NOTICE OF MEETING PLANNING & ZONING COMMISSION OF …

NOTICE OF MEETING

PLANNING & ZONING COMMISSION OF MARBLE FALLS, TEXAS

Thursday, June 21, 2018 – 6:00 PM

A quorum of the Marble Falls City Council and the Economic Development Corporation may be present

City of Marble Falls Planning & Zoning Commission 1 of 98

Fred Zagst, Vice-Chairman Steve Reitz, Mike Hodge, City Manager Angela Taylor, Commissioner Chairman Caleb Kraenzel, Assistant City Manager Darlene Oostermeyer, Commissioner Valerie Kreger, Development Svs Director Greg Mills, Commissioner Chelsea Seiter-Weatherford, GIS Analyst Jason Coleman, Commissioner Scarlet Moreno, Commission Secretary Tom Martin, Commissioner Patty Akers, City Attorney

The City of Marble Falls Planning & Zoning Commission will meet on Thursday, June 21, 2018, in special session at 6:00 p.m. in the City Council Chambers at 800 Third Street, Marble Falls, Texas.

The agenda listed below is distributed to the Chair, Commission members, and the Marble Falls Public Library no later than the Monday preceding the Commission meeting. The agenda is also posted on the City’s website: www.marblefallstx.gov

1. CALL TO ORDER AND ANNOUNCE PRESENCE OF QUORUM

2. Citizen/Visitor Comments to be heard for items not on the agenda: This is an opportunity for citizens to address the Planning and Zoning Commission concerning an issue of community interest that is not on the agenda. Comments on a specific agenda item must be made when the agenda item comes before the Commission. The Chair may place a time limit on all comments. Any deliberation of an issue raised during Citizen Comments is limited to a proposal to place it on the agenda for a later meeting.

3. REGULAR AGENDA: The Commission will individually consider and possibly take action on any or all of the following items:

A. Approval of Minutes: Minutes from the regular meeting on May 3, 2018, workshop on May 3, 2018, special meeting on May 24, 2018, and workshop on May 24, 2018. (Scarlet Moreno, Commission Secretary)

B. Public Hearing, Discussion and Recommendation: Regarding a rezoning request from Agriculture Base District (AG) to Planned Development District (PDD) with a base zoning of General Commercial Base District (C-3), Neighborhood Commercial Base District (C-1), Single-Family Residential Base District (R-1), and Medium Density and Apartment Base District (R-4) for approximately 361.04 acres out of and part of the R.S. Morgan Survey, Abstract #597, the C. & M. R.R. Co. Survey, Abstract #1270, the F. Fissler Survey, Abstract #328, the J.W. Franklin Survey, Abstract #341, the C.&M. R.R. Co. Survey, Abstract #1122, the C. & M. R.R. Co. Survey, Abstract #1123, the J. Harrell Survey, Abstract #451, the G. Flores Survey, Abstract #304, in the City of Marble Falls, Burnet County, Texas, located east of Highway 281, and north and south of FM 2147 East. Case 2018-1-PDD. (Russell Roper, applicant, and Ellison Roper Land Corporation and Janie Kay Roper Harris, owners.)

http://www.ci.marble-falls.tx.us/


C. Presentation and Discussion: Previous Planning and Zoning Commission items, City Council Disposition and update regarding future planning projects. (Commission)

1. Gregg Ranch Construction Plat 2018-11-CP

2. HEB Sign Variance 2018-12-SV

D. Presentation and Discussion: Monthly Building Permit Summary; Construction Update. (City Staff)

4. ADJOURNMENT “The Planning & Zoning Commission reserves the right to adjourn into Executive Session at any time during the course of this meeting to discuss any matters listed on the agenda, as authorized by the Texas Government Code, including but not limited to, Sections: 551.071 (Consultation with Attorney), 551.072 (Deliberations about Real Property), 551.073 (Deliberations about Gifts and Donations), 551.074 (Personnel Matters), 551.076 (Deliberations about Security Devices) 551.087 (Economic Development), 418.183 (Deliberations about Homeland Security Issues), and as authorized by the Texas Tax Code including but not limited to, Section 321.3022 (Sales Tax Information).”

In compliance with the Americans for Disabilities Act, the City of Marble Falls will provide for reasonable accommodations for persons attending the Commission Meetings. To better serve you, requests should be received 24 hours prior to the meeting, by contacting Ms. Christina McDonald, City Secretary, at 830-693-3615.

Certificate of Posting Agenda Meeting Notice

I, Valerie Kreger, Development Services Director for the City of Marble Falls, Texas, certify this Meeting Notice was posted at the Marble Falls City Hall in a place readily accessible to the general public, on the 15th day of June, 2018 by 5:00 p.m., posted thereafter for at least 72 continuous hours before the scheduled time of said meeting.

Valerie Kreger, AICP, Development Services Director


City of Marble Falls Planning and Zoning Commission Agenda Cover Memo

June 21, 2018

To: Chairman and Planning & Zoning Commission Item 3. A. Approval of Minutes Requested by: Scarlet Moreno, Commission Secretary

SYNOPSIS

Commission will consider approval of the minutes from the regular meeting on May 3,

2018, workshop on May 3, 2018, special meeting on May 24, 2018, and workshop on

May 24, 2018.

(Minutes attachment following this page)

of 2 5/3/2018

STATE OF TEXAS COUNTY OF BURNET CITY OF MARBLE FALLS On this 3rd day of May, 2018 the Planning and Zoning Commission convened at the regular meeting place having been posted as prescribed by law, with the following members present in accordance to-wit:

MEMBERS PRESENT: Steve Reitz Chairman Fred Zagst Vice-Chairman Angela Taylor Commissioner Darlene Oostermeyer Commissioner Jason Coleman Commissioner MEMBERS ABSENT: Tom Martin Commissioner Greg Mills Commissioner STAFF PRESENT: Valerie Kreger, AICP Director of Development Services Tommy Crane Fire Marshal Scarlet Moreno Commission Secretary VISITORS Mark Ahrens Applicant-HEB Sign Variance Scott Streit Citizen

1. CALL TO ORDER AND ANNOUNCE PRESENCE OF QUORUM: Chairman Reitz called the meeting to order at 6:00 pm and declared a quorum of the Commission is present to conduct the meeting.

2. Citizens/Visitors comments to be heard for items not on the agenda: This is an opportunity for citizens to address the Planning and Zoning Commission concerning an issue of community interest that is not on the agenda. Comments on a specific agenda item must be made when the agenda item comes before the Commission. The Chair may place a time limit on all comments. Any deliberation of an issue raised during Citizen Comments is limited to a proposal to place it on the agenda for a later meeting. No citizens/visitors with comments.


A. Approval of Minutes: Minutes from the regular meeting on April 5, 2018 and workshop on April 19, 2018. (Scarlet Moreno, Commission Secretary) Commissioner Oostermeyer made a motion to approve the minutes as presented. Vice-Chairman Zagst seconded the motion. The motion carried by a vote of 5 - 0.

B. Discussion and Recommendation: Regarding a Construction Plat for the Gregg Ranch at Marble Falls Subdivision, Phase One, being 45.48 acres out of the A. Bradley Survey No. 79, Abstract No. 61, City of Marble Falls, Burnet County, Texas, and a request for a waiver of Section 825.c.7, Street Construction, and Section 833. D. Water and Wastewater Facility Design, of the Subdivision Regulations. Case 2018-11-CP. (Cuplin & Associates, applicant, Marble Falls 300, LP, owner). Valerie Kreger, Director of Development Services addressed the Commission. Commissioner Oostermeyer made a motion to send Case 2018-11-CP to Council for approval with the contingency to verify the proposed street lights will be Dark Sky compliant. Vice-Chairman Zagst seconded the motion. The motion carried by a vote of 5 – 0.

C. Discussion, and Action: Regarding a variance request to Section 20-8 Electronic Signs, Chapter 20 Sign Regulations, City of Marble Falls Code of Ordinances, to allow for one additional gas/fuel electronic message sign, to allow the sign size to exceed the maximum allowed, and to deviate the color from standard at Bray-Spaar Subdivision, Lot 1, Block 1, City of Marble Falls, Burnet County, Texas, municipally address 1501 FM 1431 W. Case 2018-12-SV. (Comet Signs, LLC, applicant and HEB Grocers-Petroleum, owner) Valerie Kreger, Director of Development Services addressed the Commission. The Commission discussed the location and size of the signs. Vice- Chairman Zagst made a motion to deny the variance request for the additional gas/fuel sign and sign size, and to approve the variance request for color standard. Commissioner Oostermeyer seconded the motion. The motion carried by a vote of 4 – 1; with Commissioner Coleman opposing.

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D. Presentation and Discussion: Previous Planning and Zoning Commission items, City Council Disposition and update regarding future planning projects. (Commission)

1. City Initiated Rezoning (2) 2018-10-Z 2. Loma Vista Two Phases 2 & 3 Construction Plat 2018-5-CP 3. Boulder Creek Replat 2018-46-MP 4. Zoning [Development] Code Update

Director of Development Services, Valerie Kreger, addressed the Commision.

E. Presentation and Discussion: Monthly Building Permit Summary; Construction Update. (City Staff)

Director of Development Services, Valerie Kreger, addressed the Commission.

4. ADJOURNMENT: There being no further items to discuss, Commissioner Coleman made a motion to adjourn the meeting. The motion was seconded and the meeting was adjourned at 6:28 pm.

__________________________________________________________________

Steve Reitz - Chairman to the Commission Scarlet Moreno - Commission Secretary

of 1 5/3/2018

STATE OF TEXAS COUNTY OF BURNET CITY OF MARBLE FALLS On this 3rd day of May, 2018 the Planning and Zoning Commission convened at the regular meeting place having been posted as prescribed by law, with the following members present in accordance to-wit:

MEMBERS PRESENT: Steve Reitz Chairman Fred Zagst Vice-Chairman Greg Mills Commissioner Angela Taylor Commissioner Darlene Oostermeyer Commissioner Jason Coleman Commissioner MEMBERS ABSENT: Tom Martin Commissioner Greg Mills Commissioner STAFF PRESENT: Valerie Kreger, AICP Director of Development Services Tommy Crane Fire Marshal Scarlet Moreno Commission Secretary VISITORS None

1. CALL TO ORDER AND ANNOUNCE PRESENCE OF QUORUM: Chairman Reitz called the meeting to order at 6:00 pm and declared a quorum of the Commission is present to conduct the workshop. The workshop was recessed and reconvened at 6:30 pm.

2. WORKSHOP: Presentation of the Draft Development Code and Zoning Map. The Commission discussed, nonconforming uses, setbacks, boat dock regulations, and the Downtown Residential zoning.

3. ADJOURNMENT: There being no further items to discuss, Commissioner Taylor made a motion to adjourn the meeting. Commissioner Oostermeyer seconded the motion and the meeting was adjourned at 8:05 pm.

__________________________________________________________________


of 1 5/24/2018

STATE OF TEXAS COUNTY OF BURNET CITY OF MARBLE FALLS On this 24th day of May, 2018 the Planning and Zoning Commission convened at the regular meeting place having been posted as prescribed by law, with the following members present in accordance to-wit:

MEMBERS PRESENT: Steve Reitz Chairman Fred Zagst Vice-Chairman Angela Taylor Commissioner Darlene Oostermeyer Commissioner Jason Coleman Commissioner Tom Martin Commissioner MEMBERS ABSENT: Greg Mills Commissioner STAFF PRESENT: Valerie Kreger, AICP Director of Development Services Caleb Kraenzel Assistant City Manager Scarlet Moreno Commission Secretary VISITORS None

1. CALL TO ORDER AND ANNOUNCE PRESENCE OF QUORUM: Chairman Reitz called the meeting to order at 6:04 pm and declared a quorum of the Commission is present to conduct the meeting.

2. Citizens/Visitors comments to be heard for items not on the agenda: This is an opportunity for citizens to address the Planning and Zoning Commission concerning an issue of community interest that is not on the agenda. Comments on a specific agenda item must be made when the agenda item comes before the Commission. The Chair may place a time limit on all comments. Any deliberation of an issue raised during Citizen Comments is limited to a proposal to place it on the agenda for a later meeting. No citizens/visitors with comments.


A. Discussion and Action: Regarding rescheduling the July regular meeting. (City Staff). Commissioner Oostermeyer made a motion to reschedule the July regular meeting to July 12, 2018. Commissioner Martin seconded the motion. The motion carried by a vote of 6 – 0.

4. ADJOURNMENT: There being no further items to discuss, Vice-Chairman Zagst made a motion to adjourn the meeting. The motion was seconded and the meeting was adjourned at 6:15 pm.

__________________________________________________________________


of 1 5/24/2018

STATE OF TEXAS COUNTY OF BURNET CITY OF MARBLE FALLS On this 24th day of May, 2018 the Planning and Zoning Commission convened at the regular meeting place having been posted as prescribed by law, with the following members present in accordance to-wit:

MEMBERS PRESENT: Steve Reitz Chairman Fred Zagst Vice-Chairman Greg Mills Commissioner Angela Taylor Commissioner Darlene Oostermeyer Commissioner Jason Coleman Commissioner MEMBERS ABSENT: Tom Martin Commissioner Greg Mills Commissioner STAFF PRESENT: Valerie Kreger, AICP Director of Development Services Caleb Kraenzel Assistant City Manager Scarlet Moreno Commission Secretary VISITORS None

1. CALL TO ORDER AND ANNOUNCE PRESENCE OF QUORUM: Chairman Reitz called the meeting to order at 6:04 pm and declared a quorum of the Commission is present to conduct the workshop. The workshop was recessed and reconvened at 6:15 pm.

2. WORKSHOP: Presentation of the Draft Development Code and Zoning Map. The Commission discussed, boat dock regulations, terminology, social service uses, traffic impacts for certain uses, downtown parking, and design standards.

3. ADJOURNMENT: There being no further items to discuss, a motion was made to adjourn the meeting. The motion was seconded and the meeting was adjourned at 9:10 pm.

__________________________________________________________________




June 21, 2018

To: Chairman and Planning & Zoning Commission Item 3. B. Public Hearing, Discussion and Recommendation: Regarding

a rezoning request from Agriculture Base District (AG) to Planned Development District (PDD) with a base zoning of General Commercial Base District (C-3), Neighborhood Commercial Base District (C-1), Single-Family Residential Base District (R-1), and Medium Density and Apartment Base District (R-4) for approximately 361.04 acres out of and part of the R.S. Morgan Survey, Abstract #597, the C. & M. R.R. Co. Survey, Abstract #1270, the F. Fissler Survey, Abstract #328, the J.W. Franklin Survey, Abstract #341, the C.&M. R.R. Co. Survey, Abstract #1122, the C. & M. R.R. Co. Survey, Abstract #1123, the J. Harrell Survey, Abstract #451, the G. Flores Survey, Abstract #304, in the City of Marble Falls, Burnet County, Texas, located east of Highway 281, and north and south of FM 2147 East.

Requested by: Russell Roper, applicant, and Ellison Roper Land Corporation and Janie Kay Roper Harris, owners

Case: Case 2018-1-PDD

SUMMARY

This item is for consideration of a rezoning application requesting a Planned Development District (PDD). The subject area encompasses approximately 361.04 acres located east of Highway 281, and north and south of FM 2147 East.

This PDD application is able to be reviewed as a Conceptual Planned Development District due to the acreage size exceeding twenty (20) acres. The proposed project will be a commercial, residential, and mixed-use development designed and constructed as a master planned development. The subject area is identified by seven (7) separate parcels grouped into five (5) phases. The project proposes dedication of a two-acre fire station site within Parcel A on the north side of FM 2147.

336 of the acres were annexed into the City limits in February of this year. The subject area is presently undeveloped and zoned the default Agriculture District (AG) assigned to properties at time of annexation. The proposed PDD zoning includes base zoning districts of General Commercial (C-3), Neighborhood Commercial (C-1), Single-Family Residential (R-1), and Medium Density and Apartment (R-4). Existing zoning surrounding the subject area is Agriculture (AG) to the north, PDD (C-3) and ETJ to the west, Industrial Park I-1 and ETJ to the south, and ETJ to the east.

The subject area is planned for Corridor Commercial and Neighborhood Residential on the Marble Falls Comprehensive Plan’s Future Land Use Map. The proposed base zoning districts as well as the development standards of the PDD support the City’s vision for this area. The PDD proposes approximately 93 acres of the C-3 base district


and 72 acres of the C-1 base district along the US 281 and FM 2147 corridors to support the Corridor Commercial envisioned. The PDD also proposes 143 acres of the R-1 base district and 22 acres of the R-4 base district to support the transition to less dense land uses.

Enhanced development standards, as outlined in Exhibit C, have been created for the PDD to provide a consistent theme and standard level of development throughout the proposed project including the following:

• Enhanced street design guidelines following the Texas Department of Transportation’s (TXDOT) “Designing Walkable Urban Thoroughfares: A Context Sensitive Approach” (RP-036A) providing for enhanced streetscape design.

• Increased pedestrian connectivity, especially from the street and parking to the building.

• Required entry features for any parcel/center developed over 5 acres. • Reduced commercial height within 50 feet of residential development. • Limited surface parking between building and street with higher screening

requirements. • Enhanced landscaping requirements in and around parking lots. • Higher tree preservation and mitigation requirements than currently in code. • Higher buffering standards between incompatible uses. • Commercial building appearance requirements including limited massing

(uninterrupted walls), offsets, architectural features, and minimum masonry requirement (90%).

• Residential building appearance requirements including limited massing (uninterrupted walls) and minimum masonry requirement (75%).

• Interconnection of parking lots and/or drive aisles. • Enhanced water quality and detention pond screening/design standards when

visible from the street. • Dark sky compliant lighting in order to maintain the rural dark skies character of

the City. • Establishment of a Homeowners Association (HOA) and Property Owners

Association (POA) will be required at the time of Final Plat for the development.

A Density Analysis Table, Exhibit D, has been included in the PDD to establish a maximum ceiling of density to be allowed within each zoning parcel to establish a maximum Living Unit Equivalent (LUE) with which to plan utility needs. The project proposed a maximum commercial, office, and/or civic square footage of 3,581,852. Parcel F proposes a maximum of 460 single-family residential units and the multifamily tract proposes a maximum of 351 units. In total, a maximum of 1,935 LUEs are proposed with this project.

Proposed water and wastewater utility improvements will adequately serve the development and are proposed to connect to the existing 16” water main and 12” wastewater force main parallel to US 281. The development will comply with the Conceptual Utility Plan, however some modifications to the Conceptual Utility Plan may occur as phases are designed for construction. At time of development, the project will


be required to convey land to the City for the purposes of wastewater effluent irrigation or discharge or pay a fee for each LUE proposed (Wastewater Irrigation LUE Fee). The City reserves the right to irrigate or discharge wastewater effluent on any land(s) or easements conveyed to the City within the development.

Prior to approval of a Final Plat for any part of the project, the developer will be required to convey a minimum 1-acre future water storage site to the City. Design of a Water Tower/Tank will be required when the project reaches 400 LUEs and commencement of construction of a Water Tower/Tank will be required when the project reaches 500 LUEs. The City also reserves the right to drill a public well on any land(s) or easements conveyed to the City for public water supply within the development.

The Parks and Open Space Plan for the subject area depicts approximately 31.5 acres of parkland/open space/trail area along the creek that bisects the bulk of the proposed development into three sections. The property may be offered to the City of Marble Falls for public use. The PDD proposes 10-foot trails, with 8-foot sections where the trail will serve as an alternative to sidewalk. Elements of any public parkland/open space/trail area will include nature/walking trail and open space, minimum of four (4) trail heads, and double-bay parking lot located off the primary loop road to include a minimum of twenty (20) parking spaces, two (2) public restroom facilities, and four (4) scenic overlooks. Minimum standards for private parks are specified in Exhibit C which will set a uniform standard and theme throughout the development.

A total of twenty-three (23) adjacent property owners within two hundred feet (200’) of the Subject Area were mailed notification letters, including the public hearing dates and a pre-paid comment card for response supporting/opposing the proposed rezoning. At the time of packet distribution, no responses to the notices have been received.

RECOMMENDATION Due to compliance with the City Comprehensive Plan, the master planning for the development providing for enhanced development standards meeting and exceeding City requirements, and the provisions addressing utilities, City Staff recommends approval of the PDD rezoning item.

Memo Contents: • Informational maps produced by City Staff Pages 7 - 11 • Exhibit A – Zoning Boundary Survey Pages 12 - 41 • Exhibit B-1 - Master Plan Page 42 • Exhibit B-2 - Phasing Plan Page 43 • Exhibit B-3 - Park and Water Quality Pond Plan Page 44 • Exhibit B-4 - Conceptual Utility Plan Page 45 • Exhibit C - Development Standards Pages 46 - 86 • Exhibit D - Density Analysis Table Page 87 • Exhibit E - Land Use and Standards Table Pages 88 - 96


Exhibit A - Survey


Exhibit B-1 – Master Plan


Exhibit B-2 – Phasing Plan


Exhibit B-3 – Park and Water Quality Pond


Exhibit B-4 – Conceptual Utility Plan


Exhibit “C”

PLANNED DEVELOPMENT STANDARDS ROPER RANCH PLANNED DEVELOPMENT DISTRICT

The following “Planned Development Standards” (the Development Standards) shall be applicable within the Roper Ranch at Marble Falls Planned Development District. To the extent that any of the Development Standards conflict with other City of Marble Falls Ordinances, the Development Standards shall control. All development activity (the “Project”) undertaken on the Property (as defined in the Ordinance and on Exhibit “A”) shall comply with all City land development and subdivision regulations effective __________________, 2018, except as modified herein (collectively the “Requirements”), as well as the Development Agreement between Ellis Roper Land Corporation, Inc. and the City of Marble Falls, effective _________________, 2018 (“Development Agreement”). Capitalized terms contained herein shall be defined as indicated in these Development Standards, as reflected on the Concept Plan or as defined in the City Code of Ordinances, depending upon context. Unless explicitly stated otherwise, all of the Requirements prescribed herein shall be considered as the minimum requirement. I. Development Standards Applicable to the Project as a Whole A. General Project Design Requirements and Open Space

1. This Project consists of approximately 361.04 acres including approximately ±31.5 acres of land that will be offered for dedication to the City for public park and open space use.

2. The Project is a commercial, residential, and multi-use development and shall be designed and constructed as a master planned development consisting of eight (8) separate Parcels (“Parcels”) as depicted on Exhibit “B-1” – Master Plan.; Exhibit “B-2” – Phasing Plan; Exhibit “B-3” – Parks and Open Space Plan; and Exhibit “B-4” – Conceptual Utility Plan; all of which are attached to the Ordinance and collectively referred to herein as the “Concept Plan”. a Parcels “A” and “E” consist of General Commercial Base District (C-3). b. Parcels “B”, “C”, and “D” consist of Neighborhood Commercial (C-1) Base

District and include commercial use and other specified non-residential and residential uses.

c. Parcel “F” consists of Single-Family Base District (R-1). d. Parcel “G” consists of Medium Density and Apartment Base District (R-4)

and includes “Hotel” commercial uses. d. Parcel “H” consists of Parks and Open Space.

3. The Project is also divided into eight (8) phases (“Phases”) as generally depicted on Exhibit “B-2”, where Phases represent geographical areas that will be developed at different times.

4. All trees, plants, shrubs, grass, and vegetation shall be from the adopted City of Marble Falls Approved Plant and Tree list, as may be amended.


5. The overall gross impervious cover authorized for the Development shall be as follows: a. Impervious Cover Maximums:

Parcel Maximum Impervious Coverage A 80% B 80% C 80% D 80% E 80% F1 50% G 75% 1 A nonresidential use developed in Parcel “F” may have up to 75% impervious coverage provided the overall impervious coverage for Parcel “F” does not exceed 50%.

b. Compliance with the City’s adopted Non-Point Source Pollution regulations and technical standards is required for all Parcels “A-H” of the Roper Ranch PDD.

6. Landscaping and height limitations apply to each Phase and are intended to mitigate the impact of the development on other adjacent land uses; in particular, on adjacent residential uses.

7. Open space, trails and parks shall be provided in accordance with Exhibit “B-3”, attached hereto and incorporated herein.

B. Base Zoning District

1. All uses listed as permitted in each base zoning district in Exhibit “E” shall be considered a permitted use within the Zone of the Project with the corresponding base zoning. a. Requests for approval of a use that is classified as a Conditional Use in

Exhibit “E” shall be processed as a Conditional Use Permit, consistent with the City of Marble Falls Code of Ordinances.

b. Unless this PDD Ordinance is amended in the future, any use not listed on Exhibit “E” shall be an excluded use whether it is normally allowed in the respective base zoning district or not.

2. Development of the Project must also comply with the site development regulations specified in Exhibit “E”.

3. All changes to the Project depicted in the Concept Plan, or as stated in the Development Standards described in this Exhibit “C”, shall be processed as a zoning ordinance amendment unless the change a. is defined as a “Minor Amendment” as described in Section I.D.2, b. is approved pursuant to City Council approval of a Site Plan, or c. is approved as part of City Council approval of a subdivision plat.


4. No other development, Project, or portion of a Project, or use is authorized for construction or development on this Property unless the development complies with the Concept Plan, as it may be amended from time to time.

C. Development Density

1. The density of the Project shall be in accordance with the density set out in Exhibit “D” (“Density Analysis”) attached to this Ordinance.

2. The total LUEs allowed for the Project may not exceed the total specified in Exhibit “D”.

D. Concept/Site Plan and/or Subdivision Plat Approval

1. Concept and Site Plans shall be required to comply with the City’s current adopted Concept Plan and Site Plan procedures, as may be amended or re-codified from time to time. Site Plans shall require approval of the City Council. “Major Amendments” and “Minor Amendments” shall comply with the criteria of the adopted procedure. (Concept plan and Site Plan Review Procedure, Sections 1101-1119, Appendix B, Code of Ordinances). Subdivision Plats shall be required to comply with the City’s current adopted Subdivision Regulations, as may be amended or re-codified from time to time. (Subdivision Regulations, Sections 801-899, Appendix B, Code of Ordinances).

2. In addition to the information in the City of Marble Falls Code of Ordinances, the following information shall be submitted as part of the Site Plan or Plat application in order to verify and confirm compliance with the Requirements. a. Exhibit depicting any and all open space, park land, water features, trails,

green space or other property or areas intended to be dedicated to the City which have not been previously dedicated or conveyed to the City. Formal acceptance by the City Council of any such proposed dedication shall be required.

b. Exhibit depicting any and all open space, park land, water features, trails, green space or other property or areas intended to be accessible by the public but shall be owned and maintained by a Property Owners’ Association.

c. Exhibit identifying critical environmental features, if any, and protection plan for such features.

d. Tree survey and preservation plan including method of compliance with Section II.G of these standards for the Site Plan Area.

e. The Developer shall submit a Traffic Impact Analysis for the entire Project prior to any Site Plan or Plat approvals.

f. At the time that a Site Plan application is submitted for approval, the Developer shall submit building footprints and elevations for non-residential uses, landscape plans, and lighting plans that demonstrate compliance with the Requirements.

h. Drainage and water quality information sufficient to demonstrate compliance with water quality treatment and storm water detention performance standards as required by the City’s Code of Ordinances. Notwithstanding


any language herein to the contrary the amount of impervious cover authorized by this Ordinance is subject to and contingent on the Project meeting or exceeding the water quality treatment and storm water detention requirements.

E. Homeowners Association/Property Owners Association (HOA/POA)

1. In the event that the Project will encompass either common open space or other

improvements which are not intended to be dedicated to the City for public use, such as private streets, a private recreation facility, landscaped entry features or water quality structures, a property owners’ or homeowners’ agreement must be submitted to and approved by the City Manager, or his designee and made a part of the Final Plat documents. a. The Conditions, Covenants and Restrictions (CCRs) and the association

documents, including the articles of incorporation and association bylaws, shall be submitted to the City for review along with the preliminary plat application, and shall be filed of record with the Burnet County Clerk at the time of final plat approval in order to ensure that there is an entity in place for long-term maintenance of these improvements and compliance with the requirements of this Ordinance.

b. Said documents must, at a minimum, include provisions which allow the City, at its discretion, to take over the maintenance of common property, including but not limited to private streets and private recreation facilities, using association funds, if such action becomes necessary due to nonperformance or inaction by the association or if the association goes defunct.

c. Provisions shall also be included which would, in the latter instance, convey ownership of the private streets, if any, and all other common areas to the City, and which would allow the City to remove any improvements or amenities from the common areas and sell any buildable land area, as residential lots, to recoup the City’s expenses for maintenance or demolition of the improvements. i. Any monies that remain after the City has recovered all of its expenses

shall be retained for future maintenance or upgrading of the streets, common areas, if any remain, screening walls, or other improvements within the subdivision.

ii. These provisions are not intended to allow the City to profit in any way from taking over the association’s responsibilities or funds; they are only intended to allow the City to recoup its actual incurred expenses so that the general public and the taxpayers of the City, do not have to bear these costs.

2. Membership. a. A property owners’ or homeowners’ association shall be an incorporated

nonprofit organization operating under recorded CCRs through which: i. Each lot owner within the described land area is automatically a

mandatory member; and


ii. Each lot is automatically subject to a charge for a proportionate share of the expenses for the property owners’ or homeowners’ association activities, such as maintenance of common open spaces or private streets, and the provision and upkeep of common recreational facilities.

3. Legal Requirements. a. In order to assure the establishment of a proper property owners’ or

homeowners’ association, including its financing, and the rights and responsibilities of the property or home owners in relation to the use, management and ownership of common property, the subdivision plat, dedication documents, covenants, and other recorded legal agreements must: i. Legally create an automatic membership, nonprofit property owners’ or

homeowners’ association; ii. Place title to the common property in the property owners’ or

homeowners’ association, or give definite assurance that it automatically will be so placed within a reasonable, definite time;

iii. Appropriately limit the uses of the common property; iv. Give each lot owner the right to the use and enjoyment of the common

property; v. Place responsibility for operation and maintenance of the common

property in the property owners’ or homeowners’ association; vi. Place an association charge on each lot in a manner which will both

assure sufficient funds for maintenance and operations (if any) of lands and/or facilities under the ownership and responsibility of the association, and which will provide adequate safeguards for the lot owners against undesirable high charges;

vii. Give each lot owner voting rights in the association; and viii. Any governmental authority or agency, including, but not limited to the

City and their agents, and employees, shall have the right of immediate access to the common elements at all times if necessary for the preservation of public health, safety and welfare. Should the property owners’ or homeowners’ association fail to maintain the common elements to the Requirements for an unreasonable time, not to exceed ninety (90) days after written request to do so, then the City shall have the same right, power and authority to enforce the association’s rules and to levy assessments necessary to maintain the common elements as does the association. The City may elect to exercise the rights and powers of the property owners’ or homeowners’ association or its board, or to take any action required and levy any assessment that the property owners’ or homeowners’ association might have taken, either in the name of the property owners’ or homeowners’ association or otherwise, to cover the cost of maintenance, or the possible demolition, if such becomes necessary to preserve public safety or to ease maintenance burden, of any common elements.


4. Protective Covenants. a. Protective covenants shall be developed which, among other things shall

make the property owners’ or homeowners’ association responsible for: i. The maintenance and operation of all common property; ii. The enforcement of all other covenants; and iii. Compliance with the Requirements of this Ordinance.

5. The City shall not be responsible for enforcing protective covenants or deed restrictions but may take whatever enforcement action is necessary at its discretion if a violation of the Requirements occur.

6. The association may not be dissolved without the approval of the City Council. 7. Association documents shall be reviewed and approved in conjunction with Site

Plan approval or subdivision/development plat approval as applicable. No portion of the association’s documents pertaining to the maintenance of private streets and alleys, water quality or storm water drainage facilities or which are related to compliance with the Requirements, may be amended without the approval of the City Council.

G. Miscellaneous Standards Applicable to the Project.

1. Water Quality and Detention Ponds are not required to be screened if designed

with landscaping to function as a water feature with views available to ponds, plantings, trails and site furnishings. a. Concrete walls within detention ponds and water quality ponds that are

visible from the public right-of-way shall be faced with native stone that is mortared in place or dry stacked.

b. Fencing is allowed around detention ponds only if the fencing is constructed of wrought iron or tubular steel or other similar product. Chain link fencing is not allowed.

2. Commercial and multi-family landscaping requirements applicable to the Project or to a Phase shall be provided in accordance with Sections II.F and Section II.G herein and with the City of Marble Falls landscape ordinance. a. To the extent that any of the Development Standards herein conflict with the

adopted landscape ordinance, the more restrictive requirement shall control.

3. Interconnected parking lots and/or drive aisles shall be required between all nonresidential properties located on US Highway 281, FM 2147, or collector level City streets within Parcels “A”-“E”. Demonstration of this design element is required in conjunction with the Site Plan approval process. a. Drive isles or parking areas shall be constructed and extended to the

property line of individual developments with the Roper Ranch at Marble Falls PDD. Design and construction shall be required to be executed with good construction practices so that grades, infrastructure, paving, and associated improvements provide for interconnectivity and each development participating in their share of a sound and safe access and vehicle maneuverability.


b. These interconnected drive aisles and parking areas shall be encompassed within a mutual access easement at the time of platting or Site plan as applicable.

c. Driveway cuts referenced in the Concept Plan are conceptual only and are not approved in conjunction with this Ordinance. Interconnected drive aisles shall be utilized to reduce the number of driveway cuts to the extent possible.

4. Roper Ranch at Marble Falls will comply with the Conceptual Utility Plan, Exhibit “B-4”. a. Deviations from the Conceptual Utility Plan will be allowed as authorized by

the City in conjunction with Site Plan and/or platting approval. 5. Sections and/or areas identified on the Final Plat designated/developed as

single-family residential will not be authorized for any non-residential primary or accessory uses, such as a small business open to the public, parking related to non-residential use activity(s), or other non-residential use other than those uses allowed in “Exhibit E – Land Use Table” specific to this PDD. As a single-family residential neighborhood, all within properties must maintain and preserve residential characteristics at all times. a. This restriction will be further defined through associated POA/HOA

documentation. 6. For purposes of this Ordinance, the Concept Plan means and includes the

general development plan laid out on Exhibit “B” attached hereto. a. The approval of the location of all lots will be approved as part of future City

approvals associated with Site Plan approval, Construction Plat approval or Final Plat approval as applicable.

b. The City’s Subdivision Ordinance, except as expressly modified herein with regard to lot sizes, shall control the configuration, location and concentration of lots within the Project and approval of the configuration, location and concentration of the single-family lots will occur within the City’s ordinary process for subdivision and plat approval.

c. The actual number of lots that can be developed will depend upon compliance with the configuration, location, concentration and other regulations contained within the Subdivision Ordinance and the maximum number of Living Unit Equivalents (LUEs) allowed for the project within Exhibit “D”.

7. Any trail, park or open space included within the Project may be offered to the City for public use through a conveyance or through dedication, and if accepted by the City, will be maintained by the City. However, any open space or park areas that include water quality, storm water or other similar facilities shall not be included in a public conveyance or dedication and shall be maintained by the Developer or the POA/HOA.

8. In addition to any set back requirements, commercial properties shall be screened from residential properties with landscaping, fencing, berms or a combination thereof to mitigate the impact of commercial uses from residential uses.

9. Developer shall to the extent practicable provide for a connection of Highway 281 to County Road 401 and Farm to Market Road 2147 as generally depicted in the


Concept Plan. The actual alignment of which shall be determined at Site Plan and upon approval of a driveway permit by the TxDOT and Burnet County.

10. Any parcel conveyed without a subdivision of land shall be required to obtain approval of a Development Plat prior to development of the tract.

11. Development standards described in Exhibit “D” and Exhibit “E” are intended to be included as Requirements of the Project in addition to the Development Standards set out in Exhibit “C”. Building and Structure setbacks are intended to be regulated in Exhibit “E” and parking setbacks per Table C.1 of Exhibit “C”. In the event that a conflict occurs between the Requirements set out in Exhibit “C” and a Development Standard set out in Exhibit “D”, Exhibit “E” or elsewhere within this Ordinance, the more stringent Requirement shall apply.

H. Water and Wastewater Standards.

1. Wastewater Irrigation Land/Fee - Development shall be required to convey unto

the City _____ acres of contiguous, non-parceled/non-subdivided land for the purposes of wastewater effluent irrigation or discharge; OR render to the City payment of a fee for each Living Unit Equivalent (LUE) for an equivalent of the number of LUE’s proposed for preliminary/final plat, this shall be known as the Wastewater Irrigation LUE Fee. The Fee for LUEs due shall be of an equivalent of the amount of LUEs described in Exhibit “D” (Density Analysis Table) of the PDD. This fee shall be paid to the City at the time preliminary plat is submitted for the number of lots proposed to be platted within each phase of the development. a. The irrigatable land required shall be minimum of _____ acres. b. The Wastewater LUE Fee is calculated and shall be as follows:

XXXXX Acres x $18,000 = YYYYYYY YYYYYYY/ 1940 LUEs = ZZZZZZZZ Wastewater Irrigation Fee per LUE

2. Water storage - At such time 400 Living Unit Equivalents (LUEs) have been final platted/developed/utilized within the project funds shall be paid to the City to initiate design of a Water Tower/Tank on the property depicted in the PDD Master and Utility Plan. At such time 500 Living Unit Equivalents (LUEs) have been final platted/developed/utilized within the project, funds shall be paid to the City to begin construction of a Water Tower/Tank within the development. Subject to City approval, the developer may request to remove this requirement if prior to reaching the specified LUEs, alternative utility infrastructure becomes available that would address the utility requirements of this project. The City also reserves the right to utilize the funds for any system improvements or alternatives that achieve meeting the utility needs of the development.

I. Public Property Conveyance Requirements.

1. Development shall convey unto the City a minimum of 2 acre(s) of land in fee for

a future Fire Station/municipal public use. The conveyance shall be required to be presented and closed upon by the City prior to the City’s approval of a Final Plat for any phase of development.


2. Development shall convey unto the City a minimum of 1 acre(s) of land in fee for a future water storage site. The conveyance shall be required to be presented and closed upon by the City prior to the City’s approval of a Final Plat for any phase of development.

3. The City reserves the right to drill a public well on any land(s) or easements conveyed to the City whether by plat or separate instrument for public water supply within the development. Any vertical collection, storage, treatment, and/or distribution components of such well shall be screened and buffered in accordance with Section II. H. Buffering and Screening Compatibility Design Goals, Guidelines, and Standards.

4. The City reserves the right to irrigate or discharge wastewater effluent on any land(s) or easements conveyed to the City whether by plat or separate instrument within the development.

II. Development Standards for Commercial Development A. Applicability

1. This section applies to all nonresidential property (to include those properties

classified as “Civic” and “Industrial” as identified in Exhibit “E”). 2. Each phase of development shall comply with the requirements of this Ordinance

as such phase is developed. a. The portion left for subsequent phases shall remain of developable size and

quality. b. No building permit shall be issued for a subsequent phase of a project until

all requirements of this Ordinance have been met in the preceding phase. 3. In addition to the Development Standards and other requirements of this

Ordinance, Specific Design Goals, Guidelines, and Standards shall apply to all commercial development within the Roper Ranch PDD. Developer shall demonstrate with each Site Plan application for a particular phase of the Project that the development of the phase is consistent with and meets the Design Goals applicable to the phase, that one or more of the guidelines have been achieved and that the specific Development Standards/Requirements have been met or exceeded (in addition to the other Requirements of the Ordinance).

4. Definitions a. Public Realm: That area that includes roads, streets, sidewalks, and edges

of a project or development outside the property line that the general public will travel past and obtain a first impression from a visual and aesthetics stand point. i. Maintenance of landscaping and site improvements from the street to

the property line is the property owner’s responsibility. ii. Maintenance of public infrastructure accepted by the City is

responsibility of the municipality. b. Semi Public Realm: The area between the property line and the building

façade and shared access ways.


i. These areas typically contain the primary access and circulation points, landscape areas and plazas and features that complement the development overall.

ii. The semi-public realm is private property that is visible and accessed by the general public.

c. Private Realm: Interior or rear of a property or a development that typically includes services areas or courtyards that the general public will not have access to. i. This area shall have low importance in regards to landscape,

hardscape, building materials, but will have high importance in regards to screening/buffering of service facilities especially when the project is higher/denser development than the adjacent property.

d. Architectural Features: Elements, components, and unique details that together form the architectural style of a structure.

e. Compatibility Buffer: An area that provides the necessary elements of distance, mass, and density, needed to mitigate impacts from noise, light, glare, and other disturbances from one property to another.

B. Streetscape Design Goals, Guidelines, and Standards – The Public Realm

1. Goals a. Establish a vision for the southern US Highway 281 Corridor. b. Develop a distinct identity and street character for the public realm. c. Improve both mobility choices and community character. d. Respect design objectives for safety, efficiency, multimodal transportation,

capacity, and maintenance. e. Integrate community objectives and values relating to compatibility,

livability, sense of place and urban design into the public realm roadway. 2. Guidelines

a. The Texas Department of Transportation (TXDOT) has adopted “Designing Walkable Urban Thoroughfares: A Context Sensitive Approach” (RP-036A), as an appropriate design manual and will be encouraged to implement the recommendations in Marble Falls.

b. The Roper Ranch PDD approves and endorses “Designing Walkable Urban Thoroughfares: A Context Sensitive Approach” (RP-036A), as the design manual for use in the Roper Ranch PDD.

c. Accommodations for pedestrians should encourage the mixing of transportation modes in a safe and efficient manner.

d. General features i. Target speed of thirty-five (35 mph) miles per hour. ii. Pedestrian scaled lighting. iii. Landscaped median controlled access points.


3. Alternative Standards a. Appropriate Street Configuration

i. Cross-Section based upon Figure 6.17 – p. 92 of Texas Department of Transportation (TXDOT) adopted manual: “Designing Walkable Urban Thoroughfares: A Context Sensitive Approach” (RP- 036A) (consistent with the copyrighted 2010 publication date).

ii. Schematic based upon Figure 6.19 – p. 93 of Texas Department of Transportation (TXDOT) adopted manual: “Designing Walkable Urban Thoroughfares: A Context Sensitive Approach” (RP- 036A) (consistent with the copyrighted 2010 publication date).

b. Refer to the Texas Department of Transportation (TXDOT) adopted manual: “Designing Walkable Urban Thoroughfares: A Context Sensitive Approach” (RP-036A), for additional standard requirements. i. All additional design standards shall be consistent with the objectives,

concepts, exhibits, tables, figures, etc. of the above referenced TXDoT adopted manual as of the copyrighted 2010 publication date.

c. Sidewalks i. Sidewalks shall be constructed along public streets and

private/interconnected access drives within The Roper Ranch PDD consistent with the standards described below.

ii. Sidewalks will be installed by the developer at the time of subdivision or development plat improvements for public streets and site plan construction for private/interconnected drive access drives.

iii. A six (6’) foot sidewalk shall be placed at the property line with a minimum three (3’) foot landscaped buffer strip behind the back of curb and incompliance with TDLR regulations for ADA.

iv. The appearance of a sidewalk (scoring pattern or special paving) shall be maintained across driveways and alley access points if and when utilized.

v. Provide marked crosswalks at all legs of the intersection. C. Streetscape Design Goals, Guidelines, and Standards – The Semi-Public Realm

1. Goals

a. Integrate community objectives and values relating to compatibility, livability, sense of place and urban design into the semi-public realm.

b. Develop a distinct identity and character for the semi-public realm. 2. Guidelines

a. Respect and maintain the natural topography on a site through sensitive site organization and minimizing land disturbance. i. Layout of new development should follow and respect the natural

topography of the site to the maximum extent possible. ii. Over-lot grading to create a large level lot or site is strongly

discouraged.


iii. Extensive grading or unusual site improvements (e.g. large retaining walls) to force a preconceived design onto a particular piece of property is strongly discouraged.

iv. Berms, channels, swales, and similar man-made changes to the landscape should be designed and graded to be an integral part of the natural landscape and to provide a smooth transition in changes of slope.

b. New development and related open space should be designed to facilitate principles of Crime Prevention Through Environmental Design (CPTED). CPTED strategies include natural territorial reinforcement, natural surveillance, natural access control, maintenance and activity support. i. Natural Surveillance – People are less likely to commit a crime if they

think someone will see them do it. Lighting, landscaping, and building transparency can play large roles in maximizing natural surveillance.

ii. Natural Access Control – Aim to direct the flow of people to minimize the opportunity for crime. Rather than rely strictly on keeping intruders out with fences, etc., the design of walkways, signs, and building design play important roles in this.

iii. Territorial Reinforcement - Clearly distinguishing public spaces from private spaces can enhance the public’s perceived proprietorship on a space. Physical design elements such as pavement treatment, landscaping, and signage can provide this reinforcement.

iv. Maintenance – If one broken window or nuisance is allowed to exist, more will likely follow. Maintenance codes and private covenants can provide beneficial safeguards against such issues.

c. Clustering of buildings in larger master planned and multiple building projects is strongly encouraged.

d. The primary façade and pedestrian entrance of a building should be oriented towards the public right-of-way when not facing an internal street or plaza. i. One main building entrance should open directly onto a connecting

walkway with pedestrian frontage. ii. Sides of a principal building facing a public street should have one or

more customer entrances. e. Encourage semi-public pedestrian walkable/sitting areas as part of the

building placement and design. i. Commercial buildings should be placed in a way that creates plazas

and pedestrian gathering areas that are large enough to buffer pedestrians from traffic and circulation areas.

ii. Pedestrian areas and plazas should be aggregated, and not distributed in low impact areas such as building peripheries, areas behind structures, or where they are barely visible.

iii. Pedestrian areas and plazas shall be oriented to views of activities, architectural features, landmarks or distinctive natural land forms wherever possible.


3. Standards a. Parking Screening Standards:

i. ALL BUILDING SETBACKS ARE DETERMINED BY REFERENCE TO EXHIBIT “E” – LAND USE AND STANDARDS TABLE.

ii. AFTER DETERMINING THE REQUIRED BUILDING SETBACKS AND PARKING PLACEMENT REFER TO TABLE C.1 BELOW FOR MINIMUM REQUIRED STREET FRONTAGE PARKING SCREENING

TABLE C.1 IF - Front Setback Line Location IS

IF - Minimum Side Setback Line IS**

IF - Rear Setback Line IS**

IF - Parking Placement IS

THEN - Street Frontage Parking Screening SHALL BE

Ten (10’) feet from the property line or at the

Fifty (50') feet adjacent to Residential District


Sides or rear of building only

N/A

Ten (10') feet to sixty (60’) feet from the property line



Front, sides, or rear of building. Front parking limited to one (1) row

*A three (3’) foot evergreen hedge or a three (3’) foot masonry wall

Greater than sixty (60') feet from the property line



Front, sides, or rear of building

*A three (3’) foot evergreen hedge, located on the outside of a four (4’) foot masonry wall

*The evergreen hedge is in addition to other required landscaping (see Section F - Landscape Design Goals, Guidelines, and Standards), and the use of native and adaptive plants is required – refer to City of Marble Falls Approved Plants and Trees list. **If no Residential Zoning District is adjacent, follow regular zoning setback requirements.

b. Internal Walkway Standards

i. Internal walkways extending the full length of a building must be provided along all façades or walls featuring a customer entrance and along all façades abutting public parking areas.

ii. Internal walkways must be placed at least six (6’) feet or more from the façade or wall along at least thirty (30%) percent of its length, to provide beds for foundation landscaping, outdoor seating and patios, and building articulation. Public walkways are not required in service areas.

iii. Connecting walkways, at least six (6’) feet wide, must link sidewalks with building entries through parking areas, all points in the development, and buildings on adjacent parcels. Circulation patterns must be as obvious and simple as possible. All likely pedestrian routes must be considered in the design phase of a development to prevent shortcuts through parking and landscape areas.


iv. An internal pedestrian walkway at least six (6’) feet wide must be provided from the perimeter public sidewalk to the primary public entrance.

v. Internal pedestrian walkways must be distinguished from driving surfaces by textured pavement, to emphasize conflict points and enhance pedestrian safety.

c. Large Development Standards i. Large Developments are defined as developments on sites five (5)

acres or greater. Large Developments are further defined as those developments also meeting any of the following conditions: (A.) Developments consisting of multiple lots, tracts, or parcels that

are platted in the same plat totaling an area of five (5) acres or greater;

(B.) Those lots, tracts, or parcels that share parking lots or common drive isles that total an area of five (5) acres or greater;

(C.) Those lots, tracts, or parcels that share required development components or elements across lot lines.

ii. Commercial buildings must be oriented to promote views through and into each commercial development.

iii. In shopping and commercial centers, and developments with multiple buildings, buildings shall be oriented towards either the perimeter streets, or an internal drive or road network that recreates an internal street system, rather than orientation only to internal parking lots.

iv. Each large development shall designate a primary vehicular entrance that must include one or more signature elements. A signature element may include but is not limited to: (A.) Public art, with a theme unrelated to the primary use(s) of the

site. (B.) Water feature, such as a water fountain or waterfall. (C.) Clock or bell tower.

v. Retention and detention ponds must be designed to appear natural. (A.) Metal decorative fences may be used to fence natural designed

water bodies and retention basins. (B.) Natural and manmade water bodies at least twenty-thousand

(20,000) square feet placed next to a public right-of-way must be integrated into the overall design of a project in one of the following ways: (1.) Provide a walkway at least six (6’) feet wide, with native

canopy trees at a minimum spacing of thirty-five (35’) feet on center.

(2.) Provide a plaza or courtyard at least two hundred (200) square feet with shaded benches or picnic tables next to the water body.


D. Building Design Goals, Guidelines, and Standards

1. Goals a. Guide the placement, size, arrangement and fenestration of buildings. b. Encourage a walkable, pedestrian friendly environment that is devoid of

large, unoccupied spaces. c. Create a sense of enclosure within Roper Ranch PDD so that drivers

realize they are entering a unique place. d. Require residential/commercial use compatibility. e. Maximize building density per lot and encourage mixed use options.

2. Guidelines a. Minimize, when feasible, the use of strip center building placement

orientation. b. Encourage the use of multi-story commercial buildings at minimum front

setback line placement. c. Recognize the importance of solar orientation in the layout of the

development proposals. i. When building orientation to the east and west is unavoidable,

landscaping, canopies, arcades, roof overhangs, or similar features should be used to shade facades and walls that face the morning or afternoon sun.

3. Standards a. For all commercial development within one hundred feet of any residential

district the maximum building height is as follows: i. Starting at the fifty (50’) foot rear setback line, any building thirty (30’)

feet in height may add additional building height at a ratio of one-to-two (one foot of additional building height for every two feet of additional horizontal distance from the minimum fifty (50’) foot rear setback line).

ii. The building height transition requirement ends one hundred and fifty (150’) feet from the residential district property line. Full building height will be allowed at that point per district zoning standards.

4. Building Height Limits - Refer to Exhibit “E” Applicability of Height – Mechanical penthouses and/or roof mounted equipment are not subject to height limitations within Parcels A-D, unless limited by current fire and building codes and equipment.

E. Parking and Access Design Goals, Guidelines, and Standards

1. Goals

a. Design parking lots that are functionally adequate for their use and aesthetically pleasing with pedestrian safety in mind.

b. Encourage cooperation among local businesses to promote and develop shared parking and access.


c. Eliminate barriers separating commercial properties in favor of pedestrian walkways between parking lots and adjacent businesses.

2. Surface Parking a. Guidelines

i. Surface parking should be located to the side or rear of buildings and screened from streets and sidewalks when possible.

ii. Front parking should be limited to one parking aisle with a twenty-four (24’) foot access drive aisle /fire lane that separates it from the building.

iii. Minimize access points off US Highway 281 that coordinate with TXDOT access management standards.

iv. Allow for on street parking credit when street widths allow the arrangement.

v. Refer to Section F: Landscape Design Goals, Guidelines, and Standards for all perimeter and interior parking lot landscape requirements.

b. Standards i. Large parking lots must be segmented into smaller lots with no more

than one hundred-fifty (150) parking spaces, delineated/divided by minimum fifteen (15’) foot wide landscaped islands or drive aisles.

ii. Parking stops are required on all parking stalls. iii. Landscape islands shall be placed at the ends of all parking rows. iv. Parking landscape Islands are required per the following standards:

Interior Landscape Parking Island Requirements, Table 1, E.2. Single Landscape Island Requirements (Minimum150 Square Feet in Area)

One (1) Single Landscape Island (Interior or Exterior) For Each Ten (10) Parking Spaces.

Double Landscape Island Requirements (Minimum 300 Square Feet in Area)

Two (2) Double Landscape Islands (Interior or Exterior) For Each Double Row of Fifteen (15) Parking Spaces (Thirty (30) Parking Spaces Total).

v. Required parking will meet the standards set in the City of Marble Falls

Off-street Parking and Loading Requirements, in the Marble Falls Code of Ordinances, with up to a ten (10%) percent reduction in spaces required at the discretion of the Director and with specific approval. The On-Street Parking Credit will be allowed only when the street profile specifically accommodates on street parking.

vi. Up to an additional five (5%) percent reduction in the parking requirements will be allowed at the discretion of the Director and with specific approval for developments that include approved bio-retention techniques as part of their site design.

vii. Street frontage parking shall be screened from the street. viii. No off-street loading areas shall not be located between the building

and the public street.


3. Structured Parking (Parking Garages) a. Guidelines – Reserved b. Standards – Reserved

4. Commercial Parking Area Lighting a. Guidelines

i. Parking areas should have lighting capable of providing adequate illumination for security and safety while minimizing spillover lighting to adjacent residential districts.

ii. Lighting should be installed so as not to cause a nuisance or light trespass to adjoining properties.

iii. Lighting for all parking areas should be appropriate in function and scale for both the pedestrian and vehicular traffic.

iv. Lighting should be in scale with the height and use of the associated structure.

b. Standards i. Maximum height of commercial lighting and pole shall be twenty-five

(25’) feet. ii. Commercial light poles within fifty (50’) feet of residential property shall

be bollard style not exceeding four (4’) feet in height. iii. Minimum lighting of 0.2-foot candle for public parking lights is required,

with the average lighting being 0.8-foot candle. iv. All site lighting must be designed and installed so that the level of

illumination measured in foot candles at a height of five (5’) feet at the property line of an adjacent residential property does not exceed two-tenths (0.2) foot candles. Said standards will be measured using an approved light meter.

v. Full cutoff and fully shielded commercial lighting fixtures are required consistent with Dark Sky preservation.

vi. All commercial lighting will be encased to reduce glare. vii. Unshielded, ‘Box’ or ‘cobra’ style commercial lighting is prohibited viii. Upward facing lighting is prohibited.

5. Dumpster Location a. Guidelines

i. All dumpsters should be located in the rear area of commercial sites with consideration for residential compatibility incorporated.

ii. Shared location of individual dumpsters is encouraged. b. Standards

i. All dumpsters shall be entirely screened by an eight-foot (8’) enclosure with exterior finish materials compatible with the exterior finish materials of the building and with a metal frame opaque gate.

ii. The approved gate shall be orientated away from all street frontages. iii. Dumpsters located on the sides of buildings fronting roads, streets, or

public access points must meet the landscaped buffer requirements noted in this section.


(A.) Any dumpster location visible from a public road, street, or public access point shall require a landscaped buffer in addition to the screening masonry enclosure.

(B.) The landscaped buffer will be composed of evergreen shrubs and will be placed along all sides of the enclosure visible from the streets.

(C.) The dumpster location screening material will be composed of five (5) gallon individual evergreen shrubs placed at thirty-six (36”) inches on center to create a hedge design/pattern.

(D.) Dumpster screening requirements are in addition to the required landscaping as set forth in Section F Landscape Design Goals, Guidelines, and Standards.

F. Commercial Landscape Design Goals, Guidelines, and Standards

1. Goals

a. Develop public spaces and semipublic spaces that are pedestrian friendly, environmentally responsible and aesthetically pleasing.

b. Utilize landscaping material to enhance the value and character of the entire community.

c. Utilize plantings to shade parking areas and west facing elements to minimize heat island effect and energy consumption

d. Organize and utilize landscape materials that support the security ideas from CPTED.

e. Minimize potable water usage for landscaping irrigation with bioretention, rainwater harvesting and other similar means.

2. General Guidelines a. The use of Central Texas native plant and landscaping materials that are

consistent with the building placement, style and façade is encouraged. Refer to City of Marble Falls Approved Plants and Trees List.

b. The fronts of buildings and sidewalks should contain landscape plantings to create a green space buffer from drive isles, access points, parking, and fire lane areas.

c. Storm water drainage and detention through the use of bio-swales, percolation or other accepted methods for landscape irrigation is encouraged.

d. Exterior planting areas should be designed to allow storm water to collect and percolate when feasible.

3. General Standards a. Landscape Plan Required

i. The submittal of a Landscape Plan prepared and submitted by a licensed Landscape Architect, Certified Nursery Professional, or Certified Master Gardner, for review and approval is required with submittal of a Site Plan.


ii. The design professional preparing the Landscape Plan shall certify material installation is in compliance and conformance with the approved Landscaping Plan prior to the issuance of a Certificate of Occupancy for the property.

iii. The submittal of a tree survey shall be included as part of the submitted Landscape Plan.

iv. The owner or developer shall file with the Director of Planning and Development a Landscape Plan containing the information required by this division. The Landscape Plan shall be filed along with the Construction Plan package at time of Preliminary Plat, Development Plat or in conjunction with each Site Plan application as applicable,

v. The required Landscaped Plan shall contain the following: (A.) The location, quantity, size, common name, and / or scientific

name of all existing trees on the site; (B.) The location, size, and common name of each tree, shrub, and

grass planting proposed to comply with this section; (C.) An irrigation system designed by a certified landscape irrigation

professional that incorporates water saving materials and technology.

(D.) Such additional information as may be requested by the City to verify compliance with this section.

vi. Persons wishing to utilize special or unusual arrangements of plants and other landscaping materials as part of an overall site design theme shall prepare an alternative Landscaping Plan including information supporting the need for an alternative plan.

vii. The City shall review all landscaping and Landscaping Plans for compliance with this section.

viii. Landscaping shall be completed in accordance with the Landscape Plan approved by the City.

b. Installation certification and/or final inspection by the City is required prior to the issuance of a Certificate of Occupancy.

c. In the event placement of landscaping materials is not practicable within the time specified in the plan, the City may grant an extension. Landscape installation extensions will require appropriate financial security.

d. The use of Native and Adaptive Plants is required, as currently adopted within the City of Marble Falls Approved Plants and Trees List.

e. The owner of a lot or building shall place and maintain landscaping in compliance with this section and other regulations as related to visibility, access and public safety.

f. Landscaping (trees and shrubs) requirements will be based on the sum of the lot frontage requirements and parking space requirements, as well as perimeter parking and other screening as required. When calculating landscape requirements, all decimal values shall be rounded up.


g. A minimum of one-half of the total number of trees required shall be canopy trees, and the remainder may be either canopy or non-canopy trees. i. CANOPY TREES shall mean those species whose mature crown

height is twenty (20’) feet or more. ii. NON-CANOPY TREES shall mean those species whose mature

crown height is less than twenty (20’) feet. h. Other groundcover. Complete coverage by native and adapted grasses,

groundcovers, or nonvegetative groundcovers approved by the City, is required in those areas not covered by trees, shrubs, pavement or other improvements.

i. Where development occurs in phases on parts of lots or tracts, lot frontages along streets or access ways will be used for frontage calculations.

j. Existing landscaping that otherwise complies with this section may be used to satisfy portions of the minimum requirements of this ordinance.

k. Landscaping placed in the public right-of-way may count towards the minimum requirements of this ordinance subject to approval of a License to Encroach by the City and, as necessary, in right-of-way controlled by the state, the approval of the Texas Department of Transportation. This landscaping shall be maintained by the landowner and/or tenant of the abutting property consistent with the City Property Maintenance regulations.

l. No large canopy trees shall be planted directly under overhead utility lines that are present or proposed. No landscape materials shall be placed within public utility easements without the approval of the City.

4. Lot Frontage Landscaping Requirements a. The lot frontage landscaping requirements shall be determined as follows:

Landscaping Requirements Based on Lot Frontage, TABLE 1, F.2. Number of Lot Lines Abutting A Public Right-Of Way

1 2 3 4+

*Tree Requirements Minimum 50% Canopy Trees & 50% Non-Canopy

Total of Lot Line Footage Divided By 25 Equals Tree Requirement




*Shrub Requirements Total of Lot Line Footage Divided By 10

Total of Lot Line Footage Divided By 10



*The Use of Native and Adaptive Plants Is Required – Refer to City of Marble Falls Approved Plants and Trees list.

5. Parking Space Landscaping Requirements

a. The parking space landscaping requirements shall be determined as follows: The number of trees required shall be calculated by dividing the required parking spaces by ten (10).


Landscaping Requirements Based on Required Parking Spaces, TABLE 2, F.2. *Tree Requirements One (1) Canopy Tree for Each Ten (10) Parking

Spaces Required by This Ordinance

*Shrub Requirements One (1) Shrub or Ornamental Grass for Each Ten (10) Parking Spaces Required by This Ordinance

*The Use of Native and Adaptive Plants Is Required – Refer to City of Marble Falls Approved Plants and Trees list.

3. Parking Lot Landscaping Perimeter Screening

a. Guidelines i. Perimeter screening and other planting areas should be designed to

allow storm water to collect and percolate for irrigation purposes when feasible.

ii. The use of landscaped areas for bio-retention purposes is strongly encouraged.

iii. Utilize natural and manmade structures to provide separation of different use areas to enhance basic public safety.

b. Standards i. Perimeter screening separating vehicular parking from street view is

required. ii. Perimeter screening landscaping material will be composed of

individual five (5) gallon evergreen plants placed at thirty-six (36”) inches on center to create a hedge pattern/design. Reference City of Marble Falls adopted Approved Plants and Trees list.

iii. Perimeter screening landscape materials may be of a deciduous species when combined with a masonry screening wall a minimum of four (4’) feet in height.

iv. Perimeter screening landscape material of vehicular use areas is not included in previous landscaping requirement calculations.

4. Parking Lot Interior Landscaping Planting a. Guidelines

i. Interior planting areas (landscaped islands) should be designed to allow storm water to collect and percolate for irrigation purposes when feasible.

ii. The use of landscaped areas for bio-retention purposes is strongly encouraged.

b. Standards i. Provide interior landscaping islands based on required parking spaces

within the following Table:


Interior Parking Island Landscape Requirements, TABLE 3, F.2. Single Landscape Island Requirements** (Minimum Landscaping Requirements)

Each Single Landscape Island Will Contain One (1) Native Canopy Tree and Three (3) Individual Native Shrubs or Grasses *

Double Landscape Island Requirements** (Minimum Landscaping Requirements)

Each Double Landscape Island Will Contain One (1) Native Canopy Tree and Six (6) Individual Native Shrubs or Grasses *

*The use of native and adaptive plants is required – refer to City of Marble Falls adopted Approved Plants and Trees list. **All interior parking island landscaping requirements can be met using the landscaping materials requirements in the lot frontage and parking space requirements.

ii. All landscape islands shall be watered using a drip irrigation system or

appropriate alternative method including bio-retention systems. G. Tree Preservation

1. Tree Preservation Generally

a. These standards for tree preservation shall preside over the amended City Code for purposes of development for the build-out of the Roper Ranch at Marble Falls PDD.

b. After a phase has reached substantial completion, and new vegetation is established and existing vegetation is preserved for that phase, the City’s tree protection and preservation ordinance shall preside and control for that phase. The intent of this section is preservation of existing trees. The provision for financial compensation applies when the applicant has demonstrated substantial difficulty in preservation and replacement.

c. Streets, roadways and park space to be dedicated to the public, as shown on the Concept Plan, and proposed and approved in the detailed site plan and/or plat process shall be exempt from these preservation standards.

d. For streets and roadways this exemption shall apply to the entire right-of-way, as well as any and all easements, and any areas where water quality features and other drainage features (channels, storm sewer outfalls, etc.) will be constructed.

2. Standards a. Applicability

i. This section applies to all nonresidential development including mixed use and multifamily, during the platting, site planning and building permit review processes.

ii. In Single Family sections, the proposed building footprint and driveway area shall be exempt from these requirements.

iii. Single Family sections, development zones, or development parcels shall be exempt from providing an overall tree survey, but shall provide detailed information, such as a tree inventory, regarding existing trees to be removed/replaced at the time application is made for building permitting upon individual lots.


b. Protected Trees i. Trees identified for preservation within this section shall be referred to

as “Protected Trees” herein. ii. Native species to be preserved (protected tree species) shall include

Texas Ash, Bald Cypress, American Elm, Cedar Elm, Texas Madrone, Bigtooth Maple, Pecan, Arizona Walnut, and Eastern Black Walnut, and all Oak Trees.

iii. All protected tree species over twelve inches (12”) in diameter measured at a point 4.5 foot above the ground (DBH) shall be designated within the Roper Ranch at Marble Falls PDD as Protected Trees.

iv. Trees that are dead, diseased, or determined to be a safety hazard as determined by the Director or their designee are exempt from this requirement.

c. Tree Preservation i. Certain areas of the parcel proposed for development may be

designated as no‐cut zones on the tree survey. These areas are not required to be surveyed and shall not factor into the minimum preservation percentages and mitigation requirements, provided no trees are removed.

d. Tree Replacement i. When Protected Trees are removed, tree replacement shall be

required and a Tree Replacement Plan submitted to the City for approval.

ii. Protected Trees to be removed shall be replaced as required in the tree replacement schedule below: (A) Replacement trees must be a minimum of three inches (3”)

caliper and identified as a Shade Tree on the City of Marble Falls adopted Approved Plants and Trees list.

(B) Fifty percent (50%) of the inches removed must be replaced. iii. Each replacement tree shall be planted in the same subdivision or

development from which the tree was removed. iv. In the event that there is not a suitable location for the replacement

tree(s) on the same site, as determined and approved by the City Manager or designee, or if the City Manager or designee determines that replacement trees are unable to survive on the site based on information submitted, the owner of the site will be allowed to plant trees on public property according to the tree replacement schedule provided in paragraph II.G.3.e below, as approved by the City Manager or designee. (A) Should there be no suitable location on public property for

replacement trees, the Developer of the site shall pay a fee of one hundred dollars ($100) per inch removed to the City, which shall be used towards the planting, replacement, and/or preservation of trees on public property.


e. Tree Credits i. Existing trees with diameters of two inches (2”) DBH or greater located

on site may be credited toward the replacement trees required under this Section.

ii. Replacement tree requirements may be reduced specific to the total caliper required for replacement by one inch (1”) for every four inches (4”) of existing trees on-site. (Ex: Eight inch (8”) existing tree will reduce required tree replacement inches by two inches (2”).)

iii. Up to fifty percent (50%) of the inches to be replaced may be done through tree credits. (Ex: One hundred inches (100”) to be replaced = Maximum fifty inches (50”) caliper for tree credit allowed.)

iv. The trees selected for consideration toward the amount of replacement trees required shall be indicated on the tree survey and the Tree Replacement Plan.

v. The trees shown on the tree survey and the Tree Replacement Plan as the trees proposed for tree credits shall be protected in the same manner as a Protected Tree.

vi. The City Manager or designee will review the trees proposed for tree credits provided in the tree survey and Tree Replacement Plan and will approve or deny the use of the recommended trees as credits toward the replacement trees required. The City Manager’s review will be based on the assessed health, structure, habitat, disease, or decline of the tree.

vii. The following will not count towards Tree Credits: Undesirable Invasive plants: Chinaberry, Chinese Parasol Tree, Chinese Pistache, Chinese Tallow, Common Privet, Common Water Hyacinth, Elephant Ear, Eurasian Watermilfoil, Giant Cane, Holly Fern, Japanese Honeysuckle, Johnson Grass, Kudzu, Mimosa (Silk Tree), Nandina, Paper Mulberry, Photinia, Poison Ivy, Pyracantha, Running Bamboo, Russian Olive, Tamarisk (Salt Cedar), Tree of Heaven, Vitex, Waxleaf Ligustrum, White Mulberry, Wisteria.

H. Buffering and Screening Compatibility Design Goals, Guidelines, and Standards

1. Goals

a. Require the placement of approved screening wall and landscape buffer to maintain and control residential and commercial use compatibility.

b. Recognize basic buffer components of mass, density and distance as primary controls for compatibility buffers.

c. Protect the investment of homeowners from devaluation due to the proximity of inappropriate commercial development.

2. Screening Wall a. Guidelines

i. The height of the required screening wall is based on the lot’s commercial district zoning designation (C-1 through C-3).


b. Standards i. All commercial development shall be separated from an adjacent

residential district by a screening wall. ii. All screening walls shall be constructed of a natural masonry material

(stone, brick, decorative block, or cut concrete). iii. All screening walls for new construction shall be constructed at the

time of the commercial development by the developer. iv. Development of only a portion of a commercial tract shall not remove

the requirements to construct the required screening wall as required by this section.

v. All screening walls for major redevelopment construction shall be constructed at the time of the commercial redevelopment by the developer.

vi. All screening walls shall be constructed on the property line separating the commercial zone from the residential district.

vii. All C-1 commercial districts shall be separated from an adjacent residential district by a six (6’) foot masonry wall.

viii. All C-3 commercial districts shall be separated from an adjacent residential district by an eight (8’) foot masonry wall.

3. Compatibility Buffer Area a. Guidelines

i. All compatibility buffers should be composed of approved canopy trees.

ii. The width of the compatibility buffer will be based on the commercial zoning district of the lot (C-1 through C-3).

b. Standards i. All commercial development shall be separated from an adjacent

residential district by a compatibility buffer.

Screening Wall and Landscape Compatibility Buffer Requirements, Table 1, H.3. **** Commercial Zoning District

C-1 C-3 Screening Wall Height Requirements

Six (6’) Masonry Wall* Eight (8’) Foot Masonry Wall*

Landscape Buffer Width Requirement

Ten (10’) Feet in Width Twenty (20’) Feet in Width

Landscape Requirement

One (1) Row Shade Trees** Placed Every Thirty-Five (35’) Feet on Center for The Entire Length of the Compatibility Buffer Frontage***

Two (2) Staggered Rows Shade Trees** Placed Every Thirty-Five (35’) Feet on Center for The Entire Length of the Compatibility Buffer Frontage***

*The use of natural masonry materials (stone, brick, decorative block, or cut concrete) is required for all screening walls. **All landscape buffers will be composed of native shade trees only – refer to City of Marble Falls adopted Approved Plants and Trees List. ***Compatibility buffer frontage includes the total linear footage of all lot lines abutting a residential district.


****Landscape Buffer Tree Requirements Will Be Calculated Independently of All Other Landscape Requirements

4. Service Areas a. Guidelines

i. Service entrances, loading docks, waste disposal areas and similar uses should be oriented toward service drives and away from the public right-of-way and residential areas, unless adequately screened and buffered.

b. Standards i. Service entrances, loading docks, waste disposal areas and similar

uses must be screened from public streets, pedestrian gathering areas and primary entrances with fencing, walls and/or landscaping, with design compatible with the architectural theme of the host building.

ii. Service area location must be coordinated with adjacent developments wherever possible, so shared service drives can be used.

I. Architectural Treatment Design Goals, Guidelines, and Standards – Commercial

Buildings

1. Goals a. Encourage high-quality buildings that are well designed, visually interesting,

and compatible with their surroundings. b. Support active and pedestrian oriented public spaces throughout the

corridor. c. Encourage the construction of buildings that may be repurposed over time,

to insure long term value for the property owner and the community. d. Ensure that a building’s architectural design brings interest and quality of

place to the Corridor. 2. Façade

a. Guidelines i. Provide entrances that are distinct and visible from the street. ii. Utilize architectural styles and features to create distinct and unique

locations. iii. Utilize building design and improvements as the primary location

identifier. b. Standards

i. Blank walls visible to the public shall be prohibited. ii. Window and door fenestration shall have a vertical orientation and

vertical alignment between floors. iii. All commercial buildings shall have a discernible base and cap which

are clearly defined by horizontal elements along the bottom and top of the building.

iv. Variations in materials and colors can be used to achieve the above standards.


v. Architectural features are required on all elevations. vi. On the street façade, commercial buildings shall maintain a fifty

percent (50%) maximum glass to opaque façade. 3. Massing

a. Guidelines i. Variations in projections and recesses within walls are encouraged to

provide interest along building edges. ii. Changes in color, material and wall height are encouraged.

b. Standard i. The maximum length of an uninterrupted facade plane and height shall

be thirty (30) feet. ii. Building wall offsets, projections and recesses of four (4) feet, and/or

pilasters of a four (4) foot dimension shall be used to break up the mass of a single building into bays.

iii. The maximum length of an uninterrupted roof line height shall be thirty (30) feet.

iv. Building rooflines (parapets) should have a variation in height of two (2) feet minimum to provide interruption.

v. Ground floor residential units located in a commercial or mixed-use district shall be a minimum of two (2’) feet above the level of the sidewalk to increase privacy.

vi. If tilt-up construction methods are used, efforts shall be made to give the appearance of more traditional building methods. Any portion of the tilt-up wall system visually exposed in the building skin shall be subdivided in a design that coordinates with features of the building elevation design, such as window bands or lines of structure.

4. Materials a. Guidelines

i. Encourage the use of simple and durable materials. ii. Utilize colors and textures that vary by materials and placement.

b. Standards i. All exterior elevations shall be minimum ninety (90%) percent masonry

(brick or natural stone or three coat stucco). ii. Curtain wall systems may be used as part of the ninety (90%) percent

masonry standards. iii. A minimum of five (5) functional architectural features are required on

all elevations. iv. Functional architectural features may Include:

(A.) Variations in color and materials (B.) Projections and recesses (C.) Parapets (D.) Pilasters (E.) Canopies


(F.) Functional ornamentation (G.) Banding (H.) Non-functional ornamentation, such as appropriately scaled and

treated faux windows, is permitted and shall be counted as an architectural feature but shall not be utilized in excess of ten (10%) of the total elevation.

(I.) Non-functional ornamentation, such as downspouts and lighting wall packs, while permitted, shall not be included as a required architectural feature.

v. Approved primary exterior wall materials (A.) Brick (fired) (B.) Natural stone (C.) Concrete: finish shall be architectural level (D.) Glass curtain wall system (E.) Three coat stucco (scratch, brown, color coat)

vi. Appropriate Materials for Limited Accents (A.) Metal (galvanized, painted or ornamental) (B.) Concrete (pre-cast or unfinished exposed concrete) (C.) Wood (D.) Tile (E.) CMU (ground or split face only)

vii. Inappropriate Materials (A.) Applied stone (B.) Vinyl or aluminum siding (C.) Mirrored or reflective glass (on ground floor) (D.) Galvanized metal as veneer (E.) Exterior Finished Insulation Systems (EFIS)

5. Roofs a. Guidelines

i. Provide straight forward, simple roof forms free of “sculptural” or sign-like visual qualities.

ii. Flat roofs with parapet walls are encouraged. iii. Functional second stories as opposed to ornamental parapet walls are

encouraged and supported to provide alternative office and residential spaces within the corridor.

b. Standards i. Parapet (roof) walls, when used, must enclose the entire roof line of

the building, as visible from the public way. ii. False mansard roofs are prohibited. iii. Parapets or other screening shall be utilized to conceal rooftop

mechanical equipment to be shielded from public view and from


adjoining single family residential neighborhoods located within the Project.

6. Awnings and Canopies a. Guidelines

i. Canvas or other durable material is preferred. ii. Functional awnings or canopies should be considered a vital

component of pedestrian walkways. b. Standards

i. All public entrances require a minimum eight (8’) foot deep awning with a minimum ten (10’) foot span over the entrances.

ii. All canopies or awnings shall cover the entire width of the pedestrian walkway or be a minimum of eight (8’) feet in width.

iii. Plastic, fabric or other material that is glossy in nature is prohibited. iv. Internally illuminated canopies or awnings are prohibited. v. Minimum of eight (8) foot clearance between sidewalk and

awning/canopy is required. vi. No canopy or awning shall exceed thirty (30’) feet in length. vii. All canopies proposed for use as an architectural feature shall be

functional. 7. Banding and Ornamentation

a. Guidelines i. All ornamentation proposed for use as an architectural feature should

be functional. ii. Banding when used as an architectural feature should complement the

overall design of the building. b. Standards

i. Non-functional ornamentation as an architectural feature is allowed but, with the exception of faux windows, does not count as one of the five (5) required architectural features.

ii. All banding used as an architectural feature must consist of a distinct masonry element.

iii. All banding used as an architectural feature must have a minimum width of three (3”) inches and project out from the face of the elevation a minimum of three (3”) inches.

J. NOT USED

K. Lighting Design Goals, Guidelines, and Standards

1. Goals

The City’s Comprehensive Plan objective is to maintain a dark skies rural character to the development of the City.


a. Develop a lighting standard that promotes Dark Sky compliant or rated for Dark Sky preservation.

b. Develop a lighting standard that promotes residential and commercial compatibility by protecting residential interests while allowing commercial site security and safety.

2. Commercial Building Lighting a. Guidelines

i. The lighting style should be consistent with and enhance the aesthetic appeal of the project.

ii. The use of bollard style lighting is strongly encouraged. b. Standards

i. Lighting shall be installed so as not to cause a nuisance to adjoining properties.

ii. All illumination shall be shielded from adjacent properties. iii. Mounted wall packs shall be required when adjacent to residential

property and shall not be placed more than eight (8’) feet above grade. iv. Full cutoff and fully shielded commercial lighting fixtures are required. v. Unshielded commercial lighting is prohibited. vi. Building Lighting shall be from within the building vii. Up-lighting of building façades shall not be permitted. ix. Building down-lighting is permitted. x. Where other codes require security lighting for certain types of uses

that would not otherwise be permitted by these standards, the required lighting shall be considered to meet the requirements of this item.

c. Storefront Lighting i. Storefronts along streets within the Roper Ranch PDD shall have

display lighting that illuminates the interior of the storefront system. ii. In addition, lights are required to illuminate the interior side of the

storefront system. 3. Maintenance of Street Lighting

a. Public street lighting in the City of Marble Falls is maintained by the Pedernales Electric Cooperative (PEC); therefore – i. All lighting must meet the specifications of PEC in order to be eligible

for maintenance by the City and PEC. ii. All street lighting proposed, as designed and/or approved by PEC, and

installed not meeting PEC and/or City specifications for maintenance shall be maintained by the developer and/or Property Owner’s Association.

4. Maintenance of Common Area Lighting a. Private lighting for signage and/or landscape will be maintained by the

Developer or Property Owner’s Association. i. Signage lighting includes lighting associated with the monolithic entry

sign(s) and other signage delineated in Section II.K of this Exhibit “C”.


5. Maintenance of Public Park Space Lighting a. Lighting installed within any public parks within the development shall be

maintained by the City. L. Noise Control Design Goals, Guidelines, and Standards

1. Goals

a. Implement a noise standard that promotes residential and commercial compatibility by protecting residential interests while allowing commercial site usage.

2. Commercial Noise Control a. Guidelines

i. Encourage noise baffling and buffering between residential and commercial properties.

ii. All heavy commercial noise related to a business should be contained within the associated commercial building.

b. Standards i. All business operations related to the maintenance and repair of

vehicles and combustion engines, including but not limited to boats, trailers, trucks, automobiles, motorcycles, shall be conducted entirely within a commercial building and such operations are prohibited outside said structure.

ii. All properties classified in the C-3 commercial zoning districts shall provide sound buffering as required in Section II.H, Buffering and Screening Design Goals, Guidelines, and Standards.

iii. All other noise standards are established by the City of Marble Falls Code of Ordinance, Noise Regulations.

III. Development Standards for Residential Development A. Applicability

1. This section applies to all residential property developed or redeveloped, and to

all residential land uses expanded or changed within the Roper Ranch PDD area, after the effective date hereof. a. For purposes of this section, development, redevelopment, and expansion

are deemed to occur if the initial application for a building permit is filed or required to be filed after the effective date hereof.

2. Each phase of a new multi-phase development shall comply with the requirements of this section as such phase is developed. a. The portion left for subsequent phases shall remain of developable size and

quality. b. No building permit shall be issued for a subsequent phase of a project until

all requirements of this section have been met in the preceding phase.


3. An existing use that is damaged by fire, explosion, wind, earthquake, or other calamity or act of God or the public enemy to the extent of 50% or more of its fair market value must thereafter comply with this section.

4. When the requirements of this section conflict with requirements of other provisions of this code, this section shall prevail; provided however, that the provisions of this section shall be subordinate to regulations pertaining to traffic and pedestrian safety.

5. The Design Goals, Guidelines, and Standards shall apply to all significant residential redevelopment within the Roper Ranch PDD.

6. Unless otherwise noted in these design standards, all other City standards included in the City of Marble Falls Code of Ordinance shall apply.

7. Definitions a. Significant Redevelopment: Any development whose total permit value for

the entire project on a given lot is equal to or greater than 30% of its fair market value.

b. Architectural Features: Elements, components, and unique details that together form the architectural style of a structure.

c. Compatibility Buffer: An area that provides the necessary elements of distance, mass, and density, needed to prohibit noise, light, glare, and other disturbances from one property to another.

B. Architectural Treatment Design Goals, Guidelines, and Standards - Single

Family Residential Attached and Detached


and compatible with their surroundings. b. Ensure that a building’s architectural design brings interest and quality of

place to the Development. 2. Massing




be twenty-five (25) feet. ii. No more than three (3) materials (excluding glazing/fenestration

materials specific to windows) shall be utilized on the primary mass elements of the same building.




b. Standards i. Minimum seventy-five percent (75%) of the exterior walls of the first

floor of all structures shall be of masonry construction exclusive of doors, windows, and the area above the top plate line.

ii. Each story above the first floor of a straight wall structure shall be at least sixty-five percent (65%) masonry exclusive of doors, windows and the area above the top plate line.

iii. Approved primary exterior wall materials (A.) Brick (fired) (B.) Natural stone (C.) Three coat stucco (scratch, brown, color coat)

iv. Appropriate Materials for Limited Accents (A.) Metal (galvanized, painted or ornamental) (B.) Concrete (pre-cast or unfinished exposed concrete) (C.) Wood (D.) Tile (E.) CMU (ground or split face only)

v. Inappropriate Materials (A.) Applied stone (B.) Vinyl or aluminum siding (C.) Mirrored or reflective glass (on ground floor) (D.) Galvanized metal as veneer (E.) Exterior Finished Insulation Systems (EFIS)

vi. Material changes are permitted only at an architectural terminus, such as a pilaster, column, offset, or other architectural detail.

4. Driveways a. Standards

i. All units shall be required to have a paved driveway a minimum of twenty-five feet (25’) long and sixteen feet (16’) wide.

5. Minimum Unit Size a. Standards

i. All homes shall be a minimum of fourteen hundred (1,400) square feet, unless a Garden home or smaller home size is approved in conjunction with Site Plan approval.

6. Minimum Lot Size a. Standards

i. Developer reserves the right to develop lots greater than the minimum required under the R-1 zoning regulations.

ii. Overall residential density will not exceed the LUE allocation within Exhibit “D”.

7. Double Fronted Lots a. Standards


i. Will be permitted along residential and/or collector streets if a buffer area with a minimum width of ten feet (10’) is provided between the right-of-way and the lot line.

ii. This buffer may include, but not be limited to, vegetation and fencing to provide a visual screen to the roadway from the rear of a double fronted lot, and shall be contained within a common landscape easement, shown on the plat, to be maintained by the Developer or Property Owners Association.

C. Architectural Treatment Design Goals, Guidelines, and Standards - Townhomes,

Garden Homes, and Duplexes







be thirty (30) feet. ii. No more than three (3) materials (excluding glazing/fenestration

materials specific to windows) shall be utilized on the primary mass elements of the same building.

iii. Material changes are permitted only at an architectural terminus, such as a pilaster, column, offset, or other architectural detail.

iv. Townhome and multi-plex buildings shall be limited to a maximum building length of one hundred and twenty (120) feet.



b. Standards i. Minimum seventy-five percent (75%) of the exterior walls of the first

floor of all structures shall be of masonry construction exclusive of doors, windows, and the area above the top plate line.

ii. Each story above the first floor of a straight wall structure shall be at least seventy-five percent (75%) masonry exclusive of doors, windows and the area above the top plate line.

iii. Approved primary exterior wall materials (A.) Brick (fired)


(B.) Natural stone (C.) Three coat stucco (scratch, brown, color coat)


v. Inappropriate Materials (A.) Applied stone (B.) Vinyl or aluminum siding (C.) Mirrored or reflective glass (on ground floor) (D.) Galvanized metal as veneer (E.) Exterior Finished Insulation Systems (EFIS)

4. Driveways a. Guidelines

i. If there is no common development area parking approved in the Site Plan, all units shall have individual concrete or asphalt paved driveways with curbs.

b. Standards i. Driveways shall accommodate a minimum of two (2) parked standard

size cars and may occur on a driveway in tandem or stacked. ii. Driveways shall be a minimum of twenty-five feet (25’) long and

eighteen feet (18’) wide. 5. Common Area Parking Facilities

a. Guidelines i. Common area parking facilities for these residences shall be required

under this PDD. b. Standards

i. Common area parking facilities for these residences shall provide a minimum of two (2) spaces for each unit; and for developments of three or more units there shall be a minimum of 2 spaces per unit or 10% of the total spaces provided for guest/overflow parking, whichever is more.

ii. If the development area provides a more innovative or a shared parking practice, which provides for the two (2) parking spaces per unit, the method may be an alternative approved or rejected by the City at Site Plan approval stage.

iii. Shared parking as a design alternative, where appropriate, is allowed under this PDD.

D. Architectural Treatment Design Goals, Guidelines, and Standards - Multifamily








be fifty (50) feet. ii. Long façades of fifty feet (50’) must have an architectural detail,

change of material, or some other distinguishing feature to break up the façade.

iii. No more than three (3) materials (excluding glazing/fenestration materials specific to windows) shall be utilized on the primary mass elements of the same building.

iv. Material changes are permitted only at an architectural terminus, such as a pilaster, column, offset, or other architectural detail.



b. Standards i. Minimum ninety percent (90%) of the exterior walls of the first floor of

all structures shall be of masonry construction exclusive of doors, windows, and the area above the top plate line.

ii. Each story above the first floor of a straight wall structure shall be at least ninety percent (90%) masonry exclusive of doors, windows and the area above the top plate line.

iii. Approved primary exterior wall materials (A.) Brick (fired) (B.) Natural stone (C.) Three coat stucco (scratch, brown, color coat)


v. Inappropriate Materials


(A.) Applied stone (B.) Vinyl or aluminum siding (C.) Mirrored or reflective glass (on ground floor) (D.) Galvanized metal as veneer (E.) Exterior Finished Insulation Systems (EFIS)

4. Screening a. Guidelines

i. Parapets or other screening shall be utilized to conceal rooftop mechanical equipment to be shielded from public view and from adjoining single family residential neighborhoods located within the Project.

b. Standards i. All screening shall be of an approved material defined within this

section 5. Parking Lot

a. Standards i. Parking lots must be separated from the right-of-way or edge of

pavement, whichever is farther from the site, by a landscape edge of grass or other landscaping a minimum ten feet (10’) wide.

ii. For parking areas facing/abutting/adjacent a residential area of a differing residential use type a twenty-five (25) foot landscape area shall be required.

iii. An undulating or accented edge may be an alternative provided that there is an equitable exchange of landscape square footage along the right-of-way. (A) This landscape edge must include one tree for every thirty (30)

linear feet, in addition to any other tree requirements. (B) Credit for preservation of existing trees in this will be given, and

trees in the landscape edge may be counted toward satisfying any other landscaping requirements.

(C) Furthermore, to encourage the preservation of existing trees, the twenty-five (25) foot spacing may fluctuate to accommodate the natural tree pattern.

(D) New trees and shrubs in the landscape edge must be selected from the City’s Approved Plants and Tree List in effect as of the effective date specified herein.

(E) Low shrubs and other ornamental plants may be used in this landscape edge.

6. Dumpsters a. Guidelines

i. Dumpsters for multifamily facilities shall comply with section II.H. for screening requirements.

E. Residential Landscape Design Goals, Guidelines, and Standards


1. Goals

a. Develop spaces that are environmentally responsible and aesthetically pleasing.

b. Utilize landscaping material to enhance the value and character of the entire community.

c. Minimize potable water usage for landscaping irrigation with bioretention, rainwater harvesting and other similar means.

2. General Guidelines a. Guidelines

i. The use of Central Texas native plant and landscaping materials that are consistent with the building placement, style and façade is encouraged. Refer to City of Marble Falls Approved Plants and Trees List for approved planting list.

ii. The fronts of buildings and sidewalks should contain landscape plantings to create a green space buffer from drive isles, access points, parking, and fire lane areas.

iii. Storm water drainage and detention through the use of bio-swales, percolation or other accepted methods for landscape irrigation is encouraged.

iv. Exterior planting areas should be designed to allow storm water to collect and percolate when feasible.

b. Standards i. The current City of Marble Falls Landscape Ordinance shall serve as

the basis for determining the quantity of required plant material. ii. The use of Native and Adaptive Plants is required. Refer to City of

Marble Falls Approved Plants and Trees list. iii. The owner of a lot or building shall place and maintain landscaping in

compliance with this section and other regulations as related to visibility, access and public safety.

iv. Landscaping (trees and shrubs) requirements will be based on the sum of the lot frontage requirements and parking space requirements, as well as perimeter parking and other screening as required. When calculating landscape requirements, all decimal values shall be rounded up.

v. A minimum of one-half of the total number of trees required shall be shade trees, and the remainder may be either shade or non-shade trees. (A.) SHADE TREES shall mean those species whose mature crown

height is twenty (20’) feet or more. (B.) NON-SHADE TREES shall mean those species whose mature

crown height is less than twenty (20’) feet. F. NOT USED


IV. Development Standards Applicable to Common Area Development A. Park, Open Space, Hike and Bike Trails, and Amenities

1. Goals

a. Hike and Bike Trails are an integral component to the Roper Ranch at Marble Falls PDD.

b. These trails are a crucial element to the quality of life for the residents of the development and the citizens of Marble Falls.

2. Guidelines a. All said trails are required to be constructed in conjunction with public

improvements within a Phase or plat area. b. Should the City of Marble Falls wish to incorporate all or a portion of the trail

system within the Roper Ranch at Marble Falls development into the City’s Open Space plan and/or current or future trail system, Developer will dedicate all or a portion of the trail system to the City, and the City, if it accepts the dedication will thereafter maintain such dedicated and accepted portion of the trail system.

c. If the trail system or a portion thereof is not dedicated and accepted by the City, the HOA/POA will maintain the trails in accordance with the approved maintenance plan described in section 3.d. below.

d. The approximately ±31.5-acre area of minimum improved parkland defined in Exhibit “B-3” will be improved according to these standards, offered for dedication or by conveyance to the City of Marble Falls for public use, and upon acceptance of the dedication or conveyance will be maintained by the City.

3. Hike and Bike Trail Standards a. All parks, trails, and amenities shall be constructed in their entirety within

the Phase they are proposed and provide connections to future Phases. b. Private trails will have a minimum trail width of ten feet (10’) and will at

minimum be comprised of crushed granite gravel with durable edging. c. Public trails will have a minimum trail width of eight feet (8’) along street

sections as an alternative to sidewalks along those street sections and will have a minimum trail width of ten feet (10’) as the trails deviate from street sections. i. Public trails will at minimum meet the City’s hike and bike/nature trail

specifications (crushed granite gravel with edging), with concrete incorporated at washout-prone areas, drainage areas, and areas with slopes greater than ten percent (10%).

ii. All public trails shall have concrete edging or equivalent material edging as approved by the City.

d. The Developer shall provide a maintenance plan for Hike and Bike trail system, park, open space, or amenity, which should include a provision for the establishment of a HOA/POA or other such association which will be responsible for maintaining the trail system, park, open space, or amenity, providing a contact person(s) or service responsible for maintenance calls


regarding the Hike and Bike trail system, parks, open space, or amenity as adjacent development occurs. i. The maintenance plan will be provided for City review and approval at

the time that any portion of the phase in which a Hike and Bike trail system, park, open space, or amenity is proposed receives its Construction/Preliminary Plat or Site Plan approval from the City.

e. The Developer shall erect directional signage at points of access to the general public and as necessary along the path to guide users. i. Concurrently with the maintenance plan described in Section 3.d

above, directional signage will be provided for City review and approval at the time that any portion of the phase in which a Hike and Bike trail system, park, open space, or amenity is proposed receives its Construction/Preliminary Plat or Site Plan approval from the City. Signs clearly indicating where public/private trail maintenance begins/ends will be a required component of the trail signage.

f. Hike and Bike trails shall be paved at trail heads or access points at a public right-of-way, in accordance with applicable street standards. i. Concurrently with the maintenance plan described in Section 3.d

above, the design and minimum standards associated with this section will be provided for City review and approval at the time

that any portion of the phase in which a Hike and Bike trail system is proposed receives its Construction/Preliminary Plat or Site Plan approval from the City.

g. Consistent with the trail segments specified in Exhibit B-3, a standard sidewalk required in conjunction with a street may be substituted by a parallel/adjacent Hike and Bike trail constructed in a manner that the design provides adequate accessibility to the general public, security features, sufficient sizing, and connection to the existing or proposed sidewalk network and hike and bike trail system. i. Trails proposed in exchange for a standard sidewalk shall meet all

requirements for access by persons with disabilities to the same degree that would be required of the sidewalk being replaced.

ii. All local streets outside of the Hike and Bike Trail system must provide standard sidewalks consistent with the adopted City of Marble Falls ordinances.

4. Public and Private Park Standards a. The public parkland/open space/trail area is comprised of approximately

±31.5 acres, situated throughout the Roper Ranch at Marble Falls development. All proposed public improvements must be constructed to these standards by the developer, offered for dedication or by conveyance to the City of Marble Falls for public use, and upon acceptance of the dedication or conveyance will be maintained by the City. i. The public parkland/open space/trail area will be dedicated to the City

of Marble Falls for public use at the time of final plat and will tie into the future Trail System for the City.


ii. Included by the Developer in the public parkland/open space/trail area will be the following required elements: (A) Nature/walking trail and open space, (B) Minimum of four (4) trail heads with City approved trash

receptacles, benches, and trail signage. (C) Double-bay off-street parking lots located off the primary loop

roads to include a minimum of twenty (20) parking spaces and City approved trash receptacles.

(D) Two (2) Public Rest Room facilities (E) Four (4) Scenic Overlooks with City approved railing, trash

receptacles, and benches b. Private parks within the Roper Ranch at Marble Falls PDD will be allowed to

provide parallel parking bays with a minimum of eight (8) parking spaces so long as the street pavement section width is oversized to accommodate a striped parallel parking bay(s) or off-street parking lots to provide an equivalent amount of parking. i. To be eligible to construct private parks, prior to the City approving the

first plat which the park is located, the POA/HOA standards must be submitted and approved by the City, in order to establish the minimum design standards and maintenance plan for the private parks.

c. Public parks shall have the following minimum standards, all of which must meet City standards and specifications: i. Off-street parking area with a minimum of eight (8) parking spaces, or

more as required by the City based on the park size and amenities. ii. Landscape improvements of the park space, lawn space/area, trees (if

there are not adequate shade trees preserved), and irrigation system iii. Trash receptacles iv. Public Restroom with drinking water fountain v. Site lighting as needed for security of facilities vi. Park Sign


Exhibit D – Density Analysis Table


Exhibit E – Land Use and Standards Table



June 21, 2018

To: Chairman and Planning & Zoning Commission Item 3. C. Presentation and Discussion: Regarding previous Planning and

Zoning Commission items, City Council Disposition and update regarding future planning projects.

Requested by: Planning and Zoning Commission

SYNOPSIS

This item is to update the Commission regarding previous Planning and Zoning Commission items, City Council Disposition and update regarding future planning projects.

1. Gregg Ranch Construction Plat 2018-11-CP 2. HEB Sign Variance 2018-12-SV



June 21, 2018

To: Chairman and Planning & Zoning Commission Item 3. D. Presentation and Discussion: Monthly Building Permit Summary

and Construction Update Requested by: City Staff

SYNOPSIS

This item is to update the Commission about the building permits issued in the past month and other ongoing projects.

For a quick reference to some of the major permitted development projects in Marble Falls, you can refer to the ‘Development Buzz’ portion of our website:

http://marblefallstx.gov/541/Development-BUZZ

Item 4. ADJOURNMENT

http://marblefallstx.gov/541/Development-BUZZ

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