2. (b)
   Purposes.  In addition to the applicable statements in Subsection 14.01.102, Purposes, the purposes of this Article are to:

   1. (1)
      General.  

      1. (A)
         Enhance and protect the aesthetic interests of the community;
      2. (B)
         Protect property values and lessen the impact nonresidential and mixed-use properties may have on surrounding residential development; and
      3. (C)
         Promote economic development by making the community a more desirable place to live and shop.
   2. (2)
      Design Standards. 

      1. (A)
         Provide for the structural integrity, safety, durability, and improved maintenance of the facades of buildings;
      2. (B)
         Prevent monotony in residential and nonresidential areas, while promoting coordinated design, visual interest, articulation, and human scale for the façade of a building; and
      3. (C)
         Ensure that nonresidential and mixed-use development includes high-quality, well-designed buildings and sites that contribute to the character of the community.

1.   
   3. (3)
      Trees, Landscaping, and Buffering.

      1. (A)
         Establish requirements for the installation and maintenance of landscaping on developed properties in order to improve, protect, and preserve the appearance, character, and value of such properties and their surrounding neighborhoods;
      2. (B)
         Aid in stabilizing the environment’s ecological balance by contributing to the process of air purification, oxygen regeneration, stormwater runoff retardation, and groundwater recharge;
      3. (C)
         Aid in the abatement of noise, glare, and heat;
      4. (D)
         Aid in energy conservation;
      5. (E)
         Provide visual buffering, contrast, and relief from the built-up environment; and
      6. (F)
         Protect and enhance property values of public and private investment, and enhance the beautification of the City.

1.   
   4. (4)
      Parking, Loading, Stacking, and Access.

      1. (A)
         Require adequate and sufficient off-street parking;
      2. (B)
         Protect the character and quality of life in the residential neighborhoods from overflow parking;
      3. (C)
         Ensure that loading areas do not interfere with the function of other vehicular use areas or surrounding properties;
      4. (D)
         Require stacking areas to ensure safe and efficient vehicular circulation within sites that contain drive-in or drive-through uses;
      5. (E)
         Manage access in order to maintain the desired function and safety of the adjacent streets;
      6. (F)
         Abate dust, standing water, and the associated health and safety risks resulting from unpaved vehicle use areas; and
      7. (G)
         Prevent the tracking of gravel and mud onto public streets from unpaved vehicle use areas, which may result in unsafe driving conditions and unnecessary deterioration of public improvements.

1.   
   5. (5)
      Signs.

1.   
   1.   
      1. (A)
         Balance the right of individuals to identify their businesses and convey their messages with the right of the public to be protected against the unrestricted proliferation of signs;

2.   
   1.   
      2. (B)
         Reduce sign clutter, design elements that contribute to distracted driving, and traffic hazards;

3.   
   1.   
      3. (C)
         Preserve the right of free speech exercised through the use of signs containing noncommercial messages; and
      4. (D)
         Regulate the number, size, scale, proportions, design, and balance of signs according to content-neutral standards.

1.   
   6. (6)
      Outdoor Lighting.  Prevent lighted sites from creating light pollution and off-site glare in ways that constitute a hazard to public safety or interference with the use, value, and enjoyment of nearby properties.

3. (C)
   Timing of Compliance.  No certificate of occupancy shall be issued until all site improvements required in this Article are constructed in conformance with the approved permit or plan required in ARTICLE 14.06, Development Review Procedures.

Effective on: 8/9/2022

Effective on: 8/9/2022

Figure 14.02.202-1, Front Setback Averaging
FIGURE NOTES: A = Range of setbacks of existing homes | B = Average setback range within which the front wall of a new building shall be constructed

4. (d)
   Building Orientation. 

   1. (1)
      Primary Entrances.  Primary entrances shall face a public right-of-way, as shown in Figure 14.02.202-2, Building Placement, with label "A", to the maximum extent practicable.
   2. (2)
      Alternative Orientation.  The Director of Planning and Development (Director) may approve alternative entry orientations, such as a side-entry as shown by label "B" in Figure 14.02.202-2, Building Placement.  In order to approve an entry orientation that does not directly face the street, the following features shall be incorporated:

      1. (A)
         Landscaping that will grow a minimum of three feet tall, planted no more than four feet from the wall facing the street, and for a minimum of 20 percent of the width of the wall (such as bushes); and,
      2. (B)
         At least one of the following building features on the wall facing the street:

         1. (i)
            Window;
         2. (ii)
            Bay window; 
         3. (iii)
            Chimney; or
         4. (iv)
            A design feature approved by the Director.

Figure 14.02.202-2, Building Placement

FIGURE NOTES: A =  Single-family building entry oriented toward the street | B = Single-family building with side entry orientation (not oriented toward the street)

5. (e)
   Garage Door Orientation.  Garage doors on a single-family detached or attached dwelling on a lot in the GR, General Residential or SU, Semi-Urban Residential districts shall be oriented in one of the manners depicted in Table 14.02.202, Garage Orientation. 

Table 14.02.202-1, Garage Orientation
Requirements	Illustration
Garage in Front.  Garage doors shall be oriented to the street and shall not be more than five feet in front of the front wall plane of the residence.	Garage with minimal differentiation from front wall plane
	Garage with greater differentiation from front wall plane
Side-Loaded.  Garage doors oriented perpendicular to the front wall plane have no restrictions on door width or recessed position.
Detached. A detached garage, which may be loaded from the front, side, or rear, shall be placed a minimum of twenty feet behind the front wall of the residence.  Many detached garage structures are located completely to the rear of the residence.

6. (f)
   Duplex Building Facades.  The building wall of a duplex facing the primary street shall be designed to create visual interest and minimize monotony in one of the following manners:  

   1. (1)
      Vertical Details.  The front elevation of a duplex facade shall incorporate vertical details to create visual interest, including but not limited to, changes in roof height (as shown Figure 14.02.202-3, below), the use of dormers, or differentiation in roof type (gable, gambrel, or hip, for example); or
   2. (2)
      Horizontal Details.  The front elevation of a duplex shall incorporate horizontal details to create visual interest including but not limited to, offsets in the building wall locations (as shown in Figure 14.02.202-3, below), separating building entrances on different facades, or changes in building materials.  

Figure 14.02.202-3, Duplex Building Facade
FIGURE NOTES:  A =  Vertical articulation of the building elevation, shown varying roof heights | B = Horizontal articulation of the building elevation, shown as offsets in building wall locations

7. (g)
   Transitions.  Incorporating sensitive neighborhood transitions reduces conflict between adjacent sites with different uses or scales to ensure that new development is compatible with the context.  Transitions can take many forms and often incorporate a combination of site and building elements.

   1. (1)
      Scale.  Different residential building types located adjacent to one another shall incorporate a transition in scale to respect the height of the building with less density. 

      1. (A)
         Where a single-family attached dwelling or duplex directly abuts a single-family detached dwelling, the building height of the duplex or attached dwelling shall not be more than eight feet taller than the abutting detached dwelling.
      2. (B)
         Where a single-family attached dwelling or duplex is located between a single-family detached dwelling and an apartment or a nonresidential development, the attached dwelling or duplex shall not exceed the height of the adjacent single-family detached dwelling by more than one story.  See Figure 14.02.202-4, Scale Transitions.
   2. (2)
      Bufferyards.  Bufferyards create a section of green space between two uses and vary in width and plantings based on the context.  Bufferyards are required per Subsection 14.02.403, Bufferyard Landscaping.

Effective on: 8/9/2022

4. (d)
   Transitions.

   1. (1)
      Scale.  Any portion of a multiplex or apartment that is closer than 50 feet from a common property line with a lot that contains a single-family use or is zoned RE shall not be taller than 12 feet above the highest point of the closest residential structure.  This does not apply if the residential structure is located across the street from the development or if it is within the same development proposal.
   2. (2)
      Bufferyards.  A multiplex or apartment adjacent to a single-family use or RE zoning district shall provide a Type A Bufferyard as established in Subsection 14.02.403, Bufferyard Landscaping. 
5. (e)
   Building Form.

   1. (1)

      Building Form.  An apartment building containing more than eight dwelling units shall be designed to break up a rectangular floor plan and avoid a box-like or monolithic appearance. 

   2. (2)
      Roof Form.  Monolithic roof structures with a footprint of more than 4,000 square feet shall include changes in direction or treatments that break up the appearance of mass.  Such treatments may include elements such as dormers, towers, or chimneys.
6. (f)
   Site and Building Design.

   1. (1)
      Site Elements.  A minimum of two of the following site elements shall be provided for a complex consisting of more than two apartment buildings:

      1. (A)
         Outdoor gathering areas;
      2. (B)
         Sculptures, monuments, and other public art installations; or
      3. (C)
         Alternative out features approved by the Director of Planning and Development.  
   2. (2)
      Architectural Features.  A minimum of two of the following elements shall be provided for each multiplex or apartment building:

      1. (A)
         Columns;
      2. (B)
         Eaves;
      3. (C)
         Cornices;
      4. (D)
         Porches; 
      5. (E)
         Functional shutters; 
      6. (F)
         Bay windows; or
      7. (G)
         Balconies.
   3. (3)
      Articulation.  The building wall facing the primary street shall be designed to create visual interest and minimize monotony.  A minimum of one vertical and one horizontal articulation method shall be applied to each building within a multiplex or apartment development.

      1. (A)
         Incorporate vertical articulation tools to break up a large building.  These tools include: 

         1. (i)
            A vertical expression line, which is a minimum of four inches in depth and 12 inches wide; or
         2. (ii)
            A wall offset, where a portion of the wall plane (no less than 12 feet wide) is pushed back or pulled forward by a minimum of four feet.
      2. (B)
         Utilize horizontal expression lines to break up wall planes.  These tools include: 

         1. (i)
            A horizontal expression line, which shall be a minimum of four inches in depth and 12 inches in height, and shall run a minimum of 60 feet, but shall change height after 120 feet;  
         2. (ii)
            A change in cornice height (where a flat roof is incorporated), where the cornice is no less than 12 inches in height and four inches in depth; or
         3. (iii)
            An awning, which shall be a minimum of 9 feet above the sidewalk and at least 6 feet deep 

7. (g)
   Building Elements.  In addition to the standards for building form and design as described above, many multiplexes and apartment buildings utilize key building elements to access units and create amenity spaces.  The standards for these elements are as follows: 

   1. (1)
      Stairs.  Stairs that provide primary access to units on upper floors shall be covered.
   2. (2)
      Awnings.  Awnings, where installed, shall be constructed with fabric or metal coverings.  Plastic coverings are prohibited.
   3. (3)
      Garages.  Attached street-facing garages shall meet one of the following standards.

      1. (A)
         The garage doors shall not comprise more than 40 percent of the total length of the building’s facade; or
      2. (B)
         Every set of two single‐bay garage doors or every double garage door shall be offset by at least four feet from the front plane of an adjacent garage door.

Figure 14.02.203-1, Illustrative Application of Building Design Standards for Multiplexes and Apartments

FIGURE NOTES: A = Breaking up building form | B = Breaking up roof form to avoid it appearing monolithic | C = Vertical articulation, such as a wall offset | D = Horizontal articulation, such as an expression line | E = Stairs shall be covered

Effective on: 8/9/2022

Figure 14.02.204-1, Required Building Offsets
FIGURE NOTES: A = Not less than Six Ft. | B = Not more than 80 ft. | C = Not less than 20 ft.

Figure 14.02.204-1, Required Building Offsets
FIGURE NOTES: A = Not less than Six Ft. | B = Not more than 80 ft. | C = Not less than 20 ft.

Figure 14.02.204-1, Required Building Offsets
FIGURE NOTES: A = Not less than Six Ft. | B = Not more than 80 ft. | C = Not less than 20 ft.

Figure 14.02.204-1, Required Building Offsets
FIGURE NOTES: A = Not less than Six Ft. | B = Not more than 80 ft. | C = Not less than 20 ft.

6. (f)
   Building Windows/Transparency.  Ground-floor and street-facing façade areas of buildings shall be occupied by windows or doorways that meet the following minimum transparency requirements, dependent upon zoning district:

   1. (1)
      DA, Downtown Area.  Windows or doorways shall comprise a minimum of 50 percent of the surface area of the ground-level floor and street-facing building facades.
   2. (2)
      C-MU, Corridor-Mixed Use, SC, Suburban Commercial, or C, Commercial.  Windows or doorways shall comprise a minimum of 35 percent but not more than 75 percent of the surface area of the ground-level floor and street-facing building facades. 
7. (g)
   Building Entrances.  Each building shall have clearly-defined customer entrances that include a minimum of three of the following features:

   1. (1)
      Canopies, awnings, porticos, arcades, or overhangs;
   2. (2)
      Over the door or peaked roof forms;
   3. (3)
      Arches;
   4. (4)
      Decorative lighting;
   5. (5)
      Outdoor patios or plazas;
   6. (6)
      Display windows;
   7. (7)
      Obviously differentiating architectural details such as moldings that are integrated into the building structure and design; or
   8. (8)
      Integral planters or wing walls that incorporate landscaped areas and/or places for sitting. 
8. (h)

   Additional Architectural Detailing.  Buildings with a street-facing elevation longer than 100 feet and/or a gross floor area greater than 12,000 square feet shall include a minimum of three of the features or details listed in (1) through (9) and shown in Figure 14.02.204-2, Example of Design Features for Nonresidential and Mixed-Use Buildings, below.  These features shall be used on each street-facing elevation and shall be spaced no more than 50 feet apart:

   1. (1)
      Changes in material that follows the same dimensional standards as the offset requirements (above);
   2. (2)
      Columns or pilasters at least 8 inches deep, 8 inches wide, and 80 percent of the façade’s height; 
   3. (3)
      Roofline changes that vertically align with a corresponding wall offset or change in façade color or material, including changes in roof planes and changes in the height of a parapet wall;
   4. (4)
      Decorative ornamentation such as corbels, medallions (non‐signage), niches, wrought iron, balconets, or horizontal and rhythm patterned brickwork;
   5. (5)
      Windows and doors framed with smooth cobble, cast stone, limestone, or other decorative masonry headers and sills or dormer windows;
   6. (6)
      Vertical elements (tower, cupola, turret, arches, etc.);
   7. (7)
      Raised pilaster cornices (end columns at corner), or quoined corners; 
   8. (8)
      Canopies, awnings, porticos with colonnade, or arcades; or
   9. (9)
      Customer entrances that are clearly-defined and that include a minimum of one of the following features:

      1. (A)
         Canopies, awnings, porticos, arcades, or overhangs;
      2. (B)
         Over the door or peaked roof forms;
      3. (C)
         Arches;
      4. (D)
         Decorative lighting;
      5. (E)
         Outdoor patios or plazas;
      6. (F)
         Display windows;
      7. (G)
         Obviously differentiating architectural details such as moldings that are integrated into the building structure and design; or
      8. (H)
         Integral planters or wing walls that incorporate landscaped areas and/or places for sitting. 

Figure 14.02.204-2, Example of Design Features for Nonresidential and Mixed-Use Buildings

Figure 14.02.204-2, Example of Design Features for Nonresidential and Mixed-Use Buildings

Figure 14.02.204-2, Example of Design Features for Nonresidential and Mixed-Use Buildings

Figure 14.02.204-2, Example of Design Features for Nonresidential and Mixed-Use Buildings

Effective on: 8/9/2022

Effective on: 8/9/2022

2. (b)
   Design and Construction Requirements.

   1. (1)
      Parking Space / Area Slope.  No parking space or parking area shall be constructed with a slope of more than six percent.  A variance may be granted to construct a parking area with a slope of more than six percent provided that the slope does not exceed 12 percent.  In the instance that a variance is granted for a slope of between six and 12 percent grade, each parking space shall be constructed at right angles to the slope.  For specific procedures to obtain said variances see Subsection 14.06.501, Variance. 
   2. (2)
      Tandem Parking.  Each parking space shall be accessible from a street or alley through aisles and/or driveways, except that tandem parking arrangements are permitted for single-family, two-family, and manufactured home uses or as allowed based on an approved parking study as described in Subsection 14.02.305, Parking Credits and Reductions.
   3. (3)
      Dead-End Aisles.  Dead-end aisles are not permitted unless adequate turnarounds are provided in compliance with Subsection 14.02.308, Site Access.
   4. (4)
      Marking.  All parking spaces for nonresidential and mixed uses shall be clearly marked on the pavement with yellow or white traffic paint or raised pavement markers approved by the Director of Planning and Development.
   5. (5)
      Site Access.  All driveways and other site access shall meet the applicable driveway requirements of Subsection 14.02.308, Site Access.
   6. (6)
      Parking Module Dimensions.  Parking modules shall be dimensioned as shown in Table 14.02.302-1, Parking Module Dimensions.  The dimensions that are set out in the table are illustrated in Figure 14.02.302-1, Illustrative Parking Module Configurations.

Figure 14.02.302-1, Illustrative Parking Module Configurations
Illustrative dimensions for one stall row parking module				Illustrative dimensions for two stall row parking module

Effective on: 8/9/2022

Effective on: 8/9/2022

2. (b)
   Parking Space Size Specifications. Figure 14.02.304-1, ADA Parking Space Dimensions, details the specific size requirements for both standard automobile and van-accessible ADA-accessible parking spaces.

Figure 14.02.304-1, ADA Parking Space Dimensions

Figure 14.02.304-1, ADA Parking Space Dimensions

Figure 14.02.304-1, ADA Parking Space Dimensions

Figure 14.02.304-1, ADA Parking Space Dimensions

Effective on: 8/9/2022

2.  
   2.  
      2. (B)
         Table 14.02.305-2, Illustrative Shared Parking Credit Calculation, shows examples of how to calculate shared parking reductions using the procedures listed in paragraph (A), above.

2.  
   2.  
      3. (C)
         Where a shared parking reduction is to be applied to uses on two or more lots under different ownership, the following shall be provided to the Director:

         1. (i)
            A plan that provides for interconnected parking lots and required residential spaces to be clearly designated and separated from spaces provided for employees, customers, and service; and
         2. (ii)
            Recorded easements, accepted on a form acceptable to the City, that provide, at a minimum:

            1. a.
               A guarantee of each owner’s rights to the use of the parking facility;
            2. b.
               A requirement that any termination of or amendment to the agreement shall be subject to the approval of the City;
            3. c.
               Cross-access among the parking areas and connections to allow parking by the different uses anywhere on the connected properties;
            4. d.
               Allocation of maintenance responsibilities;
            5. e.
               A pedestrian circulation system that connects uses and parking areas, making it easy and convenient for pedestrians to move between uses; and
            6. f.
               A right of enforcement by the City.
   3. (3)
      Off-Site Parking Credit.  Off-site parking spaces may provide credit to satisfy the minimum parking space requirements in any nonresidential or mixed-use zoning district subject to the following:

      1. (A)
         The off-site parking lot is within 300 feet of the subject property, measured from the nearest property lines;
      2. (B)
         The parking lot is wholly within a nonresidential or mixed-use zoning district; and
      3. (C)
         The parking lot complies with all applicable requirements of this ULDO.​​​​​

Effective on: 8/9/2022

3. (c)
   Outdoor Storage.  For the purposes of this Subsection, each two square feet of exterior area used for outdoor storage shall be considered equivalent to one square foot of enclosed gross floor area.
4. (d)
   Mixed-Use Developments.  Where mixed-use developments may be adequately and conveniently served by a common loading area, the Director of Planning and Development may approve a reduction in spaces required in Table 14.02.303-1,  Minimum Off-Street Loading Spaces Required.  For this purpose, the minimum number of required spaces shall be based on the use category having the greatest number of resulting spaces. 
5. (e)
   Loading Spaces Dimensions. 

   1. (1)
      Industrial Uses.  Each required loading space in the IL, Industrial-Light and IH, Industrial Heavy zoning districts shall be a minimum of 12 feet in width and 45 feet in depth.
   2. (2)
      Other Uses.  All other required loading spaces shall be a minimum of 12 feet in width and 18 feet in depth.  All required loading spaces shall have a minimum vertical clearance of 15 feet and shall be designated by signs as loading spaces. 
6. (f)
   Loading Area Design.  To minimize impacts, off-street loading areas shall comply with the following standards:

   1. (1)
      Lighting.  Any lighting used to illuminate off-street loading or unloading areas shall not glare on any right-of-way or adjacent property.
   2. (2)
      Location.

      1. (A)
         Docks and loading spaces shall not be located within 40 feet of the nearest point of intersection of any two streets and loading docks shall not be visible from a thoroughfare or collector street right of way.
      2. (B)
         Docks and loading spaces shall be located behind buildings.
   3. (3)
      Screening and Buffering.

      1. (A)
         Generally.  Docks and loading spaces shall be screened from view from abutting properties and public right-of-way.
      2. (B)
         Abutting Residential Properties.  Truck access and loading areas that are located between a principal building and a residential property shall comply with the following additional standards:

         1. (i)
            Use of Enclosed Loading.  The loading area shall be enclosed by a roof and a wall between the principal building and the property boundary line (as depicted in Figure 14.02.306-1, Illustrative Example of Enclosed Loading, below).  The walls of the enclosure shall be tall enough to completely screen the delivery vehicle and shall be designed and constructed with architectural elements such as windows, awnings, or other features that complement the exterior of the principal building.  The portion of the bufferyard between the enclosed loading and the property line may be reduced by one level of opacity with the remainder of the bufferyard being the opacity level required by Table 14.02.403-1, Bufferyard Types, for the applicable zoning district; or
         2. (ii)
            Absence of Enclosed Loading.  The loading area shall be screened along its length by a district bufferyard that has one additional level of opacity (for example, from a Type A bufferyard to a Type B bufferyard) than required by Table 14.02.403-1 and, additionally, the loading area shall contain an eight-foot-tall masonry wall that is designed and constructed with the same primary exterior finish materials of the principal building.

Figure 14.02.306-1, Illustrative Example of Enclosed Loading

Figure 14.02.306-1, Illustrative Example of Enclosed Loading

Figure 14.02.306-1, Illustrative Example of Enclosed Loading

Figure 14.02.306-1, Illustrative Example of Enclosed Loading

Effective on: 8/9/2022

Figure 14.02.307-1, Drive-Through Restaurant Stacking Illustration
Figure Notes: A = Order Box | B = First Window | C = Second Window D = Public Right-of-Way

Effective on: 8/9/2022

Figure 14.02.308-1 Vehicular Parking Turnaround Configuration
FIGURE NOTE: A = 24 feet

5. (e)
   Cross-Access.  Cross-access for vehicle circulation shall be provided between abutting non-residential development, in accordance with Subsection 14.03.207, Easements.
6. (f)
   Emergency Access.  The applicant shall provide emergency access lanes where necessary to provide adequate protection for a structure. 

   1. (1)
      Dimensions.  Dimensions for emergency access lanes and turnarounds, including width and clearance, shall comply with the requirements of the Fire Code.  Any emergency access lane shall either connect at each end to a dedicated public street or be provided with a turnaround established in the Fire Code, with an additional distance of 10 feet on all sides clear of permanent structures.  The driving surface within emergency access lanes shall be designed and constructed according to standards established for local public streets. 
   2. (2)
      Location.  All structures shall be located within 150 feet of an emergency access easement lane or public street.

Effective on: 8/9/2022

4. (d)
   Prohibited Plants. Plants on the list of noxious and invasive plants published by the Texas Department of Agriculture in Rule §19.300 of the Texas Administrative Code are prohibited in the City and shall not count toward achieving compliance with this Section. 

(Ord. # O-002-24, 02/20/2024) 

Effective on: 3/12/2024

3. (c)
   Required Foundation Plantings.  Developments required to include foundation plantings as denoted in Table 14.02.401-1, Required Landscaping Percentage and Types Summary shall be installed according to the following:

   1. (1)
      Minimum Linear Feet and Radius.  Applicable buildings shall have foundation planting areas adjacent to the base of the building, with a minimum percentage of linear feet along the front, exterior side, and side facades and the average width as set out in Table 14.02.402-2, Foundation Planting Requirements.  Where planting areas are required, they may be crossed with walkways to provide access to the building.
   2. (2)

      Planting and Decorative Materials.  A minimum of one ornamental or evergreen tree and five shrubs shall be planted within the foundation planting areas that face the front and exterior side setbacks per every 50 linear feet, measured parallel to the building.  The remaining portions of the planting area shall be planted with groundcover or consist of xeriscape groundcover, rocks, or decorative pavers.  An example of Xeriscape foundation plantings and groundcover is shown in Figure 14.02.402-1, Xeriscape Foundation Planting Example. 

4. (d)
   Optional Foundation Landscaping Installation.  Nonresidential developments located outside of the MR, C-MU, SC, and C districts may install foundation landscaping in accordance with this Subsection.  Installation of optional foundation landscaping shall reduce the required site landscaping as follows:

   1. (1)
      Shrubs.  One shrub planted in the foundation landscaping area shall reduce the required number of site landscaping shrubs by one.  
   2. (2)
      Trees.  One ornamental or evergreen tree planted in the foundation landscaping area shall reduce the required number of site landscaping ornamental or evergreen tree by one.

Figure 14.02.402-1, Xeriscape Foundation Planting Example

5. (e)

   Parking Lot Landscaping.  As illustrated in Figure 14.02.402-2, Example Parking Lot Landscape Areas, parking lot landscape areas are required as follows:

   1. (1)

      Corner Islands.  At the corners of parking lots, planted in corner islands, which is the area defined by the extension of the edges of intersecting parking rows.  Corner islands shall be a minimum of 324 square feet in area and have a minimum of two canopy or evergreen trees or a minimum of five ornamental trees. 

   2. (2)
      Interior Islands.  In the interior of the parking lot so that no parking space is more than 90 feet from a canopy tree.  Interior islands planted with required canopy trees shall be a minimum of 216 square feet in area. 
   3. (3)
      Ground Cover.  Corner and interior islands shall consist of groundcover, that shall:

      1. (A)
         Consist of xeric shrubs, ornamental grasses, perennials, or sod, which may only be used for a maximum of 25 percent of the groundcover area; and
      2. (B)
         Not include concrete, asphalt, or other impervious surfaces, with the exception of decorative pavers or stamped, dyed concrete which may be used only within the first foot of the parking island to allow persons to access their vehicle without stepping on landscaping.

Figure 14.02.402-2, Example Parking Lot Landscape Areas
FIGURE NOTES: A = Corner Island | B = Interior Islands

Figure 14.02.402-2, Example Parking Lot Landscape Areas
FIGURE NOTES: A = Corner Island | B = Interior Islands

Figure 14.02.402-2, Example Parking Lot Landscape Areas
FIGURE NOTES: A = Corner Island | B = Interior Islands

Figure 14.02.402-2, Example Parking Lot Landscape Areas
FIGURE NOTES: A = Corner Island | B = Interior Islands

5.  
   4. (4)
      Substitution of Canopy Trees.  Ornamental trees may only be substituted for canopy trees if the dimensions of the lot are such that the canopy trees would not have room to grow to a full canopy without conflicting with the building or overhead utilities.  For the purposes of this substitution, one canopy tree equals two ornamental trees.
   5. (5)
      Protection of Landscape Islands.  Landscape islands shall be protected by wheel stops or six-inch curbs.  Curbs may be punctuated to allow for stormwater flows, provided that the punctuations do not interfere with their protective function.
6. (f)
   Site Landscaping.

   1. (1)
      Planting Location.  All areas not designated as street yard trees, foundation plantings, bufferyards (as established in Section 14.02.403), parking lot landscaping, or utilized for pedestrian and vehicular access to the building (for example, sidewalks, parking spaces, loading spaces, service areas, and drive-in or drive-through facilities) shall be landscaped with groundcover or consist of xeriscape groundcover, rocks, or decorative pavers and designated as site landscaping area in order to meet the minimum required landscaping area per lot as stated in Table 14.02.402-1, Required Landscaping Percentage and Types Summary.   
   2. (2)
      Trees.  One canopy, ornamental, or evergreen tree shall be planted per 1,000 square feet of the site landscaping area.  
   3. (3)
      Shrubs.  Five shrubs shall be planted per 1,000 square feet of the site landscape area.
7. (g)
   Xeriscaping.  Developments that install only xeriscape plant materials and ground covers in all required landscaping areas may reduce required landscaping by the following:

   1. (1)
      The minimum required site landscaping for the entire lot by five percent; and
   2. (2)
      All required foundation, bufferyard, and parking lot landscaping materials by 25 percent.  

Effective on: 8/9/2022

2. (b)
   Illustrative Bufferyards.  Set out in Figure 14.02.403-1, Illustrative Bufferyards, are illustrative examples of the different bufferyard types. 

Figure 14.02.403-1, Illustrative Bufferyards
Bufferyard Type	Landscape Only Bufferyard	Landscape with Wall, or Fence Bufferyard
Type A
Type B

3. (c)
   Relationship to other Bufferyard Requirements.  Some limited or conditional uses may have different requirements for bufferyards, as specified in Subsection 14.01.303, Limited Use Standards, and Subsection 14.01.304, Special Use Standards.  If bufferyards are required by another section of this ULDO along property boundaries that are also district boundaries, then the most restrictive bufferyard requirement is required.

4. (d)
   District Boundary Bufferyards.  Set out in Table 14.02.403-2, District Bufferyard Standards, are the required bufferyards between zoning districts that are not separated by a public street.  The rows show the zoning of the parcel proposed for development and the columns show the zoning of the abutting land.  Where "--" is found there is no bufferyard required.

(Ord. # O-002-24, 02/20/2024) 

Effective on: 3/12/2024

2. (b)
   Tree Preservation Standards.  The following conditions shall be met in order for these tree credits to apply: 

   1. (1)
      Healthy and Growing.  Each existing tree shall be in a healthy and growing condition.
   2. (2)
      Protection.  During site preparation and construction, each existing tree shall be protected by the placement of a barrier around the critical root zone.
   3. (3)
      A minimum of 75 percent of the critical root zone of a tree to be preserved, as depicted in Figure 14.02.404-1, Critical Root Zone Example, shall be maintained as a permanent, landscaped area at grades existing prior to site development unless special provisions are made for the protection and survival of the tree.  Such special provisions, including, but not limited to, the use of permeable paving materials, shall be subject to the approval of the Director of Planning and Development.
   4. (4)
      No part of the critical root zone of trees to be preserved may be paved with concrete, asphalt, or other impervious material.
   5. (5)
      Soil or other materials shall not be temporarily or permanently stored in locations that would cause suffocation of root systems of trees to be preserved.

Figure 14.02.404-1, Critical Root Zone Example
FIGURE NOTES:  A = Trunk diameter at 4 feet above grade (48 inches) | B = Critical root zone radius (24 feet) | C = Critical root zone circumference (75 feet)

3. (c)
   Replacement of Credited Trees.  Should any tree for which credit is received under the provisions of this Section die or be removed at any time, the owner shall, within 90 days, replace the tree.  The owner shall replace the tree with the number of credited trees (for example, if a nine-inch caliper existing tree dies, then the owner shall replace the tree with four new trees).  The replacement trees shall be of equivalent species or a species that will obtain the same height, spread, and growth characteristics.

Effective on: 8/9/2022

Effective on: 8/9/2022

2. (b)
   Installation.

   1. (1)
      Installation Standards.  All landscaping shall be installed in accordance with accepted standards of the Texas Nurseryman’s Manual and all plant materials shall be true to name, variety, and size and shall conform to all applicable provisions of the American Standards for Nursery Stock.
   2. (2)
      Tree Topping.  Unless a tree is interfering with overhead power lines, no trees may be topped if the limbs are three inches in diameter or greater.
   3. (3)
      Soil.  New landscaped areas shall be prepared to achieve a soil depth of at least six inches with the depth consisting of 75 percent soil blended with 25 percent compost. 
   4. (4)
      Visual Clearance.  All trees, landscaping, and buffering shall be designed to have no impact on visual clearance at intersections, including the public right-of-way and private drives.  Such sight triangles providing for vision clearance shall be shown on site plans in accordance with this ULDO and shall be approved by the Director of Planning and Development (Director). 
3. (c)
   Removal of Diseased or Dangerous Trees and Vegetation.

   1. (1)
      Diseases or Pests.  Upon direction from the Director, a property owner may be required to treat or remove trees suffering from transmittable diseases or pests or allow the City to do so, charging the actual cost of the removal to the property owner.
   2. (2)
      Dangerous Trees.  The Director may require the removal of a tree or part of a tree or any other vegetation that is within or overhanging a public right-of-way or easement if the tree or vegetation:

      1. (A)
         Is interfering with safety and property maintenance of the right-of-way or easement;
      2. (B)
         Is creating a traffic hazard or sight distance hazard for traffic on a public street; or
      3. (C)
         Is diseased or infested and in danger of falling.
4. (d)
   Irrigation.

   1. (1)
      Generally.  The irrigation of all landscaped areas shall be provided for by one of the following methods:

      1. (A)
         All mixed-use, nonresidential, and apartment complexes greater than 8,000 square feet in total building footprint require an automatic underground irrigation system sufficient to provide complete coverage of the required landscaped areas.  All irrigation systems shall be designed and sealed in accordance with the Texas Licensed Irrigators Act and shall be professionally installed.
      2. (B)
         All applicable buildings 8,000 square feet or less may use hose bibs provided that a hose attachment shall be within 100 feet of all plant material.
   2. (2)
      Type and Design.  Irrigation systems shall meet acceptable industry standards and shall be designed to be contained on the property without spraying onto adjacent property or streets.
   3. (3)
      Xeriscape Areas.  Areas consisting entirely of xeriscape plantings shall be irrigated with the appropriate methods to maintain xeriscaped plant materials.
   4. (4)
      Alternative Water Sources.  A development may utilize reclaimed, recycled, gray water, non-potable surface water, rainwater, or alternative water harvesting systems for irrigation in accordance with Texas Commission on Environmental Quality (TCEQ) standards as amended. 

5. (e)
   Maintenance.

   8. (8)
      Generally.  The property owner, homeowners' association, property owners' association, or management board for a multi-tenant development, shall be responsible for the maintenance of all landscaping and screening devices.  This shall include watering, mowing, edging, pruning, weeding, fertilizing, and other such activities common to the maintenance of landscaping.  In addition, landscape materials shall be maintained in such a manner that they comply with the visual clearance requirements.  Landscaped areas shall be kept free of trash, litter, weeds, and other such materials that are not a part of the landscaping.  All plant material shall be maintained in a healthy and growing condition as is appropriate for the season of the year.
   9. (9)
      Replacement.  Plant material that dies shall be replaced with plant material of similar variety and size within 90 days.
6. (f)
   Existing Trees, Fences, and Walls.  Existing trees, fences, and walls may be counted towards the development and bufferyard landscaping requirements, as applicable, provided that:

   1. (1)
      Credit shall be given for existing trees according to the standards of Section 14.02.404, Tree Preservation Credit;
   2. (2)
      The trees, fences, and walls comply with the standards of this Section (including being an eligible species);
   3. (3)
      The Building Official verifies that the fences or walls are structurally sound, in good repair, and of an upright condition;
   4. (4)
      The height and level of screening of the fence or wall meets the requirements of this Section with regard to buffering; and
   5. (5)
      The applicant enters into an agreement with the City that includes appropriate assurances that if the existing fence or wall deteriorates, is damaged, destroyed, or removed, the applicant will repair or replace it with a fence or wall that meets the bufferyard standards of this Section.
7. (g)
   Distance from Utilities.  As measured from the nearest easement line of such utilities: 

   1. (1)
      All Utility Easements.  No trees shall be planted under or within a utility easement. 
   2. (2)
      Overhead Utility Lines.  No canopy trees shall be planted under or within ten lateral feet of any overhead utility lines.
   3. (3)
      Underground Lines.  No canopy trees shall be planted within five lateral feet of any underground water or wastewater line.

Effective on: 8/9/2022

9. (i)
   Reference to Sign Measurement Provisions.  See Section 14.01.400, Measurements and Allowances, for provisions related to sign measurement methodology.
10. (j)
    Visibility Triangle.  No sign may encroach into the visibility triangle established in Section 14.01.400, Measurements and Allowances.
11. (k)
    Certification. A registered professional engineer or architect shall submit  a certification to the Director of Planning if:

    1. (1)
       Roof Signs. The height of a proposed roof sign is 20 feet or greater; or
    2. (2)
       All Other Sign Types. The height of a proposed sign is 25 feet or greater.  
12. (l)
    Building, Electrical, and Fire Code Compliance and Permits.  All signs shall comply with the appropriate provisions of the State and City building, electrical, and fire codes.  Signs with internal illumination or external illumination integral to the sign require an electrical permit in accordance with the National Electric Code, even if a sign permit is not required.  Signs may require a building permit in accordance with the Building Code. 

Effective on: 8/9/2022

(Ord. # O-002-24, 02/20/2024) 

Effective on: 3/12/2024

Effective on: 8/9/2022