, the International Code Council/National Storm Shelter Association (ICC/NSSA) Standard for Design and Construction of Storm Shelters; and

(2)

Of sufficient size to meet the needs of the manufactured home park and its residents.

(e)

On-site management.

One manufactured home or other permanent building for on-site management must be provided for parks with 25 or more homes.

(Ord. No. 2020-1331, 9-15-2020)

§ 28-3-6 Nonresidential development.

(a)

Generally.

All nonresidential buildings shall be developed in accordance with the minimum standards of this section and in order to foster a coherent and enduring character within the community, the City will require that new development adhere to a generally defined architectural style as demonstrated visually in examples below. This standard is not intended to dictate specific building materials - in adherence with state law - but rather to lead to design choices that contribute to a shared architectural vernacular consistent throughout the Fulshear community.

Figure 3-6-1a

(b)

Applicability.

These standards apply to commercial retail and service and civic and institutional land uses within the district(s) where they are permitted as set out in:

(1)

Section 28-2-11, suburban commercial (SC);

(2)

Section 28-2-14, general commercial (GC);

(3)

Section 28-2-13, downtown (DD); and

(4)

Section 28-2-15, industrial (IN).

(c)

Building form.

(1)

Neighborhood-scale.

Buildings that cover up to 30,000 square feet of gross floor area shall have moderate changes in height or roof lines, which can be accomplished by one or more of the following techniques:

Modules shall be offset from each other by a horizontal recess or projection of the building façade that measures ten percent or more of the building height;

Dormers with ridge lines that are three feet or more below the ridge line of the roof;

A compound roof shape, in which the highest ridge line and the lowest ridge line have a height difference of two to five feet;

Parapet walls that vary in height from two to four feet and which are designed of equal or greater height to screen from public view all rooftop mechanical equipment; or

Towers that have a height that is four to six feet above the highest peak or ridge of the roof or highest point of the parapet for a minimum of ten percent of the façade on which the tower is located.

(2)

Community-scale.

Buildings that cover between 30,001 square feet and 60,000 sq. ft. of gross floor area shall have major changes in height per every 50 lineal feet of roofline, so which can be accomplished by one or more of the following techniques:

A compound roof shape, in which the highest ridge line and the lowest ridge line have a height difference of five or more feet;

Parapet walls that vary in height by more than four feet, are proportional to the building, and which are designed of equal or greater height to screen from public view all rooftop mechanical equipment;

Towers that have a height that is more than six feet above the highest peak or ridge of the roof or highest point of the parapet. The mass of such towers shall be proportional to the building, so that the towers appear as substantial, but not overwhelming, architectural elements;

Ground-level arcades and second floor galleries/balconies;

Functional or faux chimneys; or

Other features that reduce the apparent mass of the building.

(3)

Regional-scale.

Buildings that cover more than 60,001 square feet of gross floor area shall have major changes in height per every 50 lineal feet of roofline, which shall, in addition to the requirements for community-scale buildings, must include:

Significant architectural features to identify principal entrances; and

Elements such as towers or significant projections from the building to break up the building mass.

(d)

Architectural detailing.

All buildings shall include a minimum of two architectural details that promote and are in harmony with the design vernacular including, but not limited to, those exhibited in figure 28-3-6-1, architectural detailing.

Figure 28-3-6-1 Architectural Detailing

(e)

Multi-story buildings.

Buildings with three or more stories shall be designed with a clearly differentiated base, middle, and top.

(1)

Building base.

A recognizable base shall include, but shall not be limited to:

Thicker walls, ledges, or sills; or

Raised planters, which are integral to the building façade.

(2)

Building top.

A recognizable top shall include, but shall not be limited to:

Cornice treatments, other than just colored stripes or bands; or

Sloping roofs with eaves and brackets.

(f)

Building articulation.

(1)

Major building articulation.

Buildings shall be articulated using one or more of the following major articulation design techniques uniformly over the entire building facade:

A step back of upper floors to create human-scale and to reduce building scale and mass;

Increased setbacks for up to 30 percent of a street elevation to create public space; (public space may include outdoor seating/dining areas, pocket parks, fountains and/or water features, children's play areas, or similar space open to the public);

Variations in building heights for a minimum of 30 percent of the building façade;

Building insets or projections of at least 10 feet that extend the full height of the building for a minimum of 40 percent of the building façade;

Material changes for different building planes or elements;

(2)

Minor building articulation.

Buildings less than 15,000 sq. ft. shall be articulated using five or more different elements of the following minor articulation design techniques uniformly over the entire building façade:

Windows or faux window openings;

Doors or faux door openings;

Recessed or projecting building entries;

Projecting bay windows;

Window moldings;

Arcades;

Recessed or projecting porches;

Recessed or projecting balconies;

Functional or decorative canopies and awnings;

Cornices;

String courses;

Columns;

Wall sconces;

Brick patterning, including soldier courses, or other building material or color variations;

Score lines;

Accents through the use of moldings, sills, cornices, canopies, or spandrels; or

Any other architectural feature which adds visual interest to the building.

(g)

Building entrances.

Each building shall have clearly-defined customer entrances that include at least three of the following features:

(1)

Canopies, porticos, arcades, or overhangs;

(2)

Recesses or projections;

(3)

Over the door or peaked roof forms;

(4)

Arches;

(5)

Outdoor patios or plazas;

(6)

Display windows;

(7)

Obviously differentiating architectural details such as moldings that are integrated into the building structure and design; and/or

(8)

Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.

(h)

Roofing styles.

Any roof type may be used provided it has a minimum pitch of 4:12. A flat roof may be allowed provided it incorporates permitted building articulations to disguise a flat roof. Examples are displayed in figure 28-3-6-2, allowed roof forms.

Figure 28-3-6-2 Allowed Roof Forms

(i)

Elevations.

(1)

Front elevation.

In addition to the above articulation features, the front elevation of a building shall have:

Architectural features that animate the façade along its entire length, spaced at intervals of not more than 30 feet in horizontal distance. These features may include wall sconces, display windows, faux windows, material patterning, entry areas, towers, pilasters, and columns, or other elements that create a pattern of light and shadow on the building wall.

Awnings, arcades, or overhangs that project at least six feet along not less than 50 percent of the façade.

(2)

Side and rear elevations.

Side and rear elevations shall have architectural features that animate no less than 50 percent of the façade, which shall include:

Awnings, arcades, or overhangs that project at least six feet and connect to awnings, arcades, or overhangs on the front elevation;

No blank wall surfaces that extend for more than 15 or 30 feet in vertical or horizontal distance, respectively; and

Wall sconces, display windows, faux windows, material patterning, entry areas, towers, pilasters, and columns, or other elements that create a pattern of light and shadow on the building wall.

(Ord. No. 2020-1331, 9-15-2020; Ord. No. 2023-1433, 9-19-2023; Ord. No. 2024-1453, 4-16-2024; Ord. No. 2025-1481, 3-18-2025; Ord. No. 2025-1502, 9-16-2025)

§ 28-3-7 Office park design.

(a)

Generally.

All office buildings, parks, and campuses shall be developed and constructed in accordance with the standards of this section.

(b)

Applicability.

These standards apply to all buildings within the suburban office (SO) district.

(c)

Site design.

(1)

Layout.

The layout of new development must include a type B bufferyard around the perimeter and a type C bufferyard along any property line shared by a highway right-of-way and adjacent to a residential use or district.

The arterial street providing principal access into and through an office park shall not provide direct access to individual lots.

The primary entrance(s) to the development must include triangular easements measuring 60 feet in all dimensions, located on either side of the street for signs and landscaping. Secondary entrances may include 30-foot triangular easements for signage.

(2)

Site orientation.

The primary building entrance shall face the street(s) from which access is taken.

All parking and vehicular use areas must be set back a minimum of 30 feet from all streets. The area inside the 30-foot parking setback may be credited towards the site landscaping requirement in table 28-2-12-3, landscape standards.

(3)

Outside storage.

Outside storage is prohibited.

(d)

Building character.

(1)

Compatible design.

Development in or adjacent to existing developed areas shall be compatible with the established architectural character by using a design that is compatible, achieved through the repetition of roof lines, use of similar proportions in building mass and outdoor spaces, use of similar relationships to the street, use of similar window and door patterns, and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed development.

(2)

Scale.

Buildings shall either be similar in size and height, or, if larger, shall be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same or the adjoining blocks. Buildings that are four or more stories shall provide significant mass breaks to decrease the apparent mass of the building. Wider, longer buildings shall be stepped or broken in elevation by a combination of massing breaks and/or material changes.

(3)

Materials.

Building materials shall either be complimentary or drawn from the materials already being used in the vicinity. If dissimilar materials are proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. Mirrored glass with a reflectivity or opacity greater than 65 percent is prohibited.

(e)

Building design.

The design of buildings is the same for single-tenant sites and multitenant campuses.

(1)

Materials.

Exterior materials shall be chosen for their suitability, durability, and visual continuity. With the exception of windows, building materials shall be natural/ indigenous in character. Building materials shall be selected to provide a variety of textures per building façade, provide visual balance, and avoiding an excessive variety of materials. Building entrances shall be visually heightened through the use of building architecture, materials, and textures.

(2)

Treatments.

Base.

Façades shall have a recognizable "base" consisting of one or more of the following:

Thicker walls, ledges or sills; or

ii.

Raised planters.

Roof and top.

Roof top equipment must be visually screened by adequate parapet height or separate roof screen, which must include variations through step ups or intervening architectural detailing.

ii.

Combinations of sloped and flat roofs are encouraged to create a pleasing roofscape.

iii.

Rooftop mechanical units, dishes, and other miscellaneous equipment shall be screened or be an integral part of the building design. Screen material shall be of the same material, texture and color as the building architecture, or be compatible to it.

iv.

Sloping roof forms may be used to satisfy the requirements for both "building entrances" and "top treatments", providing the sloped roof form is related to the building entrance, and extends above the top of the parapet wall of a flat roofed building, or above the fascia of a pitched roof.

Top treatments for buildings less than 25,000 square feet gross floor area shall have a recognizable "top" consisting of the following:

Cornice treatment;

Sloping roof forms; or

Stepped parapets.

vi.

Top treatments for buildings greater than 25,000 square feet of gross floor area shall have parapets concealing flat roofs and rooftop equipment from public view, which shall not exceed 15 percent of the height of the supporting wall, and such parapets shall not at any point exceed one-third the height of the supporting wall.

Building entrances.

Primary building entrances shall be important elements in the design of buildings. Building materials shall be selected to provide greater visual and textural interest at building entries. Entrances shall be designed to integrate wall signs with the design of the structure.

ii.

Architectural articulation shall be evident at primary entrances. Textural and massing changes are required for visual interest, as well as promoting the "human scale."

iii.

Primary entrances shall include protection from elements of weather and sunlight.

iv.

Landscape features shall be provided at building entrances, such as plazas, gardens, benches, landscape walls and/or artwork.

(f)

Single-tenant sites.

Single tenant buildings must include vertical articulation with a projected or recessed plane for each increment of building wall equal to two times the building height, measured from the finish floor to the eave line or where allowed, the top of the parapet wall. For example, a 40-foot tall building would require articulation every 80 feet. For buildings with a gross floor area greater than 100,000 square feet, vertical articulation is only required for 50 percent of the building length if:

(1)

A wing wall to screen the unarticulated wall(s) of the building projects outward from the main wall plane a distance equal to two times the building height. The projecting wall must be not less than 50 percent nor more than 125 percent of the adjacent building wall height. The wing wall may contain an angled, sloped or curvilinear profile; and

(2)

The remainder of the street-facing façade includes reveals, surface texture, contrasting colors, panel offsets of no less than eight inches, panel height changes of no less than 18 inches, and variations in the parapet or roof profiles.

(g)

Multi-tenant campuses.

(1)

Site design.

The design of individual buildings must contribute to the uniqueness of an office or technology campus with predominant materials, elements, features, color range and activity areas tailored to the site and its context within the community. The predominant design characteristics must be shared by all buildings in the development so that the buildings form a cohesive campus community.

(2)

Façade treatment.

To establish architectural interest and variety and avoid the effect of a single, long or massive wall with no relation to human size, the following additional standards shall apply:

Buildings shall maintain variation in massing.

A single, large, dominant building mass shall be avoided.

Horizontal masses shall not exceed a height/width ratio of one vertical to four horizontal, without substantial variation in massing that includes a change in height and projecting or recessed elements.

There must be changes in mass related to building entrances.

No façade that faces a street or connecting walkway shall have a blank, uninterrupted length exceeding 30 feet without including at least three of the following:

Change in plane;

ii.

Change in color;

iii.

Change in texture or masonry pattern;

iv.

Windows;

Porticos, awnings or canopies; or

vi.

Visual architectural features such as:

Columns;

Ribs or pilasters;

Piers and fenestration pattern; or

An equivalent element that subdivides the wall into human scale proportions.

vii.

Side or rear façades:

Façades that face walkways or public streets may include false windows and door openings defined by frames, sills and lintels, or similar modulations of the wall, only when actual doors and windows are not feasible because of the nature of the use of the building.

Façades of buildings shall include design characteristics consistent with those on the front, excepting façades which are not visible from the public right-of-way or common open space.

(h)

Roadway landscaping.

In addition to the landscaping on each individual development site, a cohesive landscape design is required for all common open spaces and along roadways within a multi-tenant campus. The campus-wide landscape plan must reinforce the visual hierarchy of roadways through plant material massing, spacing and height, as well as through focal points at major intersections and the use of landscape elements at all entrances. Landscaped earthen berms must be used to create interesting land contours along arterial roadways and for screening abutting parking and other vehicular use areas. The landscape must be shared between development sites to create design unity.

(Ord. No. 2020-1331, 9-15-2020)

§ 28-3-8 Downtown.

(a)

Generally.

If the standards regulating non-residential buildings are more strict than those found in Section 28-3-6 then the standards of the stricter section shall apply.

(b)

Building requirements.

(1)

Building form.

Retail and mixed-use buildings must provide for pedestrian-scale and orientation, as follows:

As set out in table 28-2-13-1, building standards, commercial and mixed-use buildings must be built to or within five feet of the property line or street right-of-way to define a pedestrian-oriented streetscape. When a new or redevelopment building site is designed for outdoor dining or a recessed plaza, the front setback may be increased by no more than 15 feet with approval of the ZBA.

ii.

Buildings must utilize elements such as massing, windows, canopies, and articulated roof forms to create a visually distinct building base, middle, and top (See figure 28-3-8-1, horizontal articulation).

iii.

Each building must include functional and identifiable public entrance(s) along the street frontage. The entrance must be emphasized by incorporating changes in mass, surface, or finish.

iv.

Buildings located on corners of streets and public spaces must include special building features, such as towers, cupolas, pediments, chamfering, rounded corners, or balconies.

Residential building types must comply with the lot and building standards per table 28-2-13-1, building standards, as well as the relationship to the street as per figure 28-2-13-2, building frontage types.

Figure 28-3-8-1 Horizontal Articulation

(2)

Massing and scale of street frontages.

The public-facing façades of adjacent buildings must be architecturally differentiated by varying at least three of the following:

Variations in building heights;

Building insets or projections of at least two feet that extend the full height of the building;

Material changes for different building planes or elements;

Changes in color to accentuate horizontal or building elements;

Accents through the use of moldings, sills, cornices, canopies, or spandrels; or

Other façade features, such as an arcade, balcony, gallery, oriel or bay windows, pavilion, pergola, porches, porticos, terrace, tower, or vestibules.

(3)

Architectural details.

Exterior lighting.

Exterior lighting must be an integral part of the architecture, sign, and landscape or hardscape design. Street lighting must be of a maximum height of 12 feet and consistent with the character of the district. Sidewalk lighting may be a maximum of three feet in height.

Street furniture.

Public seating, trash receptacles, and directional kiosks must be of uniform design and provided throughout district, approved by the Planning and Zoning Commission. Street trees, landscaping, weather protection, public art, street furniture, and other pedestrian amenities in public rights-of-way and plazas must provide a minimum passable sidewalk width of four feet.

Awnings, sunshades, and canopies.

Weather protection is required for pedestrian street frontages with ground floor commercial use. Weather protection elements must extend at least six feet from the building, may be no closer than two feet to a street curb and must have a minimum clearance of eight feet and a maximum height of 12 feet. Internally illuminated awnings are prohibited.

Fenestration.

Façades.

Any public-facing facade must incorporate fenestration. Fenestration patterns for street-level commercial uses must have a minimum 60 percent transparency between two feet and eight feet in height that allow views of indoor space or product display areas. Glass curtain walls, reflective glass, and painted or dark tinted glass are prohibited.

ii.

Street visibility.

Upper and lower-story windows must be designed to overlook streets and public spaces to make these spaces comfortable and safe.

iii.

Modulation.

The roof line of buildings must be modulated and include architectural features such as a decorative eave, trim, or cornice.

iv.

Articulation.

Public-facing building façades must be articulated with projections or recesses that cumulatively equal 15 percent of the average building wall height, with a minimum depth of two feet. Such variations will contribute to the building architecture, which may be expressed in any manner provided the cumulative relief is achieved, as shown in figure 28-3-8-2, building wall articulation. The base of buildings must be articulated through use of plinths, pilasters, or other elements.

Figure 28-3-8-2 Building Wall Articulation

Residential-only buildings.

Buildings must have a primary entrance on the front façade which shall face a public or private right-of-way.

ii.

Covered front porches shall be 100 sq. ft. for single-family detached dwellings, single-family attached dwellings, stoops, and/or balconies are required on the street-facing facades of residential buildings.

iii.

Four or more of the following architectural features must also be present: wall sconces, a cupola or other tower element, oriel or bay window, exterior window molding, pointed spires, pilasters, dormers, gables of varying size and/or height, molding which provides relief on exterior, transom windows, metal roofs, chimneys, operable shutters, pier and beam including steps to the primary entrance, window awnings, half-radius top windows, or some other feature which provides visual interest.

iv.

New residential buildings shall have a slab foundation or pier and beam foundation no more than 30 inches above grade.

New or reconstructed buildings must be built to the setbacks set out in table 28-2-13-1, building standards; provided, however, the front setback may be the average of the dwellings along the block face, excluding the lot of the new building.

vi.

Where a residential structure is setback 15 feet or more from the property line, a fence or wall is required on the boundary at a height of no more than 48 inches to demarcate the private from the public sphere and promote walkability.

Carports.

Carports in the Downtown District must be entirely hidden from public view.

Garages.

The garage door of a garage facing a public right-of-way shall be set-back from the primary entrance, face an alleyway, not face the public right-of-way, or face the side street on a corner lot.

(c)

Pedestrian and bicycle improvements.

The applicant is responsible for the installation of the following pedestrian and bicycle facilities.

(1)

Sidewalks must:

Be installed to connect public walkways to all building entrances, parking structures or areas, open spaces, and any other destinations warranting pedestrian access;

Connect to existing sidewalks on abutting and adjacent lots or tracts; and

Include a minimum six-foot pedestrian zone and six-foot tree zone with a minimum one-foot dismount area from the back of curb. (See figure 28-3-8-3, sidewalk cross-section.)

(2)

Bicycle linkages must:

Connect to existing or planned future trails and bikeways;

Be designed, striped, and signed separately from vehicular use and circulation areas; and

Connect to bicycle parking areas distributed throughout the mixed-use development according to the standards set out in section 28-3-21, bicycle parking.

Figure 28-3-8-3 Sidewalk Cross-Section

(d)

Civic space.

Civic space is an important organizing element within a mixed-use district, which must be integrated into the overall design of the downtown district (DD). Both public and private civic space must be distributed throughout the district and should provide not only an aesthetic quality, but serve recreational and civic functions as well. A variety of types of civic spaces must be conveniently accessible and provide linkages within and throughout the DD.

(1)

Amount required.

The minimum required civic space is five percent of the net developable land area within the development.

(2)

Types of civic space.

Various types of civic space may be provided, but must include a central space such as a park, square, green, or plaza, as displayed in figure 28-3-8.5, types of civic space.

Figure 28-3-8-4 Types of Civic Space
Park	Green
Square	Plaza
Source: SmartCode

(3)

Active and passive.

Additional civic spaces may include active recreation facilities as well as passive open spaces such as greenways, creeks, detention or retention ponds, drainage areas, or similar types of open space.

(4)

Requirements.

A minimum of five percent of the development within the DD district must be developed as civic space. Permanent wet ponds (excluding on-site detention basins and other stormwater impounding areas) may be counted for up to 20 percent of the civic space requirement.

The civic space must be located near the middle of the development and must be easily accessible from all dwelling units and non-residential buildings.

The civic space must contain a focal point such as public art or a sculpture, pavilion, or hardscape plaza with a fountain or other iconic feature to help identify the space as a primary gathering place for the downtown.

The civic space must be owned and maintained by a property owners' association (POA), property owner, or another city-approved legal entity.

(e)

Parking.

(1)

On-street.

The street cross-sections for the DD are constrained by existing rights-of-way. These cross-sections are shown in figure 28-3-8-2, building wall articulation, which provide for on-street parallel parking on local and collector streets. Where feasible, these streets may be designed to accommodate angled parking in certain locations. No on-street parking is planned along the designed arterial streets, unless the cross-section is reconfigured and engineered for the expected traffic volumes.

(2)

Off-street.

Off-street surface parking may not front on any arterial street or highway, except for those properties that front FM 1093 and can fit parking within their required front setback. Given the character and pedestrian scale of the downtown, off-street parking is prohibited within a front and/or street side yard of any multiple-family, civic, institutional, commercial, mixed-use. If the parking surface is placed at the rear, then a fence or wall will be required only where the parking surface abuts a public right-of-way, excluding alleys.

When any type of permit or approval is sought for a property with existing surface parking, the lot must be improved by:

A five-foot pervious planting strip adjacent to all streets and vehicular use areas that meets the screening requirements in figure 28-3-8-3, sidewalk cross section; or

ii.

Construct a three-foot tall fence or wall to screen the parking lot edge; and

iii.

Provide landscaped parking islands in conformance with figure 28-3-8-3, sidewalk cross section.

Surface lots may only be accessed from a local street or alley. Such parking shall be arranged in individual lots of no more than 60 spaces, interconnected with alleys or drives. Each lot must be landscaped per the standards set out in section 28-2-13, downtown (DD).

(3)

Shared parking.

Uses within a radius of 500 feet may have different hours of operation and peak parking demand hours. The use of shared parking reduces the amount of impervious area, improves site efficiency, and maintains the traditional, walkable nature of the downtown. In these instances, the city may allow a reduction in the required number of spaces. To do so, an applicant may submit a shared parking study to demonstrate that the parking required for mixed-uses is less than the cumulative total of the parking requirements for each individual use. The shared parking study is required to be undertaken by a qualified, certified traffic engineer.

(f)

Freestanding and attached canopies and porte cocheres.

The design of freestanding canopies, such as those used as shelters for pump islands at automobile service stations, and the design of attached canopies and porte cocheres, shall match or be consistent with the architectural style, principal and accent materials, colors, and lighting of the principal building on the development site.

(1)

Cladding and finishes for support columns and other vertical structural components shall match or be consistent with the principal and accent materials of the principal building.

(2)

The roof structure of the canopy shall match or be consistent with the roof structure of the principal building in terms of pitch, roofing materials, and colors.

(3)

Downspouts and related hardware shall be integrated into the canopy structure.

(g)

Awnings and canopies.

Awnings and canopies, if installed, shall:

(1)

Be attached and integral to the principal structure;

(2)

Not obstruct any windows;

(3)

Have a minimum clearance of eight feet (16 feet for drive-under canopies) from finished grade to the bottom of an awning or a canopy;

(4)

If they are freestanding, be of a similar style, material, color, and lighting as those attached to the principal building;

(5)

Project a maximum of six feet from the principal building; and

(6)

Not exceed 100 feet in length.

(h)

Arcade treatment.

Arcades may be constructed along building façades to provide shelter and shade and to add visual interest to structures but shall be located entirely outside the public street right-of-way. The arcade design shall also incorporate adequate pedestrian-level lighting under the arcade for visibility and security.

(i)

Screening of mechanical and service equipment.

(1)

Ground-level equipment.

Ground-level exterior equipment, such as mechanical components, electrical drops, utility meter banks, and heating/cooling controls, shall be completely screened from ground-level public view through building wall extensions or installation of structural enclosures or dense, year-round vegetation.

Structural enclosures or hedges that are used to satisfy this screening requirement shall be maintained at a height that is at least one foot higher than the equipment.

Structural enclosures shall use materials and colors that match or are consistent with the design and materials of the principal building.

(2)

Building-mounted equipment.

Building-mounted exterior equipment shall be completely screened from ground-level public view through installation of structural enclosures or dense, year-round vegetation consistent with the screening provisions in subsection a., below.

Where complete screening using the specified methods is not practical, building-mounted equipment shall be painted to match the color of the building façade.

Gutters, downspouts, and related building-mounted hardware for conveying stormwater shall match the color of the building façade, whether through the choice of hardware used or painting of the hardware to achieve this consistency. Any such hardware and associated painting shall be maintained in sound condition at all times.

(3)

Rooftop equipment.

Rooftop exterior equipment shall be completely screened from ground-level public view through design, materials, and colors that match or are consistent with the overall building design. This may include, but is not limited to, use of sloped roofs or other architectural elements of adequate height, such as parapet walls or cornice treatments, that conceal roof areas where mechanical equipment is mounted.

(j)

Multiple buildings.

Developments with multiple structures on a single property or involving out-parcels shall reflect coordinated and cohesive building design, with all buildings incorporating unifying elements such as common building forms, materials, textures, architectural detailing, and colors. The intent is not to require precise replication of the design of a principal building or buildings but rather to achieve general consistency and compatibility in architectural design.

(k)

Parking structures.

(1)

Architectural consistency.

Parking structures shall be designed for architectural consistency with the primary building served or other nearby buildings in terms of façade design and variation, finish materials, and shielding of unfinished structural elements and mechanical equipment.

(2)

Special design elements.

Parking structures shall include architectural and landscape elements that enhance the garage appearance and help to screen parked vehicles and interior lighting from external view. Such elements may include, but are not limited to, decorative screens, trellises with or without associated vegetation, or façade and roofline variation.

(l)

Service bays.

Uses with overhead doors providing access to service bays, such as for automobile service and repair, shall, wherever the site size, shape and orientation allows, place any building wall with overhead doors perpendicular to public street frontage. Where such building orientation is not practical, the overhead doors shall be of similar color to the building façade or roof material.

(Ord. No. 2020-1331, 9-15-2020; Ord. No. 2023-1433, 9-19-2023; Ord. No. 2024-1453, 4-16-2024; Ord. No. 2025-1481, 3-18-2025; Ord. No. 2025-1502, 9-16-2025)