All multi-family and nonresidential building exteriors within the R-5 Residential District and the commercial and industrial zoning districts and for multi-family, commercial and industrial buildings in the PD Planned Development District unless otherwise approved.

All exterior modifications to existing commercial and industrial buildings that exceed 20 percent of the existing building area.

Concept site plan showing building footprint, parking, trees, significant natural features, landscape areas and other site elements;

Colored exterior elevations or 3-D rendering showing the proposed building(s);

Proposed building signage including proposed sign locations on the site plan and on exterior elevations;

Material schedule and sample board;

Electronic copies of items (1) through (4) above.

Roof lines;

Proportions in building mass and outdoor spaces;

Relationships to the street;

Window and door patterns;

Building materials.

The exterior building materials of a project shall be durable, require low maintenance, and be of the same or higher quality as surrounding developments. No less than 70 percent of the total combined area of the front, side and rear facades of each building, excluding glass and doorways, shall be constructed of masonry materials as defined herein.

Masonry materials shall comprise no less than 60 percent of any individual building facade.

The remainder of the wall area may be constructed of non-masonry materials as defined herein or recycled materials with the approval of the city manager or designee.

The standard scheme for all commercial buildings and structures shall be colors commonly found in the native landscape of the Hill Country area. At least 80% of the solid surface facade of these buildings or structures should be primarily natural and earth-tone colors with a range of tones including ochre, brown, umber, rust, olive, beige, taupe, sepia, white, off-white, and slight variations.

Accent colors may comprise the remaining 20% of the solid surface facade and should relate to the base tones.

Decorative canopies, special elements and signage can be a more striking color if approved.

In no case shall the occupiable portion of any building be taller than 35 feet measured as the vertical distance between the average finished grade at the base of the building and the highest point of a flat roof including parapet walls or the midpoint between the eaves and the ridge line of a gable, hip or gambrel roof.

Roof structures usually required above roof level and not intended for human occupancy may be erected up to 15 feet above the height limit of the district, whether such structure is attached or freestanding. Such structures may include but are not limited to those housing or screening elevators, stairways, tanks, ventilation fans, or similar equipment for building operation and maintenance or fire protection; or skylights, flagpoles, chimneys, utility lines, towers, antennas, fire towers and any screening parapet wall; or other appurtenances usually required above the roof level.

Steeples, crosses, spires, belfries, and cupolas when integrated as an architectural element of a building may be erected up to 18 feet above the height limit of the district.

A building’s massing and scale shall relate to its site, use and the character of its neighborhood.

Building massing (elevations and floor plate configurations) should vary to avoid monotony and linear forms. Strip or linear retail development is not desirable.

Building footprints should be sited in order to create definable pedestrian spaces (e.g., courtyards, plazas, pocket areas, larger sidewalks) or variations of outdoor space.

Compatibility of building mass shall be created by using small structures or by stepping back upper floors facing the street to surround a plaza, courtyard or other pedestrian area.

One- and two-story structures shall predominate to enhance the pedestrian-friendly, small-town character of the community.

Design techniques shall be used to visually reduce the apparent size of large buildings so that they are more compatible with the surrounding structures.

Building entries shall be reinforced through the use of arcades, porte-cocheres, loggias, and plantings to help the building transition to a pedestrian scale environment.

Changes in construction materials and patterns;

Offsets and changes in plane;

Changes in color or the use of color banding.

Changes in wall plane or building massing;

Differentiation in building material or color;

Peaked roof forms, porches, raised corniced parapets;

Benches and other seating components;

Structural and vegetative shading and awnings;

Enhanced lighting;

Recessed building entrances.

Changes in materials or colors;

Relief or reveals a minimum of one-half inch in depth;

Windows;

Signage;

Light fixtures;

Murals;

Other similar features.

Color and material changes;

Relief or reveals a minimum of one-half inch in depth;

Windows or other openings;

Secondary entries;

Signage;

Light fixtures;

Murals;

Other similar features that complement the primary facade.

Sloped roofs shall have variable rooflines through the use of gables, hips, dormers, overhanging eaves or porches. Flat roofs shall have variable rooflines through the use of parapets and cornices.

Materials for sloped roofs shall consist of metal, concrete or clay tile, natural or manufactured stone or asphalt shingles. Portions of a sloped roof shall be permitted to be flat to provide for mechanical equipment wells if screened by pitched roof sections.

In order to approve the overall appearance of a building, roof-mounted equipment shall be screened by walls that extend above the roof surface such as parapet walls with cornice or other trim features or the equipment may be located within a recessed well surrounded by a pitched roof structure.

Roof vents (stack vents) and powered ventilation equipment shall not be visible on the roof plane of the primary facade.

Where consistent with the architectural style of a building, awnings and canopies are permitted to provide shelter from rain, wind and sun in pedestrian areas; to protect interior furnishings and finishes from fading; to allow natural light into the building; and to add architectural interest or historic ambiance.

Porch elements similar to those seen throughout the Texas Hill Country are permitted and strongly encouraged to provide shade, reflect traditional building scales and provide a sense of entry and visual interest.

Porches should relate to the overall architectural style and scale of the main building and appear to be an integral element of the building in regard to material, scale and detailing.

Porch supports should be substantial enough that the porch does not appear to float above the entry.