Bandera City Zoning Code

Lot dimensions and structure diagram.

Lot structure descriptions.

BUILDINGS
Principal Building	The main building on a lot.
Accessory Structures	A secondary building located toward the rear of the same lot as a principal building that may include a dwelling unit called a bunkhouse.
LOT LAYERS
	Lots shall be divided into regulatory layers as illustrated in the diagram in subsection (a), and frontage lines below. Standards for the second and third layers pertain only to the primary frontage. Standards for the first layer pertain to both frontages.
First Layer	The first layer is the area of a lot from the frontage line to the facade of the principal building.
Second Layer	The second layer is the area of the lot set behind the first layer to a depth of twenty (20) feet in all place types.
Third Layer	The third layer is the area of a lot set behind the second layer and extending to the rear lot line.
LOT
Build-to-Line	The minimum percentage of the front building facade that must be located within the first layer. The location of the build-to-line, on infill properties, is established per place type, and for new neighborhoods, on the neighborhood plan.
Lot Width	The length of the principal frontage line of a lot. Lot width is measured between the side lot lines at the build-to-line.
Frontage Line	Where the property line meets R.O.W. Lots may have multiple frontages. One (1) frontage line is designated the principal frontage line and all remaining frontage lines are designated as secondary frontage lines.
Rear Lot Line	Where the property line meets alley R.O.W. or an adjoining side/rear property line. All buildings and structures must be located at or behind the side or rear International Building Code (IBC) separation line.

Lot occupation.

In P2–P4, two (2) dwelling units may be built on each lot, one (1) principal building and one (1) accessory unit or bunkhouse.

The property owner must reside on the property in order for the bunkhouse to be used as short-term rental unit.

Lot coverage by buildings is specified in the city's development table.

For building height, see standards by place type and character district.

Stories may not exceed fourteen (14) feet in height from finished floor to finished ceiling, except for a first floor commercial building, which shall be a minimum of eleven (11) feet with a maximum of twenty-five (25) feet.

In the one hundred (100) year floodplain, a first level residential or lodging shall be raised a minimum of two (2) feet from the base flood elevation.

PLACE TYPES	P2	P3	P4	P5
LOT OCCUPATION
LOT COVERAGE	40% max.	60% max.	70% max.	80% max.
FACADE BUILDOUT AT BUILD-TO LINE	40% min.	40% min.	60% min.	80% min.
BUILD-TO-LINE	10 ft - no max	10 ft - no max	5 ft - 15 ft	2 ft - 15 ft
Lots exceeding 1/2 acre may extend the 1st layer of the lot up to 80 ft from the frontage line.
BUILDING HEIGHT (STORIES)
PRINCIPAL BUILDING	2 max.	2 max.	3 max.	3 max.
BUNKHOUSE	2 max.	2 max.*	2 max.	2 max.
*Bunkhouses in P3 may be used as short-term rental if the property owner lives on-site.

Development standards.

Building separation.

Fences and screening walls may extend into the International Building Code (IBC) building separation line and alley setback. Side and rear building separation will be determined by the IBC as adopted by the city.

§ 14.13.003 Building placement.

Principal buildings shall be positioned on a lot in accordance with the building standards per place type.

The first layer is the area of land between the frontage line and the build-to-line. The first layer is measured from the frontage line. The required build-to-line is the minimum percentage of the front building facade that must be located within the first layer, measured based on the width of the building divided by the width of the lot.

All structures and encroachments customarily allowed on the lot are permitted in the first layer, with the exception of the garage. The garage must be located behind the principle facade and start in the second layer.

	BUILDING TYPES	P1	P2	P3	P4	P5
EDGEYARD A building that occupies the center of its lot with setbacks on all sides from the lot lines. The front yard is intended to be visually continuous with the yards of adjacent buildings.	VILLA	NP	P	P	NP	NP
	HOUSE	NP	P	P	P	NP
	DUPLEX	NP	P	P	P	NP
	TRI/FOURPLEX	NP	NP	NP	P	NP
SIDEYARD A building that occupies one side of the lot with the setback to the other side.	SIDEYARD	NP	NP	NP	P	P
REARYARD The placement of a building within the boundaries of its lot to create a rearyard, leaving the rear of the lot as private space or available for dedicated parking in its commercial form. The frontage line is a continuous line of frontages that define the public realm.	COMMERCIAL	NP	NP	NP	NP	P
	APARTMENT	NP	NP	NP	P	P
	ROWHOUSE	NP	NP	NP	P	P
COURTYARD A building placed within the boundaries of its lot to create a private courtyard, while internally defining one or more private patios. Common walls shared with adjacent buildings create a continuous facade along the frontage line that steadily defines the public frontage.	HOUSE	NP	NP	NP	P	P
	APARTMENT	NP	NP	NP	P	P
	P = PERMITTED			NP = NOT PERMITTED

§ 14.13.004 Private frontage encroachments.

The private frontage is the area between the building facades and the lot lines. Permitted first layer encroachments include:

		P1	P2	P3	P4	P5
COMMON YARD
	Common to Bandera, residential buildings are set back substantially from the frontage line with an unfenced front yard that is visually continuous with neighboring yards supporting a common landscape.	NP	P	P	P	NP
PORCH WITH OPTIONAL FENCE
	Many residential buildings in Bandera have front porches. The build-to-line is setback from the frontage to create room for a wide porch and a fenced-in yard. The optional fence helps maintain a strong street edge that allows the homeowner extra fenced-in yard space.	NP	P	P	P	NP
SHOPFRONT
	A popular retail frontage in Bandera, commercial shopfront build-to-lines are aligned close to the lot frontage line with the building entrance at sidewalk grade. Shopfronts have substantial glazing on the sidewalk level and an awning that may overlap the sidewalk.	NP	NP	NP	P	P
GALLERY
	A frontage seen on many of the historic western storefronts in Bandera, the facade is aligned close to the frontage line with an attached cantilevered shed or a lightweight colonnade overlapping the sidewalk. The frontage type provides shade for pedestrians on the sidewalk.	NP	NP	NP	NP	P
ARCADE
	A colonnade supporting habitable space that overlaps the sidewalk, while the facade at sidewalk level remains at or behind the frontage line. This type is conventional for retail use.	NP	NP	NP	NP	P
		P = PERMITTED		NP = NOT PERMITTED

Encroachment development standards:

The facade of the principal building shall be built parallel to the frontage line or to the tangent of a curved frontage line of a lot.

All facades shall be glazed with clear glass not less than twenty percent (20%) of the first story. Glazing shall be calculated as the total combined area of window glazing (lights or panes within each window's casing) divided by the total area of the facade for the target story of a building.

Buildings with a first floor on Main Street or P5 shall be glazed with clear glass no less than seventy percent (70%) of the first story.

Openings above the first story shall not exceed fifty percent (50%) of the total building wall area, with each facade being calculated independently.

All opening, including porches, galleries, arcades, and windows, with the exception of shopfronts, shall be square or vertical in proportion.

Private frontage encroachments table:

PLACE TYPES	P1	P2	P3	P4	P5
FIRST LAYER ENCROACHMENTS
OPEN PORCH	P	50% max.	50% max.	80% max.	80% max.
R.O.W. ENCROACHMENTS
GALLERY/ARCADE	NP	NP	NP	w/in 2 ft of curb	w/in 2 ft of curb
FIRST LAYER ENCROACHMENT DEPTHS
PORCH	NP	5 ft min.	8 ft min.	8 ft min.	N/A
GALLERY	NP	NP	NP	10 ft min.	10 ft min.
ARCADE	NP	NP	NP	NP	12 ft min.
		P = PERMITTED		NP = NOT PERMITTED

§ 14.13.005 Public frontage.

The public frontage is the area between the private lot line and the edge of the vehicular lanes.

RURAL FRONTAGE
This frontage has open swales drained by percolation, wide shoulders or bicycle trails, and no parking. The landscaping consists of the natural condition or multiple species arranged in naturalistic clusters. Buildings are buffered by distance or berm.

NEIGHBORHOOD FRONTAGE
This frontage has open swales drained by percolation and a wide shoulder, walking path, or bicycle trail along one (1) or both sides and yield parking. The landscaping consists of multiple species arrayed in naturalistic clusters.

MIXED FRONTAGE
This frontage has raised curbs drained by inlets and sidewalks separated from the vehicular lanes by individual or continuous planters, with parking on one (1) or both sides. The landscaping consists of street trees of a single or alternating species aligned in a regularly spaced pattern.

MAJOR FRONTAGE
This frontage has raised curbs drained by inlets and very wide sidewalks along both sides separated from the vehicular lanes by separate tree wells with grates and parking on both sides. The landscaping consists of a single tree species aligned with regular spacing where possible, but clears the storefront entrances.

§ 14.13.006 Public frontage development standards.

Public frontage standards.

The public frontage of streets contributes to the character of each place type and character district. Building types may be configured in a variety of patterns and layouts along different street types. Public frontage designs must include a public frontage plan showing:

The type of drainage located adjacent to the vehicle lane;

The furnishing zone area provided to accommodate street trees or landscaping, public infrastructure, and public furniture; and

Walkways provided for pedestrians serving as a block break may be approved by the city administrator.

The public frontage of streets shall be designed as specified in this chapter. Public frontage passing from one place type to another shall be adjusted to meet the transitioning standards as required by the city administrator. For planting within the furnishing zone, the permitted species of street trees are provided in the street tree section (section 14.13.018). The furnishing zone diagram must include:

Public frontage diagram.

Street trees shall be planted in P3, P4, and P5. Awnings, arcades, or galleries may be used in lieu of street trees in P4 and P5.

Street trees shall be planted in a regularly-spaced pattern in P4 and P5 and;

When planted, street trees shall be a minimum height of ten (10) feet and/or two (2) inches in caliper.

Public frontage from a terminated vista or civic space may be exempt from street tree requirements by warrant.

To keep walkways and driveways clear from tree branch obstructions, street tree canopy, at maturity with minor pruning, shall provide a minimum vertical clearance of eight (8) feet for sidewalks and paths, driveways, parking spaces, streets, and loading areas. Vertical clearance measurements shall be taken from the bottom branches of the main canopy to the ground surface below.

Spacing of trees can be adjusted by warrant to accommodate specific site conditions and for the allowance of encroachments.

For installation within the frontage zone, the prescribed types of public lighting and spacing shall be shown in Bandera's lighting ordinance. The spacing may be adjusted by warrant to accommodate site specific conditions.

(I)

The paving design of the walkway shall be continuous for the extent of each block face.

(J)

Sidewalks are required on all major streets and neighborhood streets. Existing neighborhood streets are exempt. The width and location of sidewalks shall be in accordance with the place type zoning. The area between curb and sidewalk shall be excavated or filled to provide a uniform grade to match with the longitudinal street grade. The ground elevation at the right-of-way line shall be not more than two (2) feet nor less than three (3) inches above the elevation of the top of the adjacent curb or street edge. All sidewalks shall be of a continuing common surface, not interrupted by steps or abrupt changes in level. Wherever sidewalks end, at cross streets or parking areas, they shall bend to a common level by constructing ramps in compliance with Americans with Disabilities Act (ADA) dimensions and standards. All the broom-swept smooth and uniform to provide a non-slip surface.

Driveways.

For corner lots, all driveways shall be located at the secondary frontage. Driveways shall be located as far from the adjacent public street intersection as practical to achieve maximum available corner clearance, with consideration of property limits, adjacent curb cuts, topography, and existing drainage facilities.

Non-alley loaded driveways may intersect a street no closer than twenty (20) feet from the intersection of two (2) street rights-of-way in P1, P2, and P3, and forty (40) feet in P4 and P5.

Mid-block lots greater than forty (40) feet in width at the frontage are allowed one (1) driveway with a maximum width of twenty-four (24) feet for two-way and twelve (12) feet for one-way driveways. In P4 and P5, driveways accessing up to an eighty (80) foot wide street right-of-way must be spaced two hundred (200) feet apart centerline to centerline, and driveways accessing more than an eighty (80) foot wide street right-of-way must be spaced three hundred (300) feet apart centerline to centerline. Nothing in this section shall prevent all site access to any property.

§ 14.13.007 Streets.

Intents.

Streets serve as the key public spaces that connect people to places. Bandera's street grid is core to its success and is a pattern that represents the past and will guide its future. The public frontage is the space where public investments and land is used to connect people to places.

The pedestrian comfort shall be the primary consideration for the design of streets. Design conflicts between vehicular and pedestrian movement shall be decided in favor of the pedestrian.

A diversity of street tree and plant species should be planted throughout the city to promote resistance to disease and insect blight. Street trees and/or landscaping should be planted to create a visually unified streetscape.

General.

Development located within the city limits shall be subject to the requirements of this section. Development in the ETJ shall comply with the rules of subdivision chapter, sign chapter, and all environmental regulations as allowed by state law and the rules established by the interlocal agreement with Bandera County.

Streets are intended for use by vehicular and pedestrian traffic and to provide access to lots and civic spaces. New streets shall be required when block lengths exceed maximum length permitted to create town lots.

Street arrangement.

The original grid pattern within the city establishes the foundation for the street network. Unless otherwise approved by the city council, provision shall be made for the extension of streets through any new neighborhood. Off-center street intersections with Streets in adjacent neighborhoods shall be avoided. All streets shall be continuous or in alignment with existing streets unless variations are deemed advisable by the council due to topography and requirements of traffic circulation.

Street design.

To assure adequate and proper streets, a soils evaluation report by a licensed engineer shall be required. This report shall be submitted with the plans and specifications for street improvements.

Street widths.

Major streets serving place type P5 shall have a minimum dedicated right-of-way of eighty (80) feet and a minimum paving width curb to curb of thirty-two (32) feet. Neighborhood streets used to primarily serve neighborhoods and serving place types P3, P4, or P5 shall have a minimum dedicated right-of-way of sixty (60) feet and a minimum (paving) width curb to curb of twenty-eight (28) feet. Rural streets in P2 and the ETJ shall generally be constructed with concrete ribbon curbs and the right-of-way may vary.

Intersections.

All streets, major, neighborhood connector or P3 streets must intersect at a ninety (90) degree angle, unless existing site constraints will not allow for this alignment. Curbs at acute angle intersections, if approved, shall have twenty-five (25) foot radii at acute corners. Each new street intersection with, or extending to meet, an existing street, shall be tied to the existing street on centerline.

Minimum curb radius intersections.

Major streets: 9–12 foot.

Neighborhood streets: 15 foot.

Rural streets: 20 foot.

Cul-de-sacs.

Dead-end streets must be avoided unless approved due to geographically sensitive areas, topography, railroad tracks, or another physical barrier as approved by the city administrator or city engineer. Dead-end streets may be platted where the land being divided adjoins property not being divided, in which case the streets shall be carried to the boundaries thereof. Streets designed to be permanently dead-end shall not be longer than five hundred (500) feet and shall be provided at the closed end with a paved cul-de-sac at least eight (80) feet in diameter. Temporary turnarounds are to be used at the end of a street more than three hundred (300) feet long that will be extended in the future.

Partial or half-streets.

Partial or half-streets may be provided where the city council believes that a street should be located on a property line.

Street names.

New streets shall be named to provide continuity of name with existing streets and to prevent conflict with identical or similar names in other parts of the city, as determined by the 911 coordinator for the city and/or county.

Private streets.

To prevent future conflicts regarding street maintenance, private streets are prohibited, except where justified by special considerations. Private streets may be permitted by approval of the city council after evaluation of such considerations.

Street signs.

Street signs are required at all intersections. Signs will meet current city sign standards or match the existing street signs of the adjacent joining streets.

§ 14.13.008 New streets.

General.

The new streets section establishes and documents the policies, procedures, and practices for how the city manages physical improvements in the street right-of-way and on public property. It attempts to provide a comprehensive resource for all procedures, standards, and guidelines affecting physical changes in the street right-of-way.

The streets section summarizes the requirements of this chapter for street and alley improvements and presents specific criteria for design and installation.

Intent.

The intent of the new street regulations is to provide a palette of street typologies and design elements reflecting the character of different areas within the city. The new street regulations provide adequate travel lanes for vehicles, cyclists, and pedestrians. The city supports the use of context sensitive design solutions and complete streets and will review projects on a case-by-case basis for conformance with these concepts.

The street typical cross-sections displayed in this section provide a guide to balancing the needs of all modes of travel. Modifications to these typical cross sections may be made by the city engineer. The appropriate street typical cross-section will be selected by the city engineer based on both engineering and land use context factors, including anticipated vehicle volumes.

Administrative design adjustments approved by the city administrator may be appropriate when an existing building would impede roadway expansion; when transitioning from a different street section; or where strict compliance with this chapter would pose a safety hazard.

Street right-of-way width.

Alignments may be adjusted as approved by the city administrator. Applicants must dedicate sufficient right-of-way to the city for streets and sidewalks, in accordance with this chapter. Typical street right-of-way widths are illustrated in this section. The city may require turn lanes and additional right-of-way beyond that shown in the applicable street typical cross-section to accommodate turn lanes when warranted.

Measurement of streets and public realm.

Face of curb.

All measurements of parking spaces and lane widths are taken from the front face of curb and are inclusive of the gutter.

Pavement markings.

All measurements of parking spaces and lane widths are made to the center of pavement markings.

§ 14.13.009 Street types.

Three (3) streets types have been provided which correspond back to the built environment they serve. Street types were created in conjunction with other standards within this chapter to promote a walkable environment and protect the natural setting. Each street type contains characteristics which correspond with the place types and building types.

The following street illustrations are to be used as a guide when designing streets for neighborhood plans and infill street designs. The street types categories are as follows:

Major streets (80' R.O.W.).

Provide a higher degree of mobility than most of the grid network by serving travel between major destinations or activity centers, as well as providing local cross-city route alternatives to the major highway routes. These streets should be designed as walkable, low-to-moderate speed thoroughfares that carry both through and local traffic, pedestrians, and bicyclists. These streets are also important connections for primary goods movement and emergency response routes. These streets will often require additional right-of-way than a typical grid connector, either for additional through travel lanes or for dedicated pedestrian and bicycle facilities.

Neighborhood streets (60' R.O.W.).

Provide a higher degree of direct access to abutting property. These streets should be designed as walkable, low-speed streets that connect different development districts and residential neighborhoods with each other. The local connector street network should provide continuous, connected links to distribute local travel patterns. Due to the diversity of content in neighborhoods these streets serve, a variety of street design elements and cross sections may be appropriate to serve adjacent land use contexts. This includes potential accommodations for higher pedestrian, bicyclist, or on-street parking demand.

Rural Streets (R.O.W. varies).

Provide local access to rural areas primarily characterized by large lots, farm lot scale developments or open space. Due to environmental protections, rolling terrain, and low-density development context, a rural cross section and design elements are recommended.

§ 14.13.010 Compliance with thoroughfare master plan; intent.

The pattern of streets on the thoroughfare master plan is intended to create a connected street network that provides a variety of routes for pedestrian and vehicular traffic, while respecting the conditions of the natural environment.

Within a new neighborhood plan, the location of internal streets may vary from their locations on the thoroughfare master plan, subject to the following conditions:

The proposed arrangement meets the intent of this code.

The proposed street configuration promotes active, safe, and healthy transportation.

No block perimeter shall exceed the requirements of the place types.

Overall connectivity to adjacent tracts shall not be decreased.

Within a new neighborhood plan, streets that divide farm lots into building blocks are required, except in place type P1 and P2, subject to the following conditions:

Civic spaces may be incorporated on streets that are not critical for vehicle traffic.

When a street is associated with certain proposed place types, additional right-of-way will be required as follows:

When the P5 place type is proposed on both sides of a street, each side of the street shall provide an additional seven (7) feet of right-of-way.

When necessary for main civic space place type.

Property where new streets, a new neighborhood plan are not required, building and/or site development permits shall not be issued for the development or redevelopment of any street within the city prior to the approval of compliance of a public frontage plan consisting of the following items:

Type of drainage.

Width and design of the furnishing zone.

Planting technique, tree species, and spacing of street trees;

Public Infrastructure, including public lighting; and,

Public furniture.

§ 14.13.011 Allocation and structure of blocks.

Intent.

The Bandera Building Block is the foundation of the city and the code. The TND pattern of blocks is the preferred configuration of land development where the land provides for the acceptance of such pattern. Blocks are encouraged to be different and unique while respecting the patterns defined within the standards.

Blocks.

The internal street network shall be structured to define blocks with the following maximum block lengths and block perimeters (not including exterior R.O.W. dedication):

P1: Unlimited/unlimited.

P2: 750 ft. max/3,000 ft. perimeter.

P3: 335 ft. max/1,340 ft. perimeter.

P4: 335 ft. max/1,340 ft. perimeter.

P5: 335 ft. max/1,340 ft. perimeter.

Block faces, within P3, P4, and P5, exceeding three hundred and thirty-five (335) feet shall be equipped with a twenty (20) foot pedestrian way.

Blocks adjacent to undeveloped land, areas unsuitable for development, or pre-existing incomplete blocks may be exempt from block face length and block perimeter requirements by warrant.

Blocks with more than one (1) place type designation shall use the most intense designation to inform the block face length and block perimeter.

§ 14.13.012 Alley construction.

Alleys serve TND developments to distribute services and vehicles to the rear of the lots. Limiting the interruptions into the public realm adds to the cohesive walkable environment throughout the community. Alley developments are preferred, therefore, construction standards provided in the various cross-sections are flexible to encourage the inclusion of alleys.

Alleys surface types will vary by character district and place type.

Streets and alleys shall be designed by a register engineer meeting the specifications of this chapter and other city construction standards.

Pavement type.

Alleys shall be paved with reinforced concrete conforming to street paving requirements.

Alternative construction methods.

May be approved by the director of engineering.

Width.

A minimum paved width of sixteen (16) feet and a minimum right-of-way of twenty (20) feet shall be required for all alleys.

Drainage.

Adequate drainage shall be provided with paved sections or by swales to drain all lots to streets without drainage easements through lots, where possible. The depth of swale shall be as required for drainage with a minimum longitudinal slope of one-half percent (0.5%) toward a street or drainage easement.

§ 14.13.013 Easements.

The applicant platting property shall dedicate easements as follows:

All easements created prior to the subdividing of any tract of land must be shown on the preliminary plat. The applicant shall plat lots and dedicate easements for utilities and drainageways in the following manner:

Easements for utilities, drainageways, or transmission lines shall be retained on front, side, and/or rear lot lines as required by the city and utility companies. Easements across parts of a lot other than as described above shall be required as deemed necessary and most appropriate by the city. The city administrator shall require access for ease of maintenance of all easements.

Off-site easements:

Easements in areas adjoining a proposed development necessary to provide adequate drainage thereof or to serve such development with utilities shall be obtained by the applicant prior to final plat approval.

Privately-owned easements.

Standards for easements.

§ 14.13.014 Emergency access and fire lanes.

Emergency access provisions:

The city administrator will review all proposed developments for safe and appropriate access, parking lanes, private streets, driveway access points, and other emergency access items.

Fire lanes shall meet the standards of the IFC as adopted by the city.

§ 14.13.015 Parking and drive-through facilities.

Intent.

Parking shall not be the driver of site planning. The standards in the code support this notion through limited and eliminating parking. The intent of building a walkable, bikeable, and an easily navigable city means all mode of transportation are available to reduce the reliance on the car.

The location of the parking shall be established and shown on the neighborhood plan, and/or site plan:

Shared parking is available and determined with the site plan in P2, P4, and P5. Lot coverage shall not exceed the place type standards.

Parking requirements in P3 will be market driven. Lot coverage shall not exceed the place type standards.

P5 shall establish parking maximums based on the market demands per use as determined by the city administrator at the time of application.

On-site surface parking must be located in the second layer or third layer of each lot as defined by the place types standards.

Residential garage access is permitted from the public street or from an alley. Access may be taken from the street or corner lots, in which case the garage doors may face the side street.

Residential garage front facades must begin in the third layer.

Open parking areas shall be masked from the frontage by building or street screening and will be regulated in size by lot cover requirements of the place type.

Parking spaces provided internal to a lot shall be located entirely behind the minimum rear setback as specified by building type and place type.

Parking spaces.

Designed parking spaces and drive aisles locations shall be placed in the second or third layer of the lot, in accordance with the code.

Accessible (disabled) parking spaces:

Adequate designed accessible parking spaces shall be provided as required by the IBC and designed in accordance with the parking area landscaping.

Parking landscaping.

Incorporate parking lot landscaped areas and medians into parking lots every twelve (12) spaces

Use landscape plant materials that are drought tolerant, have minimal dropping of pods and sap, and have canopies that can have a canopy bottom at least 10 feet above the ground.

Use single trunk trees in parking lot landscape areas in accordance with the approved tree list by the city.

Traffic-control devices in on-site parking lots.

When traffic-control devices are utilized in on-site parking lots, it is recommended that the general principles and standard traffic control device designs be used to regulate the flow of traffic.

Dead-end parking aisles.

The maximum dead-end parking aisle for designated emergency access length is one hundred fifty (150) feet for fire-sprinklered structures, and one hundred fifty (150) feet for non-sprinklered structures, unless a turnaround is provided for emergency access. All parking aisles shall be connected to the next through access point, particularly if there is a public street.

Parking surfacing.

Use asphaltic pavement, concrete, or a similar material approved by the city administrator for all parking areas in P5.

At a minimum, use dust palliative or other surfacing materials that minimize the generation of fine dust particulates for P2, P3, and P4.

At a minimum, use a stable dust-free material on drive aisles in civic spaces and other recreational facilities. The city administrator may require an alternative surface such as concrete or asphalt in some circumstances.

The parking stalls may be improved with a soil mix treated with a dust palliative.

Cross-access connections.

Cross-access easements and connections to adjoining properties shall be required to connect driveways and parking lots where no alley is present.

Internal vehicular circulation areas shall be designed and installed to allow for cross-access between abutting lots;

In the event these conditions cannot be met without undue hardship or if such connections would create undesirable traffic flow, the city administrator may waive the connection requirement.

Where a parking lot connection is required, an easement for ingress and egress to adjacent lots shall be recorded on the plat or by separate instrument as appropriate.

Drive-through facilities.

Drive-throughs are required to be located in the 2nd or 3rd layer of the lot or located from an alley.

Where allowed, locate and design drive-through facilities shall follow the following criteria:

Do not locate drive-through facilities adjacent to residential uses.

Screen vehicular storage areas for drive-through facilities placed on the street side of a building, or any other location that is directly visible from adjacent properties with screen walls, mounding, and/or dense landscaping at least three (3) feet in height at the time of planting.

Shared parking is available and determined with the site plan in P2, P4, and P5. Lot coverage shall not exceed the place type standards.

Parking requirements in P3 will be market driven. Lot coverage shall not exceed the place type standards.

§ 14.13.016 Bicycle parking.

Locations.

This section applies to civic buildings and place types P4 and P5.

Short-term bicycle parking must be located within one hundred (100) feet of the main public entrance of the Building or facility.

Long-term bicycle parking must be located within five hundred (500) feet of the main public entrance of the building or facility.

Bicycle parking facilities shall not interfere with accessible paths of travel or accessible parking as required by the Americans with Disabilities Act, as amended.

When a rack is placed within a sidewalk or pedestrian right-of-way, a minimum of four (4) feet from the required rack dimension shall be provided for pedestrian clearance.

Bicycle racks shall be located in highly visible and well-lit areas to minimize theft and vandalism.

When automobile parking spaces are provided in a structured parking garage, all required long-term and short-term bicycle spaces shall be located inside the garage on the ground level. Alternative layout and design of racks to maximize space may be approved by the city administrator.

Alternative locations. In the event that compliance may not be feasible because of demonstrable hardship, the city administrator may approve an alternative location.

Layout and design.

Each bicycle rack shall be designed to accommodate two (2) bicycle parking spaces (two (2) bicycle spaces per rack) while using the allowed bike rack designs below:

Racks shall be designed to accommodate "U"-shaped locking devices and support the bicycle horizontally in two (2) places.

The racks shall be constructed of durable materials to withstand permanent exposure to the elements, such as powder-coated metal or stainless steel.

All bicycle parking spaces must be hard-surfaced or at minimum a compact gravel base.

All bicycle racks shall be securely anchored to the ground using a concrete footing and tamper-proof anchors.

Decorative bicycle racks that enhance the sense of place and contribute to the character of the development are encouraged, but are subject to approval by the city administrator.

Bicycle parking space size, access aisles and vertical clearance:

Bicycle racks shall provide clearance from other objects by using a standard footprint that is at least four (4) feet wide by six (6) feet long, as depicted below, and shall hold at least two (2) bicycles.

In cases where bicycle parking spaces are not visible from the primary drive aisle approaching the building, signage shall be used to direct cyclists safely to bicycle parking areas (Manual for Uniform Traffic-Devices Sign D4-3). These signs shall not be placed in the public right-of-way.

Bicycle parking requirement.

The number of bicycle parking racks shall be based on the amount of automobile parking spaces and shall be provided in accordance with the following. Where fractional bicycle parking spaces result, the spaces required shall be rounded up to the nearest whole number.

Bicycle parking standards.

P5 and P4 nonresidential:

0–40 required auto spaces = 2 short-term bicycle parking spaces minimum.

41–60 required auto spaces = 4 short-term bicycle parking spaces minimum.

61–80 required auto spaces = 6 short-term bicycle parking spaces minimum.

81–100 required auto spaces = 8 short-term bicycle parking spaces minimum.

101+ required auto spaces = minimum 10 short-term bicycle parking spaces or two and one-half (2.5%) of required automobile spaces, whichever is greater, will be provided as short-term bicycle parking spaces.

Multifamily:

The minimum number of long-term bicycle parking spaces shall be equal to ten [percent] (10%) of the required auto spaces.

Bicycle parking is required in all P5 and P4 place types with nonresidential uses.

Bicycle parking for residential uses is only required with multifamily building types.

The number of provided automobile parking spaces and bicycle parking spaces shall be shown in a chart format on the site plan. The location and footprints of bicycle racks corrals shall be shown on the site, as well as the location of any bicycle parking signage.

In all cases where bicycle parking is required, no fewer than two (2) spaces (one (1) rack) shall be required.

Up to one-half (1/2) of the required short-term bicycle parking spaces may be substituted with long-term bicycle parking spaces.

§ 14.13.017 Site triangles.

FIGURE: SITE VISIBILITY REQUIREMENTS

ASSUMPTIONS.

At-grade intersection with approaches of three (3.0) or, three and one-half (3.5) foot driver eye height above pavement; both drivers can see each other.

SDL and SDR are the required sight distance, in feet, to the left and to the right as measured from the driver's eye on the controlled intersection approach looking towards oncoming cross traffic.

WL and WR are the distance, in feet, along the curb line of the side of the visibility triangle parallel to the path of traffic on the uncontrolled intersection approach.

MINIMUM SITE DISTANCE			90-DEGREE INTERSECTIONS
SPEED LIMIT	SDL	SDR	WL	WR	DL	DR
20	180	190	89	80	13	13
25	245	255	128	111	13	14
30	315	325	210	120	13	14
35	390	400	270	165	14	14
40	480	545	330	210	14	14
45	580	650	400	260	14	14
50	585	655	400	260	14	14

DL and DR are the distance, in feet, along the curbline of the side of the visibility triangle parallel to the path of the driver on the controlled intersection approach.

The distances given for WL, WR, DL, and DR are applicable to ninety (90) degree intersections only.

§ 14.13.018 Street trees.

These standards and guidelines are designed to optimize conditions for street trees in all place types categories as defined in the code. They address these key items:

Preferred plant list for approved types of plants and trees.

Soil volumes based on place type, street type, and soil availability.

One thousand (1,000) cubic feet for an individual large deciduous canopy tree. Alternative soil volume standards are defined for urban place types where recommended soil volume is not available.

Design methods to create soil volume where soil is not available. Design methods include soil cells to achieve soil volume, open soil areas, covered soil areas, and utility integration.

Evaluate based on the geographic sensitive nature of this chapter, theses items shall be reviewed:

Height and spread. Will the tree bump into anything such as power lines, awnings, tall trucks, etc. when mature?

Is the tree deciduous or coniferous? Will it lose its leaves in the winter?

Form or shape. A columnar tree will grow in less space. Round and V-Shaped species provide the most shade.

Growth rate. How long will it take for your tree to reach its full height? Slow growing species typically live longer than fast growing species.

Soil, sun, and moisture requirements.

Hardiness zone indicates the temperature extremes in that a tree can grow.

Preferred plant list for approved types of plants and trees:

TREES AND SHRUBS			VINES
COMMON NAME			COMMON NAME
American Elm	Fragrant Pink Mimosa	Soapberry	Bracted Passionflower
American Smoketree	Hawthorne	Spanish Oak (TX Red Oak)	Carolina Snailseed
Bigtooth Maple	Kidneywood	Spicebush	Coral Honeysuckle
Black Dalea	Mexican Plum	Sycamore-leaf Snowbell	Lindheimer's Morning Glory
Blanco Crabapple	Mock Orange - Canyon	Texas Barberry	Texas White Honeysuckle
Corolina Buckthorn	Mock Orange - Texas	Texas Madrone	Trumpet Creeper
Cedar Elm	Possumhaw	Texas Mulberry	Virginia Creeper
Creek Plum	Redroot	Texas Redbud
Dwarf Palmetto/Bush	Red Mulberry	Witch Hazel
Palmetto	Roughleaf Dogwood
Elbowbush (Desert Olive)	Rusty Blackhaw Viburnum
Escarpment Black Cherry	Shin Oak
Eve's Necklace	Slippery Elm
False Indigo

Street trees - soil volume.

A tree's ability to grow and stay healthy is largely dependent on available rooting space. Trees in highly urbanized areas, where trees exist in small planting spaces with little available soil, tend to be short-lived with stunted growth. Trees in typical urban tree boxes rarely reach their full growth potential and cannot provide the wide range of environmental services that mature, healthy trees offer.

Trees need two (2) cubic feet of soil volume for every square foot of crown area spread. A tree in a typical four (4) foot by six (6) foot street tree space has seventy-two (72) cubic feet of available soil. This is not adequate space. When the roots cannot grow out of the box, the tree is expected to grow to a canopy spread of eight (8) feet before declining. Larger soil volumes will yield larger trees.

These guidelines focus on increased soil volumes as one of the best ways to enable larger and healthier trees to grow in cities.

Design methods for achieving soil volume. To achieve the required soil volume in areas where native soil is available, several methods can be used.

Continuous trenches:

In areas where several trees are to be planted, the area shall be treated as one (1) continuous trench, that connects several tree pits, to provide extra soil volume for root growth by allowing trees to share soil space, unless there are site constraints, and must be approved by the city engineer.

Shallow geocelluar sandwich system:

For uses with lightweight traffic, the sandwich system creates rootable soil volume for trees, underneath the hardscapes in urban areas. This system, also known as a suspended pavement system, consists of shallow, high-strength modular cells suitable for sub-base replacement that spread weight loads over a large area, preventing compaction of soil in the tree's root zone. At the same time, the open structure of the system prevents roots from causing any damage to the pavement and serves as a distribution and delivery mechanism for air and water for the entire rootable soil volume. This system can be used underneath sidewalks, bike-lanes, light weight traffic, and parking lots without reducing the available above ground urban space.

Soil cells are plastic structures designed to be filled between the voids with soil and covered with pavement. Tree roots grow in the soil between the structural supports. There are many brands on the market. Install per manufacturer's instructions.

Root paths:

Native soils under or at back of sidewalk may count towards soil volume if there is an opportunity provided for the tree roots to pass under the paved area where they can grow at a normal rate and connect the tree to the adjacent open soil area. Root paths can make this connection.

Root paths are narrow trenches, roughly four (4) inches wide by one (1) foot deep, installed in a compacted subgrade before the gravel base for pavement is added.

A commercially available aeration mat material and quality topsoil can be added to the trench to support drainage. Root paths will be installed for new plantings during construction, at the time of subgrade preparation and before the paved surface is installed.

Root paths extend radially from the tree pit and may connect to adjacent tree pits, and/or other nearby planting areas such as native soil, lawns, or civic space on the opposite side of the sidewalk from the street.

Root paths may be most applicable in P4 and P5 areas where tree roots need to be directed around utilities and planting space is limited.

Creating soil volume in place types P5, and some designs for P4:

For areas where little or no native soil is available, current research shows that soil cells are the best method for creating soil volume under pavement.

An open soil area is an unpaved area of soil surrounding a tree, that contains existing, new or amended soil. An open soil area may be planted or covered with mulch.

Open soil areas reduce impervious surfaces and stormwater runoff.

Root barrier:

Root barrier must be used in areas adjacent to sidewalks and buildings. Deflector barriers are acceptable. They must be thirty (30) inches deep minimum and installed per manufacturer's instructions.

Tree well openings:

There must be space between the curb and the tree trunk. The opening around the base of the tree must allow a transition zone at maturity. The minimum tree well opening is 4' x 6'.

A variety of pavements, both solid and permeable, can be used to create a covered tree space. Pavers, such as granite cobbles and permeable paver blocks, placed with gaps between the stones allow water to flow to the soil below. Tree grates are not encouraged. If used, they must have removable center rings so the tree opening can expand as the tree grows. A long-term maintenance plan is required to address issues such as a trunk growing into a grate, watering, mulch and soil that needs replenishing, pavers that must be leveled, etc.

Coordination of utilities with soil cells.

Using soil cells in areas with utilities requires good coordination. The respective utility owners need to be involved in the conversation. They may have specific requirements that need to be addressed, such as vertical and/or horizontal separation, minimum depth/cover, or protective measures such as encapsulating their lines in granular bedding or insulating them to prevent freezing.

In the event that soil cells will be installed over utility lines, it is also important to discuss what level of loading or ground pressure the utility line can withstand.

Soil cells must have openings on all four sides and because there is a considerable amount of void space in each frame, running utilities through the cell frames is a simple way to integrate utilities directly in to the system. This approach can be applied to new or existing utilities.

Each frame is its own separate component and can be maneuvered to leave the utility inside of the frame.

Note: This method is not applicable to storm, sanitary sewer, or water mains.

Street tree specifications.

These standards are for all street trees, in place types P5:

Spacing.

One (1) four (4) foot caliper canopy tree shall be planted in the public right-of-way along the length of the lot frontage at a minimum spacing of thirty (30) feet.

Overhead conflict.

Where there are conflicts with overhead lines, understory trees shall be planted in the public right-of-way along the length of the lot frontage at a minimum spacing of fifteen (15) feet and a maximum spacing of thirty (30) feet.

Tree species.

Shall be native and drought tolerant. Approval of alternative trees can be approved by the city administrator.

Only use nursery-grown material that complies with all required inspection, grading, standards, and plant regulations in accordance with the latest edition of the 'American Standard for Nursery Stock.'

Provide sound, healthy, vigorous, freshly dug, nursery-grown stock, free from plant diseases, and insect eggs. Heeled-in stock or stock from cold storage will not be accepted.

Provide plants.

With healthy, normal root systems.

That have been grown for at least two (2) years under climatic conditions similar to those where scheduled for planting.

That have been grown in properly spaced blocks.

That have been transplanted or root pruned at least twice, and at least once in the past three years.

That have a habit of growth normal for the species.

With symmetrical growth typical for the variety and species. Match plants for symmetry of a grouping where required.

Delivery, storage, and handling.

All plant materials shall be handled and packed in accordance with good nursery practices. Material shall be adequately protected during transit to prevent windburn, drying, or overheating. Upon delivery, plant materials will be adequately protected from the sun, freezing, and/or drying winds.

When plants cannot be planted immediately after delivery:

Place plants on clean surface, in protected area, away from heat-gaining materials such as pavements and masonry.

Cover roots and root crowns with moist sod or approved mulch to protect them from sun and wind.

Water as necessary to keep them in good condition.

Where required, plant materials may be stored in a temporary shed or by heeling in, using good nursery practice.

Plant materials that are not adequately protected, left out of the ground unprotected overnight, left with roots exposed to the sun, improperly protected during transit, unloading, heeling-in, or during the planting operation shall be rejected and removed from the development.

Protection of plant materials.

Protect existing trees and other vegetation identified to remain in place against unnecessary cutting, breaking, and skinning of roots, skinning and bruising of bark, smothering of trees by stockpiling construction materials, or excavated materials within the dripline, excess foot or vehicular traffic, or parking of vehicles within the dripline. Provide temporary fences, barricades, or guards as required to protect trees and vegetation to be left standing.

Provide protection for roots over one and one-half (1.5) inches in diameter that are cut during construction operations.

Temporarily cover all exposed roots with wet burlap to prevent roots from drying out. Provide earth cover as within twenty-four (24) hours, making sure that burlap is kept wet until such time.

Repair or replace trees and vegetation damaged by construction. Damaged trees are to be repaired and restored to full growth status, as determined by a qualified tree expert or arborists.

No equipment, materials, trash, or other debris will be stored under trees to remain.

Tree pits.

Pits shall be circular in outline. Pit depths shall be measured in relation to finished grade.

Planter boxes and container grown plants:

Diameter: two (2) times wider than rootball.

Depth: as deep as rootball.

Where pit depth is over-excavated, backfill with prepared topsoil to fill depth so that balls will be at correct height.

Planting trees.

In individual pits, set plants so that after settlement they will be one-quarter (1/4) above finished grade.

Center plants in pits and place them upright.

Face each plant to give best appearance to closest observation point.

Cut off broken, frayed, and dead roots.

Handle plants to prevent damage.

Set tree in pit. Thoroughly wet burlap. Loosen tie material and carefully roll back burlap so that ball is not broken. Cut the loose burlap and tie material. Pull back one-third (1/3) of burlap. Do not pull tie material or burlap out from under balls.

Before planting container grown plants, carefully remove from container and unwind any circulating roots; if bent cut back just behind the bend; or cut the roots back one (1) inch on all sides and the bottom.

Backfilling tree pits.

Place prepared soil mixture medium until pit is approximately three-quarters (3/4) full.

Compact and settle soil by watering thoroughly. After water has soaked in, complete backfilling to finished grade and again compact and settle soil by thoroughly soaking.

If further settling occurs, add additional soil so that finished backfilling is even with finished grade. Do not fill above root flare.

Form ridge of soil around individual trees to form ring to hold water.

Reinspect trees to ensure they take root over the next three (3) weeks.

Bandera City Zoning Code

ARTICLE 14

13 PRIVATE REALM

§ 14.13.001 Generally.

§ 14.13.002 Lot standards.

Lot dimensions and structure diagram.

Lot structure descriptions.

BUILDINGS
Principal Building	The main building on a lot.
Accessory Structures	A secondary building located toward the rear of the same lot as a principal building that may include a dwelling unit called a bunkhouse.
LOT LAYERS
	Lots shall be divided into regulatory layers as illustrated in the diagram in subsection (a), and frontage lines below. Standards for the second and third layers pertain only to the primary frontage. Standards for the first layer pertain to both frontages.
First Layer	The first layer is the area of a lot from the frontage line to the facade of the principal building.
Second Layer	The second layer is the area of the lot set behind the first layer to a depth of twenty (20) feet in all place types.
Third Layer	The third layer is the area of a lot set behind the second layer and extending to the rear lot line.
LOT
Build-to-Line	The minimum percentage of the front building facade that must be located within the first layer. The location of the build-to-line, on infill properties, is established per place type, and for new neighborhoods, on the neighborhood plan.
Lot Width	The length of the principal frontage line of a lot. Lot width is measured between the side lot lines at the build-to-line.
Frontage Line	Where the property line meets R.O.W. Lots may have multiple frontages. One (1) frontage line is designated the principal frontage line and all remaining frontage lines are designated as secondary frontage lines.
Rear Lot Line	Where the property line meets alley R.O.W. or an adjoining side/rear property line. All buildings and structures must be located at or behind the side or rear International Building Code (IBC) separation line.

Lot occupation.

In P2–P4, two (2) dwelling units may be built on each lot, one (1) principal building and one (1) accessory unit or bunkhouse.

The property owner must reside on the property in order for the bunkhouse to be used as short-term rental unit.

Lot coverage by buildings is specified in the city's development table.

For building height, see standards by place type and character district.

In the one hundred (100) year floodplain, a first level residential or lodging shall be raised a minimum of two (2) feet from the base flood elevation.

PLACE TYPES	P2	P3	P4	P5
LOT OCCUPATION
LOT COVERAGE	40% max.	60% max.	70% max.	80% max.
FACADE BUILDOUT AT BUILD-TO LINE	40% min.	40% min.	60% min.	80% min.
BUILD-TO-LINE	10 ft - no max	10 ft - no max	5 ft - 15 ft	2 ft - 15 ft
Lots exceeding 1/2 acre may extend the 1st layer of the lot up to 80 ft from the frontage line.
BUILDING HEIGHT (STORIES)
PRINCIPAL BUILDING	2 max.	2 max.	3 max.	3 max.
BUNKHOUSE	2 max.	2 max.*	2 max.	2 max.
*Bunkhouses in P3 may be used as short-term rental if the property owner lives on-site.

Development standards.

Building separation.

§ 14.13.003 Building placement.

Principal buildings shall be positioned on a lot in accordance with the building standards per place type.

	BUILDING TYPES	P1	P2	P3	P4	P5
EDGEYARD A building that occupies the center of its lot with setbacks on all sides from the lot lines. The front yard is intended to be visually continuous with the yards of adjacent buildings.	VILLA	NP	P	P	NP	NP
	HOUSE	NP	P	P	P	NP
	DUPLEX	NP	P	P	P	NP
	TRI/FOURPLEX	NP	NP	NP	P	NP
SIDEYARD A building that occupies one side of the lot with the setback to the other side.	SIDEYARD	NP	NP	NP	P	P
REARYARD The placement of a building within the boundaries of its lot to create a rearyard, leaving the rear of the lot as private space or available for dedicated parking in its commercial form. The frontage line is a continuous line of frontages that define the public realm.	COMMERCIAL	NP	NP	NP	NP	P
	APARTMENT	NP	NP	NP	P	P
	ROWHOUSE	NP	NP	NP	P	P
COURTYARD A building placed within the boundaries of its lot to create a private courtyard, while internally defining one or more private patios. Common walls shared with adjacent buildings create a continuous facade along the frontage line that steadily defines the public frontage.	HOUSE	NP	NP	NP	P	P
	APARTMENT	NP	NP	NP	P	P
	P = PERMITTED			NP = NOT PERMITTED

§ 14.13.004 Private frontage encroachments.

The private frontage is the area between the building facades and the lot lines. Permitted first layer encroachments include:

		P1	P2	P3	P4	P5
COMMON YARD
	Common to Bandera, residential buildings are set back substantially from the frontage line with an unfenced front yard that is visually continuous with neighboring yards supporting a common landscape.	NP	P	P	P	NP
PORCH WITH OPTIONAL FENCE
	Many residential buildings in Bandera have front porches. The build-to-line is setback from the frontage to create room for a wide porch and a fenced-in yard. The optional fence helps maintain a strong street edge that allows the homeowner extra fenced-in yard space.	NP	P	P	P	NP
SHOPFRONT
	A popular retail frontage in Bandera, commercial shopfront build-to-lines are aligned close to the lot frontage line with the building entrance at sidewalk grade. Shopfronts have substantial glazing on the sidewalk level and an awning that may overlap the sidewalk.	NP	NP	NP	P	P
GALLERY
	A frontage seen on many of the historic western storefronts in Bandera, the facade is aligned close to the frontage line with an attached cantilevered shed or a lightweight colonnade overlapping the sidewalk. The frontage type provides shade for pedestrians on the sidewalk.	NP	NP	NP	NP	P
ARCADE
	A colonnade supporting habitable space that overlaps the sidewalk, while the facade at sidewalk level remains at or behind the frontage line. This type is conventional for retail use.	NP	NP	NP	NP	P
		P = PERMITTED		NP = NOT PERMITTED

Encroachment development standards:

The facade of the principal building shall be built parallel to the frontage line or to the tangent of a curved frontage line of a lot.

Buildings with a first floor on Main Street or P5 shall be glazed with clear glass no less than seventy percent (70%) of the first story.

Openings above the first story shall not exceed fifty percent (50%) of the total building wall area, with each facade being calculated independently.

All opening, including porches, galleries, arcades, and windows, with the exception of shopfronts, shall be square or vertical in proportion.

Private frontage encroachments table:

PLACE TYPES	P1	P2	P3	P4	P5
FIRST LAYER ENCROACHMENTS
OPEN PORCH	P	50% max.	50% max.	80% max.	80% max.
R.O.W. ENCROACHMENTS
GALLERY/ARCADE	NP	NP	NP	w/in 2 ft of curb	w/in 2 ft of curb
FIRST LAYER ENCROACHMENT DEPTHS
PORCH	NP	5 ft min.	8 ft min.	8 ft min.	N/A
GALLERY	NP	NP	NP	10 ft min.	10 ft min.
ARCADE	NP	NP	NP	NP	12 ft min.
		P = PERMITTED		NP = NOT PERMITTED

§ 14.13.005 Public frontage.

The public frontage is the area between the private lot line and the edge of the vehicular lanes.

RURAL FRONTAGE
This frontage has open swales drained by percolation, wide shoulders or bicycle trails, and no parking. The landscaping consists of the natural condition or multiple species arranged in naturalistic clusters. Buildings are buffered by distance or berm.

NEIGHBORHOOD FRONTAGE
This frontage has open swales drained by percolation and a wide shoulder, walking path, or bicycle trail along one (1) or both sides and yield parking. The landscaping consists of multiple species arrayed in naturalistic clusters.

MIXED FRONTAGE
This frontage has raised curbs drained by inlets and sidewalks separated from the vehicular lanes by individual or continuous planters, with parking on one (1) or both sides. The landscaping consists of street trees of a single or alternating species aligned in a regularly spaced pattern.

MAJOR FRONTAGE
This frontage has raised curbs drained by inlets and very wide sidewalks along both sides separated from the vehicular lanes by separate tree wells with grates and parking on both sides. The landscaping consists of a single tree species aligned with regular spacing where possible, but clears the storefront entrances.

§ 14.13.006 Public frontage development standards.

Public frontage standards.

The type of drainage located adjacent to the vehicle lane;

The furnishing zone area provided to accommodate street trees or landscaping, public infrastructure, and public furniture; and

Walkways provided for pedestrians serving as a block break may be approved by the city administrator.

Public frontage diagram.

Street trees shall be planted in P3, P4, and P5. Awnings, arcades, or galleries may be used in lieu of street trees in P4 and P5.

Street trees shall be planted in a regularly-spaced pattern in P4 and P5 and;

When planted, street trees shall be a minimum height of ten (10) feet and/or two (2) inches in caliper.

Public frontage from a terminated vista or civic space may be exempt from street tree requirements by warrant.

Spacing of trees can be adjusted by warrant to accommodate specific site conditions and for the allowance of encroachments.

(I)

The paving design of the walkway shall be continuous for the extent of each block face.

Driveways.

Non-alley loaded driveways may intersect a street no closer than twenty (20) feet from the intersection of two (2) street rights-of-way in P1, P2, and P3, and forty (40) feet in P4 and P5.

§ 14.13.007 Streets.

Intents.

The pedestrian comfort shall be the primary consideration for the design of streets. Design conflicts between vehicular and pedestrian movement shall be decided in favor of the pedestrian.

General.

Street arrangement.

Street design.

To assure adequate and proper streets, a soils evaluation report by a licensed engineer shall be required. This report shall be submitted with the plans and specifications for street improvements.

Street widths.

Intersections.

Minimum curb radius intersections.

Major streets: 9–12 foot.

Neighborhood streets: 15 foot.

Rural streets: 20 foot.

Cul-de-sacs.

Partial or half-streets.

Partial or half-streets may be provided where the city council believes that a street should be located on a property line.

Street names.

Private streets.

Street signs.

Street signs are required at all intersections. Signs will meet current city sign standards or match the existing street signs of the adjacent joining streets.

§ 14.13.008 New streets.

General.

The streets section summarizes the requirements of this chapter for street and alley improvements and presents specific criteria for design and installation.

Intent.

Street right-of-way width.

Measurement of streets and public realm.

Face of curb.

All measurements of parking spaces and lane widths are taken from the front face of curb and are inclusive of the gutter.

Pavement markings.

All measurements of parking spaces and lane widths are made to the center of pavement markings.

§ 14.13.009 Street types.

The following street illustrations are to be used as a guide when designing streets for neighborhood plans and infill street designs. The street types categories are as follows:

Major streets (80' R.O.W.).

Neighborhood streets (60' R.O.W.).

Rural Streets (R.O.W. varies).

§ 14.13.010 Compliance with thoroughfare master plan; intent.

Within a new neighborhood plan, the location of internal streets may vary from their locations on the thoroughfare master plan, subject to the following conditions:

The proposed arrangement meets the intent of this code.

The proposed street configuration promotes active, safe, and healthy transportation.

No block perimeter shall exceed the requirements of the place types.

Overall connectivity to adjacent tracts shall not be decreased.

Within a new neighborhood plan, streets that divide farm lots into building blocks are required, except in place type P1 and P2, subject to the following conditions:

Civic spaces may be incorporated on streets that are not critical for vehicle traffic.

When a street is associated with certain proposed place types, additional right-of-way will be required as follows:

When the P5 place type is proposed on both sides of a street, each side of the street shall provide an additional seven (7) feet of right-of-way.

When necessary for main civic space place type.

Type of drainage.

Width and design of the furnishing zone.

Planting technique, tree species, and spacing of street trees;

Public Infrastructure, including public lighting; and,

Public furniture.

§ 14.13.011 Allocation and structure of blocks.

Intent.

Blocks.

The internal street network shall be structured to define blocks with the following maximum block lengths and block perimeters (not including exterior R.O.W. dedication):

P1: Unlimited/unlimited.

P2: 750 ft. max/3,000 ft. perimeter.

P3: 335 ft. max/1,340 ft. perimeter.

P4: 335 ft. max/1,340 ft. perimeter.

P5: 335 ft. max/1,340 ft. perimeter.

Block faces, within P3, P4, and P5, exceeding three hundred and thirty-five (335) feet shall be equipped with a twenty (20) foot pedestrian way.

Blocks adjacent to undeveloped land, areas unsuitable for development, or pre-existing incomplete blocks may be exempt from block face length and block perimeter requirements by warrant.

Blocks with more than one (1) place type designation shall use the most intense designation to inform the block face length and block perimeter.

§ 14.13.012 Alley construction.

Alleys surface types will vary by character district and place type.

Streets and alleys shall be designed by a register engineer meeting the specifications of this chapter and other city construction standards.

Pavement type.

Alleys shall be paved with reinforced concrete conforming to street paving requirements.

Alternative construction methods.

May be approved by the director of engineering.

Width.

A minimum paved width of sixteen (16) feet and a minimum right-of-way of twenty (20) feet shall be required for all alleys.

Drainage.

§ 14.13.013 Easements.

The applicant platting property shall dedicate easements as follows:

Off-site easements:

Privately-owned easements.

Standards for easements.

§ 14.13.014 Emergency access and fire lanes.

Emergency access provisions:

The city administrator will review all proposed developments for safe and appropriate access, parking lanes, private streets, driveway access points, and other emergency access items.

Fire lanes shall meet the standards of the IFC as adopted by the city.

§ 14.13.015 Parking and drive-through facilities.

Intent.

The location of the parking shall be established and shown on the neighborhood plan, and/or site plan:

Shared parking is available and determined with the site plan in P2, P4, and P5. Lot coverage shall not exceed the place type standards.

Parking requirements in P3 will be market driven. Lot coverage shall not exceed the place type standards.

P5 shall establish parking maximums based on the market demands per use as determined by the city administrator at the time of application.

On-site surface parking must be located in the second layer or third layer of each lot as defined by the place types standards.

Residential garage access is permitted from the public street or from an alley. Access may be taken from the street or corner lots, in which case the garage doors may face the side street.

Residential garage front facades must begin in the third layer.

Open parking areas shall be masked from the frontage by building or street screening and will be regulated in size by lot cover requirements of the place type.

Parking spaces provided internal to a lot shall be located entirely behind the minimum rear setback as specified by building type and place type.

Parking spaces.

Designed parking spaces and drive aisles locations shall be placed in the second or third layer of the lot, in accordance with the code.

Accessible (disabled) parking spaces:

Adequate designed accessible parking spaces shall be provided as required by the IBC and designed in accordance with the parking area landscaping.

Parking landscaping.

Incorporate parking lot landscaped areas and medians into parking lots every twelve (12) spaces

Use landscape plant materials that are drought tolerant, have minimal dropping of pods and sap, and have canopies that can have a canopy bottom at least 10 feet above the ground.

Use single trunk trees in parking lot landscape areas in accordance with the approved tree list by the city.

Traffic-control devices in on-site parking lots.

When traffic-control devices are utilized in on-site parking lots, it is recommended that the general principles and standard traffic control device designs be used to regulate the flow of traffic.

Dead-end parking aisles.

Parking surfacing.

Use asphaltic pavement, concrete, or a similar material approved by the city administrator for all parking areas in P5.

At a minimum, use dust palliative or other surfacing materials that minimize the generation of fine dust particulates for P2, P3, and P4.

The parking stalls may be improved with a soil mix treated with a dust palliative.

Cross-access connections.

Cross-access easements and connections to adjoining properties shall be required to connect driveways and parking lots where no alley is present.

Internal vehicular circulation areas shall be designed and installed to allow for cross-access between abutting lots;

In the event these conditions cannot be met without undue hardship or if such connections would create undesirable traffic flow, the city administrator may waive the connection requirement.

Where a parking lot connection is required, an easement for ingress and egress to adjacent lots shall be recorded on the plat or by separate instrument as appropriate.

Drive-through facilities.

Drive-throughs are required to be located in the 2nd or 3rd layer of the lot or located from an alley.

Where allowed, locate and design drive-through facilities shall follow the following criteria:

Do not locate drive-through facilities adjacent to residential uses.

Shared parking is available and determined with the site plan in P2, P4, and P5. Lot coverage shall not exceed the place type standards.

Parking requirements in P3 will be market driven. Lot coverage shall not exceed the place type standards.

§ 14.13.016 Bicycle parking.

Locations.

This section applies to civic buildings and place types P4 and P5.

Short-term bicycle parking must be located within one hundred (100) feet of the main public entrance of the Building or facility.

Long-term bicycle parking must be located within five hundred (500) feet of the main public entrance of the building or facility.

Bicycle parking facilities shall not interfere with accessible paths of travel or accessible parking as required by the Americans with Disabilities Act, as amended.

When a rack is placed within a sidewalk or pedestrian right-of-way, a minimum of four (4) feet from the required rack dimension shall be provided for pedestrian clearance.

Bicycle racks shall be located in highly visible and well-lit areas to minimize theft and vandalism.

Alternative locations. In the event that compliance may not be feasible because of demonstrable hardship, the city administrator may approve an alternative location.

Layout and design.

Each bicycle rack shall be designed to accommodate two (2) bicycle parking spaces (two (2) bicycle spaces per rack) while using the allowed bike rack designs below:

Racks shall be designed to accommodate "U"-shaped locking devices and support the bicycle horizontally in two (2) places.

The racks shall be constructed of durable materials to withstand permanent exposure to the elements, such as powder-coated metal or stainless steel.

All bicycle parking spaces must be hard-surfaced or at minimum a compact gravel base.

All bicycle racks shall be securely anchored to the ground using a concrete footing and tamper-proof anchors.

Decorative bicycle racks that enhance the sense of place and contribute to the character of the development are encouraged, but are subject to approval by the city administrator.

Bicycle parking space size, access aisles and vertical clearance:

Bicycle parking requirement.

Bicycle parking standards.

P5 and P4 nonresidential:

0–40 required auto spaces = 2 short-term bicycle parking spaces minimum.

41–60 required auto spaces = 4 short-term bicycle parking spaces minimum.

61–80 required auto spaces = 6 short-term bicycle parking spaces minimum.

81–100 required auto spaces = 8 short-term bicycle parking spaces minimum.

Multifamily:

The minimum number of long-term bicycle parking spaces shall be equal to ten [percent] (10%) of the required auto spaces.

Bicycle parking is required in all P5 and P4 place types with nonresidential uses.

Bicycle parking for residential uses is only required with multifamily building types.

In all cases where bicycle parking is required, no fewer than two (2) spaces (one (1) rack) shall be required.

Up to one-half (1/2) of the required short-term bicycle parking spaces may be substituted with long-term bicycle parking spaces.

§ 14.13.017 Site triangles.

FIGURE: SITE VISIBILITY REQUIREMENTS

ASSUMPTIONS.

At-grade intersection with approaches of three (3.0) or, three and one-half (3.5) foot driver eye height above pavement; both drivers can see each other.

SDL and SDR are the required sight distance, in feet, to the left and to the right as measured from the driver's eye on the controlled intersection approach looking towards oncoming cross traffic.

WL and WR are the distance, in feet, along the curb line of the side of the visibility triangle parallel to the path of traffic on the uncontrolled intersection approach.

MINIMUM SITE DISTANCE			90-DEGREE INTERSECTIONS
SPEED LIMIT	SDL	SDR	WL	WR	DL	DR
20	180	190	89	80	13	13
25	245	255	128	111	13	14
30	315	325	210	120	13	14
35	390	400	270	165	14	14
40	480	545	330	210	14	14
45	580	650	400	260	14	14
50	585	655	400	260	14	14

DL and DR are the distance, in feet, along the curbline of the side of the visibility triangle parallel to the path of the driver on the controlled intersection approach.

The distances given for WL, WR, DL, and DR are applicable to ninety (90) degree intersections only.

§ 14.13.018 Street trees.

These standards and guidelines are designed to optimize conditions for street trees in all place types categories as defined in the code. They address these key items:

Preferred plant list for approved types of plants and trees.

Soil volumes based on place type, street type, and soil availability.

One thousand (1,000) cubic feet for an individual large deciduous canopy tree. Alternative soil volume standards are defined for urban place types where recommended soil volume is not available.

Design methods to create soil volume where soil is not available. Design methods include soil cells to achieve soil volume, open soil areas, covered soil areas, and utility integration.

Evaluate based on the geographic sensitive nature of this chapter, theses items shall be reviewed:

Height and spread. Will the tree bump into anything such as power lines, awnings, tall trucks, etc. when mature?

Is the tree deciduous or coniferous? Will it lose its leaves in the winter?

Form or shape. A columnar tree will grow in less space. Round and V-Shaped species provide the most shade.

Growth rate. How long will it take for your tree to reach its full height? Slow growing species typically live longer than fast growing species.

Soil, sun, and moisture requirements.

Hardiness zone indicates the temperature extremes in that a tree can grow.

Preferred plant list for approved types of plants and trees:

TREES AND SHRUBS			VINES
COMMON NAME			COMMON NAME
American Elm	Fragrant Pink Mimosa	Soapberry	Bracted Passionflower
American Smoketree	Hawthorne	Spanish Oak (TX Red Oak)	Carolina Snailseed
Bigtooth Maple	Kidneywood	Spicebush	Coral Honeysuckle
Black Dalea	Mexican Plum	Sycamore-leaf Snowbell	Lindheimer's Morning Glory
Blanco Crabapple	Mock Orange - Canyon	Texas Barberry	Texas White Honeysuckle
Corolina Buckthorn	Mock Orange - Texas	Texas Madrone	Trumpet Creeper
Cedar Elm	Possumhaw	Texas Mulberry	Virginia Creeper
Creek Plum	Redroot	Texas Redbud
Dwarf Palmetto/Bush	Red Mulberry	Witch Hazel
Palmetto	Roughleaf Dogwood
Elbowbush (Desert Olive)	Rusty Blackhaw Viburnum
Escarpment Black Cherry	Shin Oak
Eve's Necklace	Slippery Elm
False Indigo

Street trees - soil volume.

These guidelines focus on increased soil volumes as one of the best ways to enable larger and healthier trees to grow in cities.

Design methods for achieving soil volume. To achieve the required soil volume in areas where native soil is available, several methods can be used.

Continuous trenches:

Shallow geocelluar sandwich system:

Root paths:

Root paths are narrow trenches, roughly four (4) inches wide by one (1) foot deep, installed in a compacted subgrade before the gravel base for pavement is added.

Root paths may be most applicable in P4 and P5 areas where tree roots need to be directed around utilities and planting space is limited.

Creating soil volume in place types P5, and some designs for P4:

For areas where little or no native soil is available, current research shows that soil cells are the best method for creating soil volume under pavement.

An open soil area is an unpaved area of soil surrounding a tree, that contains existing, new or amended soil. An open soil area may be planted or covered with mulch.

Open soil areas reduce impervious surfaces and stormwater runoff.

Root barrier:

Root barrier must be used in areas adjacent to sidewalks and buildings. Deflector barriers are acceptable. They must be thirty (30) inches deep minimum and installed per manufacturer's instructions.

Tree well openings:

There must be space between the curb and the tree trunk. The opening around the base of the tree must allow a transition zone at maturity. The minimum tree well opening is 4' x 6'.

Coordination of utilities with soil cells.

In the event that soil cells will be installed over utility lines, it is also important to discuss what level of loading or ground pressure the utility line can withstand.

Each frame is its own separate component and can be maneuvered to leave the utility inside of the frame.

Note: This method is not applicable to storm, sanitary sewer, or water mains.

Street tree specifications.

These standards are for all street trees, in place types P5:

Spacing.

One (1) four (4) foot caliper canopy tree shall be planted in the public right-of-way along the length of the lot frontage at a minimum spacing of thirty (30) feet.

Overhead conflict.

Tree species.

Shall be native and drought tolerant. Approval of alternative trees can be approved by the city administrator.

Provide sound, healthy, vigorous, freshly dug, nursery-grown stock, free from plant diseases, and insect eggs. Heeled-in stock or stock from cold storage will not be accepted.

Provide plants.

With healthy, normal root systems.

That have been grown for at least two (2) years under climatic conditions similar to those where scheduled for planting.

That have been grown in properly spaced blocks.

That have been transplanted or root pruned at least twice, and at least once in the past three years.

That have a habit of growth normal for the species.

With symmetrical growth typical for the variety and species. Match plants for symmetry of a grouping where required.

Delivery, storage, and handling.

When plants cannot be planted immediately after delivery:

Place plants on clean surface, in protected area, away from heat-gaining materials such as pavements and masonry.

Cover roots and root crowns with moist sod or approved mulch to protect them from sun and wind.

Water as necessary to keep them in good condition.

Where required, plant materials may be stored in a temporary shed or by heeling in, using good nursery practice.

Protection of plant materials.

Provide protection for roots over one and one-half (1.5) inches in diameter that are cut during construction operations.

Temporarily cover all exposed roots with wet burlap to prevent roots from drying out. Provide earth cover as within twenty-four (24) hours, making sure that burlap is kept wet until such time.

Repair or replace trees and vegetation damaged by construction. Damaged trees are to be repaired and restored to full growth status, as determined by a qualified tree expert or arborists.

No equipment, materials, trash, or other debris will be stored under trees to remain.

Tree pits.

Pits shall be circular in outline. Pit depths shall be measured in relation to finished grade.

Planter boxes and container grown plants:

Diameter: two (2) times wider than rootball.

Depth: as deep as rootball.

Where pit depth is over-excavated, backfill with prepared topsoil to fill depth so that balls will be at correct height.

Planting trees.

In individual pits, set plants so that after settlement they will be one-quarter (1/4) above finished grade.

Center plants in pits and place them upright.

Face each plant to give best appearance to closest observation point.

Cut off broken, frayed, and dead roots.

Handle plants to prevent damage.

Backfilling tree pits.

Place prepared soil mixture medium until pit is approximately three-quarters (3/4) full.

Compact and settle soil by watering thoroughly. After water has soaked in, complete backfilling to finished grade and again compact and settle soil by thoroughly soaking.

If further settling occurs, add additional soil so that finished backfilling is even with finished grade. Do not fill above root flare.

Form ridge of soil around individual trees to form ring to hold water.

Reinspect trees to ensure they take root over the next three (3) weeks.

Bandera City Zoning Code

ARTICLE 14

13 PRIVATE REALM

§ 14.13.001 Generally.

§ 14.13.002 Lot standards.

Lot dimensions and structure diagram.

Lot structure descriptions.

BUILDINGS
Principal Building	The main building on a lot.
Accessory Structures	A secondary building located toward the rear of the same lot as a principal building that may include a dwelling unit called a bunkhouse.
LOT LAYERS
	Lots shall be divided into regulatory layers as illustrated in the diagram in subsection (a), and frontage lines below. Standards for the second and third layers pertain only to the primary frontage. Standards for the first layer pertain to both frontages.
First Layer	The first layer is the area of a lot from the frontage line to the facade of the principal building.
Second Layer	The second layer is the area of the lot set behind the first layer to a depth of twenty (20) feet in all place types.
Third Layer	The third layer is the area of a lot set behind the second layer and extending to the rear lot line.
LOT
Build-to-Line	The minimum percentage of the front building facade that must be located within the first layer. The location of the build-to-line, on infill properties, is established per place type, and for new neighborhoods, on the neighborhood plan.
Lot Width	The length of the principal frontage line of a lot. Lot width is measured between the side lot lines at the build-to-line.
Frontage Line	Where the property line meets R.O.W. Lots may have multiple frontages. One (1) frontage line is designated the principal frontage line and all remaining frontage lines are designated as secondary frontage lines.
Rear Lot Line	Where the property line meets alley R.O.W. or an adjoining side/rear property line. All buildings and structures must be located at or behind the side or rear International Building Code (IBC) separation line.

Lot occupation.

In P2–P4, two (2) dwelling units may be built on each lot, one (1) principal building and one (1) accessory unit or bunkhouse.

The property owner must reside on the property in order for the bunkhouse to be used as short-term rental unit.

Lot coverage by buildings is specified in the city's development table.

For building height, see standards by place type and character district.

In the one hundred (100) year floodplain, a first level residential or lodging shall be raised a minimum of two (2) feet from the base flood elevation.

PLACE TYPES	P2	P3	P4	P5
LOT OCCUPATION
LOT COVERAGE	40% max.	60% max.	70% max.	80% max.
FACADE BUILDOUT AT BUILD-TO LINE	40% min.	40% min.	60% min.	80% min.
BUILD-TO-LINE	10 ft - no max	10 ft - no max	5 ft - 15 ft	2 ft - 15 ft
Lots exceeding 1/2 acre may extend the 1st layer of the lot up to 80 ft from the frontage line.
BUILDING HEIGHT (STORIES)
PRINCIPAL BUILDING	2 max.	2 max.	3 max.	3 max.
BUNKHOUSE	2 max.	2 max.*	2 max.	2 max.
*Bunkhouses in P3 may be used as short-term rental if the property owner lives on-site.

Development standards.

Building separation.

§ 14.13.003 Building placement.

Principal buildings shall be positioned on a lot in accordance with the building standards per place type.

	BUILDING TYPES	P1	P2	P3	P4	P5
EDGEYARD A building that occupies the center of its lot with setbacks on all sides from the lot lines. The front yard is intended to be visually continuous with the yards of adjacent buildings.	VILLA	NP	P	P	NP	NP
	HOUSE	NP	P	P	P	NP
	DUPLEX	NP	P	P	P	NP
	TRI/FOURPLEX	NP	NP	NP	P	NP
SIDEYARD A building that occupies one side of the lot with the setback to the other side.	SIDEYARD	NP	NP	NP	P	P
REARYARD The placement of a building within the boundaries of its lot to create a rearyard, leaving the rear of the lot as private space or available for dedicated parking in its commercial form. The frontage line is a continuous line of frontages that define the public realm.	COMMERCIAL	NP	NP	NP	NP	P
	APARTMENT	NP	NP	NP	P	P
	ROWHOUSE	NP	NP	NP	P	P
COURTYARD A building placed within the boundaries of its lot to create a private courtyard, while internally defining one or more private patios. Common walls shared with adjacent buildings create a continuous facade along the frontage line that steadily defines the public frontage.	HOUSE	NP	NP	NP	P	P
	APARTMENT	NP	NP	NP	P	P
	P = PERMITTED			NP = NOT PERMITTED

§ 14.13.004 Private frontage encroachments.

The private frontage is the area between the building facades and the lot lines. Permitted first layer encroachments include:

		P1	P2	P3	P4	P5
COMMON YARD
	Common to Bandera, residential buildings are set back substantially from the frontage line with an unfenced front yard that is visually continuous with neighboring yards supporting a common landscape.	NP	P	P	P	NP
PORCH WITH OPTIONAL FENCE
	Many residential buildings in Bandera have front porches. The build-to-line is setback from the frontage to create room for a wide porch and a fenced-in yard. The optional fence helps maintain a strong street edge that allows the homeowner extra fenced-in yard space.	NP	P	P	P	NP
SHOPFRONT
	A popular retail frontage in Bandera, commercial shopfront build-to-lines are aligned close to the lot frontage line with the building entrance at sidewalk grade. Shopfronts have substantial glazing on the sidewalk level and an awning that may overlap the sidewalk.	NP	NP	NP	P	P
GALLERY
	A frontage seen on many of the historic western storefronts in Bandera, the facade is aligned close to the frontage line with an attached cantilevered shed or a lightweight colonnade overlapping the sidewalk. The frontage type provides shade for pedestrians on the sidewalk.	NP	NP	NP	NP	P
ARCADE
	A colonnade supporting habitable space that overlaps the sidewalk, while the facade at sidewalk level remains at or behind the frontage line. This type is conventional for retail use.	NP	NP	NP	NP	P
		P = PERMITTED		NP = NOT PERMITTED

Encroachment development standards:

The facade of the principal building shall be built parallel to the frontage line or to the tangent of a curved frontage line of a lot.

Buildings with a first floor on Main Street or P5 shall be glazed with clear glass no less than seventy percent (70%) of the first story.

Openings above the first story shall not exceed fifty percent (50%) of the total building wall area, with each facade being calculated independently.

All opening, including porches, galleries, arcades, and windows, with the exception of shopfronts, shall be square or vertical in proportion.

Private frontage encroachments table:

PLACE TYPES	P1	P2	P3	P4	P5
FIRST LAYER ENCROACHMENTS
OPEN PORCH	P	50% max.	50% max.	80% max.	80% max.
R.O.W. ENCROACHMENTS
GALLERY/ARCADE	NP	NP	NP	w/in 2 ft of curb	w/in 2 ft of curb
FIRST LAYER ENCROACHMENT DEPTHS
PORCH	NP	5 ft min.	8 ft min.	8 ft min.	N/A
GALLERY	NP	NP	NP	10 ft min.	10 ft min.
ARCADE	NP	NP	NP	NP	12 ft min.
		P = PERMITTED		NP = NOT PERMITTED

§ 14.13.005 Public frontage.

The public frontage is the area between the private lot line and the edge of the vehicular lanes.

RURAL FRONTAGE
This frontage has open swales drained by percolation, wide shoulders or bicycle trails, and no parking. The landscaping consists of the natural condition or multiple species arranged in naturalistic clusters. Buildings are buffered by distance or berm.

NEIGHBORHOOD FRONTAGE
This frontage has open swales drained by percolation and a wide shoulder, walking path, or bicycle trail along one (1) or both sides and yield parking. The landscaping consists of multiple species arrayed in naturalistic clusters.

MIXED FRONTAGE
This frontage has raised curbs drained by inlets and sidewalks separated from the vehicular lanes by individual or continuous planters, with parking on one (1) or both sides. The landscaping consists of street trees of a single or alternating species aligned in a regularly spaced pattern.

MAJOR FRONTAGE
This frontage has raised curbs drained by inlets and very wide sidewalks along both sides separated from the vehicular lanes by separate tree wells with grates and parking on both sides. The landscaping consists of a single tree species aligned with regular spacing where possible, but clears the storefront entrances.

§ 14.13.006 Public frontage development standards.

Public frontage standards.

The type of drainage located adjacent to the vehicle lane;

The furnishing zone area provided to accommodate street trees or landscaping, public infrastructure, and public furniture; and

Walkways provided for pedestrians serving as a block break may be approved by the city administrator.

Public frontage diagram.

Street trees shall be planted in P3, P4, and P5. Awnings, arcades, or galleries may be used in lieu of street trees in P4 and P5.

Street trees shall be planted in a regularly-spaced pattern in P4 and P5 and;

When planted, street trees shall be a minimum height of ten (10) feet and/or two (2) inches in caliper.

Public frontage from a terminated vista or civic space may be exempt from street tree requirements by warrant.

Spacing of trees can be adjusted by warrant to accommodate specific site conditions and for the allowance of encroachments.

(I)

The paving design of the walkway shall be continuous for the extent of each block face.

Driveways.

Non-alley loaded driveways may intersect a street no closer than twenty (20) feet from the intersection of two (2) street rights-of-way in P1, P2, and P3, and forty (40) feet in P4 and P5.

§ 14.13.007 Streets.

Intents.

The pedestrian comfort shall be the primary consideration for the design of streets. Design conflicts between vehicular and pedestrian movement shall be decided in favor of the pedestrian.

General.

Street arrangement.

Street design.

To assure adequate and proper streets, a soils evaluation report by a licensed engineer shall be required. This report shall be submitted with the plans and specifications for street improvements.

Street widths.

Intersections.

Minimum curb radius intersections.

Major streets: 9–12 foot.

Neighborhood streets: 15 foot.

Rural streets: 20 foot.

Cul-de-sacs.

Partial or half-streets.

Partial or half-streets may be provided where the city council believes that a street should be located on a property line.

Street names.

Private streets.

Street signs.

Street signs are required at all intersections. Signs will meet current city sign standards or match the existing street signs of the adjacent joining streets.

§ 14.13.008 New streets.

General.

The streets section summarizes the requirements of this chapter for street and alley improvements and presents specific criteria for design and installation.

Intent.

Street right-of-way width.

Measurement of streets and public realm.

Face of curb.

All measurements of parking spaces and lane widths are taken from the front face of curb and are inclusive of the gutter.

Pavement markings.

All measurements of parking spaces and lane widths are made to the center of pavement markings.

§ 14.13.009 Street types.

The following street illustrations are to be used as a guide when designing streets for neighborhood plans and infill street designs. The street types categories are as follows:

Major streets (80' R.O.W.).

Neighborhood streets (60' R.O.W.).

Rural Streets (R.O.W. varies).

§ 14.13.010 Compliance with thoroughfare master plan; intent.

Within a new neighborhood plan, the location of internal streets may vary from their locations on the thoroughfare master plan, subject to the following conditions:

The proposed arrangement meets the intent of this code.

The proposed street configuration promotes active, safe, and healthy transportation.

No block perimeter shall exceed the requirements of the place types.

Overall connectivity to adjacent tracts shall not be decreased.

Within a new neighborhood plan, streets that divide farm lots into building blocks are required, except in place type P1 and P2, subject to the following conditions:

Civic spaces may be incorporated on streets that are not critical for vehicle traffic.

When a street is associated with certain proposed place types, additional right-of-way will be required as follows:

When the P5 place type is proposed on both sides of a street, each side of the street shall provide an additional seven (7) feet of right-of-way.

When necessary for main civic space place type.

Type of drainage.

Width and design of the furnishing zone.

Planting technique, tree species, and spacing of street trees;

Public Infrastructure, including public lighting; and,

Public furniture.

§ 14.13.011 Allocation and structure of blocks.

Intent.

Blocks.

The internal street network shall be structured to define blocks with the following maximum block lengths and block perimeters (not including exterior R.O.W. dedication):

P1: Unlimited/unlimited.

P2: 750 ft. max/3,000 ft. perimeter.

P3: 335 ft. max/1,340 ft. perimeter.

P4: 335 ft. max/1,340 ft. perimeter.

P5: 335 ft. max/1,340 ft. perimeter.

Block faces, within P3, P4, and P5, exceeding three hundred and thirty-five (335) feet shall be equipped with a twenty (20) foot pedestrian way.

Blocks adjacent to undeveloped land, areas unsuitable for development, or pre-existing incomplete blocks may be exempt from block face length and block perimeter requirements by warrant.

Blocks with more than one (1) place type designation shall use the most intense designation to inform the block face length and block perimeter.

§ 14.13.012 Alley construction.

Alleys surface types will vary by character district and place type.

Streets and alleys shall be designed by a register engineer meeting the specifications of this chapter and other city construction standards.

Pavement type.

Alleys shall be paved with reinforced concrete conforming to street paving requirements.

Alternative construction methods.

May be approved by the director of engineering.

Width.

A minimum paved width of sixteen (16) feet and a minimum right-of-way of twenty (20) feet shall be required for all alleys.

Drainage.

§ 14.13.013 Easements.

The applicant platting property shall dedicate easements as follows:

Off-site easements:

Privately-owned easements.

Standards for easements.

§ 14.13.014 Emergency access and fire lanes.

Emergency access provisions:

The city administrator will review all proposed developments for safe and appropriate access, parking lanes, private streets, driveway access points, and other emergency access items.

Fire lanes shall meet the standards of the IFC as adopted by the city.

§ 14.13.015 Parking and drive-through facilities.

Intent.

The location of the parking shall be established and shown on the neighborhood plan, and/or site plan:

Shared parking is available and determined with the site plan in P2, P4, and P5. Lot coverage shall not exceed the place type standards.

Parking requirements in P3 will be market driven. Lot coverage shall not exceed the place type standards.

P5 shall establish parking maximums based on the market demands per use as determined by the city administrator at the time of application.

On-site surface parking must be located in the second layer or third layer of each lot as defined by the place types standards.

Residential garage access is permitted from the public street or from an alley. Access may be taken from the street or corner lots, in which case the garage doors may face the side street.

Residential garage front facades must begin in the third layer.

Open parking areas shall be masked from the frontage by building or street screening and will be regulated in size by lot cover requirements of the place type.

Parking spaces provided internal to a lot shall be located entirely behind the minimum rear setback as specified by building type and place type.

Parking spaces.

Designed parking spaces and drive aisles locations shall be placed in the second or third layer of the lot, in accordance with the code.

Accessible (disabled) parking spaces:

Adequate designed accessible parking spaces shall be provided as required by the IBC and designed in accordance with the parking area landscaping.

Parking landscaping.

Incorporate parking lot landscaped areas and medians into parking lots every twelve (12) spaces

Use landscape plant materials that are drought tolerant, have minimal dropping of pods and sap, and have canopies that can have a canopy bottom at least 10 feet above the ground.

Use single trunk trees in parking lot landscape areas in accordance with the approved tree list by the city.

Traffic-control devices in on-site parking lots.

When traffic-control devices are utilized in on-site parking lots, it is recommended that the general principles and standard traffic control device designs be used to regulate the flow of traffic.

Dead-end parking aisles.

Parking surfacing.

Use asphaltic pavement, concrete, or a similar material approved by the city administrator for all parking areas in P5.

At a minimum, use dust palliative or other surfacing materials that minimize the generation of fine dust particulates for P2, P3, and P4.

The parking stalls may be improved with a soil mix treated with a dust palliative.

Cross-access connections.

Cross-access easements and connections to adjoining properties shall be required to connect driveways and parking lots where no alley is present.

Internal vehicular circulation areas shall be designed and installed to allow for cross-access between abutting lots;

In the event these conditions cannot be met without undue hardship or if such connections would create undesirable traffic flow, the city administrator may waive the connection requirement.

Where a parking lot connection is required, an easement for ingress and egress to adjacent lots shall be recorded on the plat or by separate instrument as appropriate.

Drive-through facilities.

Drive-throughs are required to be located in the 2nd or 3rd layer of the lot or located from an alley.

Where allowed, locate and design drive-through facilities shall follow the following criteria:

Do not locate drive-through facilities adjacent to residential uses.

Shared parking is available and determined with the site plan in P2, P4, and P5. Lot coverage shall not exceed the place type standards.

Parking requirements in P3 will be market driven. Lot coverage shall not exceed the place type standards.

§ 14.13.016 Bicycle parking.

Locations.

This section applies to civic buildings and place types P4 and P5.

Short-term bicycle parking must be located within one hundred (100) feet of the main public entrance of the Building or facility.

Long-term bicycle parking must be located within five hundred (500) feet of the main public entrance of the building or facility.

Bicycle parking facilities shall not interfere with accessible paths of travel or accessible parking as required by the Americans with Disabilities Act, as amended.

When a rack is placed within a sidewalk or pedestrian right-of-way, a minimum of four (4) feet from the required rack dimension shall be provided for pedestrian clearance.

Bicycle racks shall be located in highly visible and well-lit areas to minimize theft and vandalism.

Alternative locations. In the event that compliance may not be feasible because of demonstrable hardship, the city administrator may approve an alternative location.

Layout and design.

Each bicycle rack shall be designed to accommodate two (2) bicycle parking spaces (two (2) bicycle spaces per rack) while using the allowed bike rack designs below:

Racks shall be designed to accommodate "U"-shaped locking devices and support the bicycle horizontally in two (2) places.

The racks shall be constructed of durable materials to withstand permanent exposure to the elements, such as powder-coated metal or stainless steel.

All bicycle parking spaces must be hard-surfaced or at minimum a compact gravel base.

All bicycle racks shall be securely anchored to the ground using a concrete footing and tamper-proof anchors.

Decorative bicycle racks that enhance the sense of place and contribute to the character of the development are encouraged, but are subject to approval by the city administrator.

Bicycle parking space size, access aisles and vertical clearance:

Bicycle parking requirement.

Bicycle parking standards.

P5 and P4 nonresidential:

0–40 required auto spaces = 2 short-term bicycle parking spaces minimum.

41–60 required auto spaces = 4 short-term bicycle parking spaces minimum.

61–80 required auto spaces = 6 short-term bicycle parking spaces minimum.

81–100 required auto spaces = 8 short-term bicycle parking spaces minimum.

Multifamily:

The minimum number of long-term bicycle parking spaces shall be equal to ten [percent] (10%) of the required auto spaces.

Bicycle parking is required in all P5 and P4 place types with nonresidential uses.

Bicycle parking for residential uses is only required with multifamily building types.

In all cases where bicycle parking is required, no fewer than two (2) spaces (one (1) rack) shall be required.

Up to one-half (1/2) of the required short-term bicycle parking spaces may be substituted with long-term bicycle parking spaces.

§ 14.13.017 Site triangles.

FIGURE: SITE VISIBILITY REQUIREMENTS

ASSUMPTIONS.

At-grade intersection with approaches of three (3.0) or, three and one-half (3.5) foot driver eye height above pavement; both drivers can see each other.

SDL and SDR are the required sight distance, in feet, to the left and to the right as measured from the driver's eye on the controlled intersection approach looking towards oncoming cross traffic.

WL and WR are the distance, in feet, along the curb line of the side of the visibility triangle parallel to the path of traffic on the uncontrolled intersection approach.

MINIMUM SITE DISTANCE			90-DEGREE INTERSECTIONS
SPEED LIMIT	SDL	SDR	WL	WR	DL	DR
20	180	190	89	80	13	13
25	245	255	128	111	13	14
30	315	325	210	120	13	14
35	390	400	270	165	14	14
40	480	545	330	210	14	14
45	580	650	400	260	14	14
50	585	655	400	260	14	14

DL and DR are the distance, in feet, along the curbline of the side of the visibility triangle parallel to the path of the driver on the controlled intersection approach.

The distances given for WL, WR, DL, and DR are applicable to ninety (90) degree intersections only.

§ 14.13.018 Street trees.

These standards and guidelines are designed to optimize conditions for street trees in all place types categories as defined in the code. They address these key items:

Preferred plant list for approved types of plants and trees.

Soil volumes based on place type, street type, and soil availability.

One thousand (1,000) cubic feet for an individual large deciduous canopy tree. Alternative soil volume standards are defined for urban place types where recommended soil volume is not available.

Design methods to create soil volume where soil is not available. Design methods include soil cells to achieve soil volume, open soil areas, covered soil areas, and utility integration.

Evaluate based on the geographic sensitive nature of this chapter, theses items shall be reviewed:

Height and spread. Will the tree bump into anything such as power lines, awnings, tall trucks, etc. when mature?

Is the tree deciduous or coniferous? Will it lose its leaves in the winter?

Form or shape. A columnar tree will grow in less space. Round and V-Shaped species provide the most shade.

Growth rate. How long will it take for your tree to reach its full height? Slow growing species typically live longer than fast growing species.

Soil, sun, and moisture requirements.

Hardiness zone indicates the temperature extremes in that a tree can grow.

Preferred plant list for approved types of plants and trees:

TREES AND SHRUBS			VINES
COMMON NAME			COMMON NAME
American Elm	Fragrant Pink Mimosa	Soapberry	Bracted Passionflower
American Smoketree	Hawthorne	Spanish Oak (TX Red Oak)	Carolina Snailseed
Bigtooth Maple	Kidneywood	Spicebush	Coral Honeysuckle
Black Dalea	Mexican Plum	Sycamore-leaf Snowbell	Lindheimer's Morning Glory
Blanco Crabapple	Mock Orange - Canyon	Texas Barberry	Texas White Honeysuckle
Corolina Buckthorn	Mock Orange - Texas	Texas Madrone	Trumpet Creeper
Cedar Elm	Possumhaw	Texas Mulberry	Virginia Creeper
Creek Plum	Redroot	Texas Redbud
Dwarf Palmetto/Bush	Red Mulberry	Witch Hazel
Palmetto	Roughleaf Dogwood
Elbowbush (Desert Olive)	Rusty Blackhaw Viburnum
Escarpment Black Cherry	Shin Oak
Eve's Necklace	Slippery Elm
False Indigo

Street trees - soil volume.

These guidelines focus on increased soil volumes as one of the best ways to enable larger and healthier trees to grow in cities.

Design methods for achieving soil volume. To achieve the required soil volume in areas where native soil is available, several methods can be used.

Continuous trenches:

Shallow geocelluar sandwich system:

Root paths:

Root paths are narrow trenches, roughly four (4) inches wide by one (1) foot deep, installed in a compacted subgrade before the gravel base for pavement is added.

Root paths may be most applicable in P4 and P5 areas where tree roots need to be directed around utilities and planting space is limited.

Creating soil volume in place types P5, and some designs for P4:

For areas where little or no native soil is available, current research shows that soil cells are the best method for creating soil volume under pavement.

An open soil area is an unpaved area of soil surrounding a tree, that contains existing, new or amended soil. An open soil area may be planted or covered with mulch.

Open soil areas reduce impervious surfaces and stormwater runoff.

Root barrier:

Root barrier must be used in areas adjacent to sidewalks and buildings. Deflector barriers are acceptable. They must be thirty (30) inches deep minimum and installed per manufacturer's instructions.

Tree well openings:

There must be space between the curb and the tree trunk. The opening around the base of the tree must allow a transition zone at maturity. The minimum tree well opening is 4' x 6'.

Coordination of utilities with soil cells.

In the event that soil cells will be installed over utility lines, it is also important to discuss what level of loading or ground pressure the utility line can withstand.

Each frame is its own separate component and can be maneuvered to leave the utility inside of the frame.

Note: This method is not applicable to storm, sanitary sewer, or water mains.

Street tree specifications.

These standards are for all street trees, in place types P5:

Spacing.

One (1) four (4) foot caliper canopy tree shall be planted in the public right-of-way along the length of the lot frontage at a minimum spacing of thirty (30) feet.

Overhead conflict.

Tree species.

Shall be native and drought tolerant. Approval of alternative trees can be approved by the city administrator.

Provide sound, healthy, vigorous, freshly dug, nursery-grown stock, free from plant diseases, and insect eggs. Heeled-in stock or stock from cold storage will not be accepted.

Provide plants.

With healthy, normal root systems.

That have been grown for at least two (2) years under climatic conditions similar to those where scheduled for planting.

That have been grown in properly spaced blocks.

That have been transplanted or root pruned at least twice, and at least once in the past three years.

That have a habit of growth normal for the species.

With symmetrical growth typical for the variety and species. Match plants for symmetry of a grouping where required.

Delivery, storage, and handling.

When plants cannot be planted immediately after delivery:

Place plants on clean surface, in protected area, away from heat-gaining materials such as pavements and masonry.

Cover roots and root crowns with moist sod or approved mulch to protect them from sun and wind.

Water as necessary to keep them in good condition.

Where required, plant materials may be stored in a temporary shed or by heeling in, using good nursery practice.

Protection of plant materials.

Provide protection for roots over one and one-half (1.5) inches in diameter that are cut during construction operations.

Temporarily cover all exposed roots with wet burlap to prevent roots from drying out. Provide earth cover as within twenty-four (24) hours, making sure that burlap is kept wet until such time.

Repair or replace trees and vegetation damaged by construction. Damaged trees are to be repaired and restored to full growth status, as determined by a qualified tree expert or arborists.

No equipment, materials, trash, or other debris will be stored under trees to remain.

Tree pits.

Pits shall be circular in outline. Pit depths shall be measured in relation to finished grade.

Planter boxes and container grown plants:

Diameter: two (2) times wider than rootball.

Depth: as deep as rootball.

Where pit depth is over-excavated, backfill with prepared topsoil to fill depth so that balls will be at correct height.

Planting trees.

In individual pits, set plants so that after settlement they will be one-quarter (1/4) above finished grade.

Center plants in pits and place them upright.

Face each plant to give best appearance to closest observation point.

Cut off broken, frayed, and dead roots.

Handle plants to prevent damage.

Backfilling tree pits.

Place prepared soil mixture medium until pit is approximately three-quarters (3/4) full.

Compact and settle soil by watering thoroughly. After water has soaked in, complete backfilling to finished grade and again compact and settle soil by thoroughly soaking.

If further settling occurs, add additional soil so that finished backfilling is even with finished grade. Do not fill above root flare.

Form ridge of soil around individual trees to form ring to hold water.