Balcones Heights City Zoning Code

This section provides site design standards for key elements that are part of most development sites: open space; screening, lighting; streetscape; site access and internal circulation; and stormwater management. The standards are intended to contribute to the ability of development sites to integrate into the city’s overall plan. The standards and guidelines in this article shall be applied in every zoning district and to every site design to the extent that the component is required by any development regulation or is otherwise proposed as part of the site plan or development. These design standards should be applied in addition to any specific area or design standards contained in other sections for a particular zoning district.

The requirements of this article are applicable in zone R-4, R-5, R-6, O-1, O-2, C-1, C-2, and MXD. In zoning districts where specific setbacks are specified, any applicable frontage type within that range shall be used. The requirements of Sec. 153.4.5 are also applicable to zones R-1, R-2, and R-3.

Editor’s note–Pursuant to Ord. 2019-03, the reference to 153.4.5 within this subsection refers to provisions now repealed or amended by subsequent ordinances.

An undeveloped area of continuous linear natural features, often following a stream or floodplain. A trail or greenway should be usable for recreation and non-motorized transportation. It includes few constructed improvements except for those to enhance travel or recreational use. A trail should be sized and located based on providing significant continuity throughout the City, connecting to individual developments and to the broader region. All trails shall be accessible for pedestrians and bicycles and shall utilize AASHTO design standards.

An open space for unstructured recreation or aesthetic landscaping. A “green” is bordered by a public right-of-way, often fronting building facades, and containing formal landscaped elements to define its boundaries. Generally, there are few constructed elements, except for a formal entry to or a focal point for the green, such as a fountain or pavilion. Greens may be relatively small in size, such as a “village green” in a development project.

An open space for civic purposes and commercial activities. A plaza may be bordered by public rights-of-way or may be centered within a development project. A plaza’s edges are defined by building facades and streets. It is largely constructed of materials that withstand heavy pedestrian traffic, but may contain intermittent lawns, landscape beds, or trees in a formal pattern. The size of plazas is ideally influenced by the height of surrounding buildings, maintaining between a 1:3 and 1:6 ratio of building height to plaza. Plazas generally range between 1/8 to two acres.

A small open space accessible to the public, but generally serving one or a few surrounding buildings. Courtyards are primarily bordered by building facades, but may have one side fully or partially boarded by a public right-of-way. Courtyards are often constructed of materials to withstand heavy pedestrian traffic, but contain intermittent formal landscape elements. The size of courtyards is ideally influenced by the height of surrounding buildings, maintaining a between a 2:1 and 1:3 ratio of building height to courtyard width. Courtyards generally range between 1,000 square feet to 1/8 acre.

Open space designed and equipped for structured recreation. Playgrounds are often boarded by a fence or other private boundary (as in the case of a playground internal to a block), but are accessible by common pedestrian path or sidewalk. Alternatively, playgrounds are included as part of a larger civic or natural open space and do not necessarily have borders. Playgrounds may occupy as little as 500 square feet up to an acre or more.

The screening, lighting, and landscape material sections are intended to create a quality community image, minimize the impact of development on adjacent sites, allow property owners to create comfortable and appropriate private environments, and integrate all development into the overall community plan.

All undeveloped yards and open spaces required by this appendix, and all natural screening material, shall be planted according to the specifications in Article 7, Buffering, Landscaping, and Tree Preservation.

Fences are permitted in all zoning districts. A building permit shall be obtained prior to construction of any fence. Fences shall be subject to the standards established in Article 7, Buffering, Landscaping, and Tree Preservation.

Streetscape refers to the area between building facades on opposite sides of the street. It consists of public rights-of-way and private but publicly visible outdoor spaces. The streetscape site design standards are intended to create a smooth transition from the public realm to the private realm, provide a pleasant pedestrian experience, improve the appearance and function of the public rights-of-way, and reinforce and enhance the perception of the City as a unique and livable community.

The following indicates frontage types that make up the private portion of the streetscape.

Site access and internal circulation standards are intended to balance the need for site-access by vehicles with pedestrian movements. Design elements are intended to create a smooth transition from the public rights-of-way to the private property, and to improve the appearance and function of the public rights-of-way for all users, including pedestrians, bicycles, and automobiles.

Curb cuts for property not being subdivided shall be allowed according to the same Lot Access standards established in the Balcones Heights’ Subdivision Regulations. When the development process requires access standards different from those standards, either from Sec. 153.4.2 of this article, requirements specified in a traffic study or by variance, the varying standards shall be applied.

All driveways shall be set back a minimum distance of three feet from the side lot line, except where shared access driveways are permitted. To the extent practical, all internal driveway aisles should be designed and dimensioned as closely as possible to the public street standards specified in city ordinances, including sidewalks, planting strips, and parking lanes.

Clear sight lines shall be maintained for all lot access points and internal circulation intersections in accordance with the standards for public street intersections specified in the city ordinances.

The intent of this section is to provide for stormwater management in site design. The primary management strategy should be infiltration of all runoff created by development through natural systems and constructed natural systems, to the extent practical. Should infiltration not address stormwater management for the site adequately, retention and/or detention of run-off will be required. This section also seeks to incorporate any stormwater management system into the design of the site as a natural or aesthetic amenity.

All site plans shall be designed with surface drainage provisions in accordance with state law, the Balcones Heights subdivision regulations, construction, building, or grading permits, and any other city ordinance regarding the effects of stormwater.

Stormwater detention ponds/areas shall be screened from direct view from all abutting properties by installation and maintenance of living plants at least 36 inches in height at time of planting, and achieve a height of not less than six feet in three years after planting. Outer slopes of detention ponds shall not be steeper than four feet horizontal to one foot vertical. Where water depth and time of detention is sufficient to require safety fencing, such fencing shall be installed behind required screening, on the pond side.

Within the MXD District, new buildings and the renovation of buildings under section 153.4.3 of this article shall be constructed to a specified setback (or "build-to" line) from all public streets or sidewalks as defined in this appendix. Slight variations in the setback may be allowed at building or business entrances.

Off-street parking areas subject to this section shall be behind the building if technically feasible.

Services and deliveries shall utilize secondary or rear entrances to the building whenever possible.

To the extent commercially reasonable and in the case of common ownership, rear parking areas shall have shared cross-access lanes or alleys between adjacent properties.

Public pedestrian sidewalks on or adjacent to property subject to this section shall have a minimum width of seven feet. At all times a minimum of seven feet of unobstructed pedestrian access shall be maintained for all pedestrian walks in MXD Districts. Americans with Disabilities Act standards shall be met at all times.

An eight-foot wide zone shall be provided from the inside edge of the public sidewalk (and/or property line) as the setback or “build-to” line in intersection areas, under Sec. 153.4.2.2(1)(A). This zone may be used at the property owner’s discretion, subject to city ordinances, for seasonal or promotional activities and amenities, such as outdoor seating and eating areas, sidewalk sales, bicycle racks, or landscape enhancements. At the property owner’s discretion this zone may also have well-maintained permanent landscape treatment, subject to the requirements of this article and other applicable city ordinances.

Private landscaping elements shall be consistent with public streetscape plants and materials required for MXD Districts.

Seasonal amenities such as portable planters, street trees or other landscaping are permitted and encouraged as long as pedestrian movement is not hindered.

Any off-street parking area that directly abuts a pedestrian walkway shall incorporate landscape features along the perimeter of the parking lot. A minimum five-foot landscape area shall be maintained between the public right-of-way and the off-street parking area. Landscaping shall include combinations of ground cover, seasonal color, trees, and ornamental fencing.

Parking lots, when adjacent to pedestrian walk and sidewalks in the MXD district shall preserve the presence of the required setback or “build to” line by means of a wall, fencing and/or landscape element, subject to the requirements of Sec. 153.4.1.5 regarding clear site lines.

For buildings and property subject to this section, waste receptacles, dumpsters, and ground level mechanical equipment shall be screened from public view by walls, with an operable door or gate permitted for access.

Whether on-site or incorporated into the building, the required screening treatment is a solid wall enclosure compatible with the materials, colors and architectural style of the building. No wood fencing shall be allowed.

Additional landscape screening around the enclosure is permitted when feasible. The required landscape buffer shall be irrigated and maintained to help plantings survive.

Screened areas shall be located to the rear or secondary side of the building in order to minimize visual impacts.

The relative size or mass of a building in relation to adjacent buildings is one of the primary ways to achieve design continuity along the mixed-use corridors in Balcones Heights. Buildings of different scale should transition smoothly along a block whenever possible.

In order to promote street level pedestrian activity in mixed-use areas:

A variety of building materials are appropriate for new development along the mixed-use corridors. The design of a new building shall have a dominant material on its facades, with secondary materials providing architectural accents.

Architectural detailing may be used to embellish a single dominant building material:

Building roof provide protection from weather, but also can enhance or detract from the design image of the building and its surrounding area:

Canopies or awnings are prominent elements in an active street environment. They provide sun control, protect the store window, add color, and, in some instances, may be used for signage:

A front entrance shall be emphasized as a special and unique place on the building’s front facade in order to draw pedestrian traffic into the buildings.

Building front fenestration, the arrangement of doors and windows, helps communicate the nature of a building’s use and character. All buildings subject to this Section shall comply with the following requirements:

Specialty equipment that is necessary to support the uses in the building may be designed and used inside the building as an integral part of the building (e.g., baking oven or printing press or safe). Keeping specialty equipment out of the public view can minimize the negative visual impact caused by the accumulation of a large number of equipment facilities that are necessary to support the activities areas the MXD district. Property or buildings shall comply with the following requirements:

Reserved.

Only one message shall be used on a primary sign, either the name of the business or building. Address, phone numbers, products or other information shall not be included on a primary sign.

Corporate logos or registered trademarks may be used in a primary sign in addition to the business or building name. The logo or trademark shall be included in the maximum sign area.

These regulations shall be applicable only in instances of substantial construction or renovation of an existing building or site. Substantial construction or renovation exists in any building or site when either one of the following occurs:

If a determination has been made that a state of substantial construction or renovation exists, then the property owner will be subject to the design regulations for both the building’s facade and its property or site.

New buildings or building additions shall be constructed to a specified setback (or “build-to” line) from all public streets or sidewalks as defined in Article 3 by Table 3.4.1. With city approval, slight variations in the setback may be allowed at building or business entrances.

[Reserved]

In the case of outdoor public spaces, cafes or courtyards in front of or on the side of buildings, the “build to” requirement may be met by including an appropriate wall or fence at the lot line.

For sites in which no new buildings are constructed, and buildings have a front yard setback, the following guidelines shall apply:

Adjacent residential uses and districts shall be protected from intrusion from commercial uses:

Sites in Balcones Heights shall be accessible by a variety of methods:

See Article 7.

It is the intent of these design criteria to provide guidelines for new construction in order to provide an aesthetically pleasing appearance as well as ensure sound construction quality.

The provisions of this section are deemed to be minimum standards and shall be applicable to the following: