Planned Development Standards · Planned Development Criteria CITY OF ENNIS Planned Development Standards LANDSCAPING FOR NONRESIDENTIAL DEVELOPMENTS (Page 4-9 of the Comprehensive

Planned Development Criteria

CITY OF ENNIS Planned Development Standards

LANDSCAPING FOR NONRESIDENTIAL DEVELOPMENTS (Page 4-9 of the Comprehensive Plan) Guidelines for Consideration:

♦ Require a minimum ten-foot (10') landscaped edge (i.e., interior parkway) adjacent to any street right-of-way, and a minimum of 15 percent of the front yard to be landscaped area. Reduce the landscaped edge requirement to five feet (5') for secondary frontages to the rear or side. In addition, a ten-foot (10') landscaped edge should be provided adjacent to a street with a smaller right-of-way width if a residential use exists or is planned adjacent to the nonresidential use. The landscaped edge can include street right-of-way. The right-of-way should be sodded and/or seeded with grass or planted in low height groundcover.

♦ All landscaped areas should be protected by a raised, monolithic curb at parking lot edges and should remain free of trash, litter and car bumper overhangs. Landscaped areas containing trees and shrubs should be no less than twelve feet (12') wide. Landscaped areas within parking lots should generally be at least one parking space in size, with no landscaped area less than fifty (50) square feet in area. Within parking lots, landscaped areas should be located to define parking areas and to assist in clarifying appropriate circulation patterns. Landscaped islands should be located at the terminus of all parking rows, as well as interspersed along lengthy parking rows, and should contain at least one shade tree (3" minimum caliper). Total landscaped area within a parking lot shall equal at least sixteen (16) square feet per parking space.

♦ Require one (1) shade tree (3" minimum caliper) per twelve (12) parking spaces within parking lots that contain twenty (20) or more parking spaces. Allow 25 percent of the required trees to be planted within the landscaped edge.

♦ Provide a bonus for the protection and preservation of existing trees. Developments that preserve and protect existing trees should be given additional credit toward the total number of trees required.

♦ Provide a listing of appropriate plant materials (see Appendix “A”) for use within required landscaped areas. Use of plants not specified should be subject to approval by the City. Recommended plants should be drought resistant, if possible, and xeriscape techniques should be encouraged.

SECTION 10-409 LANDSCAPE REQUIREMENTS A. PURPOSE:

Landscaping is accepted as adding value to property and is in the interest of the general welfare of the City. Therefore, landscaping is hereafter required of new Planned Developments, except single-family and agricultural uses, adjacent to public streets. Single-family uses are generally not

Dunkin, Sefko & Associates, Inc.


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required to provide extensive landscaping at the time of development because they rarely fail to comply with the requirements set forth herein.

B. SCOPE AND ENFORCEMENT:

The standards and criteria contained within this Section are deemed to be minimum standards and shall apply to all new, or altered PD’s (exceeding thirty percent (30%) of the original floor area), construction occurring within the City, except that single-family or duplex dwellings shall be exempt. Additionally, any use requiring a special exception must comply with these landscape standards. The provisions of this Section shall be administered by the City Manager, or other designated official. The landscape standards in this Section apply only to nonresidential and multi-family parcels. If at any time after the issuance of a certificate of occupancy, the approved landscaping is found to be in nonconformance to the standards and criteria of this Section, the City Manager(or his designee) shall issue notice to the owner, citing the violation and describing what action is required to comply with this Section. The owner, tenant or agent shall have thirty (30) days from date of said notice to restore the landscaping as required. If the landscaping is not restored within the allotted time, such person shall be in violation of this Ordinance.

C. PERMITS:

No permits shall be issued for building, paving, grading or construction until a detailed landscape plan is submitted and approved by the City, along with the site plan and engineering/construction plans. A conceptual or generalized landscape plan shall be required as part of the site plan submission, as required in Sections 10-405 and 10-406. Prior to the issuance of a certificate of occupancy for any building or structure, all screening and landscaping shall be in place in accordance with the landscape plan. In any case in which a certificate of occupancy is sought at a season of the year in which the City Manager, or his designee, determines that it would be impractical to plant trees, shrubs or grass, or to lay turf, a temporary certificate of occupancy may be issued provided a letter of agreement from the property owner is provided stating when the installation shall occur. All landscaping required by the landscaping plan shall be installed within six (6) months of the date of the issuance of the temporary certificate of occupancy.

D. PROCEDURE:

Prior to the approval of a PD and issuance of a building, paving, grading or construction permit for any use other than single-family detached or duplex dwellings, a landscape plan shall be submitted to the City. The City Manager, or his designee, shall review such plans in accordance with the criteria of these regulations. If the plans are not in accord, the applicant will be notified by a written statement setting forth the changes necessary for compliance. The landscape plan shall be submitted with the PD application and approved by the Planning and Zoning Commission as set forth in the PD approval process in Section 10-400.



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E. LANDSCAPE PLAN:

Landscaping plans shall be prepared by a person knowledgeable in plant material usage and landscape design (e.g., landscape architect, landscape contractor, landscape designer, etc.) and shall contain the following minimum information:

1. Minimum scale of one inch (1") equals fifty feet (50'); show scale in both written and graphic

form. The landscape plan may be shown on the site plan if it will be legible with all drawing requirements.

2. Location, size and species of all trees to be preserved (do not use "tree stamps" unless they

indicate true size and location of trees). 3. Location of all plant and landscaping material to be used, (see appendix “A”) including plants,

paving, benches, screens, fountains, statues, earthen berms, ponds (to include depth of water), topography of site, or other landscape features

4. Species of all plant material to be used 5. Size of all plant material to be used (container size, planted height, etc.) 6. Spacing of plant material where appropriate 7. Layout and description of irrigation, sprinkler, or water systems including location of water

sources and backflow preventers. 8. Description of maintenance provision 9. Person(s) responsible for the preparation of the landscape plan 10. North arrow/symbol 11. Date of the landscape plan F. GENERAL STANDARDS:

The following criteria and standards shall apply to landscape materials and installation: 1. All required landscaped open areas shall be completely covered with living plant material.

Landscaping materials such as wood chips and gravel may be used under trees, shrubs and other plants.

2. Plant materials shall conform to the standards of the approved plant list for the City of Ennis

(see Appendix A for the approved plant list) and the American Standard for Nursery Stock. Grass seed, sod and other material shall be clean and reasonably free of weeds and noxious pests and insects.

3. Trees shall have an average spread of crown of greater than fifteen feet (15') at maturity.

Trees having a lesser average mature crown of fifteen feet (15') may be substituted by grouping the same so as to create the equivalent of fifteen feet (15') crown of spread. Large



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trees shall be a minimum of three inches (3") in caliper (measured six inches (6") above the ground) and seven feet (7') in height at time of planting. Small trees shall be a minimum of one inch (1") in caliper and five feet (5') in height.

4. Shrubs not of the dwarf variety shall be a minimum of two feet (2') in height when measured

immediately after planting. Hedges, where installed for screening purposes, shall be planted and maintained so as to form a continuous, unbroken, solid visual screen which will be three feet (3') high within two (2) years after time of planting.

5. Vines not intended as ground cover shall be a minimum of two feet (2') in height immediately

after planting and may be used in conjunction with fences, screens, or walls to meet landscape screening requirements as set forth.

6. Grass areas shall be sodded, plugged, sprigged, hydro-mulched or seeded except that solid sod

shall be used in swales, earthen berms or other areas subject to erosion. 7. Ground covers used in lieu of grass in whole and in part shall be planted in such a manner as

to present a finished appearance and reasonably completed coverage within one (1) year of planting.

8. All required landscaped open space shall be provided with adequate and inconspicuous

irrigation systems. Areas totaling less than ten (10) square feet may be irrigated by other methods.

9. Any trees preserved on a site meeting the herein specifications may be credited toward

meeting the tree requirement of any landscaping provision of this Section according to the following table:

Circumference of Credit Against Existing Tree Tree Requirement 6" to 8" 1.0 tree 9" to 30" 1.5 trees 31" to 46" 2.0 trees 47" or more 3.0 trees

Due to their limited height, size and value as quality shade trees, mesquite and hackberry trees will receive only fifty percent (50%) of the above credit for tree preservation. All other existing trees may receive credit if they are not on the City's approved plant material list but approved by the City Manager, or his designee. Should any required tree designated for preservation in the landscape plan die, the owner shall replace the tree with a three inch (3") minimum caliper tree in accordance with the credits listed above. Tree circumference shall be measured four and one-half feet (4½') above natural grade. No living trees greater than eight inches (8") in caliper may be cut, destroyed or damaged on the development site until approved as part of the site plan requirements.

10. Earthen berms shall have side slopes not to exceed 33.3 percent (three feet (3') of horizontal

distance for each one foot (1') of height). All berms shall contain necessary drainage provisions as may be required by the City's engineer.



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G. MINIMUM LANDSCAPING REQUIREMENTS FOR NONRESIDENTIAL AND MULTI-FAMILY:

1. For all nonresidential and multi-family parcels, at least fifteen percent (15%) of the street yard

shall be permanently landscaped area (see Illustration 1). The street yard shall be defined as the area between the building front and the front property line. For gasoline service stations, the requirement is a minimum of fifteen percent (15%) landscaped area for the entire site, including a six hundred (600) square foot landscaped area at the street intersection corner (if any), which can be counted toward the fifteen percent (15%) requirement.

2. A minimum ten-foot (10') landscape buffer (interior parkway) adjacent to right-of-way of any

major thoroughfare street is required. Corner lots fronting two (2) major thoroughfares shall be required to observe the ten-foot (10') buffer on both street frontages. All other street frontages shall observe a minimum five-foot (5') landscape buffer. Developers shall be required to plant one (1) large tree per forty (40) linear feet or portion thereof of street frontage. Trees may be grouped or clustered to facilitate site design. The landscaped portion of interior parkways may be included in the required landscape area percentage. The interior parkway is defined as that area on private property between the street right-of-way line and the curb of the parking area or building area.

3. Landscape areas within parking lots should generally be at least one parking space in size,

with no landscape area less than fifty (50) square feet in area. Landscape areas shall be no less than twelve feet (12') wide and shall equal a total of at least sixteen (16) square feet per parking space. There shall be a landscaped area with at least one (1) tree within sixty feet (60') of every parking space. There shall be a minimum of one (1) tree planted in the parking area for every twelve (12) parking spaces within parking lots with more than twenty (20) spaces. Within parking lots, landscape areas should be located to define parking areas and assist in clarifying appropriate circulation patterns. A landscape island shall be located at the terminus of all parking rows, and should contain at least one tree. All landscape areas shall be protected by a monolithic curb or wheel stops and remain free of trash, litter, and car bumper overhangs.

4. All existing trees which are to be preserved shall be provided with a permeable surface under

the existing dripline of the tree. All new trees shall be provided with a permeable surface under the dripline a minimum of four feet (4') by four feet (4').

5. A minimum of fifty percent (50%) of the total trees required for the property shall be large

trees as specified on the approved plant list. Only shrubs and groundcovers (i.e., no trees) shall be used under existing or proposed overhead utility lines or over existing or proposed underground utility lines.

6. Necessary driveways from the public right-of-way shall be permitted through all required

landscaping in accordance with City regulations.

7. Unless approval is provided by City Staff all trees shall be set back a minimum of 10 feet (10') behind street curbs.



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H. TREE PRESERVATION:

During any construction or land development, the developer shall clearly mark all trees to be maintained and may be required to erect and maintain protective barriers around all such trees or groups of trees. The developer shall not allow the movement of equipment or the storage of equipment, materials, debris or fill to be placed within the drip line of any trees. During the construction stage of development, the developer shall not allow cleaning of equipment or material under the canopy of any tree or group of trees to remain. Neither shall the developer allow the disposal of any waste material such as, but not limited to, paint, oil, solvents, asphalt, concrete, mortar, etc., under the canopy of any tree or groups of trees to remain.

No attachment or wires of any kind, other than those of a protective nature, shall be attached to any tree.

I. SIGHT DISTANCE AND VISIBILITY:

Rigid compliance with these landscaping requirements shall not be such as to cause visibility obstructions and/or blind corners at intersections. Whenever an intersection of two (2) or more public rights-of-way occurs, a triangular visibility area, as described below, shall be created. Landscaping within the triangular visibility area shall be designed to provide unobstructed cross-visibility at a level between thirty inches (30") and six feet (6'). Trees may be permitted in this area provided they are trimmed in such a manner that no limbs or foliage extend into the cross-visibility area. The triangular areas are:

1. The areas of property on both sides of the intersection of an alley accessway and public right-

of-way shall have a triangular visibility area with two (2) sides of each triangle being a minimum of ten feet (10') in length from the point of intersection and the third side being a line connecting the ends of the other two (2) sides.

2. The areas of property located at a corner formed by the intersection of two (2) or more public

rights-of-way shall have a triangular visibility area with two (2) sides of each triangle being a minimum of forty-five feet (45') in length from the point of the intersection and the third side being a line connecting the ends of the other two (2) sides.

Landscaping, except required grass and low ground cover, shall not be located closer than three feet (3') from the edge of any accessway pavement. In the event other visibility obstructions are apparent in the proposed landscape plan, as determined by the City Manager, or his designee, the requirements set forth herein may be reduced to the extent to remove the conflict.

J. MAINTENANCE:

The owner, tenant and/or their agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping. All required landscaping shall be maintained in a neat and orderly manner at all times. This shall include, but not to be limited to, mowing (of grass of six inches (6") or higher), edging, pruning, fertilizing, watering, weeding, and other such activities common to the maintenance of landscaping. Landscaped areas shall be kept free of trash, litter, weeds, and other such material or plants not a part of the landscaping. All plant material shall be maintained in a healthy and growing condition as is appropriate for the season of the year. Plant materials which



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die shall be replaced with plant material of similar variety and size, within ninety (90) days. Trees with a trunk diameter in excess of six inches (6") measured four and one-half feet (4 ½’) above the ground may be replaced with ones of similar variety having a trunk diameter of no less than three inches (3"). A time extension may be granted by the City Manager, or his designee, if substantial evidence is presented to indicate abnormal circumstances beyond the control of the owner or his agent.

Failure to maintain any landscape area in compliance with this Section is considered a violation of this Section and may be subject to penalties of Section 16-500.

SCREENING OF SOLID WASTE CONTAINERS (Page 4-12 of the Comprehensive Plan) Guidelines for Consideration:

♦ Require a six-foot minimum screen around any commercial or industrial solid waste container that is visible from an existing or proposed public roadway. Required screening shall be a solid brick or concrete panel on three sides of the enclosure with a securable, metal or wooden gate to control access to the receptacle. These gates should be of steel tube frame construction, with evenly spaced pickets to permit air circulation while providing sufficient screening. Other types of masonry construction, including concrete poured in place, concrete panels and stucco, may be allowed for the enclosure with specific City approval. Chain link fencing (with or without slats) should not be allowed for screening solid waste containers. Access (i.e., approach) areas to the enclosure should face the interior of the site, and should not be directly visible from a public street. All approach areas should have adequate vertical and horizontal maneuvering areas, and should be paved with concrete to withstand the heavy weights of trucks servicing the containers.

♦ Solid waste containers should not be placed in front of buildings;

♦ Solid waste containers should not be placed within required parking spaces, and they should allow proper access and vehicular circulation by service trucks;

♦ Solid waste containers should be located away from residential buildings; and

♦ Where possible, screening should match the predominant exterior finish material(s) used for the primary structure on the lot.

A. Screening Of Nonresidential And Multi-Family Areas:

1. Screening of refuse areas are as follows: a. Refuse storage areas which are not within a screened rear service area and which are

visible from a public right-of-way for all nonresidential and multi-family uses shall be visually screened by a minimum six-foot (6') solid masonry wall on at least three sides (see Illustration 2) for refuse container enclosure diagrams). The fourth side, which is to be used for garbage pickup service, should be a metal or wooden gate to secure the refuse storage area. Alternate equivalent screening methods may be approved through the site plan approval process. Each refuse facility shall be located so as to facilitate pickup by



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refuse collection agencies. Adequate reinforced paved areas shall be provided for refuse facilities and their approaches for loading and unloading.

2. Screening of utility equipment:

a. Plans and specifications for screening and/or fencing around ground-mounted utility structures (e.g., transformers, natural gas regulating stations, etc.) shall be approved in writing by the affected utility company, and shall be submitted, along with an approval letter/document from the utility company, to the Planning and Zoning Administrator (or his designee) for review and approval prior to construction of said screening/fencing.

MATERIALS STANDARDS FOR NONRESIDENTIAL STRUCTURES (Page 4-12 of the Comprehensive Plan) Guidelines for Consideration:

♦ Require that all sides of nonresidential buildings that are adjacent to residential areas have façade offsets incorporated into the overall design. It is suggested that the following standard be established: at least 5-foot in depth for every 75-foot length of flat wall surface, both vertically and horizontally.

Required Massing for Nonresidential Structures: In order to ensure the aesthetic value and visual appeal of nonresidential land uses and structures, the facades of all structures must be offset, varied and articulated, at least five feet (5') in depth for every seventy-five feet (75') in horizontal or vertical surface length. See Illustration 3. Facade offsets shall be shown, along with calculations verifying that the building elevations meet the above requirement, on a building facade (elevation) plan submitted for Commission review and approval by the Governing Body along with the Site Plan.

A. Exterior Construction Standards:

1. Definitions: For the purpose of this section the following definitions shall apply: A. Masonry construction shall include all construction of stone material (including artificial

stone), brick material, concrete masonry units, or concrete panel construction, which is composed of solid, cavity, faced, or veneered-wall construction. The standards for masonry construction types are listed below: 1. Stone Material: Masonry construction using stone material may consist of granite,

marble, limestone, slate, river rock, and other hard and durable naturally occurring all weather stone. Cut stone and dimensioned stone techniques are acceptable.

2. Brick Material - Brick material used for masonry construction shall be hard fired (kiln fired) clay or slate material which meets the latest version of ASTM standard C216, Standard Specification for Facing Brick (Solid Masonry Unit Made of Clay or Shale), and shall be Severe Weather (SW) grade, and Type FBA or FBS or better. Unfired or underfired clay, sand, or shale brick are not allowed.

3. Concrete Masonry Units: Concrete masonry units used for masonry construction shall meet the latest version of the following applicable specifications; ASTM C90, Standard Specification for Hollow Load Bearing Concrete Masonry Units; ASTM



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C145, Standard Specification for Solid Load Bearing Masonry Units; ASTM C129, Standard Specification for Hollow and Solid Nonload Bearing Units. Concrete masonry units shall have an indented, hammered, split face finish or other similar architectural finish, integrally colored, subject to approval by the Planning and Zoning Commission. Lightweight concrete block or cinder block construction is not acceptable as an exterior finish.

4. Concrete Panel Construction: Concrete finish, pre-cast panel or tilt wall construction shall be painted, fluted, or exposed aggregate. Other architectural concrete finish is subject to approval by the Planning and Zoning Commission. Smooth or untextured concrete finishes are not acceptable unless painted.

5. Acrylic Matrix or Synthetic Plaster Finishes: A three component finish system consisting of 100% acrylic matrix ceramically colored aggregate and sealer, or 100% synthetic plaster having two types of application, spraying or trowling. Exterior coat may be 1/16" to 3/32" in thickness. Each product can be applied to a variety of backing such as gyp sheathing, plywood, particle board, or foam board. A base coat and fiberglass mesh is used to smooth and level surfaces, corners and joints.

B. Glass and metal standards are as follows: 1. Glass walls shall include glass curtain walls or glass block construction. Glass

curtain wall shall be defined as an exterior wall which carries no structural loads, and which may consist of the combination of metal, glass, or other surfacing material supported in a metal framework.

2. Metal walls shall include profiled panels, deep ribbed panels and concealed fastener systems. Exterior finish shall be film laminated or baked on enamel painted to the wall manufacturer's standards.

3. The use of corrugated metal, plastic, or fiberglass panels is prohibited. 4. The use of galvanized, aluminum coated, zinc-aluminum coated or unpainted exterior

metal finish is prohibited. C. Wall Surface Area – The area of a wall shall be found by multiplying the height of a

wall (i.e., that distance between the foundation and the upper-most top plate line) times the width of the wall as seen from a direction perpendicular to the façade or building face.

D. Minimum Masonry Calculation – To find the minimum amount of masonry required, multiply the wall area (see above) less the cumulative area of doors and windows, by the minimum percentage specified in the respective zoning district regulations. Unless specified within the particular district regulations, the minimum masonry specified by regulation shall apply to each wall elevation.

B. Construction Standards:

1. Construction standards: The standards and criteria contained within this section are deemed to be minimum standards and shall apply to all new, altered or repaired construction occurring within the City. A. Nonresidential

1. All nonresidential uses shall be of exterior fire resistant construction and with 75% masonry. This shall be calculated as a percent of the total exterior walls above grade level, excluding doors and windows, constructed of masonry or glass wall construc-tion, in accordance with the City's building code and fire prevention code. Building facades which face or side any public street or residential zoning districts, or otherwise have public exposure, shall be constructed entirely of stone, brick, or glass wall construction. Consideration for exceptions shall be subject to approval by the Planning and Zoning Commission and City Commission.



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2. When walls are metal, the use of corrugated panels is prohibited; profiled panels, deep ribbed panels and concealed fastener systems are permitted. Exterior finish for metal walls fronting or siding on public streets shall be of a permanent material such as a baked or enamel finish or painted to the wall manufacturer's standards. The use of galvanized, corrugated aluminum coated, zinc-aluminum coated, or unpainted exterior metal finish is prohibited.

2. Procedure for determining alternative exterior materials: A. All requests for alternative exterior building materials shall be noted and described on a

site plan to be submitted to the Planning and Zoning Commission for approval. If requested by the City, a sample of the material may be required to be submitted with the site plan.

B. The City may approve an alternative exterior material if it is determined it is equivalent or better than masonry according to the criteria listed for exceptions below as part of the approval of a site plan submitted to the Planning and Zoning Commission for approval.

C. Consideration for exceptions to the above requirements shall be based only on the following: 1. Architectural design and creativity 2. Compatibility with surrounding developed properties. 3. Architectural variances may be considered for, but not limited to, Gingerbread,

Victorian, English Tudor, or other historic designs.

NONRESIDENTIAL BUFFERS AND SCREENING (Page 4-12 of the Comprehensive Plan) Guidelines for Consideration:

♦ Require additional setbacks and landscape treatments when industrial uses face or are adjacent to residential areas (currently there is a 15 foot setback requirement for industrial adjacent to residential)

♦ Require architectural elevations and develop standards for quality treatment of all sides of nonresidential buildings that are adjacent to residential areas.

♦ Require masonry or wooden screening walls and landscaping, if necessary.

A. Purpose: To encourage the most appropriate use of land and conserve and protect the privacy and value of adjacent permitted uses. Regulations are prescribed for the location and type of various screening devices to be used when required in the various zoning districts or in this Section in accordance with the following standards.

B. Screening Of Nonresidential And Multi-Family Areas:

1. In the event that multi-family or non-residential uses side or back upon a single-family or a residential PD district, or in the event that any non-residential district sides or backs to a multiple-family district, a solid brick/masonry or wooden screening wall of not less than six feet (6'), nor more than eight feet (8'), in height shall be erected on the property line separating these districts. The purpose of the screening wall or fence is to provide a visual and protective barrier between the properties.



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A. The owner of the multi-family property shall be responsible for and shall build and

maintain the required wall on the property line dividing the property from the one or two family zoning. This construction requirement applies only when multi-family is adjacent to residential uses.

B. When screening is required between nonresidential and residential uses, it shall be the responsibility of the nonresidential use to construct and maintain the screening wall.

C. Any screening wall or fence required under the provisions of this Section, under a special exception, Planned Development District, or other requirement shall be constructed of masonry, reinforced concrete, wood or other similar suitable permanent materials which do not contain openings. All wall or fence openings shall be equipped with gates equal in height and screening characteristics to the wall or fence.

D. Alternative equivalent screening may be approved through the PD approval process. 2. All required screening walls shall be equally finished on both sides of the wall. 3. Open storage of materials, commodities or equipment shall be screened with a minimum six-

foot (6') fence or wall. 4. In districts permitting open storage, screening shall be required only for those areas used for

open storage. A six-foot (6') screening fence or wall shall be provided and maintained at the property line adjacent to the area to be screened by one or a combination of the following methods: A. Solid masonry (brick, concrete block or concrete panels) B. Wood C. Wrought iron with solid landscape screening D. Alternate equivalent screening may be approved through the site plan approval process. E. Wall Standards for screening are as follows:

1. Masonry screening walls (or other acceptable method of screening) should be constructed between nonresidential and residential uses to help buffer the residential neighborhood, and to minimize pedestrian access to the rear (i.e., service/delivery) portions of the nonresidential buildings (e.g., to discourage children from playing in shopping center service driveways, getting into dumpsters, etc.).

2. Screening walls should be constructed of low maintenance, high quality materials, which are consistent with the exterior finish of the main building(s) in material and color. Where possible and economically feasible, screening walls around sales, storage, display and service areas, and around dumpster enclosures, should be extensions of the development’s architectural design, as well as consistent with the exterior building finish in color and material. Painted or coated screening walls should be avoided due to high maintenance requirements.

3. No outdoor sales, storage or display may exceed the height of the screening fence or wall. Outdoor sales, storage or display which exceeds eight feet (8') in height shall require a special exception.



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SCREENING AND LOCATION OF OUTSIDE STORAGE/LOADING AREAS AND UTILITY EQUIPMENT (Page 4(Page 4 -- 13 of the Comprehensive Plan)13 of the Comprehensive Plan) Guidelines for Consideration:

♦ Loading docks, service doors, and outside storage areas should not face onto or be visible from a major or minor thoroughfare, wherever possible.

♦ When loading docks and/or outside storage areas are located within a side yard, they should be screened from adjacent properties and public rights-of-way by using either brick/masonry walls, wooden fencing and/or earthen berms. An appropriate combination of trees and shrubs from an approved plant list (refer to Appendix A) may also be used to meet this screening requirement with specific City approval.

♦ Pad-mounted utility equipment and air conditioning units should be screened from view from public rights-of-without altering the safe and efficient use of the equipment.

♦ Encourage relocation and/or underground placement of existing and future electrical feeder lines and other utility lines (e.g., telephone).

SIGNAGE (Page 4(Page 4 -- 14 of the Comprehensive Plan)14 of the Comprehensive Plan) Guidelines for Consideration:

♦ Make all signs more visible and effective by eliminating the redundancy, clutter and chaotic effect that an overabundance of signs have on the visual environment.

♦ Preserve and enhance the community’s image by reducing the number of signs along major corridors and by strengthening limitations on signage along major travel corridors (e.g., height, size, spacing, number, etc.).

♦ Encourage monument-style signage along all major thoroughfares, except within certain designated areas (e.g., where sight visibility is limited such as along Interstate Highway 45 and the US Highway 287 Ennis By-Pass). The maximum allowable height, including the base, for a monument sign should be about six feet (6') or eight feet (8'). The overall surface area of the sign, including the base, should be no more than about eighty (80) square feet per side. This restriction would not apply to temporary real estate, development, or construction signage.

♦ Freestanding "pole" or pylon signs will be allowed on major thoroughfares (Interstate Highway 45 and within 1,200 feet of Interstate Highway 45, and on the US Highway 287 Ennis By-Pass). "Pole" or pylon signs on major thoroughfares shall not exceed a height 85 feet above ground level on Interstate Highway 45 and within 1,200 feet of Interstate Highway 45, and shall not exceed a height of 60 feet above ground level on the US Highway 287 Ennis By-Pass. "Pole" or pylon signs shall be allowed on minor thoroughfares where the speed limit is 45 MPH, or greater. "Pole" or pylon signs on minor thoroughfares (where the speed limit is 45 MPH, or greater) shall not exceed a height of 34 feet above ground level.



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♦ Monument signage is encouraged and preferred within areas not adjacent to major thoroughfares. As used within these guidelines, a monument sign refers to a sign with a continuous base, which is approximately the same width as the actual sign face, with the signage generally attached directly to the base. If preferred, the signage could be attached to the base by short, one to two foot poles as long as the overall height of the sign and base does not exceed eight feet (8').

♦ Through the design review process, ensure that signage is compatible with corresponding buildings and the general surroundings. Signage should not interfere with sight visibility when entering or leaving the site.

A. Nonresidential Sign Requirements: 1. Detached Signs (on premise)

A. Detached signs are permitted in nonresidential zoning districts as provided in this Section.

B. Detached signs must be on-premise signs. C. Number of Signs – Only one detached sign may be erected on any premise or lot, except

that individual lots which have more than six hundred (600) feet of frontage along a public right-of-way, other than an alley, may have one (1) additional detached sign per street frontage.

D. Design Specifications – Only on-premise signs advertising single occupancy shall be allowed and shall be governed by the design standards and regulations (See Illustration 4 in this section).

E. Monument Signs (On Premise) – Only monument signs are permitted in all nonresidential and multi-family districts (see Illustration 4). A monument sign is a free-standing sign having a low profile and made of stone, metal, routed wood planks or beams, brick or similar materials, including individual lettering, which repeat or harmonize with the architecture of the establishment it serves. Monument signs must be built on a monument base as opposed to a pole base. A monument sign contains only the company or corporation name, logo, address and product or service of the establishment. No advertising or promotional information is permitted thereon. Such sign may be single or double-faced. Such signs and base shall not exceed eight feet (8’) in overall height above the natural or average grade and the actual sign face shall not exceed eighty (80) square feet per side. Total cross sectional area or thickness shall not exceed eight (8) square feet.

F. Materials – Signs shall be constructed of metal, masonry, or durable plastic. Metal signs shall have a baked-on finish. Wood shall not be used as a material except as permitted herein by site plan approval.

G. Freestanding "pole" or pylon signs will be allowed on major thoroughfares (Interstate Highway 45 and within 1,200 feet of Interstate Highway 45, and on the US Highway 287 Ennis By-Pass). "Pole" or pylon signs on major thoroughfares shall not exceed a height 85 feet above ground level on Interstate Highway 45 and within 1,200 feet of Interstate Highway 45, and shall not exceed a height of 60 feet above ground level on the US Highway 287 Ennis By-Pass. "Pole" or pylon signs shall be allowed on minor thoroughfares where the speed limit is 45 MPH, or greater. "Pole" or pylon signs on minor thoroughfares (where the speed limit is 45 MPH, or greater) shall not exceed a height of 34 feet above ground level.



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TURN-OF-THE-CENTURY LIGHTING Guidelines:

♦ Continue the City's efforts to provide high quality, turn-of-the-century lighting on major thoroughfares.

♦ Use turn-of-the century lighting in commercial/retail planned development areas as a unifying factor wherever possible.

♦ Expand the use of turn-of-the-century lighting in parking areas within planned development areas to take advantage of the security value of the turn-of-the-century fixture and expand the historic look within the community.

GENERAL STANDARDS:

A minimum of one (1) turn-of-the-century light (per City specifications) shall be installed on each lot or tract developed under Planned Development Zoning, providing that a turn-of-the-century light is not already located within 300 feet of the development lot or tract. Additional turn-of-the-century lighting (per City specifications) shall be installed at the rate of one (1) light for every fifteen (15) parking spaces.

Illustration 1



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Illustration 2



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Illustration 3

Illustration 4

Planned Development Standards · Planned Development Criteria CITY OF ENNIS Planned Development Standards LANDSCAPING FOR NONRESIDENTIAL DEVELOPMENTS (Page 4-9 of the Comprehensive

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