The primary objective of the Planning & Zoning Commission reviewing projects lying within the City of Santa Fe's highway corridors is to establish continuity of each development within the overall corridor system. In addition, design review will promote the following:

• Protection of architectural & historical heritage of Santa Fe, Texas;

• Enhancement of the cultural image;

• Stabilization or strengthening of property values;

• Attraction of new residents, businesses and tourists;

• Sense of place & character;

• Community unity;

• Climate for attracting investment;

• Minimalization of sprawl;

• Protection of open space and natural view sheds.

Corridor Development review offers protection and guidelines for the unique, special and desired character of the development within and along certain highways in Santa Fe, Texas. The Corridor Development Standards are designed to augment other zoning district requirements.

(Ord. No. 03-2010, § 1, 4-8-10)

A.

The City of Santa Fe's highway corridors contain valuable historic, environmental, cultural and scenic resources; and, serve as principal thoroughfare routes dissecting the city.

B.

The city recognizes, poorly designed developments which are incompatible with the character of the city's highway corridors and threatens their economic, historic, cultural and scenic viability.

C.

If the city's corridors are to continue serving as viable transportation routes and economic nucleuses representative of the many historic and cultural assets of the City of Santa Fe, Texas, comprehensive performance and design standards for development are essential.

(Ord. No. 03-2010, § 1, 4-8-10)

These standards are designed to protect the City of Santa Fe's desired commercial and community character; and, to promote and establish a progressive high-quality growth and development environment using creative management to guide the following key concepts.

• Transportation - Access & Parking

• Landscaping & Community Design

(Ord. No. 03-2010, § 1, 4-8-10)

All proposed development within 300 feet of any designated highway corridor or within 300 feet of the right-of-way of the Santa Fe Railroad tracks shall be subject to these standards and review measures described herein.

Highway corridors include all applicable lands as described above in the following locations:

1.

State Hwy 6

2.

FM 1764

3.

FM 646 North

4.

FM 646 South

No CDS shall act to deny any permitted use in any applicable underlying zoning district within the limits of the overlay district or to establish standards contrary to state law, only to establish specific criteria necessary to ensure quality growth and development along critical transportation routes and at connections essential to the city's economic future.

(Ord. No. 03-2010, § 1, 4-8-10)

A.

Residential Developments. A zoning permit shall be required for all new minor non-commercial and non-farm construction within the highway corridor system. This permit is required prior to the issuance of a building permit or Certificate of Occupancy. Construction includes the erection, construction, reconstruction, moving, conversion, alteration or addition to any building or structure. If an existing building is being expanded (horizontally or vertically) or a new use is to occur, a zoning permit shall be required. The Zoning Permit shall be issued by the Building Official for residential developments within the CDS overlay.

B.

Commercial/Industrial Developments. Proposed commercial or industrial developments located within the applicable highway corridor shall prepare detailed landscaping and site plans for review and approval by the Planning & Zoning Commission. No zoning permit can be issued without prior site plan approval by the Commission. This permit is required prior to the issuance of a building permit or Certificate of Occupancy. Construction includes the erection, construction, reconstruction, moving, conversion, alteration or addition to any building or structure. If an existing building is being expanded (horizontally or vertically) or a new use is to occur, a zoning permit shall be required.

1.

Site plans shall be drawn to scale. The following information shall be provided:

a.

Show building set backs

b.

Indicate pipeline, railroad and utility easements widths and locations

c.

Show landscape buffers including locations of existing and proposed trees and shrubs

d.

Location and square footage of proposed buildings

e.

Location and screening of accessory structures such as dumpsters, well houses, and storage buildings

f.

Location of parking spaces including typical widths and lengths

g.

Locations and widths of driveway entrances, exits and shared access drives

h.

Elevations of proposed buildings indicating height, roof line, materials to be used and colors to be used, as well as percentage of masonry materials used on each side of structure.

2.

Submittal Procedure.

a.

Two (2) copies of the site plan, landscaping plan and elevations shall be submitted to the Building Official for review.

b.

Plan review comments will be returned within seven (7) working days. All comments must be addressed before the plans will be submitted to the Planning and Zoning Commission at the next available regular meeting date.

c.

Five (5) days before the Commission meeting, eight (8) copies of the revised plans and elevations must be provided to the Planning and Zoning Commission for approval and issuance of the zoning permit.

(Ord. No. 03-2010, § 1, 4-8-10)

A.

Transportation.

1.

Proposed uses shall not degrade the existing levels of service of surrounding roads and intersections.

2.

Sight distance at any driveway serving at least twenty (20) trips per day shall meet the American Association of State Highway and Transportation Officials standards; as well as, those set forth in the Texas Department of Transportation standards.

3.

The number of curb cuts along any highway corridor shall be minimized. To the maximum extent feasible, access to businesses shall be provided through one (1) of the following means:

a.

Access through a common driveway serving adjacent lots or premises;

b.

Access through an existing side or rear street; or

c.

Access through a cul-de-sac or loop road shared by adjacent lot or premises.

4.

Existing businesses are encouraged to consolidate existing access points, especially in cases where separate parcels are assembled under one (1) purpose, plan, entity or usage.

5.

Businesses shall be permitted one (1) access driveway by right. This driveway shall accommodate both ingress and egress paths with "entrance" and "exist" paths clearly identified to clientele.

6.

Driveways shall be designed to provide entering and exiting motorists with a safe sight distance.

7.

Shared access is required for all new development, or re-development involving more than 50 percent of the existing structure. Internal circulation among adjoining premises encourages property-to-property pedestrian, bicycle and vehicular movements.

8.

All driveways shall be separated by no less than one hundred twenty (120) feet in the highway corridor system as measured between the centerline of each access drive at the street line. A variance from this requirement may be issued in cases where pre-existing single lots of record pre-date the adoption of the city's Zoning Ordinance.

9.

No occupancy permit shall be issued for any proposed development requiring access onto a state highway until a permanent state curb cut permit is issued and all necessary site improvements are in place at the site.

B.

Parking Standards.

1.

The city recognizes reliance on rigid parking and loading standards precludes the development of parking lots; and, directs such designs to be sensitive to the city's historic and community character. Yet, the city also recognizes standards for parking and loading lot design are required, provided they can be administered with flexibility given the individual requirements of development proposals and the parcels on which development is proposed within the highway corridor.

2.

Loading and unloading areas shall be provided of a sufficient size to accommodate the numbers and types of vehicles likely to utilize the premises given the nature of the proposed development. Such areas shall be located and designed to allow vehicles to safely maneuver to and from a public right-of-way and to prevent obstruction or interference with a public right-of-way, parking space or parking isle.

3.

Loading areas shall be provided to the rear of the lot wherever possible.

4.

Customer parking areas shall be located to the side or front of the structure. No parking is permitted in the vegetative setback areas.

5.

To the extent possible, parking areas shall be shared with adjacent businesses and be situated to the front and side of the lot (frontage along highway corridor routes is considered the front yard).

6.

In cases where shared parking is provided, the Planning & Zoning Commission may grant up to a forty (40) percent reduction in required parking spaces for properties along the railroad side of Hwy. 6 since complementary uses may require less total parking area than each individually due to varying tempo of operations.

C.

Drainage. Site development drainage facilities shall be designed and constructed to manage and direct storm water runoff to an appropriate discharge point as determined by the State and City regulations.

(Ord. No. 03-2010, § 1, 4-8-10)

12.07.01 Landscaping.

A.

Buffer Yards. Buffer-yards shall be required rather than setbacks for all development within the highway corridor system. Where the required setback differs, as in the TR zone, from the buffer-yard requirement for the corridor overlay, the setback may be required by the Planning & Zoning Commission to mitigate development incompatibilities.

Required buffer-yards shall contain only vegetative landscaping materials except for the following uses:

• Vehicular access drives and passageways placed approximately perpendicular to the right-of-way;

• Foot and pedestrian paths;

• Landscaping sculpture, lighting fixtures, trellises and arbors;

• Bus shelters;

• Signage;

• Utility lines placed approximately parallel to the right-of-way; and,

• Proposed lagoons and drainage swells located to the rear of a property.

B.

Buffer Yard Locations.

1.

Highway corridor buffers shall front a designated highway corridor. This buffer shall be at least six (6) feet in width providing a minimum opacity and desirable vegetative appearance. Frontage roads shall not include any portion of a vegetative buffer and shall be separated from the highway by the vegetative buffer area.

2.

Perimeter buffers a minimum of six (6) feet in width shall be provided around all side and rear yards. Such buffers shall adequately deflect any lighting occurring from use of said property to avoid the creation of a nuisance condition to any adjoining property.

3.

Foundation buffers three (3) feet in width and landscaped shall be provided between any structure and the parking or driving area, exclusive of loading and drive-through facility areas, or, where sidewalks and handicap ramps are placed adjacent to the principal building on either side. Foundation buffers are not required in loading areas.

C.

Buffer Yard Reductions.

1.

A landscaped vegetative buffer strip six (6) feet in depth where curb and gutter are present shall be provided adjacent to any corridor roadway to visually separate parking and other uses from the roadway. Where the traveled roadway is separated from dedicated parking areas by drainage devices and no curb and gutter are present, a four (4) foot wide landscaped vegetative buffer strip shall be installed adjacent to the highway right-of-way and "in place" curbing to front all parking areas adjacent to the vegetative buffer area shall be installed.

2.

A landscaped vegetative buffer strip six (6) feet in depth shall be provided adjacent to adjoining uses. Areas providing shared access and parking may reduce this requirement by up to fifty (50) percent.

D.

Landscaping Requirements.

1.

The buffer strip shall be planted with a combination of grass, small to medium height hedge shrubs (approximately two (2) to four (4) feet tall of an evergreen variety) and shade trees (planted at least every sixty (60) feet along the road frontage). Shrubs shall be maintained to prevent shrub height from exceeding forty-eight (48) inches in height at any time.

2.

Trees and shrubs shall be set back at street and driveway entrances, exits or intersections to allow adequate sight distances and ensure vehicular and pedestrian safety while entering or exiting the site. No tree shall be located so as to interfere with any utility line irregardless of its use. Types of trees as determined by developer.

3.

Existing Trees shall be shown on the proposed site plan presented for site plan design review to the Planning and Zoning Commission. Existing trees may be used to meet tree planting requirements in buffer strips. All building and parking lot design shall provide for the protection of existing onsite mature trees within the proposed landscaping & development plan to the extent practicable without jeopardizing the proposed development's viability or the reasonable preservation of such trees.

4.

Parking area design shall include landscaping at each ingress and egress location. Vegetative materials in such areas are determined by the developer.

5.

All landscaped areas shall be regularly maintained; and, shrubs or trees which die shall be replaced during their next growing season.

E.

Screening. Exposed storage areas, machinery, service areas, truck loading areas, utility buildings and accessory structures; and other unsightly uses shall be completely screened from view from adjoining property lines and roadways using approved plantings, a wall and or opaque fencing of similar building materials used in the primary structure.

12.07.02. Community Design.

A.

Building and architectural designs shall be consistent and compatible with the intended character and scale of the adjacent roadway and surrounding neighborhood. While the city encourages variety and diversity, of specific concern are the following issues: mass and size of project, project impact to the site and its setting, harmony of design and the detail within the project.

B.

Structures shall be so situated as to allow separations between buildings, particularly to encourage open space in the site and reduce the massiveness of a project. The use of bituminous paving shall be minimal.

C.

The design of all structures to include: habitable structures, walls, fences, signs, light fixtures, accessory and appurtenant structures shall be unobtrusive and of a design, material and color that blend harmoniously with the natural surroundings, and the scale of neighboring architecture, to comply with the intent of this section. Innovative, high quality design and development is strongly encouraged to enhance property values and long-term economic assets along designated corridors.

(Ord. No. 03-2010, § 1, 4-8-10)

A.

All new structures shall comply with the requirements in this section.

B.

Non-conforming Structures. An existing structure that was lawful before the adoption of this article, but which does not conform to the regulations of this ordinance shall be considered a lawful non-conforming structure. But, repairs, alterations, or additions to a lawful non-conforming structure involving more than fifty (50) percent of the exterior surfaces of an existing structure shall require that the entire structure comply with the requirements in this section.

C.

Exterior Surfaces.

1.

Exterior surfaces of all structures, including screening walls, wing walls, columns and supports shall present a stick built appearance detailed with appropriate masonry materials sufficient to balance the overall scale and size of the development. This requirement shall not apply to roofs, awnings, canopies, doors, windows, glass walls and frame assemblies.

2.

The exterior wall surfaces of all occupied structures visible from the traveled right-of-way shall be constructed of at least two materials that compliment each other, are consistent in style and do not create a disturbing appearance. Alternatively, the exterior surfaces can be 100% stucco, brick or masonry construction materials.

3.

No long, unarticulated, blank facades are permitted except on building backs that are not visible from either a highway corridor or a residential area.

D.

Prohibited Exterior Construction Materials. The following construction materials shall be prohibited on the exterior wall surfaces of all structures:

• Traditional raised rib metal siding

• Vinyl or aluminum siding

• Plastic or fiberglass panels

• Unfired, or under-fired clay, brick

• Smooth, unfinished or un-textured concrete masonry units

• Smooth, unfinished, or un-textured concrete

• Reflective glass

• Plywood

E.

Fronts of Buildings. The exterior surfaces on the building front shall be constructed of at least fifty percent (50%) brick or masonry construction materials. Buildings with exterior surfaces constructed of 100% stucco are exempt from the brick or masonry requirement.

F.

Sides of Buildings. The exterior surfaces on the sides of building that are visible from either a highway corridor or a residential area shall be constructed of at least twenty percent (20%) brick or masonry construction materials. Buildings with exterior surfaces constructed of 100% stucco are exempt from the brick or masonry requirement.

The remaining exterior surfaces may be constructed of stucco, wood clapboard, wood board and batten, wood shingle siding, or artificial siding material which resembles painted wood clapboard. Wood siding may be painted, stained, or weathered.

G.

Calculating Exterior Surface Percentages. Exterior surface percentages shall be calculated based on the wall surface area exclusive of windows and doors.

H.

Chimneys and Fireplaces. Chimneys and fireplaces on external wall surfaces shall be constructed of one hundred (100%) percent masonry construction materials. This requirement shall not apply to chimneys for fireplaces that are not on or part of the external wall.

I.

Definitions of Construction Materials.

1.

Masonry construction materials are defined in the International Building Codes Manual, Chapter 21 as a built-up construction or combination of building units or materials of clay, shale, concrete, glass, gypsum, stone or other approved units bonded together with or without mortar or grout or other accepted methods of joining. Acceptable materials include brick, natural stone, and split-face concrete masonry units.

2.

Stucco is defined as a three step hard coat stucco applied over a masonry or concrete backing.

3.

Exterior Insulation and Finishing System (EIFS) is a lightweight synthetic wall cladding. EIFS may be used as accent material for window head, sill or cornices around the building. EIFS is not permitted as a primary building material.

J.

Roofs. Roof overhangs and pitched roofs shall be incorporated into all building designs. Slate shingles, multilayered asphalt shingles, metal (raised seam, galvanized metal, metal tile, etc…) or tiles are encouraged. Flat roofs without a pediment, partial roofs, and long unarticulated roofs are not permitted.

K.

Colors. Predominant color design shall be compatible and traditional historic colors, earth tones (greens, tans, light browns and terracotta), grays, pale primary and secondary colors, white and cream tones. Accent color design (i.e., black, dark blue, grays and other primary colors) may be used on a limited basis as part of an architectural motif.

L.

Accessory Buildings.

1.

The design of accessory buildings and structures, if permitted within an applicable zoning district, shall reflect and coordinate with the general style of architecture inherent in the primary structure for the proposed development. Covered porches, canopies, awnings, trellises, gazebos, street/pedestrian furniture and open wood fences are encouraged.

2.

Not permitted are unscreened chain-link or metal fencing, exterior storage not completely hidden from view, and the exterior display of merchandise except for landscape structures, plant materials and agricultural products.

M.

Damage to Exterior Surfaces of a Structure. Any damage to the exterior surfaces of a structure shall be repaired within ninety (90) calendar days from the date of damage occurs.

N.

Deviations and Exceptions.

1.

Deviation from the above requirements may be accomplished only through the city's variance process.

2.

Exceptions.

a.

Corridor Development Standards shall not apply to a residentially zoned parcel adjacent to an identified highway corridor.

b.

Corridor Development Standards shall not apply to properties that have received preliminary or final plat approval before the adoption of this article.

c.

Corridor Development Standards shall not apply to existing dwelling units that are in legal conformance before the adoption date of this article described herein; such dwelling units shall not be considered non-conforming uses due to non-compliance with the standards identified in this article.

(Ord. No. 03-2010, § 1, 4-8-10)

Editor's note— Section 2 of Ord. No. 03-2010 states: "Penalties, Failure to comply with any portion of this ordinance shall be deemed a misdemeanor, and the violator shall be liable for a fine of up to $2,000, and each day such violation continues shall constitute a separate offense.