HomeMy WebLinkAboutAgenda UDCAC 10.12.2016Notice of Meeting for the
Unified Dev elopment Code Adv isory Committee
of the City of Georgetown
October 12, 2016 at 3:00 PM
at Historic Light and Water Works Building, 406 W. 8th Street, Georgetown, Texas
78626
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Regular Session
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http://go vernment.georgetown.o rg/category/b o ard s -commissions /.
B As of the d ead line, no persons were signed up to s peak on items other than what was posted on the
agenda.
Legislativ e Regular Agenda
C Co nsideration and possible actio n to approve the minutes fro m the Augus t 10, 2016 and S ep tember 14,
2016 Unified Develo p ment Co d e Advis ory C o mmittee meeting.
D Overview o f Meeting Intent and Proc edure. Sofia Nelson, CNU-A, Planning Directo r
E Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 12. Jordan Madd o x,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
F Dis cus s ion regard ing c hanges to the prop o s ed amend ments in UDC Sec tion 3.08.080.D (Develo p ment
Plats). Valerie Kreger, AICP, P rinc ip al Planner and Sofia Nelson, CNU-A, P lanning Directo r
G Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 3. Valerie Kreger,
Page 1 of 175
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
H Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 2. Jo rd an Mad dox,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
I Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 6. Valerie Kreger,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
J Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 7. Valerie Kreger,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
K Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 9. Jo rd an Mad dox,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
L Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 11. Jo rd an Mad dox,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
M Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 13. Jordan Madd o x,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
N Public Hearing and possible actio n o n the p ro p o s ed amend ments to UDC Chap ter 16. Jordan Madd o x,
AICP, Princ ip al P lanner and S o fia Nels on, CNU-A, Planning Direc tor
O Dis cus s ion of next s teps in the sc hedule and p ublic proc es s . Sofia Nels o n, C NU-A, P lanning Director
Adjournment
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2016, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
____________________________________
S helley No wling, City Sec retary
Page 2 of 175
1
City of Georgetown, Texas
Unified Development Code Advisory Committee Meeting
Minutes
Wednesday, August 10, 2016 at 3:00 PM
Historic Light and Water Works Building,
406 W. 8th Street, Georgetown, Texas 78626
Committee Present: P.J. Stevens, Chair, Tim Bargainer, Secretary; Philip Wanke, Vice-chair; Bruce
Barton, Henry C. Boecker, John Philpott.
Committee Member(s) Absent: Gray Taylor
Staff Present: Valerie Kreger, Principal Planner; Jordan Maddox, Principal Planner; Sofia Nelson,
Planning Director; Matt Synatschk; Historic Planner; and Tammy Glanville, Recording Secretary.
Guests Present: Chris Brown, Tim Haynie, Iva Wolf McLachlan.
A. Call to Order at 3:06 p.m. by Chair P.J. Stevens.
B. As of the deadline, no persons were signed up to speak on items other than what was posted on
the agenda.
C. Consideration and possible action to approve the minutes from the July 13, 2016 Unified
Development Code Advisory Committee meeting.
Motion by Wanke, to approve the minutes as amended from the July 13, 2016 Unified
Development Code Advisory Committee meeting second by Philpott. Approved 6 - 0 (Taylor
absent)
D. Discussion regarding potential amendments to Chapter 12, Transportation. Jordan Maddox
Maddox explained staff continues to refine transportation items in Chapter 12. Maddox
discussed developer responsibilities when right-of-way dedication and reservation is required
for comprehensive plan roadways. Changes to the paved width measurement on all streets
from face-of-curb to back-of-curb for consistency of measurement regardless of curb type.
Clarification was made regarding private streets are allowed for non-residential multi-lot
developments only, built to local street standards with maintenance agreements. Clarification
was made regarding Estate subdivision requiring only 1-side sidewalks on local and both sides
on collectors. Staff increased lot count from 5 to 21 before second street connection required
and indicated 2nd street can be future stub connection. Staff revised the cul-de-sac length and
pedestrian through-connection requirements. Staff added inter-parcel driveway connectivity
requirements for non-residential.
Barton and Wanke suggested adding cross-access easements to inter-parcel connectivity.
Committee agreed with the idea of developers having the option or flexibility between stand-up
curbs or rollover curbs.
Committee and staff discussed street connections and stub outs connecting to parking lots.
Staff asked and Committee suggested seeing comparisons from other cities and incentives to
choose from.
Page 3 of 175
2
E. Discussion on potential amendments to Chapter 9, Off-Street Parking. Jordan Maddox
Maddox presented potential amendments to Chapter 9 and clarified that all off-street parking
shall be of a paved surface. Several additions to Chapter 9 were tandem parking spaces as
allowed usage; exception to paved surface for Heritage Trees; allowance for Rural and Estate
lots to use non-Paved surface; stacking requirement for gated apartment entrances/exits.
Phillip Wanke suggested changing the apartment gated entrance stacking from the Key Pad to
street along with adding turnaround space.
F. Discussion regarding potential amendments to Chapter 3 of the UDC. Valerie Kreger and
Jordan Maddox
Kreger explained staff has had ongoing issues over the last couple of years with application
review that is premature due to overlap of application submittals. The proposal is to split policy
applications (those approved by City Council) with technical applications (approved by P&Z or
administratively). Staff is suggesting a Development Plat type be added and would be required
prior to development for any non-single family property that was previously exempt from
platting at time of division or that is otherwise unplatted. Staff is also proposing plat
extensions be reduced from 24 months to 6 since plats already have built-in extensions by
phasing plans. Staff explained the plat extension process was added during the recession and
has been used primarily by a single party. Other changes include deleting Plat Reinstatements
and Site Plan extensions and reinstatements remain as adopted. The Development Engineer
will now assume approval authority for licenses to encroach into a public easement. However,
encroachments into ROW remain Council authority. Staff is suggesting Plat Waiver process
renamed Subdivision Variance. Process is open to certain subdivision requirements throughout
the UDC, as stated in each section.
Staff discussed creating a grading permit to allow clearing of vegetation and soil grading.
Committee suggested David Munk, Utility Engineer and Dave Hall, Building Official attend
meeting regarding grading permit.
G. Overview of next UDC meeting and upcoming schedule. Valerie Kreger and Jordan Maddox
Staff's goal is to have finalized versions of Chapter 3, 6, 7, 9, 12, and 13 to the Committee for
final presentation and comment at the September meeting. We will also be introducing
housekeeping changes to Chapter 2, 8, 11 and bringing forward definitions that correspond to
these chapters. The intent is to discuss and address any further outstanding items at the
September meeting and then begin a public comment period between the September meeting
and October meeting. Staff is anticipating scheduling a vote on these amendments at the
October meeting.
Adjourned at 5:15 p.m.
_____________________________________ __________________________________
P.J. Stevens, Chair Tim Bargainer, Secretary
Page 4 of 175
UDC Advisory Committee 1
September 14, 2016
City of Georgetown, Texas
Unified Development Code Advisory Committee Meeting
Minutes
Wednesday, September 14, 2016 at 3:00 PM
Historic Light and Water Works Building,
406 W. 8th Street, Georgetown, Texas 78626
Committee Present: Philip Wanke, Vice-chair; Bruce Barton, Henry C. Boecker, John Philpott.
Committee Member(s) Absent: P.J. Stevens, Chair, Tim Bargainer, Secretary; and Gray Taylor
Staff Present: Valerie Kreger, Principal Planner; Jordan Maddox, Principal Planner; Clay Shell, Asst.
Fire Chief; and Karen Frost, Recording Secretary.
Guests Present: Chris Brown, Duke Kerrigan and Tim Haynie.
A. Call to Order at 3:20 p.m. by Vice-chair Phillip Wanke.
B. As of the deadline, no persons were signed up to speak on items other than what was posted on
the agenda.
C. Overview and discussion regarding amendment process and goals for the meeting. Jordan
Maddox and Valerie Kreger
Maddox gave an overview of the actions to date. Public notices will be published next week for
the next UDC meeting. Action will be taken by the Committee at the October 12th Meeting,
followed by action by the P&Z Commission, then on to City Council for final action. If anyone
has any comments or questions about the proposed changes, please speak up today.
D. Discussion regarding proposed amendments to Chapter 2, Review Authority. Jordan Maddox
Maddox stated the main change was on the License to Encroach with authority being changed
from the Director to the Engineer. And then Variance approval authority changes from
Engineer to Director.
E. Discussion regarding proposed amendments to Chapter 3, Applications. Valerie Kreger
Kreger discussed the proposed changes under platting exceptions which are supposed to be
clarified in Section 3.08.020.F. Tim Haynie expressed concerns about the small developers and
businesses that would be forced to file a plat under this new language. The concern is that
developers would have to insure that a tract of land would be adequately served by public
improvements and infrastructure, including water and wastewater or will be adequately served
upon completion of the required improvements.
Kreger also explained that a Grading Permit was also added under Section 3.17.030.D and that a
pre-application meeting would be no longer required for a License to Encroach application.
F. Discussion regarding proposed amendments to Chapter 6, Residential Development Standards.
Valerie Kreger
Kreger stated there have been changes made to all the residential zoning districts that mainly
identify setbacks on corner lots or structures with street facing garages.
G. Discussion regarding proposed amendments to Chapter 7, Non-residential Development
Page 5 of 175
UDC Advisory Committee 2
September 14, 2016
Standards. Valerie Kreger
Kreger explained that changes to Non-residential standards are similar to chapter 6. She
pointed out that stormwater ponds will now be allowed in the front setback. And a Subdivision
Variance has been added for minimum lot width and frontage.
H. Discussion regarding proposed amendments to Chapter 9, Off-Street Parking. Jordan Maddox
Maddox presented Chapter 9 changes, mostly additions to include parking options for
apartments and alternative parking plan standards. Changes were made to the apartment gate
stacking to measure from the Key Code Box instead of gate and add turnaround space as well.
I. Discussion regarding proposed amendments to Chapter 11, Environmental Protection. Jordan
Maddox
Maddox explained that Chapter 11 has proposed amendments that include an impervious cover
credit for public trails and sidewalks, a rewrite of the provisions on stormwater pond design for
clarity, including where ponds can be located, how they are constructed and adding
Subdivision Variance to the section, and removing the alternative street design table from the
Conservation Subdivision section.
J. Discussion regarding proposed amendments to Chapter 12, Pedestrian and Vehicle Circulation.
Jordan Maddox
Maddox summarized by saying that the changes are adding a Subdivision Variance section
clarifying that the entire chapter is eligible for Design and Technical Standards and Traffic
Impact Analysis Requirements. The developer responsibilities on boundary bridge structures is
clarified. Staff added provisions that sidewalks in rural/estate subdivisions are required on
both side of collectors and one side of local streets. Fire Code access requirements are clarified.
Cul-de-sacs and lot accumulation were discussed and a provision was added that street stubs
cannot be used as basis for lot frontage/access. Regulations were added so that long street
blocks must have a pedestrian pass-through and minimum spacing requirements were set for
right-in, right-out driveways.
Tim Haynie suggested instead of adding sidewalks in Rural/Estate subdivisions, section
12.04.040, that perhaps using a traffic count method of average daily trips would provide a safer
environment. He is concerned about the higher speeds on these roads with the pedestrians on
the side. It was also suggested that more street lights be required in these areas.
Maddox stated staff is still working on language regarding street trees in the downtown area
and that will be brought to the next meeting. Staff is also looking at possible road closure
“permits” allowing for more flexibility outside of a ROW abandonment.
K. Discussion regarding proposed amendments to Chapter 13, Infrastructure and Public
Improvements. Jordan Maddox
Staff has suggested changes to clarify exceptions to the Fire Flow provisions, removed the
monumentation section from the chapter, removed Subdivision Variances from the chapter and
replaced with Development Engineer exceptions and alternatives, moved some language
regarding fiscal surety into the Development Manual, moved definitions from
L. Discussion regarding proposed amendments to Chapter 16, Definitions. Jordan Maddox
Chapter 16 is being revised to add at least 25 new terms that staff is reviewing and will bring
back to the October 12th Meeting. Most of those additional definitions are related to
Page 6 of 175
UDC Advisory Committee 3
September 14, 2016
transportation such as street types, curbs and driveways. There are some edits to existing
terms.
M. Discussion regarding the next steps in the process. Sofia Nelson
This was discussed in Item C.
Adjourned by Wanke at 5:15 p.m.
_____________________________________ __________________________________
Philip Wanke, Vice-Chair Bruce Barton, Attest
Page 7 of 175
City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Overview o f Meeting Intent and P ro cedure. S o fia Nels o n, CNU-A, Planning Direc tor
ITEM SUMMARY:
This item will be an o verview o f the s tructure of the meeting and optio ns for the c o mmittee on possible
actio n fo r the pos ted agenda items. Each Chap ter o f the UDC that has b een dis c us s ed with the Co mmittee
o ver the last year is pos ted as an actio n item, in ad d ition to one item in Chap ter 3 that is posted for
d is cus s io n only. Eac h agend a item will have an open pub lic hearing and may inc lud e any d is cus s io n
nec es s ary to prec ed e a mo tion on the amend ments .
Attac hed to this item is the City Counc il-approved 2016 UDC Amendment Lis t. Items on this lis t that are
ad d res s ed in the pos ted amend ments are highlighted here with the c o rres pond ing S ectio n o f the Code
where the changes are loc ated.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
2016 UDC Amendment Lis t Backup Material
Page 8 of 175
General Topic Priority Requested Amendment Amendment Description
UDC Section
Addressed
3 1 Create a process to address requests for vesting determinations.
Vesting claims have been presented to the city occasionally over the past few years, but with no defined procedures for addressing.
These requests will likely increase over the next few years as the city has adopted new regulations that will apply to some existing
developments.
1 6 Reconsider subdivision plat extensions and reinstatements
Consider removing or scaling back administrative extensions and reinstatements of subdivisions plats. The City extended the lifespan
of subdivision plats in 2012 and provided flexibility on phasing of larger projects. Extensions and reinstatements are no longer
necessary for subdivisions.Section 3.08.090
18Reconsider how the current Gateway Overlay districts are being
used.
Currently, the Gateway Overlay districts only provide for additional landscaping along the frontages of these roads. Staff would like to
explore utilizing these districts to address other issues that have presented over the last couple of years such as land uses or design.
Reconsider allowing "Contractor Services Limited", "Contractor Services General", and "Office Warehouse" Specific Uses in the C-3
zoning district.
312Acknowledge mobile food trailers as a use within the UDC and
outline appropriate regulations governing.Mobile food trailers have increased in popularity and the city’s codes should be updated to address them.
213Provide better clarification regarding when a use is considered an
accessory use and when it is considered an additional primary use.
There has been some question in the past when more than one use is proposed on the same property or with the same business as
to whether the use should be treated as an accessory use to the primary use or whether it should be handled as another primary use
on the property. Also, clarity with regards to the standards that the accessory use must adhere to should be provided as well.
214Clarify the definition and application of the "Live Music or
Entertainment" specific use
Clarification is needed regarding the intent of the "Live Music or Entertainment" specific use in Chapter 5 as well as the limitations
associated with the use, including the definition of outdoor entertainment.
2 15 Review and update outdoor display and storage regulations
Review regulations pertaining to outdoor display and storage of merchandise, materials, and equipment. The existing regulations
have presented challenges in some situations and are somewhat unclear in others.
316Review and update Conservation Subdivision standards to
encourage usage.
Update conservation subdivision section to relax restrictions and incentivize its use. Consider in light of salamander listing and water
conservation ordinance standards.
Section 3.08
Not pursued
211Add or amend standard conditions of approval for Special Use
Permits required for specific uses.
Staff proposes adding standard conditions of approval to Special Use Permits that currently do not have any and possibly refining
some of the conditions for those that do in order to provide better direction to applicants.
210Consider changes to the zoning districts various Specific Uses may
be permitted in.
Staff is regularly presented with questions regarding the possibility of allowing different uses in districts they are not otherwise
allowed in and would like to address some of these through the public process in the next round of updates to the UDC. Examples
include allowing stand-alone medical offices in the Industrial district and whether recreational vehicles (RVs) should be allowed as
primary quarters in the Agriculture district.
Land Uses
29Consider updating the list of Specific Uses in Chapter 5 to include
various uses that are not currently listed.
Over time new uses are presented to staff that are not specifically addressed in the UDC. Examples include self-service machines
(ice) and storage yards.
Zoning/ Overlay
Districts
37Review Courthouse View Protection Overlay district requirements for
clarity and completeness.
The Courthouse View Overlay provisions should be reviewed to make sure they are complete, that there are no missing steps, and that
the specifics of how to apply this overlay are clear.
15Review and update Preliminary Plat phasing provisions based on
experience.
For larger tracts, consider a preliminary process such as a concept plan that creates long-term expectations for utilities,
transportation, public facilities, parks, etc. without requiring plat-level engineering and detail. Consider minimum acreage sizes for
preliminary plats and/or concept plans. Protect street connectivity between subdivisions by having more global plans.
Subdivision/
Platting
1 4 Review current exemptions to platting requirements for clarity.
Update subdivision language to reflect case law, attorney general opinions and correct confusion between 3.08.020 and 3.08.010 E
relative to division of land for the purposes sale versus division of land for development.
13Expand development agreement language establishing clear
requirements and processes.
Upcoming policies for procedures and consideration of special districts and development agreements are anticipated and would
require UDC amendments to implement.
Requested General Amendments
Application
Processes and
Requirements 32Review the Special Use Permit (SUP) Conceptual Site Plan
requirements for review.
There is a very detailed list of items to be included on the Conceptual Site Plan required for consideration of an SUP. Not all of these
details are needed or applicable to all types of SUPs. Staff proposes we look at this list and consider whether all are needed or
appropriate.
Page 9 of 175
117Consider masonry requirements for single-family and two-family
structures Consider adding masonry requirements for single-family and two-family structures, which do not exist today.
118Consider residential off-street parking requirements including
garage setbacks in relation to street design
Staff is working on amendments to the transportation section of the UDC, particularly street parking and street design. Considerations
regarding minimum street widths and fire service needs for residential subdvisions will warrant study of off-street parking and garage
setback requirements.Section 6.02
Nonresidential
Standards 119Review the masonry requirements for multifamily and commercial
buildings
Review existing masonry requirements for multifamily and commercial buildings to ensure appropriate, sustainable, and visually-
appealling materials are being used in the appropriate locations.
120Review current requirements for screening of mechanical
equipment for options or exceptions.There are difficulties in applying the screening requirements in every situation. More exemptions or options are needed.
223Review and update the current regulations regarding trash
receptical screening
The current provisions regulating screening of trash dumpsters do not take into account recycling and are often too small for the
needs of the facility. Additionally, the UDC does not address locational requirements such as those affecting service truck access.
2 24 Clarify vehicle stacking area requirements for various uses
The UDC outlines the minimum vehicle stacking spaces required for certain land uses such as drive-throughs, gas stations, and
banks. However, how that is to be measured is not clear in all instances. Additionally, the number of spaces required should be
reviewed and potentially updated.
Section 9.04
2 25 Consider allowing tandem parking
Consider adding language allowing tandem parking in certain situations. The UDC currently does not contemplate tandem parking and
more builders are starting to ask for its inclusion.Section 9.03.020
326Review temporary banner regulations to consider subdivision
banners Review temporary banner regulations to consider internal subdivision banners.
327Reconsider maximum height for monument signs when landscaping
is incorporated.Consider allowing an increase in maximum height permitted for monument signs when landscaping is incorporated at the base.
3 28 Reconsider allowing electronic signage
In 2009 the City considered revisions to the UDC that would allow electronic signage in the City. However, the proposed amendment
was turned down by both P&Z and City Council. Since that time, staff has continued to get numerous requests from the public to
reconsider allowing electronic signage. This item would bring the topic back to discussion.
129Update the UDC based on the pending updates to the Overall
Transportation Plan.Update various provisions of the UDC as may be necessary based on pending updates to the Overall Transportation Plan.Chapter 12
1 33 Review access requirements on numbered county roads. Review access requirements on numbered county roads to determine if any additional provisions should be considered. Section 12.08
134Address naming policies related to private streets and drives
internal to multi-tract developments.
Consider applying the city’s street naming requirements for public streets to private driveways/streets that serve more than one
internal tract in order to address 911 issues identifying emergency locations.Section 12.06
Section 12.03
Section 12.05
Review sidewalk extension and design provisions and consider updates as may be necessary regarding upcoming Sidewalk Master
132
Consider updates to street standards to address current and
pending inconsistencies between different agencies and
documents.
When implementing new OTP (pending) and Fire Code (approved), consider new standard, alternative and contextual street cross
sections that account for public safety needs, traffic requirements and needs of private property in relation to public streets. Also,
there are current inconsistencies between current OTP design standards and the current UDC design standards. Additionally, the
city’s standards should be reviewed against Williamson County’s standards to address inconsistencies, especially related to any HB
1445 Agreement issues or potential updates.
231
Clarify what triggers the requirement for a Traffic Impact Analysis
(TIA) and when an appeal may be made and review the
improvements that are considered or required.
The City needs to ensure we are adequately preparing for future roadways with plats, dedications and reservations. Clarification is
needed regarding when Traffic Impact Analyses are required and appealed, and how right-of-way is being planned to implement the
City’s Overall Transportation Plan, for example, adequate intersection right-of-way.
Parking
Signs
Transportation
130
Review and consider updates to the City’s provisions related to
connectivity (subdivision access points) between neighboring
developments.
Connectivity (subdivision access points) is extremely important to the function of our public safety and transportation network. In
process, design, and implementation, the City has not received adequate connection points and homeowners complain when streets
are connected. We need to globally reconsider the ratio, design, locations, and exemption process to protect traffic movement, public
safety access and ability to use street facilities as planned.
Based on experience with the provisions, staff has recognized the need to clarify the application of the street yard landscaping
requirements to projects located a great distance from the street as well as phased projects since, as written street yard landscaping
applies to yards defined by buildings, not areas. Additionally, clarification is needed regarding what areas are to be included or not
included in various landscape calculations.
322Review current nonresidential landscaping requirements with
regard to the city’s water conservation efforts.
Consider updates to the nonresidential landscaping requirements to address the ongoing drought conditions and incorporate
provisions to address water conservation efforts.
Residential
Standards
Landscaping
3 21 Clarify application and calculation of landscaping requirements.
Page 10 of 175
Special Districts 1 38 Review special district procedures and approval criteria
The City is currently reconsidering its policy on special districts in light of an overwhelming number of requests and unique situations.
Update 13.10 to reflect new policies and procedures.
339Refine the UDC regulations regarding abandonment of a
nonconforming situation.Based on experiences with the provisions, staff would like to provide better clarity regarding the determination of abandonment.
242Update various provisions of the UDC as may be necessary based
on updates to the Downtown Master Plan.Update various provisions of the UDC as may be necessary based on updates to the Downtown Master Plan.Chapter 12
343Consider adding limitations to certain uses to create a "transition
zone" between the Downtown and Old Town overlays.
Consider adding limitations to certain uses along the edge of the Downtown Overlay that are adjacent to residential uses outside the
overlay to create a "transition zone" between the Downtown and Old Town overlays.
244Consider creating additional design standards for residential infill
construction in the Old Town Overlay District
When the most recent update to the Downtown and Old Town Design Guidelines were approved City Council in 2012, Council
requested staff bring back options for additional standards and review of new residential construction in the historic overlay districts.
In August of 2014, City Council held a workshop on residential infill design standards and directed staff to place the topic on the UDC
Amendment List for review. The goal is to create a set of standards for design of new residential structures that would preserve the
character of the Old Town Overlay District.
Alternative Energy/
Green Building
Provisions
345
Update codes to provide provisions for green building strategies
and ensure regulations do not unintentionally prohibit such
strategies
The UDC should be reviewed to ensure there are not unintentional barriers to utilization of sustainable energy, such as requiring solar
energy panels to be screened.
Section 12.07
Chapter 13
Chapter 16
Downtown/Old
Town
Definitions 1 41
Revise various definitions for clarity or add new definitions as
needed.
Staff has come across several definitions that need clarity or definitions that are needed to provide clarity in other sections of the
UDC. Examples include clarification of street yard definition and consideration of the current contractor services, limited definition. In
addition this would include any revisions to definitions needed for other revisions made to the UDC.
Nonconforming
340Define process for determining nonconforming status and consider
if there are additional existing situations to exempt.
Staff currently receives requests for determination of nonconforming status, particularly abandonment status, and the process for this
determination should be clarified and included in the UDC.
Utilities 1 37
Review and update of Chapter 13 provisions related to water and
wastewater improvements and extension requirements.
General review of language regarding utility improvements which have not been updated in some time, including extension policy for
plats and site plans. Review for updates, clarification of current policy and terminology. Includes Rural Residential Subdivision criteria
and standards. Also, update any regulations affecting provision of water in order to implement any changes that may result from the
potential merger with Chisholm Trail Special Utility District.
Parkland 1 36
Update provisions governing parkland dedication based on
forthcoming recommendations by the Parks & Recreation Board
subcommittee review.
A subcommittee of the Parks & Recreation Board has been created that is tasked with reviewing and providing recommended
changes regarding the city’s parkland provisions and policies.
1 35 Review sidewalk extension and design provisions.
Review sidewalk extension and design provisions and consider updates as may be necessary regarding upcoming Sidewalk Master
Plan and Public Facility Access Audit. Additionally, the residential sidewalk fund provisions should be reviewed.
Page 11 of 175
City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 12. Jo rd an Mad d o x,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 12 is the trans p o rtatio n s ectio n o f the c o d e. T he p urpose o f the changes to Chap ter 12 were to
imp lement the Overall Transportation Plan, Sidewalk Mas ter Plan, Fire Cod e, Future Land Use Plan, and
Trails Mas ter P lan. Goals inc luding res tructuring and reformatting, plan for the future, offer clarity, p ro vide
cho ice, provide c ons is tency, c o nsider s ituatio n and context, ens ure and p romote pedestrian facilities ,
imp ro ve s treet c onnec tivity, standardize infras truc ture while offering flexibility, return to a s ubdivis io n
variance p ro c es s along with ad d itional adminis trative disc retionary ap p ro vals . Staff has rec eived input from
the pub lic, pro fes s io nal engineers and landsc ape architec ts, develo p ers , real es tate professionals ,
Williamson County, multip le City departments , the UDC Committee.
Chap ter 12 has b een completely re-fo rmatted and re-arranged to the extent that a red-line vers io n was not
achievable. Therefore, the material p res ented fo r C hapter 12 is a clean vers ion that will c o mp letely replac e
mo s t o f the exis ting Chap ter 12 (except where s pec ified ). T he s ectio ns have b een re-arranged for s imp licity
and clarity, and s ome p ro visions have b een re-loc ated to o ther parts of the Code and/o r the Develo p ment
Manual for eas e o f us e.
UDC Amendment Lis t
The p ro p o s als o f this Chap ter ad d res s c ertain 2016 UDC Amend ment Lis t items s uch as:
# 29 - Up d ate the UDC b as ed on the Overall Trans portation P lat update (all)
# 30 - Review c onnec tivity requirements (Sec tion 12.05)
# 32 - Up d ate s treet s tand ard s to eliminate inc ons is tencies with Fire Code and Williams o n County
regulations . (12.03, 12.04 and 12.06)
# 33 - Ac cess requirements on numbered co unty roads (12.08)
# 34 - Naming fo r private s treets and drive fo r 911/Addressing (12.06)
# 35 - Review s id ewalk provis io ns (12.07)
Changes since the las t UDC meeting
The language in Sec tion 12.05.010 A and B has been rewritten to ad d a table and add clarity to the street
connec tion req uirement. The polic ies and numeric al s tand ard s are unchanged, but s taff attemp ted to
ad d res s c o nfus ion at the las t meeting and in s ub s eq uent conversatio ns with develo p ment professionals .
Staff may seek ad d itional refinement following mo re disc ussion with the Co mmittee. Als o , Rural/estate
s treets have been added to Table 12.03.030 by reques t and s id ewalks are no longer b eing c o nsidered fo r
lo cal s treets in Rural/es tate s ubdivis io ns in S ec tio n 12.04.010. F inally, parking and temporary loading
req uirements have b een ad d ed for communal mailbox kio s ks in Sec tion 12.06.
Additio nally, there have b een minor changes thro ughout Chap ter 12 since the las t UDC meeting, includ ing
grammar/p unc tuation/formatting. Oc casionally, wo rd s were added/rep laced /modified fo r c larity, emphas is ,
o r to improve the s entence.
Grap hic s /Append ix
Staff is currently develo p ing and reviewing s treet c ros s -sec tions and additional grap hic s for Chap ter 12 that
will further emphas ize and offer visual repres entation to the language in the c hapter. It is anticipated that
s o me of thes e graphics will b e loc ated within the c hapter and others collec tively loc ated in an ap p endix.
Summary o f c hanges to Chapter 12
12.01.040 - Add the new Sub d ivision Varianc e p ro ces s to mo s t o f the chapter
12.02 - Re-organizatio n o f the chap ter to dis tinguis h between the regional, c o mp rehens ive p lan ro ad ways
and lo cal neighb o rhood s treets .
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12.02.020 - C larify current prac tic e regard ing d eveloper req uirements fo r c omprehensive plan streets,
when d ed ication, res ervatio n and imp ro vements are req uired. P ro vide fo r new Directo r disc retion to reduc e
ROW in rare c irc ums tanc es . Ad d language regard ing bridge respons ib ilities
12.02.030 - New table s p ecific ally fo r Co mprehens ive plan streets. Tab le inc ludes :
* Intro d uc e the regio nal trail as a trans portation pathway
* Clarify that p aved width meas urement on all s treets is b ack-o f-curb fo r c o ns is tenc y o f measurement
regardless of c urb type
* Standard ize des ign s p eed s per ro ad
* Inc reas e the R OW and pavement width o f Major Collec tors
* Add additio nal ROW at inters ectio ns of arterials
* Ad d c lear zo ne fo r sidewalks o n major ro ad s
* Standard ize s idewalk widths o n majo r ro ad s , regardless o f us e
12.03 - Create new s ectio n fo r loc al and neighborho o d streets
12.03.020 - Allow private s treets for non-res idential multi-lo t p ro jects
12.03.030 - New tab le s pec ifically for lo cal s treets . Tab le includ es :
* Intro d uc e an Unlo ad ed Res id ential Collec tor (Neighborho o d Co llector).
* De-emp has ize Loaded Residential Collec to rs by reducing capac ity and remo ving s hared res id ential
d riveways . Ad d ed c urbed b ulb-outs at intervals .
* Inc reas e p avement o n lo cal s treets from 28 feet to 30 for mo untable c urbs , 32 ft fo r vertic al c urbs
* Reduce all c ollec tor ROW to 60 feet
* Intro d uc e o p tional Lo cal Street cross-s ec tio n that allo ws s treet trees
* Adopt DT Mas ter Plan loc al street s ection
12.04 - New s ec tion for alternative street s ec tions differing fro m the table
* Street width exc ep tions for cons ervation s ub d ivis ion streets and rural res idential s treets . Rural/estate
s treets require s id ewalks no w o n collec tor and perimeter streets.
* Added c o ntext s ens itive street d es ign flexibility fro m the OTP that pro vide mo re of a c o mp lete s treet
in the c o ntext o f mixed -use and commerc ial d evelopment.
* Ad d language regard ing Do wntown Overlay Dis trict streets, includ ing ROW minimums , s treet trees ,
p arking, and s id ewalks . Cons is tent with the Mas ter Plan
12.05 - New s ec tion on sub d ivision and street des ign
12.05.010 - P ro vide a new s treet c o nnection formula ens ure ad eq uate exis ting and future c o nnectivity.
Inc ludes new table fo r number o f c o nnections bas ed o n lo t o r unit number.
B) Req uires c o nnec tio ns existing major s treets b as ed on lots .
C) Allo ws for Direc tor cons id eration of d o wns izing a c o llecto r within a subdivis io n. New provis io n that
existing platted lots c anno t b e us ed to c reate ac c es s fo r purp o s es of meeting s treet connec tion
req uirements. New provis io n that a platted lot c anno t b e us ed to c o nnect a s treet to a platted s treet or cul-
d e-s ac.
D) Provid e c redits for collec tor ro ad ways to rep lace lo cal s treet stubs
12.05.020 - F o c us on intersec tion spac ing ins tead of b lo ck length. A c ul-d e-s ac cannot be used to b reak
the bloc k. B) mid-bloc k p ed es trian required fo r long b lo cks . C) Pedestrian c o nnectio n req uired fo r a lo ng
cul-d e-s ac.
12.05.030 - Ad d ed inter-parc el driveway c onnec tivity requirement for no n-res idential d evelopment
12.05.040 - A) Added s o me adminis trative dis c retion in situatio ns where s treet c o nnectio n
req uirements are challenging. B) Subdivis ion Varianc e c reated fo r situations s uch as inc o mp atibility of
uses and other req uest. C) Clarify that exis ting and approved streets follow the ab andonment proc es s
in City Co d e.
12.06. A) provid e more cons is tency in engineering s tand ard s with the C o unty. E) Add s o me standards
fo r street c urbs , includ ing pedestrian s afety and utility adequacy. F) Mo ve s treet light standards fro m
Chap ter 13. Add d o wntown s treet pole s tandards . G) Ad d new s tand ards fo r s treet trees in the right-of-
Page 13 of 175
way, including p lanting area s izes and roo t b arriers . H) New language for mailb o x kiosks includ ing
p arking/loading and p ed es trian ac cess. I) S treet Naming c larified for private s treets and driveways for
911/Ad d res s ing s afety loc ation.
12.07 - Sec tion for s id ewalks and bikes
A) Require Regio nal Trails to b e provided b y d eveloper with the pub lic improvements . Shift s id ewalk
maintenanc e to no n-residential d evelopment following site plan. New bo nus that pub lic s id ewalks and
trails d o not c o unt again max. imp ervious c over limitations . E) New varianc e p ro cess fo r sidewalks
12.08 - Driveways
12.08.010 - R etain the p ro vision that single family platted lo ts cannot take ac ces s fro m a numb ered
county road.Clarify residential d riveway s eparatio n fro m an intersec tion. R ed uc e spac ing requirement
o n Residential C o llecto rs but remo ve s hared driveway allowanc e. Provide exc ep tions to spac ing rules .
12.09 - Traffic Impac t Analys is sec tion unc hanged .
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 12 Amendment Backup Material
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Page 1 of 23
Note: Chapter 12 has been reformatted and there is no red-line
Chapter 12 Pedestrian and Vehicle Circulation
Section 12.01 General
12.01.010 Purpose
An integrated and interconnected vehicle, pedestrian, and bicycle transportation network is essential
for the effective and reliable movement of people and goods. The standards in this Chapter ensure that
streets function in an interdependent manner, provide for accessibility and walkability, plan for
emergency services, and provide continuous and logical transportation routes. Streets shall be planned
and constructed so that their arrangement, size, character, and design is considered in relation to
existing and future streets, topography, public safety and convenience, and an appropriate relationship
with the built environment. The City’s Comprehensive Plan shall guide the location and functionality
of the transportation network.
12.01.020 Authority
The provisions of this Chapter are adopted pursuant to Texas Local Government Code Chapters 211
and 212, and the City Charter.
12.01.030 Applicability
A. The standards of this Chapter apply to development within the corporate limits and
Extraterritorial Jurisdiction (ETJ) of the City of Georgetown.
B. No subdivision, Site Development Plan or Stormwater Permit shall be approved until
conformance to the standards of this Code are demonstrated.
C. All required transportation improvements shall be designed in accordance with this Code and as
detailed in the adopted Construction Specifications and Standards Manual (“Construction
Manual”), as amended, or any other adopted construction standards provided by the
Development Engineer. When the standards of this Code and the Construction Manual conflict,
the more stringent provision shall apply.
12.01.040 Subdivision Variance
A Subdivision Variance, pursuant to Section 3.22 of this Code, may be requested to the provisions of
this Chapter except Section 12.06, Design and Technical Standards, and 12.09, Traffic Impact Analysis.
Section 12.02 Comprehensive Plan Thoroughfares
Regional thoroughfares provide linkages within the community and throughout the region. The City’s
Comprehensive Plan includes an Overall Transportation Plan that is developed in conjunction with the
Capital Area Metropolitan Planning Organization’s (CAMPO) long‐range plan. Goals from the Overall
Transportation Plan include:
A. Improve the local street system, including new thoroughfare linkages to enhance connectivity,
improved and coordinated traffic signalization, and access management standards.
B. Provide a functional, well‐integrated, multi‐modal transportation system providing a variety of
choices.
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C. Reduce reliance on single‐occupant automobile traffic and enhance bicycle and pedestrian
mobility and accessibility by encouraging compact land use development.
D. Provide for a high degree of safety for motorists, transit users, pedestrians and bicyclists.
E. Discourage primary traffic routing through local streets.
F. Preserve right‐of‐way for future roadway development and expansion.
12.02.010 General
It is necessary and desirable to obtain right‐of‐way for the public street network to support the current
and future needs of the community. Developers share the responsibility of providing adequate streets
through compliance with the minimum standards governing internal and perimeter streets. Perimeter
streets shall include thoroughfares directly abutting the proposed subdivision, whether located within
the boundaries of the subdivision or within adjacent public right‐of‐way.
The precise alignment of thoroughfares included in the Overall Transportation Plan may be varied to
allow for locational adjustments that would increase the compatibility of the right‐of‐way with natural
or man‐made features such as steep slopes, waterways, wildlife habitats, historic structures, existing
development, or existing streets. Each development shall provide for the continuation of all existing
streets and those included in the Overall Transportation Plan, approved plat, concept plan, or other
City‐approved document depicting a planned street.
12.02.020 Developer Responsibilities
The developer shall be responsible for the dedication and improvement of internal and adjacent
comprehensive plan thoroughfares, where required, in accordance with the standards of the street
classifications described in this Section. The developer is responsible for all costs of materials, design,
and construction of the public improvements required by this Code.
A. Minimum right‐of‐way standards shall be in accordance with Table 12.02.030. If the thoroughfare
is a boundary street, one‐half of the balance between the street’s existing right‐of‐way and the
street/intersection right‐of way required shall be required per Table 12.02.030. Where the
thoroughfare is internal to the property, the full section of right‐of‐way shall be required.
B. In addition to the minimum right‐of‐way standards in Table 12.02.030, right‐of‐way reservation
may be required for thoroughfares expressly stated in the Overall Transportation Plan or County
and State roadways that exceed the City’s minimum right‐of‐way standards. The Development
Engineer may also require additional right‐of‐way and/or easements for drainage, utilities,
slopes, etc. necessary to facilitate the construction of a roadway.
C. In unique circumstances, at the discretion of the Director, the amount of right‐of‐way expansion
may be reduced to accommodate natural or man‐made features such as steep slopes, waterways,
wildlife habitats, historic structures, or existing development.
D. Improvements to comprehensive plan streets, in accordance with Section 12.09.030 (F), shall be
the responsibility of the subdivider unless otherwise provided. Subdividers are not responsible
for construction of any bridge structure at the boundary of the subdivision if the bridging of such
a street does not immediately connect to the network. A pro‐rata contribution towards the future
construction of the bridge may be required, as determined by a Traffic Impact Analysis.
E. There must be a rough proportionality between the traffic impacts created by a new development
and the associated mitigation requirements.
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12.02.030 Comprehensive Plan Streets
The following table provides general standards for Comprehensive Plan regional transportation
facilities. All rights‐of‐way listed in the table are minimum dimensions and additional right‐of‐way
and/or easements may be required by the Development Engineer due to drainage, utilities, or
construction necessity. Paved width dimensions are measured from back‐of‐curb to back‐of‐curb and
include travel lanes, bicycle lanes, and curb and gutter. Landscape lots and commercial signage are
prohibited within any part of the right‐of‐way of a comprehensive plan street or trail. Full dimensional
cross‐sections for each street classification can be found in the Chapter 12 Appendix and utility
assignments can be found within the Construction Manual.
Table 12.02.030 Comprehensive Plan Street and Trail Standards
Regional Trail Major Collector Minor Arterial Major Arterial
Average Daily Trip (ADT)
Projected Range --- 2,501-12,500 12,501-24,000 24,001+
Design Speed (mph) 1 ---
35 40 45
Right-of-way
(min. feet) 20 92 110 135
Right-of-way at
intersections (min. feet) 2 --- 92 134 159
Travel Lanes (number of) --- 4 4 6
Travel Lane Width (feet) --- 11 11 12
Bicycle Lanes (feet) 3 --- 4 4 4
Paved Width total (feet) 10 60 66 90
Median Width (min. feet) --- 10 16 16
Parking --- Prohibited Prohibited Prohibited
Sidewalks (min. feet) 10 6 6 6
Sidewalk Clear Zone
(min. feet) 6 6 6 6
Public Utility Easement
(min. feet) --- 15 15 15
Table Notes
1. Design and geometry of all streets, including speed adjustments, can be found in Section 12.06.
2. Right‐of‐way at intersections for Arterial streets are increased according to the table for a distance
of 200 feet from the right‐of‐way of the intersecting street.
3. Bicycle lanes may be combined with sidewalks into a Shared‐use Path at a minimum width of 10
feet with Clear Zone separation to satisfy the requirements of both.
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Section 12.03 Local and Neighborhood Streets
The neighborhood street network shall form an organized, connected pattern that defines the
community both functionally and visually. When possible, streets should be designed to respect
natural features and topography to reduce grading, promote pedestrian movement, and minimize
crossing of open space. In addition, streets should generally be short in length, include cross‐street
access, and incorporate traffic calming design elements to promote safety and discourage speeding.
Local and Neighborhood streets serve both residential and non‐residential uses.
12.03.010 Developer Responsibilities
The developer shall be responsible for the dedication and improvement of all local and neighborhood
streets in accordance with the standards of the street classifications described in the following section.
Where existing right‐of‐way does not meet the minimum standards, right‐of‐way shall be dedicated to
meet the minimum requirement. The s is responsible for all costs of materials, design, and construction
of the public improvements required by this Chapter.
12.03.020 Public and Private Streets
All streets shall be public streets, except for local streets serving non‐residential Multi‐lot
developments, described in Section 7.02.030, which can be privately owned and maintained. Private
streets in such situations shall be constructed to local street standards and include a street maintenance
agreement tied to the approved final plat. Alleys shall also be privately owned and maintained.
12.03.030 Local and Neighborhood Streets
The following table provides general standards for local and neighborhood streets. Average Daily
Trips (ADT) are utilized as a planning tool for a projected development, while Level of Service (LOS) is
used as a measurement of functioning roadway adequacy once the street is in operation. All rights‐of‐
way listed in the table are minimum dimensions and additional right‐of‐way and/or easements may be
required by the Development Engineer due to drainage, utilities, or construction necessity. Paved
width dimensions are measured from back‐of‐curb to back‐of‐curb and include travel lanes, parking
lanes, and curb and gutter. Full dimensional cross‐sections for each street classification can be found in
the Chapter 12 Appendix and utility assignments can be found within the Construction Manual.
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Table 12.03.030 Local and Neighborhood Street Standards
Alley Residential
Lane
Local
Street
Local Street
- Tree (alt.)
Local Street
- Rural/Estate
Local Street
- Downtown
Residential
Collector
Neighbor-
hood
Collector
Average Daily Trip
(ADT) Projected Range --- 1-800 1-800 1-800 1-800 N/A 801-1,400 801-2,500
Design Speed (mph) --- 30 30 30 25 30 30 30-35
Right-of-way
(min. feet)
20
(private) 40 50 50-62 50 60 60 60
Paved Width (feet) 15 22 30-32 1 30-32 1 26 38 36 28
Parking Prohibited Limited 2 2 Sides 2 Sides 1 Side 2 Sides 2 Sides Prohibited
Sidewalks (min. feet) --- 5 5 5 --- 6 5 5
Sidewalk Clear Zone
(min. feet) --- Optional Optional Varies 3 6 Varies 4 5 10
Driveways Permitted Yes No Yes Yes Yes Yes Limited 5 No 6
Intersection Spacing
(max. feet) 1,500 1,320 1,320 1,320 1,320 N/A 1,320 2,000
Public Utility Easement
(min. feet) --- 10 10 10 10 10 10 10
Table Notes
1. Local Streets vary in paved width depending on curb type, in accordance with Section 12.06.E.
2. Residential Lanes require companion alleys to provide access to the lots fronting on the lane. Cut‐out
parallel parking for temporary loading and visitor parking is allowed with additional right‐of‐way.
3. Local Street ‐ Tree alternative shall be designed in accordance with Section 12.06.G.
4. Sidewalk size and clear zone shall be in accordance with Section 12.040.030.B.
5. Residential Collectors are subject to the driveway separation requirements pursuant to Section 12.08.
6. Neighborhood Collectors shall not have residential lots fronting on the street, nor permitted access to
residential lots. Only access to parkland, amenity centers, or common areas is permitted.
Section 12.04 Alternative Streets
Alternative street designs may be warranted at times when streets are located in areas that call for
contextual solutions based on density, land use, and pedestrian environment.
12.04.010 Residential Rural Estate Streets
A. Streets
Local Streets within a Residential Rural/Estate subdivision may be constructed to a 26‐foot paved
width. Within the City’s designated fire service area, on‐street parking is restricted in accordance
with the adopted fire code. Rural/Estate streets located in the ETJ may be designed to 25 mph
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speeds and constructed with a ribbon curb to allow for sheet flow or open‐ditch stormwater
drainage. Rural/Estate Streets within the ETJ require a stop condition every 1,500 feet, which may
include, but not limited to, a stop or yield sign, roundabout, or other approved traffic calming
measure.
B. Sidewalks
Sidewalks within new Residential Rural/Estate subdivisions shall be constructed on both sides of
all collector‐level and higher‐classification streets, including perimeter streets. Sidewalks may be
located within the public utility easement and may meander in and out of the right‐of‐way.
Sidewalks within a Residential Rural/Estate subdivision cannot be deferred to the building
permit and shall be constructed at the time of street improvements. An alternative pedestrian
plan including a trail system in lieu of sidewalks may be considered by the Director during plat
review.
12.04.020 Local Street - Street Tree Alternative
Street trees are permitted in a street right‐of‐way only when planted in a street right‐of‐way approved
specifically for street trees. All other trees planted along streets shall be located in the front yard of the
lot. Approved Shade Trees planted in the right‐of‐way of such streets shall be planted within a
parkway strip that is sized and equipped with designated root barrier treatments in accordance with
Section 12.06. Approved Ornamental Trees shall not require root barrier treatments.
12.04.030 Downtown Overlay District Streets
All streets and sidewalks located within the Downtown Overlay District shall comply with the
Downtown Master Plan, as amended. Within the Downtown Overlay District, the developer shall be
responsible for the dedication of half of the remaining right‐of‐way and construction of landscaping,
sidewalks, lighting and other features of the Downtown Master Plan, where such improvements are
non‐existent or in need of re‐construction. If a development is approved for parking to be located
within the right‐of‐way, the developer shall be responsible for any necessary paving and/or
intersection improvements to conform to the standards of subsection (A) below.
The Director may consider a lesser right‐of‐way and/or street design when existing structures, trees, or
other objects preclude the expansion to the minimum right‐of‐way. In such instance, the Director may
consider reduced lanes, alternative on‐street parking configurations, or other alternative design.
A. Street Standards
1. All streets located within the Downtown Overlay District shall meet the minimum right‐of‐
way and pavement widths in Table 12.03.010. Downtown Local Streets shall be designed with
parallel parking inset by intersection bulb‐outs on each side of the street and one travel lane
in each direction.
2. Streets uniquely identified within the Downtown Master Plan shall be dedicated and
constructed according to the cross‐section in the Downtown Master Plan.
3. Intersection crosswalks shall be constructed, at a minimum as Type B crosswalks, as depicted
in the Master Plan. Street lighting shall be in accordance with Section 12.06 of this Code.
B. Sidewalks and Trees
1. Sidewalks located within the Downtown Overlay District shall be at least six (6) feet wide and
constructed according to the design standards of a Level III Sidewalk, as described in the
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Downtown Master Plan and depicted in the Construction Manual. Level III sidewalks shall
include a four (4) foot vegetated strip between the curb and sidewalk when not adjacent to
head‐in or angled street parking. If a sidewalk is identified in the Downtown Master Plan as a
Level I or II sidewalk, it shall be constructed accordingly.
2. Street Trees shall be required at a general spacing of 40 feet for Shade Trees and 20 feet for
Ornamental Trees. The Director may consider alternative spacing, species, and location based
on existing conditions. Shade Trees shall be planted in a parkway strip or tree well that is
sized and equipped with underground root barrier treatments in accordance with Section
12.06. Approved Ornamental Trees shall not require root barrier treatments.
12.04.040 Conservation Subdivision Streets
Local Streets within a designated Conservation Subdivision (per Section 11.06 of this Code) may be
constructed to a 26‐foot paved width. Within the City’s designated fire service area, on‐street parking
is restricted in accordance with the adopted fire code. The parking lane shall be inset from the travel
lanes using bulb‐out curb design measuring 15x6 feet at each intersection and at 300‐foot intervals.
12.04.050 Context Sensitive Streets
The City’s Overall Transportation Plan allows for design flexibility for comprehensive plan streets to
accommodate the existing built environment or desired development. Context Sensitive Street (CSS)
alternative cross‐sections are provided within this Code and in the Overall Transportation Plan to
account for settings that contain a mixture of uses, densities, and building types that may affect
pedestrian and bicycle patterns, speed limits, and on‐site parking options. As an alternative to the
standard street types for comprehensive plan roads and neighborhood streets, the cross‐sections
identified in the Overall Transportation Plan and in a Mixed‐Use (MU) Zoning District per Section 4.09
of this Code may be considered as design options for development with this Code.
Section 12.05 Subdivision and Street Design
To further the goals of the Overall Transportation Plan of an interconnected street network, new streets
shall be integrated into existing and planned streets. New subdivisions shall account for primary and
secondary entry points into a subdivision, connect to streets stubbed from adjacent properties, and
provide for a neighborhood street layout focused on the safety of vehicles, bicycles, and pedestrians.
Street network connections shall be made based on the number of proposed residential or commercial
lots/units, the size and configuration of the land, and the type of streets constructed. Connection
locations shall be depicted on the Preliminary Plat, concept plan, if applicable, and any associated
phasing plans, and shall conform to the standards detailed below.
12.05.010 Street Network Connections
A. Street Network Connections Required
A proposed subdivision shall provide connections to the public street network in accordance with
Table 12.05.010. Connections to existing major streets are described further in subsection (B).
Additional connections can be made to either existing streets or by future street stubs to an adjacent
property. For the purposes of this Section, lots and multi‐family units are interchangeable for
determining connections to existing major streets; multi‐family projects are not required to provide
additional connections unless there is an existing stub to the property.
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Table 12.05.010
Minimum
Lots/Units
Connections to Existing
Major Streets
Additional Connections to
Existing or Future Streets
5 1 1
30 1 + Fire Code access 1
80 2 1
150 2 2
200 2 3
300 2 4
500 3 4
Starting with 1000, every 500 lot/unit increase requires one (1) additional
connection. For example, 1000 lots = 8 connections, 1500 lots = 9 connections, etc.
B. Connections to Major Streets
All commercial and residential lots and multi‐family units shall have direct or indirect access to an
existing major street, in the form of a Major Collector, Minor Arterial and Major Arterial. Table
12.05.010 is used to determine how many connections to an existing major street(s) are required,
based on the number of lots or units. For example, 80 lots or units requires a second public street
connection to an existing major street and 500 lots or units would require a third connection.
If a subdivision or multi‐unit development does not directly connect to an existing major street, the
number of connections can be satisfied through existing local streets as long as there are enough
continuous routes to a major street through adjacent development to meet the requirements of the
table. In that situation, the number of lots shall be calculated using the total accumulated number of
lots or units sharing the street connections to the major street(s), regardless of subdivision boundary.
C. Additional Street Connection Requirements
1. All existing streets in adjoining areas shall be connected and continued into the new
subdivision in alignment therewith. Practical downsizing or upsizing of street widths, speeds,
and design will be reviewed and permitted at the discretion of the Development Engineer.
2. Whenever existing or future street connections are required, the right‐of‐way shall be
extended and all public improvements constructed to the property line boundary.
3. The Director can require that a proposed future street connection be shifted to a more suitable
location in order to minimize block length, discourage cut‐through traffic, align compatible
uses, preserve trees, prevent reserve strips, and increase the likelihood of eventual
connection.
4. All Major Collector‐designated streets and higher classifications shall connect or stub on both
ends to an existing or planned collector or higher‐level street. All other collectors should
generally connect to another collector although, on a case‐by‐case basis, exceptions can be
considered through an Administrative Exception.
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5. A street stub cannot be used as the basis of lot frontage and/or access for an adjoining lot.
Street stubs are intended only to continue through such property.
6. Streets that are planned to extend in the future shall be constructed with temporary turn‐
arounds when the street stub exceeds 150 feet in length and shall be depicted on the plat as a
temporary easement. The following note should be placed on the plat: “Crosshatched area is
temporary easement for turn‐around until street is extended.” Temporary dead‐end streets
shall not exceed 500 feet. Reserve strips at the end of streets are prohibited.
7. A platted residential lot or portion thereof may not be used as a means to connect a proposed
street to an existing street or cul‐de‐sac in order to satisfy the requirements of this Section.
8. In addition to the minimum street network connection requirements, intersection spacing and
connectivity provisions in Section 12.05.020 may increase the total connections required.
D. Street Connection Credits
Credits may be counted toward the minimum number of street connections, but count only after
the second existing street connection has been satisfied. A Neighborhood Collector counts as two
(2) local street connections and a Major Collector or higher‐classification street counts as three (3)
local street connections, whether they are constructed as either an existing or future street
connection.
12.05.020 Streets and Blocks
A. Intersection Spacing
Intersection spacing shall not exceed the lengths specified in Table 12.03.030. Intersection spacing
shall apply independently to each side of a street and shall be measured between the centerlines
of two through streets, both on the same side of the street segment to be measured. Cul‐de‐sac
and other non through‐streets do not apply as an intersection when measuring length of spacing.
Intersection spacing shall apply beyond each individual subdivision and measurements shall be
continued into the adjacent subdivision. Intersection spacing requirements do not apply to Major
Collector and higher‐classification streets.
B. Mid-Block Connection
Where intersection spacing is 1,000 feet or greater in length, a minimum 15‐foot wide pass‐
through lot shall be required near the mid‐point of the block. The pass‐through lot shall connect
on both ends to a public street and shall be owned and maintained by a property owner’s
association. Within the lot, a minimum 6‐foot wide sidewalk shall be constructed and connect on
either end to public sidewalks.
C. Cul-de-sacs
A residential cul‐de‐sac shall not exceed 20 total lots or 500 feet in length, whichever is less. A
cul‐de‐sac exceeding 15 lots shall include a pedestrian or trail access from the end of the cul‐de‐
sac through to the nearest public street, public school, sidewalk or trail, provided that such
connection is located within the same subdivision. A residential cul‐de‐sac is permitted only
within a subdivision that has more than one public street connection and shall not take access off
of an arterial street.
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D. Street Connectivity
The street network for any subdivision with internal roads or access to any public road shall
achieve a connectivity ratio of not less than 1.20. A Connectivity Ratio is achieved by taking the
number of street links divided by the number of nodes or end links, including cul‐de‐sac heads.
A node is the terminus of a street or the intersection of two
or more streets. A link is any portion of a street defined by
a node at each end or at one end. Streets intersecting to an
external collector or arterial street are not considered
nodes, but are considered links. Street stubs to an adjacent
property are considered links, but alley intersections are
not.
The adjacent graphic and sample calculation shows how
the street connectivity ratio for a subdivision shall be
calculated.
12.05.030 Inter-Parcel Connectivity
All new commercial Site Development Plans and Stormwater Permits that require off‐street parking
and driveways shall provide driveway connections to adjacent properties parallel to any street fronting
the development, whether such property is developed or undeveloped. Access Easements shall be
provided where necessary to achieve such a connection. The Director may adjust connection locations
and consider alternative connections to the rear where practical.
12.05.040 Exceptions
Exceptions to the requirements of Section 12.05 may be considered by Administrative Exception,
Subdivision Variance, or by the abandonment of a right‐of‐way, in compliance with this Code and the
City’s Municipal Code.
A. Administrative Exception
The Director may consider an Administrative Exception during subdivision plat or site plan
review if a natural or man‐made barrier such as a highway, railroad, floodplain, or severe
topography would hinder the possibility of connection.
B. Subdivision Variance
A Subdivision Variance pursuant to Section 3.22 can be considered for proposed and required
street connections. The applicant shall demonstrate that all other administrative options have
been exhausted. The following are eligible for Subdivision Variance consideration:
1. Number of required connections, type of street connection, land use compatibility, or
location.
Numbers (#) indicate Links = Nodes
13 links/11 nodes = 1.18 ratio
(Does not meet required 1.20 ratio)
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2. A local street that would connect a commercial/industrial development to a residential
development. In such instance, the applicant that is required or is proposing to make such a
connection is eligible to apply for the subdivision variance and must ensure that removal of
such a connection does not cause detrimental effects to the streets in the adjacent subdivision.
C. Street Abandonment
If not otherwise eligible for a Subdivision Variance or exception provided for in this Section, a
City‐ approved public street or street stub that is proposed by any party to be closed,
disconnected or never connected to another public street shall be submitted to the City Council
for consideration of abandonment, following the procedures in the City’s Municipal Code. No
public street, right‐of‐way, or street approved by a plat shall be abandoned by the City or County
if not in accordance with this Code. The City and County will collectively determine whether to
abandon the portion of a public street that exists or is planned to be in both jurisdictions.
Section 12.06 Design and Technical Standards
Streets shall be designed in accordance with the design speed standards established in this Chapter in
conjunction with the American Association of State Highway and Transportation Officials (AASHTO)
Manual, as amended. When listed in this Section, the published standard shall apply. When this Section
is silent, the AASHTO standard shall apply.
A. Street Curves and Geometry
1. Vertical curves shall be designed in accordance with AASHTO standards.
2. Horizontal curves shall be separated by a minimum tangent of 100 feet for Comprehensive
Plan Streets and 50 feet for all other streets.
3. Reverse curves shall be separated by a minimum tangent of 100 feet. Super‐elevated curves
shall not be allowed.
4. Horizontal tangents approaching an intersection shall be a minimum of 50 feet in depth.
5. Street landings shall be a minimum of 30 feet in depth with a grade of less than 2%
approaching an intersection.
6. Grade breaks shall not exceed 1% without a vertical curve.
7. Longitudinal grade shall be a minimum of 0.5% for streets using a curb and gutter drainage
system. Maximum grade shall conform to AASHTO criteria for all Comprehensive Plan
Streets and shall not exceed 15% for all other streets.
8. Collectors shall not turn in a perpendicular manner after a stop or 90 degree bend, nor shall a
collector end in a cul‐de‐sac or other permanent turn‐around.
9. Exceptions to these standards, in addition to the design speeds for streets may be considered
by the Development Engineer on a case‐by‐case basis. Approved design speeds differing
from the statutory prima facie speed limits shall require signage in accordance with the Texas
Manual on Uniform Control Devices.
B. Turning Radius
1. Local street intersections with another local street shall include a minimum curb radii of 15
feet. All collector street intersections with both local streets and other collectors shall include
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a minimum curb radii of 25 feet. All arterial street intersections with any type of street shall
include a minimum curb radii of 30 feet.
2. Cul‐de‐sac streets shall have a minimum 60‐foot right‐of‐way and a 50‐foot paved radius for
single‐ and two‐family uses, and 70‐foot right‐of‐way and 60‐foot paved radius for all other
uses. Cul‐de‐sacs shall include a 25‐foot inside, 50‐foot outside turning radius.
3. Street intersections containing one or more Neighborhood Collector
and higher‐classification streets shall include 25‐foot right‐of‐way
flares. The 25 feet is measured along the tangents from the point of
intersection of the two right‐of‐way lines.
C. Intersection Alignment
1. All streets shall intersect at a 90‐degree angle, except where existing conditions will not
permit. A deviation of up to 15 degrees may be considered by the Development Engineer on a
case‐by‐case basis.
2. New streets intersecting with an existing street shall be tied to the existing street on center
line with dimensions and bearings to show relationship. Where the Development Engineer
determines that precise alignment of Local Streets or Residential Collectors is impossible due
to natural features or other unique elements of the land, such off‐sets may be included
provided the distance between center lines is not less than 125 feet.
D. Intersection Visibility and Sight Triangle
1. A sight triangle shall be established at all street intersections
to ensure street visibility, measuring 25 feet along the right‐
of‐way in each direction from the projected intersection
(shown as “x” and “y” in the graphic). At the intersection of
two local streets, however, the sight triangle can be
measured from the back of the curb or, where no curbs are
in existence, the edge of the pavement. Where the right‐of‐
way/curb curves at the intersection, the tangents at the
points of beginning for the corner curve shall be projected to
determine the origination of the sides of the sight triangle.
2. Within the sight triangle, no construction, planting, grading or other natural or manmade
object, including signs and human advertising, that interferes with street visibility shall be
permitted between the heights of three (3) and eight (8) feet, measured from the crown of the
street, except as approved by the Development Engineer.
3. The Development Engineer has the authority to extend the sight triangle based on speeds,
pedestrian facilities, and location of the painted stop bar at the intersecting street.
Furthermore, the Development Engineer may make a determination that objects interfering
with street visibility shall be removed or otherwise altered to restore visibility.
E. Street Curbs
1. Approved street curb types are vertical, mountable, and ribbon curbs. Each curb type shall be
appropriate for the street classification, speed, drainage collection and meet the requirements
of this Chapter. All curbs, gutters, and inlets shall be designed and constructed in accordance
with the Construction Manual.
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2. Comprehensive Plan Streets, Neighborhood Collectors, and any street within a Residential
Rural/Estate Subdivision may include ribbon curbs with approved drainage plans. All other
streets shall be constructed with mountable or stand‐up curbs unless approved by the
Development Engineer.
3. A Local Street may be constructed with either a mountable curb or vertical curb. In
accordance with Table 12.03.030 and the Local Street cross‐sections located in the Chapter 12
Appendix, streets constructed with a mountable curb have a paved width of 30 feet and
streets constructed with a vertical curb have a paved width of 32 feet.
4. Mountable and ribbon curbs require a clear zone safety separation between sidewalks, in
accordance with Section 12.07.
5. Curb Basis for all streets shall be a minimum of nine (9) feet, measured from the back‐of‐curb
to the right‐of‐way line, to ensure that utilities can be adequately provided. Unless otherwise
specified, the adjacent property owner is responsible for maintenance of all pervious surface
within this area, including grass, landscaping, trees, etc. per City Code Section 8.20.100.
Encroachments into the right‐of‐way such as trees, landscaping, signage, and irrigation shall
require a License to Encroach unless specified by plat or maintenance agreement.
F. Street Lights
1. Street lights shall be provided and installed by the subdivider on all public and private streets
located at intervals not exceeding 300 feet, at all street intersections, and at the terminus of a
cul‐de‐sac, except as otherwise specified herein. The lighting type, size of luminaire,
mounting poles, location, and installation procedures shall be determined by the City’s
Electrical Engineer or designee, in accordance with the standards in the Construction Manual.
2. In a Residential Rural/Estate Subdivision, installation of street lights shall only be required at
the entrances to the subdivision. The subdivider shall be responsible for the installation and
capping of electrical conduits at all street intersections and cul‐de‐sacs within the subdivision
so as to allow for future installation of street lights. Elevated metering transmission structures
may be required within the subdivision to transmit utility meter readings.
3. In the Downtown Overlay District, street lights shall be provided using either the antique
lighting or standard light poles painted “Dark Green” in accordance with the Downtown
Master Plan and the Construction Manual.
G. Street Trees
Trees are an important part of the streetscape and should be planted according to the context of a
street. Shade trees shall typically be planted outside of the right‐of‐way in the front yard except
where otherwise restricted in this Code. Shade trees planted within the right‐of‐way between the
curb and sidewalk shall be planted in accordance with the following criteria:
1. 4‐foot minimum separation from both the curb and the sidewalk with a modular suspended
pavement framing system;
2. 8‐foot minimum separation with plastic root barriers; or
3. 10‐foot minimum separation between back of curb and sidewalk with no root barrier.
4. Tree species and spacing requirements, unless otherwise specified, shall be approved by the
Urban Forester on the Construction Plans.
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5. All street trees shall be irrigated and maintained by the adjacent property owner, property
owner association, or special district. A maintenance agreement and plat note shall be
established prior to recordation of the final plat for the subdivision.
H. Mailbox Kiosks
Communal mailbox kiosks facing a public street shall be provided direct pedestrian access from the
public sidewalk, be set back from the public sidewalk so as not to impede the walkway, and provide
either two pull‐in parking spaces or a temporary loading zone that adequately accommodates two
vehicles. The right‐of‐way for the adjacent public street shall be sized appropriately for such features.
I. Street Naming
1. Streets shall be named according to the City’s Addressing and Naming Policy.
2. Streets shall be named so as to provide continuity of name with existing streets and so as to
prevent conflict with identical or similar names within the county.
3. Driveways or approved private streets serving more than one internal lot that connect to an
Arterial street shall be named and signed according to the City’s Addressing and Street
Naming Policy.
Section 12.07 Pedestrian and Bicycle Mobility
12.07.010 General
All sidewalks and trails identified in this Code, the City’s Sidewalk Master Plan, Overall
Transportation Plan, Parks Recreation and Open Space Master Plan, Trails Master Plan, Downtown
Master Plan, and any other relevant plan shall be constructed in accordance with this Code. Public
sidewalks and trails do not count against the maximum impervious cover percentage required in
Section 11.02 of this Code.
A. Sidewalks
1. Sidewalks shall be constructed on both sides of all streets, including frontage roads, at the
minimum widths described in Tables 12.03.030 and 12.04.020 of this Code. Sidewalks shall be
constructed consistent with the Construction Manual and in conformance with the
requirements of the Americans with Disabilities Act (ADA).
2. Sidewalks shall be separated a minimum of six (6) feet from the back of a ribbon curb and
four (4) feet from the back of a mountable curb on local streets, in addition to the Sidewalk
Clear Zone minimums provided in Tables 12.02.030 and 12.03.010. Sidewalks have no
required separation from vertical curbs on a typical local street.
3. Construction of public sidewalks on single‐family and two‐family lots may be deferred to the
building permit, built to the standards and specifications at the time of the permit. Sidewalks
located in common areas, parks and along Neighborhood Collectors shall be constructed at
the time of street improvements.
4. Sidewalks constructed as part of a Site Development Plan shall be located within the street’s
public utility easement and shall be maintained in perpetuity by the property owner and their
successors. A public access easement shall be granted by either the recording of a plat or
separate instrument, and shall be depicted on any subsequent plans.
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5. Pedestrian accessways shall be provided from the public sidewalk to the main entrance of
each building or to a sidewalk leading to the main entrance.
6. Sidewalks located within the Downtown Overlay District shall comply with the design
standards in Section 12.04 of this Code and the Downtown Master Plan, as amended.
7. Sidewalks constructed as infill, retrofitted, or rehabilitation projects should follow the
standards of this Chapter where practical to do so, but consideration shall be given to the
existing conditions of the built and natural environment when locating such sidewalks.
B. Trails
Regional Trails depicted on the Trails Master Plan shall be dedicated and constructed at the time of
development as a public improvement in the general locations and alignments depicted therein.
1. If the trail is not located on public property, a minimum of 20 feet of right‐of‐way or public
access easement, shall be dedicated as approved by the Director of Parks and Recreation.
2. The trail shall be a minimum of 10 feet in width, constructed to the standards depicted in the
Trails Master Plan, or otherwise approved by the Director of Parks and Recreation.
3. A trail constructed to the City’s trail standards may be constructed within the right‐of‐way or
public utility easement as a substitute for a street sidewalk if the Trails Master Plan
designates a trail along the street.
C. On-Street Bicycle Lanes
On‐street bicycle lanes are required on Major Collectors and Arterials at the minimum widths
specified in Table 12.02.030. Design and construction of all bicycle facilities shall meet or exceed
standards set forth in the City’s Overall Transportation Plan.
D. Sidewalk Fund
A designated City fund, entitled “Sidewalk Fund,” shall hold any financial contributions paid in
accordance with the provisions in this Code. Funds shall be held in trust by the City to be used
exclusively for the purpose of purchasing and/or equipping public streets for sidewalks.
E. Alternative Pedestrian Improvements
1. Alternative locations or design variation(s) of sidewalks, pedestrian access facilities, or hike
and bike trails to a standard that deviates from the Construction Manual can be requested to
the Development Engineer. If approved, ownership and maintenance shall be transferred to
the property owner or property/homeowner association and recorded by separate
instrument, along with a public access agreement.
2. When an administrative alternative cannot be achieved, a Subdivision Variance pursuant to
Section 3.22 may be requested for either fees‐in‐lieu of construction, delay of construction, or
waiver. Justifications for the variance include, but are not limited to, the location of the facility
in relation to the existing or planned pedestrian network, the need for the facility, and/or
topography/natural features. Prior to approval of the Final Plat, Site Development Plan, or
other applicable approval stage, payment of any required fees shall be provided for deposit
into the Sidewalk Fund at a cost not to exceed 125% of the estimated construction plan costs,
as approved by the Development Engineer. A request may be made to City Council for City
participation in any pedestrian improvements required by this Chapter.
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Section 12.08 Driveway Standards
All driveways accessing a street shall require a permit through either a Building Permit, Stormwater
Permit, Site Development Plan, or Driveway Access Permit, in accordance with this Code. The
Development Engineer may use discretion on exact driveway spacing distance and location, where
warranted. A lot approved in accordance with this Code has the right to at least one (1) driveway
access point, which may or may not be full‐access depending on conditions. A driveway may provide
access to no more than four (4) lots before a street is required.
12.08.010 Residential Driveways
1. Single‐family and two‐family platted lots shall only take access from an alley, local street,
residential lane, or residential collector and shall not take access from a Numbered County
Road.
2. Residential driveways on a local street serving single‐family or two‐family lots shall be
separated from a street intersection by a minimum of 50 feet, measured from the right‐of‐way
to the center of the driveway. Residential lots with frontage on more than one non‐
intersecting street shall take access from the street with the lower classification, if applicable.
3. Residential driveways on a Residential Collector serving single‐family or two‐family lots shall
be spaced a minimum of 70 feet on center and shared driveways are not permitted.
Exceptions to this provisions include:
a. Does not apply to alley‐loaded only lots fronting on Residential Collectors.
b. Does not apply if less than 25% of the linear street frontage contains front‐loaded lots.
c. Distance separation may be reduced to 55 feet if only one side of the street is front‐loaded
or if the street is divided by a median.
d. A platted lot that is 90 feet or greater in width located on a collector‐level or higher street
may be allowed a second driveway access point irrespective of the 70‐foot separation
provision, in full accordance with all setback provisions.
12.08.020 Non-Residential Driveways
1. Non‐Residential driveways shall be no wider than 30 feet, except where a median is present
within the driveway. When a median is desired or required, the driveway width shall not
exceed 45 feet and the median shall be constructed with a mountable curb. On streets
operated by the Texas Department of Transportation (TxDOT), the Development Engineer
may defer to TxDOT in circumstances where these standards are not practical.
2. Non‐Residential full‐access driveways shall be separated from a street intersection in
accordance with Table 12.08.020, measured from the right‐of‐way to the center of the
driveway. Minimum separation for right‐in, right‐out‐only driveways shall be determined by
the Development Engineer on a case‐by‐case basis, but in no case be spaced less than 200 feet
from a street or driveway.
3. Non‐Residential driveways on double‐frontage lots located in a Residential Zoning District
shall have offsetting access points from opposing streets to inhibit cut‐through traffic.
4. The Development Engineer shall have the authority to require the closure or relocation of
existing driveway access points where multiple access points to the site are available.
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5. A Driveway Access Permit may require an engineering study or a Traffic Impact Analysis in
accordance with Section 3.19 of this Code.
Table 12.08.020 Driveway Spacing
Non-Residential Driveway Spacing
Posted Speed (MPH) Driveway Spacing (Feet)
≤30 200
35 250
40 305
45 360
50 425
Minimum Connection Spacing Criteria for Highway Frontage Roads
Minimum Connection Spacing (feet)
Posted Speed (MPH) One-Way Frontage Roads Two-Way Frontage Roads
≤30 200 200
35 250 300
40 305 360
45 360 435
>50 425 510
Desirable Spacing between Highway Exit Ramps and Driveways
Total Volume
(Frontage Road + Ramp)
(vph)
Driveway or Side Street Volume
(vph)
Spacing
(feet)
Number of Weaving Lanes
2 3 4
< 2500 < 250 460 460 560
> 250 520 460 560
> 750 790 460 560
> 1000 1000 460 560
>2500 < 250 920 460 560
> 250 950 460 560
> 750 1000 600 690
> 1000 1000 1000 1000
* The standards in this table are derived from the City of Georgetown Driveway Spacing Study, adopted July
2001 and based on AASHTO sight distance standards; and the City of Georgetown Access Management
Policy, adopted December 2003.
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Section 12.09 Traffic Impact Analysis (unchanged)
12.09.010 Purpose
To ensure that development impacts are mitigated through specified constructed public improvements
and/or financial contributions thereto and that such requirements are proportional to the traffic
demands created by a new development. There must be a rough proportionality between the traffic
impacts created by a new development and the associated impact requirements placed on the property
owner.
12.09.020 Applicability
The road adequacy regulations in this Section apply to land development activities within the City
limits and within the City’s extraterritorial jurisdiction, as specified in this Section.
12.09.030 Traffic Impact Analysis
A. When Required
1. A Traffic Impact Analysis shall be required with any application for a subdivision, Site
Plan, Stormwater Permit, or Driveway Permit, for which the proposed development generates
traffic in excess of 2,000 average daily trips, based upon the latest edition of the Institute of
Transportation Engineers (ITE) Trip Generation Manual. In the event that specific land uses for
the development are not specified at the time of subdivision or plat application, the daily trip
generation rate for the most intensive land use from the ITE Manual for the land use classification
of the application shall be used to compute the estimated average daily trips.
2. The Traffic Impact Analysis (TIA) shall be prepared by a licensed professional in
accordance with standard transportation engineering practices for purposes of determining the
adequacy of the road network to serve the proposed development, and whether off‐site road
dedication and improvements should be made to mitigate the effects of the development
proposed in the application.
3. An initial Traffic Impact Analysis shall be submitted with the first application for the
development that triggers the requirement. An updated Traffic Impact Analysis shall be
submitted with each Final Plat submitted for approval and shall be generally consistent with the
initial Traffic Impact Analysis. The initial Traffic Impact Analysis shall be updated whenever a
subdivision plat or Site Plan is modified to authorize more intensive development.
B. Study Scope
When a Traffic Impact Analysis is required, the scope of the analysis shall be determined during
a scoping meeting with the Development Engineer. The scoping meeting may occur during any
required pre‐application meeting, but may also be scheduled after an initial pre‐application
meeting. No application requiring a Traffic Impact Analysis may be made until the scope of the
required analysis has been determined. The Development Engineer may involve representatives
of or request assessments from other agencies and departments. The elements to be determined
during the scoping session shall include the following.
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1. Definition of Impact Area
The points of access and key streets and intersections that may be affected by development
of the subject tract constitute the impact area. Traffic recorder and turning movement
assessment locations shall be determined.
2. Period of Analysis
Periods of analysis shall include: average daily traffic, peak AM and PM, or weekend peak
hour.
3. Analysis Scenarios
Scenarios for analysis include: existing conditions, opening year conditions with and without
development, and 10 years after opening with and without development.
4. Process
Process for determining trip generation and distribution including: trip generation category,
diversion assumptions, distribution assumptions, and capacity analysis.
5. Growth Rate Assumption
The rate of growth assumed in background traffic assumptions.
6. Future Development
Planned developments in the area that have been approved or are under review.
C. Traffic Study Elements
A letter report or special report shall only include those elements agreed upon in the scoping
meeting. A full Traffic Impact Study shall include the following elements.
1. Existing Condition Survey
a. Street System Description
The street system shall be described including geometric features, lane usage, traffic
control, signage, sight distances, and adjacent uses and curb cuts.
b. Traffic Volumes
Existing traffic volumes shall be provided for the impact area including both ADT
(Average Daily Traffic) and “Design” peak hour volumes. ADT shall be derived from the
latest available counts taken by the City or Texas Department of Transportation. Peak
hour volumes shall be obtained from field counts. Data shall be adjusted for daily and
seasonal variations. Turning movement counts for the peak hour shall be provided for
critical intersections. Peak hour periods shall be as determined at the scoping meeting.
c. Capacity Analysis
Existing capacity of signalized and unsignalized intersections.
d. Other
Other items may be required at the discretion of the Director depending upon the type
and scale of the project. These may include but are not limited to: queue length analysis,
pedestrian counts, accident data, traffic speeds (both 50th and 85th percentile), and
stopping sight distances.
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2. Future Without Development
Capacity analysis is to be provided for opening year and plus 10‐year for key intersections
(and street segments where appropriate) without the development but including any
planned developments. The analysis shall be based upon the Highway Capacity Manual or
other methodologies approved in advance by the Director.
3. Future with Development
a. Projections of the daily and peak hour traffic generation of the project shall be made
using the latest edition of the ITE Trip Generation Manual unless the Director determines
that locally derived data will provide more accurate forecasts. Data from similar facilities
may be used where the information is not available from ITE.
b. The projected trips shall be distributed onto the road network as agreed in the scoping
meeting.
c. Capacity analysis for opening year and plus 10‐year for key intersections (and street
segments where appropriate).
d. Special analysis as may be required to determine warrants for signalization, minimum
safe sight distances, gap analysis, turning radius requirements, queue length analysis,
turning lane length analysis, curb cut locations, or similar requirements.
4. Mitigation Plan
Where the analysis indicates that the project will create deficiencies in the impact area,
improvements shall be recommended which shall include projected cost estimates. The
design of improvements shall be in accordance with specifications of the Development
Engineer and, where appropriate, the Texas Department of Transportation. The mitigation
plan shall also include any dedications necessary to comply with the Minimum Road
Standards described below. Where the final approval authority for any procedure
determines that a mitigation plan is not adequate to address the traffic impacts of the project,
it may serve as a basis for denial of the permit or subdivision plat.
E. Consultants
The City may require that an independent licensed professional traffic engineer be hired by the
applicant to perform the required Traffic Impact Analysis or to review all or part of a study
prepared by the applicant’s consultants.
F. Minimum Road Standards
All applications for plat approval, Site Plan approval, or PUD rezoning shall provide for
adequate roads to support proposed development through compliance with the following
minimum standards governing dedication and improvement of internal streets and adjacent
thoroughfares. For purposes of this Section “adjacent thoroughfares” shall include thoroughfares
abutting the proposed subdivision, whether located within the boundaries of the subdivision or
within public rights‐of‐way.
1. Standards and Specifications
The property owner shall dedicate and improve all required rights‐of‐way for internal
streets and adjacent thoroughfares required by these regulations in accordance with the
classification of streets contained in the Comprehensive Plan.
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Page 21 of 23
2. Dedication and Improvement of Internal Roadways and Adjacent Thoroughfares
a. The property owner shall dedicate and improve one‐half of the right‐of‐way necessary to
meet the specification in the Comprehensive Plan.
b. The City may require additional land and improvements for rights‐of‐way for adjacent
thoroughfares where necessary to achieve adequacy of the road network and where such
additional land and improvements are proportional to the traffic impacts generated by
the proposed development, depending on factors such as the impact of the development
on the adjacent thoroughfare, the timing of development in relation to need for the
thoroughfare, and the likelihood that adjoining property will develop in a timely
manner.
c. In the case of adjacent frontage or service roads for State and Federally designated
highways, the property owner shall dedicate sufficient right‐of‐way and make
authorized improvements in order to provide an adequate road network to serve the
development.
3. Substandard Street Improvements
Where an existing thoroughfare that does not meet the City’s right‐of‐way or design
standards abuts a proposed new development, the City may require the property owner to
dedicate the right‐of‐way for a standard thoroughfare width, and to improve the street
according to the dimensions and specifications in the Comprehensive Plan or Sections 12.02
and 12.03 of this Code, depending on factors such as the impact of the development on the
thoroughfare, the timing of development in relation to need for the thoroughfare, and the
likelihood that adjoining property will develop in a timely manner.
4. Capital Improvements Plan for Roads
A road improvement may be considered adequate for an application if the required
improvement is included, funded, and approved in the City’s, County’s or State’s two‐ year
capital improvements plan for roads or if the improvement is included, funded, and
approved in the City’s, County’s, or State’s three to five year capital improvements plan for
roads, provided that the applicant agrees to phase development to conform to such
scheduled improvement. This Section shall not be construed to prevent the City from
requiring dedication of rights‐of‐way for such roads or from assigning trips to such roads in
a traffic impact study in order to determine a development project’s proportionate costs of
improvements.
5. Participation in Costs of Improvements
The City may participate in the costs of improvements required by this Section in order to
achieve proportionality between the traffic impacts created by the proposed development
and the obligation to provide adequate streets. In such cases, the property owner shall be
responsible for the entire initial costs of road improvements, including design costs.
Reimbursement of the City’s agreed share of the costs shall be made as funds become
available. The construction of improvements and the provisions for participation in costs by
the City shall be included in a subdivision improvement agreement.
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Page 22 of 23
G. City Evaluation and Action
The City shall evaluate the adequacy of the Traffic Impact Analysis prepared by the applicant.
Based upon such evaluation, the City shall determine (1) whether the application may be
approved in the absence of dedication of rights‐of‐way or construction of improvements to each
affected thoroughfare and (2) the extent of the applicant’s obligations to make such dedications or
improvements. The City shall condition the approval of the subdivision application on one or
more of the following performances by the applicant:
1. Delay or phasing of development until thoroughfares with adequate capacity or intersection
improvements are constructed;
2. A reduction in the density or intensity of the proposed development sufficient to assure that
the road network has adequate capacity to accommodate the additional traffic to be
generated by the development;
3. The dedication or construction of thoroughfares or traffic control improvements needed to
mitigate the traffic impacts generated by the proposed development.
H. Deferral of Obligation
Upon request of the applicant or property owner, the obligation to dedicate or improve
thoroughfare rights‐of‐way or to make intersection improvements imposed on an application
may be deferred to a later stage of the development process.
As a condition of deferring the obligation to dedicate rights‐of‐way for or to improve
thoroughfares, which deferral shall be in the sole discretion of the City, the City shall require the
developer to execute a subdivision improvement agreement specifying the amount and timing of
the rights‐of‐way dedication or improvements to thoroughfares.
I. Cash Contributions
In lieu of the obligation to dedicate or improve thoroughfares or make traffic control
improvements to achieve road adequacy, the applicant may propose to make equivalent cash
contributions based upon the development project’s proportionate share of the costs of
improvements, which the City in its sole discretion may accept in satisfaction of road adequacy
standards in this Section. Any funds accepted by the City shall be earmarked for construction of
the improvements for which the contribution was made.
J. Options
Whenever the proposed development’s share of the costs of a thoroughfare or traffic control
improvement needed to mitigate traffic generated by the development is less than 100 percent,
the City in its sole discretion may do the following:
1. Participate in the excess costs; or
2. Aggregate the costs of improving multiple thoroughfares or intersections identified in the
Traffic Impact Analysis, and require improvements to only some of the thoroughfares or
intersections affected by the development.
K. Appeal of Traffic Impact Analysis Conditions
Any appeal of a disapproved or denied final action resulting, in full or in part, from a
determination that the Mitigation Plan was insufficient shall include the following.
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Page 23 of 23
1. The appeal shall allege that recommended conditions requiring dedication or construction of
thoroughfares or traffic control improvements are not roughly proportional to the nature
and extent of the traffic impacts on the road network created by the development being
proposed.
2. The appeal may also allege that the imposition of the conditions deprives the owner of the
economically viable use of the land or of a vested property right.
3. The applicant shall provide a study in support of the appeal including the following
information:
a. Total vehicle miles of road capacity utilized by the proposed development, employing
average trip length and equivalency Tables provided by the City.
b. Total vehicle miles of road capacity supplied by proposed dedications of rights‐of‐ way
or improvements to thoroughfares.
4. The City Council, shall consider the appeal and determine whether the street or traffic
control dedication and construction requirements are roughly proportional to the nature and
extent of the impacts on the road network created by the development proposed. If the
petition also alleges that the proposed dedication or construction requirements constitute a
deprivation of economically viable use or of a vested property right, the Hearing body also
shall consider such issues. Following such determinations, the appeal Hearing body may
take any of the following actions regarding the road adequacy portion of the appeal only:
a. Deny the appeal, upon determining that the required dedications of rights‐of‐way for or
improvements to thoroughfares or traffic control improvements are roughly proportional
to the nature and extent of the impacts created by the development, and order that such
dedication or improvements be made as a condition of approval of the subdivision
application.
b. Deny the appeal, finding that the dedication or improvement requirements are
inadequate to achieve road adequacy, and either deny the subdivision application or
require that additional dedications of rights‐of‐way dedication for or improvements to
thoroughfares or traffic control improvements, be made as a condition of approval of the
application.
c. Grant the appeal and waive in whole or in part any dedication or construction
requirement that is not roughly proportional; or
d. Grant the appeal and direct that the City participate in the costs of acquiring rights‐of‐
way or constructing improvements sufficient to achieve proportionality.
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City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Disc ussion regarding changes to the p ro p o s ed amendments in UDC Sec tio n 3.08.080.D (Development
Plats ). Valerie Kreger, AICP, Principal Planner and S o fia Nels o n, CNU-A, Planning Direc tor
ITEM SUMMARY:
Sec tion 3.08.080.D is a new s ectio n to the UDC that ad d s Development Plats as a typ e of p lat. Fro m prio r
d is cus s io ns with the committee and feed b ack fro m the d evelopment community, s taff has c larified the
ap p licability, added s o me exceptio ns to the req uirement in the ETJ, and simp lified the ap p ro val authority.
The ap p licability has been c hanged to clarify that the term "develo p ment" inc ludes new c o nstruc tion on an
und eveloped trac t and c o nstruc tion or expans ion onto an und eveloped p ortio n o f a trac t that exc eed s 50%
o f the existing d eveloped area.
The ad d ed exc ep tion language exempts ETJ properties that are not c o nnecting to the pub lic wastewater
and fire flow p ro tec tion sup p ly and are no t fronting o n a major/comprehens ive p lan ro ad way or has an
ad jacent p lanned s treet s tub. There is a further exemptio n to the roadway exemp tion that allows alternative
d ed icatio n for the major ro ad or s treet stub witho ut having to d o a d evelopment plat.
Finally, the ap p ro val authority has b een narro wed to the P lanning and Zo ning C o mmis s io n instead of
having some approved by the Planning Direc to r and others b y the Planning and Zoning Co mmis s io n.
The intent of the d evelopment p lat is to ens ure that develo p ment that is impac ting the utility and ro ad way
s ystem provide the necessary pub lic imp ro vements the UDC req uires. Land divis io n p rio r to develo p ment
is unaffec ted by the inc lusion of this new s ec tion.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Development Plat Changes Exhibit
Page 38 of 175
A. Development Plats
1. Applicability
A Development Plat shall be required prior to development of any tract of land that
has not been platted, including those created via exemptions outlined in Sections
3.08.020.A – 3.08.020.B. Within this Section the term “development” shall include 1)
the new construction of any building or structure on an undeveloped tract; and 2)
the construction or expansion of a building or structure onto an undeveloped
portion of a tract where the expansion area exceeds 50% of the existing developed
area, except as follows:
a. Where another type of subdivision plat is otherwise required to be submitted per
this Chapter or has previously been approved;
b. Construction of any building or structure used for agricultural, single‐family or
two‐family purposes;
c. In the ETJ, construction of any building or improvement for any other use in
which all of the following applies:
i. No connection to a public wastewater system is required or desired; and
ii. No connection to a public water system for the purposes of fire flow
protection is required or desired; and
iii. The property is not adjacent to an existing or planned Comprehensive Plan
Street or a street stub; and
iv. Where the subject property is adjacent to an existing or planned
Comprehensive Plan Street or a connecting street stub, the required right‐of‐
way may be alternatively dedicated to the public by separate instrument so
long as the remainder of the property after such dedication remains at least 5
acres and has frontage on a public roadway.
d. Permits for repair or remodeling of an existing structure or for site
improvements (parking areas, driveways, etc.) which involve no increase in
square footage.
2. Approval Criteria
A Development Plat shall not be considered for final action until the Director has
determined the following:
a. The Development Plat is acceptable for consideration, meaning the application is
complete and the information contained within the application is correct and
sufficient to allow adequate consideration and final action.
b. The Development Plat meets or exceeds the requirements of this Unified
Development Code and any applicable state or local laws.
c. The Development Plat is consistent with the City’s Comprehensive Plan and any
other adopted plans as they relate to:
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i. The City’s current and future streets, sidewalks, alleys, parks,
playgrounds, and public utility facilities; and
ii. The extension, improvement, or widening of City roads, taking into
account access to and extension of sewer and water mains and the
instrumentality of public utilities.
d. The Development Plat meets any subdivision design and improvement
standards adopted by the City pursuant to Texas LGC § 212.002 or Texas LGC §
212.044, governing plats and subdivision of land within the City’s jurisdiction to
promote the health, safety, morals, or general welfare of the City and the safe,
orderly and healthful development of the City.
e. The tract of land subject to the application is adequately served by public
improvements and infrastructure, including water and wastewater or will be
adequately served upon completion by the applicant of required improvements.
3. Responsibility for Final Action
The Planning and Zoning Commission shall consider the Preliminary Plat
application, the Director’s report, state law, and compliance with this Unified
Development Code, and take final action.
Page 40 of 175
City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 3. Valerie Kreger,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 3 is primarily fo cus ed o n develo p ment ap p licatio ns and p ermits. Eac h d evelo p ment ap p lic atio n is
o utlined alo ng with p ublic no tic e, ap plic ab ility, proc es s and c riteria. T he p ro p o s ed revis ions to Chapter 3
mo s tly relate to the c hanges to Chap ter 13 and the platting o f land. Items from the UDC lis t that are
ad d res s ed with thes e amend ments includ e UDC Amend ment Lis t item #4 (plat exemptions ) add res s ed in
Sec tion 3.08; UDC Amend ment Lis t item #5 (p reliminary plat phas ing) - not purs ued in favor o f o ther
p ro visions in Sec tion 3.08; and UDC Amendment Lis t item #6 (plat extens io ns and reins tatements )
ad d res s ed in Sec tion 3.08.090.
Section 3.01.030 S taff has had ongoing is s ues o ver the las t coup le of years with ap p licatio n review that is
p remature due to o verlap o f applic atio n s ubmittals. The pro p o s al is to s p lit polic y ap p licatio ns (thos e
ap p ro ved b y C ity C o uncil) with tec hnical applic ations (approved by P&Z o r adminis tratively).
Section 3.08.010, 3.08.020, & 3.08.070 C urrently, the 5 acre platting exemp tion, stipulated by state law,
is creating a s ituation where not all develo p ment is res p o nsible for the extens io n of utility lines or right-of-
way. To ad d res s this, the c hanges to the chap ter inc lude creatio n o f a new develo p ment plat proc es s , as
p ro vided fo r in state c ode. T he Development Plat typ e has b een added and wo uld be req uired prior to
d evelopment for any no n-single family property that was previo usly exempt from p latting at time of
d ivision o r that is o therwise unplatted. Exceptio ns have been ad d ed that foc us this platting p rovis io n o nto
p arcels that wo uld address the extension o f pub lic infras tructure, primarily in the c ity limits . The exemp tio n
and ap p licability language has b een updated/c larified acc o rd ingly.
Section 3.08.030 The certific ation regarding p latting c o mp lianc e, which was p revious ly lo cated in letters
o f regulatory c ompliance, has b een appropriately moved to this s ectio n immediately after Platting
Exemp tions sec tion. Wording b eing up d ated to reflec t actual p urpose and p ro cess, whic h is to d o cument
whether a p lat is req uired and if a p ro p erty is exemp t fro m platting. Legal lo t is one means of exemptio n.
Section 3.08.090 Plat extens ions are proposed to b e reduced from 24 months to 6. Plats alread y have
b uilt-in extensions by phas ing p lans . The plat extens io n was ad d ed during the recession and has been us ed
p rimarily by a s ingle p arty. Plat Reins tatements would b e d eleted. Site Plan extensions and reins tatements
remain as ado p ted.
Section 3.10 Letters o f Regulatory Co mp lianc e - Legal lo t is being mo ved from this s ec tion to the p latting
s ectio n. Sec tio n renamed to Zoning Verification Letter.
Section 3.15 Clarific ation o f Zoning Verification name s inc e we will no w als o have a Sub d ivis ion Varianc e
p ro cess.
Section 3.17 Clarific ation that s ingle and two -family s truc tures over an acre on a legal lot are exemp t from
a S tormwater P ermit. This also p ro tec ts them fro m F ire Co d e.
Section 3.19 R enamed to Driveway Ac c es s Permit to c o inc id e with earlier proc es s c hanges . Under
Page 41 of 175
ap p licability, ad d ed that any alteration o f a p ublic s treet c urb or drainage fac ility requires Driveway Acc es s
Permit if not as s o c iated with approved c o nstruc tio n p lans o r build ing permit.
Section 3.21 Develo p ment Engineer will now assume ap p ro val autho rity for lic enses to encroac h into a
p ublic eas ement. Enc ro achments into ROW remain Counc il authority. Als o removing the req uirement for a
p re-ap p lication meeting for a Licens e to Enc roac h.
Section 3.22 P lat Waiver proc es s renamed S ubdivis io n Varianc e. P ro cess is open to certain sub d ivisio n
req uirements througho ut the UDC, as s tated in eac h s ec tion.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 3 Amendments Exhibit
Page 42 of 175
Page 1 of 20
Chapter 3 Applications and Permits
Section 3.01 General
****
Table 3.01.020 Applicability of Procedures
City Limits Extraterritorial Jurisdiction
Prior to Subdivision, Platting and any Development
Annexation (Voluntary) X
Comprehensive Plan Amendment X X
Rezoning (Zoning Map Amendment) X
Historic Overlay District Designation X
Historic Landmark Designation X
Special Use Permit X
Development Agreement X X
Access Point Connection Exemption X X
Subdivision & Platting of Land
Recording Plats X X
Preliminary Plat X X
Construction Plans X X
Plat Vacation X X
Plat WaiverSubdivision Variance X X
Development Application Process
Site Development Plan X
Zoning Verification Letter X
Legal Lot Verification LetterCertification
Regarding Compliance with Platting X X
Temporary Use Permit X
Master Sign Plan X X
Certificate of Appropriateness X
Appeal of an Administrative Decision X X
License to Encroach X X
Zoning Variance X
Administrative Exception X
Special Exception X
Stormwater Permit X X
Driveway Access Permit X X
Sign Permit X X
Courthouse View Height Determination X
3.01.030 Simultaneous Submission of Related Applications
A. Submission of different applications related to the same development may be made
simultaneously, within each application group listed below. although Approval consideration
of the different applications, however, must shall remain occur in the following sequence: as
listed.
1. Policy Applications
Page 43 of 175
Page 2 of 20
a. Annexation (Voluntary)
b. Development Agreement
c. Comprehensive Plan;
d. Zoning;
e. Preliminary Plat
Exception: A preliminary plat shall not be submitted until final approval of a Planned
Unit Development (PUD) zoning request.
2. Development Applications
a. Construction Plans
b. Final Plat
c. Certificate of Appropriateness; then
d. Site Development Plan.
3. Building Permits
An application for a Building Permit shall not be submitted to the City until review of the
first submittal of the corresponding Site Development Plan has been completed by staff and
the comments have been forwarded to the applicant.
B. Any application submitted simultaneously is subject to approval of all other related
applications. Denial or, disapproval or reconsideration of any concurrently submitted
application shall stop consideration of any related applications.
C. An applicant may withdraw any individual application from a group of simultaneously
submitted applications.
****
Section 3.03 Public Hearing and Notice
3.03.010 Provision of Public Notice
A. Summary of Notice Required
Notice shall be required for application review as shown in the following Table.
Page 44 of 175
Page 3 of 20
Table 3.03.010: Summary of Notice Requirements
Procedure Published Mailed Posted
Annexation (Voluntary) X
Access Point Connection Exemption X X X
Certificate of Appropriateness X
Certificate of Appropriateness for relocation,
removal or demolition, or setback
modification
‡ ‡
Development Agreement * * *
Historic Overlay District Designation X X X
Historic Landmark Designation X X X
Replat without Vacating (§212.0145) X X
Rezoning (Zoning Map Amendment) X X X
Special Exception X X X
Special Use Permit X X X
Subdivision Variance X X X
UDC Text Amendment X
Zoning Variance X X X
X = Notice Required
* = Notice to be determined by Development Agreement Committee per Section 3.20
‡ = Only applicable to Certificate of Appropriateness applications that require consideration by the
Historic and Architectural Review Commission
****
3.03.020 Required Public Hearing
The following Table identifies the types of applications requiring a Public Hearing and the review
body responsible for conducting the Hearing.
Page 45 of 175
Page 4 of 20
Table 3.03.020: Summary of Required Public Hearing
Type of Application HARC Zoning Board
of Adjustment
Planning &
Zoning
City
Council
Annexation (Voluntary) X (2)
Access Point Connection Exemption X
Appeal of Admin. Decision X
Certificate of Appropriateness ‡
Comprehensive Plan Amendment X X
Development Agreement * X
Historic Overlay District Designation X X X
Historic Landmark Designation X X
Replat (Resubdivision) X X
Rezoning (Zoning Map Amendment) X X
Special Exception X
Special Use Permit X X
Subdivision Variance X
UDC Text Amendment X X
Zoning Variance X
X = Public Hearing Required
* = Public Hearing to be determined by Development Agreement Committee per Section 3.20
‡ = Only applicable to Certificate of Appropriateness applications that require consideration by the Historic
and Architectural Review Commission
****
Section 3.08 Subdivision of Land
3.08.010 Plat Required
A. Pursuant to the authority granted in Texas Local Government Code Chapter 212 and the City
Charter, prior to the subdivision, resubdivision, assembly or development of any land within
the City or its extraterritorial jurisdiction, all a subdivision plats and, where public
improvements are proposed, construction plans for public improvements must first be
approved in accordance with these regulationsthis Chapter. Exemptions to these situations are
found in Section 3.08.020.
B. The owner of a tract of land located within the City limits or the extraterritorial jurisdiction who
divides the tract in two or more parts to lay out a subdivision of the tract or to lay out streets,
parks, or other parts of the tract intended to be dedicated to public use or for development of
the propertythe use of purchasers or owners of lots fronting on or adjacent to the streets, parks,
or other parts must shall have submit a plat of the subdivision preparedin accordance with this
Chapter.
C. A subdivision plat shall be required in accordance with the procedures outlined in this Chapter
for the development of land where new public infrastructure is required.
Page 46 of 175
Page 5 of 20
C.D. A division of a tract under this Section includes a division regardless of whether it is made by
using a metes and bounds description in a deed of conveyance or in a contract for a deed, by
using a contract for sale or other executory contract to convey or by using any other method.
D.E. No Site Development Plan, Stormwater Permit, Building Permit, Certificate of Occupancy, or
utility services may be approved or issued for the construction or development of any parcel or
tract of land unless such property is in conformity with the provisions of this Code.
E.F. The division of any lot or any parcel of land by the use of metes and bounds description for
the purpose of development is prohibited.
3.08.020 Exemptions from Required Plat
The following situations shall not require review by the City under the subdivision provisions, but
may require a Certification Regarding Compliance with Plat Requirements per Section 3.08.030.
However, Williamson County may still require subdivision approval under its regulations for
subdivisions located in the City’s ETJ.
A. Land constituting a single tract, lot, site, or parcel for which a legal deed of record describing
the boundary of said tract, lot, site, or parcel was filed of record in the deed records of
Williamson County, Texas, on or before May 10, 1977, provided that such parcel or tract of land
has not thereafter been subdivided into two or more parcels or tracts of land.;
B. A division of land into parts greater than five acres, where each part has at least 25 feet of
frontage on a public street access and no public improvement, including right-of-way,
easement, or physical improvement of any kind intended for public use, is being proposed or is
required to be dedicated; and where no development is proposed. However, prior to any future
development, other than a single-family residence, or further division, a plat meeting the
requirements of this Chapter shall be approved and recorded.
C. A division of land created by order of a court of competent jurisdiction, including the probate of
an estate, provided, however, that prior to construction of improvements,any future
development, other than a single-family residence, or further division, a plat meeting the
requirements of this Chapter shall be approved and recorded prior to the issuance of permits;.
D. Construction of additions or alterations to an existing building where no public utility extension
or public improvement, drainage, street, parking increase, or street access change is required to
meet the standards of this Code for such building addition or alterations;.
E. Operation of existing cemeteries complying with all state and local laws and regulations; and.
F. Acquisition of land by the City, County, or State for a governmental purpose or public facilities
by dedication, condemnation, or easement.
3.08.030 Certification Regarding Compliance with Plat Requirements
An application for Certification certification regarding of a tract’s compliance with the platting
requirements of this Chapter may be requested submitted as outlined in Section 3.10.020for an
existing tract of land or proposed division of land within the City’s jurisdiction, but shall be required
for tracts of land created via the exemptions outlined in Sections 3.08.020.A – 3.08.020.B. In
compliance with Local Government Code Subsection 212.0115, the Director, or their designee, shall
provide written determination of the following:
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Page 6 of 20
A. Whether a plat is required under this Chapter for the tract of land or the proposed division of
land or whether an exemption to platting under Section 3.08.020 applies; and
B. If a plat is required, whether a plat has been reviewed and approved by the applicable
approving body.
3.08.040 Plat Types
The following table summarizes types of plats required by this Code as well as their corresponding
process. When a proposed division is subject to more than one description within a plat type, the
more restrictive process is applicable.
Table 3.08.030 Plat Summary
Plat Type Description Public
Hearing
Final
Action Expiration
Preliminary
Plat
Required when the extension of public infrastructure,
including public utilities and roadways, is required or
proposed
No P&Z
24 months from approval date unless
Final Plat recorded within that time.
Phased Preliminary Plats expire 24
months from date last Final Plat recorded. Preliminary Plat that includes existing platted property See Replat P&Z
Amendment to approved Preliminary Plat No P&Z Maintains expiration date of original
Preliminary Plat being amended
Re
c
o
r
d
i
n
g
P
l
a
t
s
Final Plat
Final Plat of approved Preliminary Plat No Director
Must be recorded within 24 months from
approval date
Plat with more than 4 lots, but with no required or
proposed public infrastructure No P&Z
Combined Preliminary and Final Plat is available when plat
that could qualify as Minor Plat requires land or utility
dedication
No P&Z
Final Plat that proposes qualified Minor Deviations from the
approved Preliminary Plat No Director
Final Plat that proposes qualified Major Deviations from the
approved Preliminary Plat No P&Z
Final Plat processed concurrently with Plat
WaiverSubdivision Variance No P&Z
Minor Plat
Plat involving 4 or fewer lots that does not require or
propose public infrastructure or land or utility dedication No Director Must be recorded within 24 months from
approval date Minor Plat processed concurrently with Plat
WaiverSubdivision Variance No P&Z
Develop-
ment
Plat
Plat required at time of development for property not
previously platted or exempted from platting at time of
division
No P&Z Must be recorded within 24 months from
approval date
Replat
A resubdivision of all or part of an existing plat, involving
more than 4 lots Yes P&Z
Must be recorded within 24 months from
approval date
A resubdivision of all or part of an existing plat, involving 4
lots or less No Director
A Replat involving property that is or has been subject to
single or two-family restrictions or zoning within last 5 years Yes P&Z
A Replat that is processed concurrently with a Plat
WaiverSubdivision Variance No P&Z
Amended
Plat
Plat meeting the standard qualifications of Amended Plat
(i.e. corrections to previous plat, moving lot line, etc.) No Director Must be recorded within 24 months from
approval date
3.08.050 Submission Requirements
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3.08.060 Staff Review
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3.08.070 Preliminary Plats
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3.08.080 Recording Plats
Recording plats are those subdivision plats that are to be a document of legal record and include
Final Plats, Minor Plats, Development Plats, Replats, and Amending Plats.
A. Approval of Recording Plats
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B. Final Plats
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C. Minor Plats
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2. Approval Criteria
A Minor Plat shall not be considered for final action until the Director has determined the
following:
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f. A Plat WaiverSubdivision Variance may be requested as a companion application to
the consideration of a Minor Plat, according to the provisions detailed in Section 3.22 of
this Code. Such WaiversThe Subdivision Variance and the Minor Plat shall be required
to be approved by P&Z.
D. Development Plats
1. Applicability
A Development Plat shall be required prior to development of any tract of land that has not
been platted, including those created via exemptions outlined in Sections 3.08.020.A –
3.08.020.B. Within this Section the term “development” shall include 1) the new construction
of any building or structure on an undeveloped tract; and 2) the construction or expansion
of a building or structure onto an undeveloped portion of a tract where the expansion area
exceeds 50% of the existing developed area, except as follows:
a. Where another type of subdivision plat is otherwise required to be submitted per this
Chapter or has previously been approved;
b. Construction of any building or structure used for agricultural, single-family or two-
family purposes;
c. In the ETJ, construction of any building or improvement for any other use in which all of
the following applies:
i. No connection to a public wastewater system is required or desired; and
ii. No connection to a public water system for the purposes of fire flow protection is
required or desired; and
iii. The property is not adjacent to an existing or planned Comprehensive Plan Street or
a street stub; and
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iv. Where the subject property is adjacent to an existing or planned Comprehensive
Plan Street or a connecting street stub, the required right-of-way may be
alternatively dedicated to the public by separate instrument so long as the remainder
of the property after such dedication remains at least 5 acres and has frontage on a
public roadway.
d. Permits for repair or remodeling of an existing structure or for site improvements
(parking areas, driveways, etc.) which involve no increase in square footage.
2. Approval Criteria
A Development Plat shall not be considered for final action until the Director has
determined the following:
a. The Development Plat is acceptable for consideration, meaning the application is
complete and the information contained within the application is correct and sufficient
to allow adequate consideration and final action.
b. The Development Plat meets or exceeds the requirements of this Unified Development
Code and any applicable state or local laws.
c. The Development Plat is consistent with the City’s Comprehensive Plan and any other
adopted plans as they relate to:
i. The City’s current and future streets, sidewalks, alleys, parks, playgrounds, and
public utility facilities; and
ii. The extension, improvement, or widening of City roads, taking into account
access to and extension of sewer and water mains and the instrumentality of
public utilities.
d. The Development Plat meets any subdivision design and improvement standards
adopted by the City pursuant to Texas LGC § 212.002 or Texas LGC § 212.044, governing
plats and subdivision of land within the City’s jurisdiction to promote the health, safety,
morals, or general welfare of the City and the safe, orderly and healthful development of
the City.
e. The tract of land subject to the application is adequately served by public improvements
and infrastructure, including water and wastewater or will be adequately served upon
completion by the applicant of required improvements.
3. Responsibility for Final Action
The Planning and Zoning Commission shall consider the Preliminary Plat application, the
Director’s report, state law, and compliance with this Unified Development Code, and take
final action.
D.E. Replats
1. Applicability
A property owner who proposes to further subdivide all or part of a recorded plat, without
first vacating that plat, must obtain approval for a Replat as outlined in the procedures
prescribed for the resubdivision of land under these regulations and Texas LGC Chapter
212.
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2. Approval Criteria
A Replat shall not be considered for final action until the Director has determined the
following:
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f. A Plat WaiverSubdivision Variance may be requested as a companion application to
the consideration of a Replat, according to the provisions detailed in Section 3.22 of this
Code. Such WaiversThe Subdivision Variance and the Replat shall be required to be
approved by P&Z.
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3. Responsibility for Final Action
Pursuant to Texas LGC §212.0065, the Director of Planning and Development shall have
administrative authority for approval of a Replat, without Public Hearing, unless the
proposed Replat meets any of the following criteria. In such case, the Planning and Zoning
Commission, after a Public Hearing on the matter, is responsible for final action on the
Replat, except as otherwise noted.
a. The Replat involves more than 4 lots; or
b. Any lot proposed by the Replat does not front on an existing streets; or
c. The Replat does not require or propose the creation of any new street (requires
approval of a Plat Waiver pursuant to Section 3.22); or
d. The Replat requires or proposes the extension of municipal facilities (requires approval
of Preliminary Plat pursuant to Section 3.08.070); or
e. The area covered by the Replat is subject to the requirements of Paragraph 4Section
3.08.080.E.4 below; or
f. The Replat is companion to a request for Plat WaiverSubdivision Variance, per Section
3.22.
4. Additional Requirements for Certain Replats
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b. If the Replat application is accompanied by a Plat WaiverSubdivision Variance
application, per Section 3.22, and is legally protested in accordance with this Section,
approval of the Replat shall require the affirmative vote of at least three-fourths of the
voting members of the Commission present at the meeting. For purposes of this
Section, a protest is legal if it is made in writing and signed by the owners of at least
20% of the area of the lots or land (including streets and alleys) that was subject to the
written notification required above and filed with the Commission prior to the close of
the Public Hearing on the Replat.
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E.F. Amending Plats
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F.G. Recordation Requirements for Recording Plats
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G.H. Expiration of Recording Plats
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H.I. Vacation of Recorded Plat
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3.08.090 Extension and Reinstatement of Approved Subdivision Plats
A. Extension of Approved Subdivision Plat
Prior to expiration of an approved Subdivision Plat, including Preliminary Plats and Recording
Plats, an applicant may request a one-time extension of the Subdivision Plat approval for a
period of 24 6 months if the Director determines such extension will have no negative impacts
on the surrounding area and would not be contrary to the public interest. Approval of an
extension for a Final Plat that is subject to the requirement for a Preliminary Plat may only be
granted if the approval of the Preliminary Plat for such is also extended, if applicable. A
request for Subdivision Plat extension shall follow the procedures set forth for such in the UDC
Development Manual.
B. Reinstatement of Approved Subdivision Plat
In the event an approved Subdivision Plat, including Preliminary Plats and Recording Plats,
expires, an applicant may seek a one-time reinstatement of the approved Subdivision Plat,
without modification, subject to the provisions below. Such reinstatement may be granted by
the Director for a period not to exceed 24 months. Approval of a reinstatement for a Final Plat
that is subject to the requirement for a Preliminary Plat may only be granted if the approval of
the Preliminary Plat for such is also reinstated, if applicable. A request for Subdivision Plat
reinstatement shall follow the procedures set forth for such in the UDC Development Manual.
1. The reinstatement must be requested within 24 months of the expiration date of the
approved Subdivision Plat.
The regulations applicable to the plat per the Code currently in effect may not be
determined to be significantly different from those applied to the original approval of the
Site Plan, such that a new application for the same plan would be substantially the same.
The circumstances of the subject property, roadways and adjacent properties shall have
remained the same, so as to not change the requirements applicable to the property. Such
circumstances could include, but not be limited to, a change in the boundary of the subject
property or a change in classification of the adjacent.
CB. The Director shall have the authority to determine if a Subdivision Plat Extension or
Reinstatement meets the criteria for processing and approval.
3.08.100 Construction Plans
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B. Construction or Financing of Public Improvements
1. After approval of a Preliminary Plat, Preliminary Final Plat, or a Development Plat
requiring public improvements, the subdivider shall notify the Development Engineer as to
the construction procedure the subdivider proposes to follow. One of the following
procedures shall be used:
a. The subdivider may file construction plans, and, upon approval of the construction
plans by the Development Engineer, proceed with construction of streets, alleys,
sidewalks, and utilities that the subdivider is required to install.
b. The subdivider may elect to file a “financial guarantee of performance” as provided in
Section 13.08, in which case the guarantee of performance shall be filed with the City.
2. Upon completion of construction the subdivider shall deliver to the City a onetwo-year
maintenance bond for guarantee of workmanship and materials as provided in Section
13.098.
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D. Approval Criteria
The purpose of the Development Engineer’s review is to ensure conformance to City policies
and standards. However, the Development Engineer’s review is limited to facts as presented on
submitted plans. The Drainage Engineer shall review any stormwater-related issues and
comment to the Development Engineer.
1. The Development Engineer shall approve construction plans that are submitted and
sufficiently show compliance with any City-approved or adopted design or construction
criteria manuals or in the absence of City-approved or adopted design requirements,
standard engineering practices.
2. The City reserves the right to require corrections to actual conditions in the field that are
found to be contrary to or omitted from submitted plans.
3. The Development Engineer shall not approve construction plans that do not adequately
represent construction of the approved infrastructure and public improvements included in
the approved Preliminary Plat, Preliminary Final Plat, or Development Plat.
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Section 3.09 Site Development Plan
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3.09.030 Criteria for Approval
A Site Development Plan shall be approved if it is in compliance with the following criteria:
A. A complete application and fee have been submitted.
B. The application and content of the application are consistent with the provisions of this Unified
Development Code, the Comprehensive Plan, and any other applicable City regulations.
C. The application and content of the application are consistent with the UDC Development
Manual, City’s Construction Specifications and Standards Manual, this Code and any written
interpretations of this Code.
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D. Site Development Plans may not be approved on any parcel of land not otherwise in
conformance with Section 3.08 of this Chapter.
DE. Compliance with any approved plat, Development Agreement or other agreement or
ordinance governing the parcel of land to which the Site Development Plan is related.
EF. Compliance with any additional Site Development Plan approval criteria required for Overlay
Districts or any Site Development Plan approval criteria adopted as part of a special area plan.
FG. Prior to final approval of any plan within the City Limits, the applicant must certify to the
Drainage Engineer that all City Drainage Manual requirements for a Stormwater Permit are met
by the Site Development Plan. Approval of the Site Development Plan constitutes approval of
the Stormwater Permit.
GH. The Site Development Plan shall conform to standard engineering practices and must be
sealed by a Professional Engineer licensed in the State of Texas, except as otherwise provided
for in this Section.
HI. The materials, embedment, and testing of all private main utility lines 6-inches and above in
diameter shall meet the requirements of the City’s Construction Specifications and Standards
Manual and/or the approved City Building Codes.
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Section 3.10 Letters of Regulatory ComplianceZoning Verification
Letter
3.10.010 Applicability
A Letter of Regulatory ComplianceZoning Verification Letter, as defined in 3.10.020 A and B, may be
obtained upon written request as outlined in the Development Manual.
3.10.020 Types of Letters of Regulatory ComplianceZoning Verification Letter Defined
A. Zoning Verification Letter
A Zoning Verification Letter is a letter that indicates to a property owner that a specified use, clearly
identified in the application, is permitted within the Zoning District. A Zoning Verification Letter
does not authorize the property owner to proceed with a development; does not specify requirements
that must be met for future development; and does not include a determination that a tract of land
may be developed.
B. Legal Lot Verification Letter
An application may be made requesting the Director, or their designee, to provide a
determination of the legal platting status of a tract of land. The determination shall be provided
in written format in compliance with Local Government Code Subsection 212.0115. The
Director shall determine the following:
1. Whether a plat is required under this Chapter for the tract of land; and
If a plat is required, whether it has been prepared and whether it has been reviewed and
approved by the appropriate approving body.
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Section 3.15 Zoning Variance and Special Exception
3.15.010 Applicability
A. Zoning Variance
In accordance with the provisions of the Texas Local Government Code Chapter 211 and 231,
the Zoning Board of Adjustment (Board) shall have the authority to hear and grant requests for
a Variance from the zoning provisions of this Unified Development Code. A Variance to the
development standards of this Code shall be considered an exception to the regulations, rather
than a right.
Waivers of the standards required for plat approval are not considered A Zoning Variance
differs from a Subdivision Variance, which applies to certain regulations pertaining to
subdivision of lands and must be requested from the Planning & Zoning Commission during
the subdivision review process.
Any Variance request up to 10 percent (10%) of any minimum or maximum measurement
required by this Code may be treated as an Administrative Exception if the Director agrees to
act on the Administrative Exception.
B. Special Exceptions
In accordance with the provisions of the Texas Local Government Code Chapter 211, the Zoning
Board of Adjustment shall also have the authority to hear and decide Special Exceptions to the
terms of this Code when the Code requires the Board to do so.
3.15.020 Zoning Variance and Special Exception Process
A. Initiation
Initiation of a request for a Zzoning Variance or Special Exception may be made upon
application by the property owner of the affected property or their authorized agent.
B. Application
Application for a Zoning Variance or Special Exception must comply with the UDC
Development Manual. Applications must include all materials determined necessary by the
Director.
C. Completeness Determination
Upon submission on an application, the Director shall determine whether the application is
complete, as described in Section 3.02.040.
D. Staff Review
1. Once an application for a Zoning Variance or Special Exception request has been received
and the application deemed complete, the Director shall review the application, considering
any applicable criteria for approval, and prepare a report to the Zoning Board of
Adjustment.
2. The Director may establish procedures for administrative review necessary to ensure
compliance with this Code and state statutes.
3. The Director may assign staff to review the application and make a preliminary report to the
Director.
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4. The Director’s report may include a recommendation for final action.
E. Notice and Hearing
1. The Zoning Board of Adjustment shall hold a public hearing for consideration of the Zoning
Variance or Special Exception request no later than 45 calendar days after the date of the
application is filed.
2. Written notice of the public hearing for a Zoning Variance or Special Exception shall be
provided as set forth in Sections 3.03 and 4.09.040 of this Code.
3. The applicant may appear at the hearing in person or by agent or attorney.
3.15.030 Criteria for Variance Review
A. Required Findings
The Zoning Board of Adjustment may authorize a Zoning Variance from the requirements of
the zoning provisions of this Unified Development Code if the variance from the terms of the
zoning provisions is not contrary to the public interest and, due to special conditions, a literal
enforcement of the requirements would result in unnecessary hardship, so the spirit of this
Code is preserved, and substantial justice done. No Zoning Variance shall be granted unless the
ZBA finds all of the following:
1. Extraordinary Conditions
That there are extraordinary or special conditions affecting the land involved such that strict
application of the provisions of this Unified Development Code will deprive the applicant of
the reasonable use of their land. For example, a Zoning Variance might be justified because
of topographic or other special conditions unique to the property and development
involved, while it would not be justified due to inconvenience or financial disadvantage.
2. No Substantial Detriment
That the granting of the Zoning Variance will not be detrimental to the public health, safety
or welfare or injurious to other property in the area or to the City in administering this
Code.
3. Other Property
That the conditions that create the need for the Zoning Variance do not generally apply to
other property in the vicinity.
4. Applicant’s Actions
That the conditions that create the need for the Zoning Variance are not the result of the
applicant’s own actions.
5. Comprehensive Plan
That the granting of the Zoning Variance would not substantially conflict with the
Comprehensive Plan and the purposes of this Code.
6. Utilization
That because of the conditions that create the need for the Zoning Variance, the application
of this Code to the particular piece of property would effectively prohibit or unreasonably
restrict the utilization of the property.
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7. Insufficient Findings
The following types of possible findings do not constitute sufficient grounds for granting a
Zoning Variance:
a. That the property cannot be used for its highest and best use.
b. That there is a financial or economic hardship.
c. That there is a self-created hardship by the property owner or their agent.
d. That the development objectives of the property owner are or will be frustrated.
B. Limitations
The Zoning Board of Adjustment may not grant a Zoning Variance when the effect of which
would be any of the following:
1. To allow the establishment of a use not otherwise permitted in the applicable Zoning
District.
2. To increase the density of a use above that permitted by the applicable District.
3. To extend physically a nonconforming use of land.
4. To change the Zoning District boundaries shown on the Official Zoning Map.
C. Profitability Not to Be Considered
The fact that property may be utilized more profitably should a Zoning Variance be granted
may not be considered grounds for a Variance.
D. Limitation on Variances for Signs
No Variance for a sign may increase the overall permitted area of a sign. Sign-related Variances
may only be granted, in accordance with this Section, for height or other location restrictions.
No Variance application(s) shall be accepted for prohibited signs listed in Section 10.04 (“Signs
Prohibited Under this Code”).
E. Variances from Floodplain or Stormwater Management Regulations
The ZBA may not approve a Variance from floodplain or stormwater management regulations.
The Planning and Zoning Commission shall hear and decide a Variance request from floodplain
or stormwater management regulations. The Commission shall use the process and criteria
outlined in Section 3.15 for making its decision on a floodplain or stormwater management
regulation Variance.
3.15.040 Criteria for Special Exception Review
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3.15.050 Expiration of Zoning Variance and Special Exception
A. Zoning Variance
Zoning Variance approval shall expire 24 months from the date of ZBA approval unless a
Building Permit has been issued and construction commenced or, if no Building Permit is
required, a Certificate of Occupancy has been issued.
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Section 3.17 Stormwater Permit
3.17.010 Applicability
A To ensure conformance to the stormwater management provisions of this Code, a Stormwater
Permit is required prior to any land disturbance, as defined in Section 16.02, except for a single or
two-family structure on a legal lot over one (1) acre or greater in the within the City limits or the
City’s extraterritorial jurisdiction (ETJ)to ensure conformance to the stormwater management
provisions and other applicable requirements of this Unified Development Code. Approval of a Site
Development Plan or Subdivision Construction Plans within the City Limits constitutes approval of a
Stormwater Permit for that specific development. The provisions of this Section related to
Stormwater Permitting are adopted pursuant to the authority conferred by the U.S. Environmental
Protection Agency, the Texas Commission on Environmental Quality, The Texas Local Government
Code Chapters 211 and 212, and the City Charter.
3.17.020 Review Process
Review of a Stormwater Permit shall follow the procedure set forth in Section 3.03.040.
3.17.030 Criteria for Approval
A. The applicant must ensure that the application for a Stormwater Permit was prepared or
reviewed, approved, and sealed by a Professional Engineer licensed in the State of Texas prior
to submission to the City, and that the application meets the requirements of the UDC
Development Manual.
B. A Stormwater Permit will be issued after the Drainage Development Engineer has determined
that the development meets the stormwater and pollution management requirements of
Chapter 11.
C. A Stormwater Permit is conditional upon all applicable related permits required from the Texas
Commission on Environmental Quality, the U.S. Environmental Protection Agency or any other
state or federal agency being issued by that agency.
C.D. A Grading Permit, processed and reviewed as a Stormwater Permit may be considered
by the Development Engineer for vegetation clearing and site grading during consideration of a
Site Development Plan in the city limits. Such a permit may be issued at the discretion of the
Development Engineer for specific activities such as understory removal and rough grading,
and shall not include removal of protected trees, utility work, paving or foundation. The
Development Engineer may revoke the permit and issue a stop-work order if non-compliant.
3.17.040 Responsibility for Final Action
The Drainage Development Engineer is responsible for final action on Stormwater Permits.
3.17.050 Expiration
A Stormwater Permit shall expire 24 months after the date that the permit was issued if the
stormwater facilities are not constructed in a manner consistent with improvements identified in the
permit are not constructed.
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Section 3.19 Driveway Access Permit
3.19.010 Purpose
The purpose of a driveway Driveway Access permit Permit is to determine the safety, mobility, and
operational impacts that a proposed access connection will have on the roadway system.
3.19.020 Applicability
Driveway Access Permits are required for the following:
A. New driveway locations on roadways within the jurisdictional limits of the City of Georgetown;
B. Existing driveways on roadways within the jurisdictional limits of the City of Georgetown for
those developments which represent a change in property usage or zoning.
C. For the purposes of this Section the jurisdictional limits of the City of Georgetown shall include
properties within the municipal limits of the City as well as the Extraterritorial Jurisdiction
(ETJ).
D. The alteration of a public street curb or drainage facility, if not associated with an approved
Construction Plan or Building Permit. Such request shall comply with Chapter 12.08, Street
Excavations, of the Georgetown Municipal Code.
3.19.030 Pre-Application Conference
Pursuant to Section 3.02.010, a Pre-application Conference is required prior to the issuance of a
permit application.
3.19.0340 Review Process
Review of a Driveway Access Permit shall follow the Administrative Review procedures set forth in
Section 3.03.040, subject to the Criteria for Approval set forth below.
3.19.0450 Criteria for Approval
No Driveway Access Permit will be denied unless it is determined by the Development Engineer that
the proposed location of the driveway will have an adverse effect upon the public safety. In making
this determination the following will be evaluated:
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3.19.0560 Submission Requirements
The Development Engineer will determine during the Pre-application Conference Meeting if further
studies will be required. Such studies may include, but shall not be limited to, the following:
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3.19.0670 Responsibility for Final Action
The Development Engineer is responsible for final action on driveway Driveway Access
permitsPermits.
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3.19.0780 Expiration
A driveway Driveway Access permit Permit will expire 18 months after issuance if the driveway is
not constructed in a manner consistent with the permit.
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Section 3.21 License to Encroach
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3.21.030 Pre-Application Conference
Pursuant to Section 3.02.010, a Pre-Application Conference is required prior to the application for a
License to Encroach.
3.21.040 030 Review Process
Review of a License to Encroach shall follow the Administrative Review procedures set forth in
Section 3.03.040, subject to the Criteria for Approval set forth below.
3.21.050 040 Criteria for Approval
No License to Encroach will be denied unless it is determined by the Director Development Engineer
that the proposed location or type of improvement will negatively impact the function of the public
street, roadway, sidewalk, right-of-way, or easement or have an adverse effect upon the health,
safety, or welfare of the general public. In making this determination, the following will be
evaluated:
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3.21.060 050 Submission Requirements
Staff will may determine during the Pre-Application Conference whether further studies will be
required. Such studies may include, but are not limited to, an Engineering Study, which may be
required at the determination of the Development Engineer. Only the elements of an engineering
study that are necessary to answer specific questions that arise during the review process will be
required for submittal.
3.21.070 060 Responsibility for Final Action
The Director Development Engineer is responsible for final action on Licenses to Encroach into a
public easement. For those requests that encroach into a public street, roadway, or sidewalk, or right-
of-way, the Director may not approve the License to Encroach until final approval is shall be obtained
from the City Council.
3.21.080 070 Expiration
A. The License shall expire if the encroachment allowed per the License is not installed within 24
months of the date of License approval.
B. The City shall provide written notice at least 180 days in advance to the Licensee, its
representatives, successors, or assigns, to take possession of and use all or any part of the licensed
area in the event that such use be reasonably desired or needed by the City for street, sewer,
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transportation, or any other public or municipal use or purpose. During such time, it is the
responsibility of the Licensee, its representatives, successors or assigns to remove the
encroachment(s). In such an event, the City shall have the right to cancel the revocable license as to
that portion of the licensed area so designated and required by the City.
Section 3.22 Plat Waiver Subdivision Variance
3.22.010 Applicability
A waiver variance of the certain subdivision standards of this Code, as allowed by this
Sectionprovided for within this Code, may be considered concurrently with a Preliminary Plat, Final
Plat, Minor Plat, or FinalDevelopment Plat, or Replat to address unforeseen circumstances or other
difficulties in developing a property under the specific provisions of this Code. A Subdivision
VariancePlat Waiver application may be filed without a companion plat application in very limited
circumstances if the granting of the variance would eliminate the requirement of the plat, as
determined by the Director. Justification for the Subdivision VariancePlat Waiver shall be submitted
and demonstrated, following the provisions of Section 3.23.070. The Waiverariance(s) may be
approved, conditionally approved or disapproved by the Planning and Zoning Commission. Any
approved Waiverariance shall be noted on the corresponding plat. A Waiver does not constitute nor
equal a Variance, the provisions of which are detailed in Section 3.15 of this Code.
3.22.020 Eligible Provisions
The provisions of this Code that are considered eligible for a plat waiver are listed below. A request
may be made for each specific provision in only these sections:
A. Section 6.02.010
B. Section 6.02.030
C. Section 6.02.040
D. Section 7.02.010
E. Section 7.02.030
F. Section 7.02.040
3.22.030 020 Initiation
Initiation of the Plat WaiverSubdivision Variance may be made upon submittal of a complete
application by a property owner or their designated agent.
3.22.040 030 Application and Completeness Determination
The applicant shall submit all of the information required in the UDC Development Manual. The
Director is responsible for determining the completeness of an application submitted, pursuant to
Section 3.02.040.
3.22.050 040 Staff Review
A. The Director shall review the application, considering applicable criteria for approval, and
prepare a report to the Planning and Zoning Commission.
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B. The Director may establish procedures for administrative review necessary to ensure
compliance with this Code and state statute.
C. The Director may assign staff to review the application and make a report to the Director.
D. The Director’s report may include a recommendation for final action.
3.22.060 050 Planning and Zoning Final Action
Following notice in accordance with Section 3.03, the Commission shall hold a public hearing in
accordance with its rules and state law and consider the Plat WaiverSubdivision Variance, Director’s
report, state law, and compliance with this Code, and take final action. Approval of a Subdivision
Variance shall require a super-majority vote of the members present. Any approved Subdivision
Variance shall be noted on all corresponding plats, if applicable.
3.22.070 060 Approval Criteria
A Plat WaiverSubdivision Variance may be approved, conditionally approved, or disapproved. At
least three four of the following factors are required for approval:
A. That the granting of the waiver variance will not be detrimental to the public health, safety or
welfare or injurious to other property in the area or to the City in administering this Code.
B. That the granting of the waiver variance would not substantially conflict with the
Comprehensive Plan and the purposes of this Code.
C. That the conditions that create the need for the waiver variance do not generally apply to other
property in the vicinity.
D. That application of a provision of this Code will render subdivision of the land impossible.
E. Where the literal enforcement of these regulations would result in an unnecessary hardship.
3.22.080 Expiration of Plat WaiverSubdivision Variance
The Subdivision VariancePlat Waiver(s) shall expire if the Preliminary, Administrative, or Final
Platcorresponding plat expires, according to the timing specified in Section 3.08 of this Code. The
Subdivision VariancePlat Waiver(s) shall have no authority beyond the recorded plat note(s).
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City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 2. Jordan Maddox,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 2 is the review authority chap ter o f the c o d e. No changes since the las t UDC meeting.
Amend ments inc lude:
Table 2.01.020:
- Remo ve Acc es s Point Connec tion Exemption proc es s . Sub d ivision Varianc e rep laces
- Co nservatio n Sub d ivis ion S ite Analys is Map bec o mes P lanning Directo r authority
- Licens e to Enc roac h b ecomes Develo p ment Engineer autho rity for eas ements
- remove Plat Waiver proc es s . Sub d ivision Variance rep laces.
- S ubdivis io n Varianc e added.
2.02.030 - Drainage Engineer and Develo p ment Engineer are o ne and the same
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 2 Amendments Backup Material
Page 63 of 175
Page 1 of 4
Chapter 2 Review Authority
Section 2.01 General
2.01.020 Summary of Review Authority
The following Table summarizes the decision‐making authority of each review body for the City of
Georgetown.
Table 2.01.020: Summary of Review Authority
Procedure
Pl
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City Council Action
Access Point Connection Exemption R R R <DM>
Annexation R <DM>
Comprehensive Plan Amendment R <R> <DM>
Conservation Subdivision /Site Analysis Map RDM R DM
Development Agreement R <R> <DM>
Historic Overlay District Designation R R <R> <R> <DM>
Historic Landmark Designation R <R> <DM>
Rezoning (Zoning Map Amendment) R <R> <DM>
Special Use Permit R <R> <DM>
UDC Text Amendment R <R> <DM>
Administrative Action
Administrative Exception DM A A*
Administrative Plat (minor or amend plat) DM R A
Administrative Certificate of
Appropriateness DM A
Construction Plans DM A
Courthouse View Height Determination DM A
Driveway Permit DM A
Final Plat DM R A
Heritage Tree Protection Priority DM R R A
Heritage Tree Pruning Permit A DM
Heritage Tree Removal DM A
License to Encroach DM DM A
Master Sign Plan DM A
Sign Permit DM A
Site Development Plan DM R A
Stormwater Permit DM A
Temporary Use Permit DM A
Traffic Impact Analysis DM A
Historic and Architectural Review Commission (HARC) Action
Certificate of Appropriateness R <DM> A
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Procedure
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HARC Exception (Building Height/ Setback
variations pursuant to Section 4.08) R <DM> A
Master Sign Plan R <DM> A
Zoning Board of Adjustment (ZBA) Action
Appeal of Administrative Decision <DM>
Special Exception R <DM>
Zoning Variance <DM>
Planning and Zoning Commission
Heritage Tree Protection Priority R R R DM A
Minor or Final Plat w/Waiver R R DM A
Plat Waiver R R DM A
Preliminary Plat R R DM A
Subdivision Variance (floodplain &
stormwater) R R <DM> A
Variance [water quality regulations
(Section 11.07.003)] R <DM> A
R – Review or Recommendation DM – Decision Making Authority A – Appeal Authority
< > - Public Hearing * Administrative Exceptions related to Chapter 8 items are sent to the City Council, all others are
appealed to ZBA.
Section 2.02 Administrative Officials
2.02.010 Director of Planning and Development Department (Director)
A. Appointment
The City Manager shall appoint a Director of the Planning and Development Department
(Director) to be the administrator of this Unified Development Code. In the absence of a Director
of the Planning and Development Department, the Community Development Director shall serve
in that capacity.
B. Powers and Duties
The Director of Planning and Development Department has the following powers and duties:
1. Final Action
The Director is responsible for taking final action on the following procedures described in
this Code, subject to the specific criteria for each procedure as described in the Code.
a. Administrative Exceptions
b. Administrative Plats
c. Final Plats
d. Site Development Plans
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2. Review and Report
The Director shall review and make either a report or recommendation to the Zoning Board
of Adjustment, Planning & Zoning Commission, or City Council on the following
procedures, subject to the terms and conditions set forth for such procedures in this Code.
a. Access Point Connection Exemption
b. Comprehensive Plan Amendment
c. Development Agreement
d. Historic District Designation
e. Preliminary Plat
f. Rezoning (Zoning Map Amendment)
g. Special Exception
h. Special Use Permit
i. Subdivision Variance
ij. Unified Development Code Text Amendment
jk. Zoning Variance
2.02.020 Development Engineer
A. Designation
The Director shall appoint a Development Engineer to function as described in this Code. The
Development Engineer must be an engineer licensed by the State of Texas. For the purposes of
this Code, the Development Engineer is also designated as the Drainage Engineer.
In the absence of a Development Engineer, the Drainage Engineer shall serve in that capacity.
B. Powers and Duties
The Development Engineer shall review and make reports to the Director or other final action
authorities on all Site Plans and plats, and shall have final authority for approving construction
plans, stormwater permits, and driveway permits.
C. Compliance with Rules and Procedures
1. The Development Engineer shall comply with any specific procedures or technical criteria
described in this Code.
2. The Development Engineer shall develop additional procedures or technical criteria to
clarify implementation of this Code, providing that additional procedures do not violate any
other provisions of this Code.
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2.02.030 Drainage Engineer
A. Designation
The City Manager may appoint a Drainage Engineer to function as described in this Code. The
Drainage Engineer must be an engineer licensed by the State of Texas.
B. Powers and Duties
The Drainage Engineer shall review and make reports to the Director or other final action
authorities on all Site Plans and plats, and shall have final authority for approving Stormwater
Permits. In the absence of a Drainage Engineer the Development Engineer shall serve in that
capacity.
C. Compliance with Rules and Procedures
1. The Drainage Engineer shall comply with any specific procedures or technical criteria
described in this Code.
2. The Drainage Engineer may develop additional procedures or technical criteria to clarify
implementation of this Code, providing that additional procedures do not violate any other
provisions of this Code.
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Page 67 of 175
City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 6. Valerie Kreger,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 6 is p rimarily the residential d evelop ment s tandards o f the UDC. In c onjunctio n with p ro p o s ed
amendments to C hapter 12 and the sub d ivisio n c hanges in Chapter 3, s taff has found that s o me sec tions in
Chap ters 6 need ed to be amended to reflect the intent o f these changes . Additio nally, some items within
Chap ters 6 need ed to be mo ved o r rewo rd ed and o ther sec tions reorganized due to the changes . There
was o ne s p ec ified item in the UDC Amendment Lis t - #18 (garage setb acks ), whic h has b een ad d res s ed in
each residential zoning district tab le in 6.02. T here have been no c hanges to the c hap ter s inc e the las t UDC
meeting
A summary of the c hanges to the Chapter are as fo llo ws:
Title - Simplify title to Res id ential Development S tand ard s - the c hapter rep res ents both s ubdivis io n and
zo ning p ro vis io ns
6.01.030 - clean up the applic ab ility to c larify what applies in the ETJ and the c ity
6.02.010 - s implify the lo t fro ntage and acc es s req uirements and remo ve or mvoe els ewhere some
p ro visions that d id no t b elo ng here.
6.02 (all tab les ) - eac h zo ning d is tric t table has been modified to ad d :
* a minimum c o rner lo t width
* a side/rear s treet s etb ack
* an unlo ad ed s treet s etb ack
* an inc reas e fro m 20 feet to 25 feet for s treet-fac ing garage s etbac k
Note - the afo rementio ned s tand ard s vary for eac h dis trict depend ing on dens ity and context.
6.02.060 - Minimum d welling s ize removed fro m TF (Two-F amily)
6.04, 6.05, 6.06 - Amendments p rimarily reflec t mo ving language to a more s uitab le loc ation or reflect
amendment to other chap ters. P arking allo wanc e within the front s etbac k has been removed .
6.07.030 - Adjus tments to the Ho using Divers ity and Wo rkforc e Ho using s tandards to reflect the commo n
ad d itions thro ughout the residential zo ning dis tric ts , inc luding corner lot width, s ide/rear street s etbac k,
garage setb ac k, and unloaded s treet setb ack.
Sec tion re-numb ered as needed.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Page 68 of 175
Chapter 6 Amendments Exhibit
Page 69 of 175
Page 1 of 24
Chapter 6 Residential & Agriculture Zoning Districts: Lot,
Dimensional & DesignDevelopment Standards
Section 6.01 General
6.01.010 Authority
The provisions of this Chapter are adopted pursuant to the Texas Local Government Code Chapter 211
and 212 and the City Charter.
6.01.020 Purpose and Intent
The Residential Lot, Dimensional and Design StandardsThis Chapter establishes regulations
development standards for residential developmentresidential properties within the city limits and ETJ
of the City of Georgetown in any Residential Zoning District (see Table 4.01.010 for list of Residential
Zoning Districts), development in any other zoning districts as required elsewhere in this Code, and
minimum requirements for development within the City’s extraterritorial jurisdiction (ETJ).
The standards in this Chapter allow for a variety of housing types and development standards while
maintaining the overall character of Georgetown. The standards are established to regulate the
manner in which land is developed, minimize adverse effects on surrounding properties and the
general public, and ensure that high quality development is maintained throughout the community.
The approach to development standards has several public benefits:
1. It allows for development that is more sensitive to the environment.
2. It allows for the preservation of open and natural areas.
3. It promotes better site layout and opportunities for recreational areas.
4. It promotes energy‐efficient development.
6.01.030 Applicability
A. Within the Extraterritorial Jurisdiction (ETJ)
All residential development within the City’s ETJ is subject to the following sections:provisions of
1. Section 6.02.010.
2. Section 6.02.020, if fire services are provided by the City of Georgetown.
B. Within the City Limits
1. All residential development within the City Limits isa Residential Zoning District shall be
subject to all the provisions of this Chapter.
2. All residential development within a Non‐residential Zoning District shall be subject to the
provisions of Sections 6.05 and 6.06 in addition to the development standards of the zoning
district in which it is located.
3. All non‐residential development within a Residential Zoning District or the Agriculture
District shall be subject to the Building Design Standards set forth in Section 7.04 and the
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Lighting Standards set forth in Section 7.05 in addition to the development standards of the
zoning district in which it is located.
Section 6.02 Uniform Development Standards
6.02.010 General Lot Requirements
No building permits or other development approvals shall be issued for development that does not
meet the following minimum requirements:
A. All new development shall be located on a legal lot or tract meeting the requirements of Section
3.08 of this code.
B. All new lots or tracts shall have a minimum lot width or street frontage along a public street as
followsdevelopment (with the exception of open space or drainage lots) shall have direct access
and frontage on one of the following:
1. A public streetWithin the city limits the minimum lot width or street frontage shall be in
accordance with the zoning district in which it is located.; or
2. A public street via a public alley.Within the ETJ the minimum lot width or street frontage
shall be 25 feet.
3. A Subdivision Variance varying or waiving these requirements may be requested pursuant
to Section 3.22 of this Code.
C. All development applications submitted after October 27, 2009, shall meet the provisions of
Paragraph (B), above, at a minimum width of 25 feet.
D. Intersection visibility shall comply with the provisions set forth in Section 12.03.050.
E. Side lot lines shall intersect rights‐of‐way at an angle between 60 and 90 degrees on a straight
street or from the tangent of a curved street.
F. All lots must be numbered consecutively within each block, phase and plat.
G. No building or structure shall be constructed across lot lines.
6.02.020 Fire Code Compliance
C. All development within the city limits and areas of the ETJ where the City provides fire
protection services shall comply with the applicable standards contained in the International Fire
Code, as adopted in the City of Georgetown Code of Ordinances, Chapter 8.04. When such
standards conflict with any lot, dimensional, and design standards of this Code, the International
Fire Code standards shall apply.
6.02.030 Lot Standards
A. Structures per Lot
No more than one principal structure may be erected on a single lot or parcel, except as otherwise
specifically provided in this Chapter or under the criteria in Section 5.03.
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B. Existing Structures
The subdivision or re‐subdivision of a tract or lot shall not cause an existing permanent structure
to violate the standards of this Code.
C. Structures Crossing Lot Lines
Lots with an existing building or other permanent structure built across a shared lot line shall be
treated as a single lot, with the shared lot line not considered for measurement of all dimensional
standards. All required dimensional standards, including required setbacks and lot coverage
standards shall be applied as if the two individual lots were a single lot. No portion of the two
lots may be replatted if such replatting would cause the combined lots to become noncompliant
with any provisions of this Code or the City Code of Ordinances or any other City requirement.
The provisions of this Section apply only to buildings or permanent structures that were in
existence on or before March 11, 2003, and no new building or structure shall be constructed
across lot lines.
D. Double Frontage
1. Residential lots shall not have frontage on two non‐intersecting local or collector streets,
unless access is restricted to the street with the lower classification.
2. Residential lots shall not take vehicular access from an arterial street if access to a local street
is available.
3. Non‐Residential development in Residential Districts on lots with double frontage shall have
offset access points from the opposing streets to inhibit cut‐through traffic.
6.02.040 Blocks
A. Width
Blocks shall have sufficient width to provide for two tiers of lots except where a single tier may:
1. Separate lots from an incompatible use;
2. Accommodate a requirement for single loaded streets;
3. Allow for unusual topographical conditions; or
4. When located adjacent to the outer perimeter of a subdivision.
B. Length
Block lengths shall not exceed 20 lots or be longer than 1,320 feet, whichever is shorter. Block
lengths shall be ended only by the intersection of a public street except where there is no public
street intersection due to the presence of parks, open spaces or other similar uses with at least 100
feet of street frontage on the relevant block.
Section 6.03 Development Standards
6.03.010 General
A. In addition to the lot, dimensional, and design standards in this Chapter, all residential
development in a Residential Zoning District or in the Agricultural District shall comply with any
applicable requirements contained in other Chapters of this Code.
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B. In addition to the provisions of this Code identified in Section 6.03.010.A, all Non‐ Residential
development in a Residential Zoning District or in the Agricultural District shall also comply
with the Building Design and Site Design standards set forth in Sections 7.04 and 7.05 of this
Code.
C. In the case of any conflict between the lot, dimensional or design standards in this Chapter and in
any other provision of this Code, the City Code of Ordinances or any national or international
code as adopted by the City of Georgetown (e.g., Fire Code, Building Code) the more restrictive
or stringent provision shall apply.
6.0302.020 AG – Agriculture District
The Agriculture District (AG) is intended to allow large rural residential development, agricultural,
and farming uses and may include lands that are relatively undeveloped. The AG District is also the
default district for land newly annexed into the City, but not yet placed in an appropriate zoning
classification. For these reasons, the AG District may contain a wide variety of residential and non‐
residential uses. The AG District may take on characteristics of either a residential or a non‐residential
zoning district and certain design criteria may be required depending on the use.
A. Lot and Dimensional Standards
AG - Agriculture
Lot Size, minimum 2 acres
Lot Width, minimum feet 100
Corner Lot Width, minimum feet 100
Front Setback, minimum feet 25
Side Setback, minimum feet 10
Rear Setback, minimum feet 20
Side/Rear Street Setback, minimum feet 20
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
B. Allowed Uses
1. Single‐family, detached (minimum lot size: 2 acres).
2. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the
AG District.
3. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the AG District.
4. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible
with the primary uses allowed in the AG District.
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C. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet the lot and dimensional standards of the AG District,
in addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
3. Residential accessory structures shall not exceed the height of the principal residential
structure. However, accessory structures associated with a non‐residential use allowed in
Table 5.07.010 (Agricultural Uses) may exceed the height of the principal structure provided
the maximum building heights of the district are not exceeded.
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
6.0302.030 RE - Residential Estate District
The Residential Estate District (RE) is intended for areas of very low density Single‐family residential
use and associated uses. The District has a lot size minimum of 1 acre to retain a rural character and is
appropriate where topography or lack of public utilities and services may necessitate a low density.
A. Lot and Dimensional Standards
RE - Residential Estate
Lot Size, minimum 1 acre
Lot Width, minimum feet 100
Corner Lot Width, minimum feet 100
Front Setback, minimum feet 25
Side Setback, minimum feet 10
Rear Setback, minimum feet 20
Side/Rear Street Setback, minimum feet 20
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
B. Allowed Uses
1. Single‐family, detached (minimum lot size: 1 acre).
2. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the
RE District.
3. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the RE District.
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4. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible
with the primary uses allowed in the RE District.
C. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet the lot and dimensional standards of the RE District, in
addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
3. Residential accessory structures shall not exceed the height of the principal residential
structure.
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
6.0302.040 RL - Residential Low Density District
The Residential Low Density District (RL) is intended for areas of low density Single‐family residential
use and associated uses. The RL District is intended to allow larger lots than in the RS District with a
minimum of 10,000 square feet. The pattern of residential development and land use closely matches
that of the Residential RS District.
A. Lot and Dimensional Standards
RL - Residential Low Density
Lot Size, minimum square feet 10,000
Lot Width, minimum feet 70
Corner Lot Width, minimum feet 70
Front Setback, minimum feet 20
Side Setback, minimum feet 10
Rear Setback, minimum feet 10
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
B. Allowed Uses
1. Single‐family, detached (minimum lot size: 10,000 sq. ft.).
2. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the
RL District.
3. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the RL District.
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4. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible
with the primary uses allowed in the RL District.
C. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet the lot and dimensional standards of the RL District, in
addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
3. Residential accessory structures shall not exceed the height of the principal residential
structure.
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
6.0302.050 RS - Residential Single-family District
The Residential Single‐family District (RS) is intended for areas of medium density with a minimum
lot size of 5,500 square feet. The RS District contains standards for development that maintain Single‐
family neighborhood characteristics. The District may be located within proximity of neighborhood‐
friendly commercial and public services and protected from incompatible uses. All housing types in
the RS District shall use the lot, dimensional and design standards of the District.
A. Lot and Dimensional Standards
RS - Residential Single-family
Lot Size, minimum square feet 5,500
Lot Width, minimum feet 45
Corner Lot Width, minimum feet 55
Front Setback, minimum feet 20
Side Setback, minimum feet 6
Rear Setback, minimum feet 10
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
B. Allowed Uses
1. Single‐family, detached (minimum lot size: 5,500 sq. ft.).
2. Single‐family, attached (provided that the requirements in Section 6.02.050.C.2 are met).
3. Single‐family, zero lot line (provided that the requirements in Section 6.02.050.C.3 are met).
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4. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the
RS District.
5. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the RS District.
6. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible
with the primary uses allowed in the RS District.
C. Residential Design Standards
The design standards below apply to all development in the RS District in addition to the Site
Design Standards in Section 6.0605.
****
D. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet the lot and dimensional standards of the RS District, in
addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
3. Residential accessory structures shall not exceed the height of the principal residential
structure.
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
6.0302.060 TF - Two-family District
The Two‐family District (TF) is intended for Two‐family dwellings that are located on one lot. The TF
District also includes Single‐family attached and Single‐family detached development and associated
uses. Two‐family and Single‐family dwellings are permitted on individual lots, but the lot,
dimensional and design standards are intended for two dwellings in one structure on a single lot. The
TF District is a moderate density District that may be used to separate residential areas zoned RE, RL
or RS from higher density residential and commercial areas.
In the TF District, a maximum of two units per structure may be erected on a single lot.
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A. Lot and Dimensional Standards
TF - Two Family
Lot Size, minimum square feet 7,000
Dwelling Size, minimum square feet 3,500
Dwellings per Structure, maximum 2
Lot Width, minimum feet 70 (C.1)
Corner Lot Width, minimum feet 780
Front Setback, minimum feet 20
Side Setback, minimum feet 6
Rear Setback, minimum feet 10
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
B. Allowed Uses
1. Two‐family.
2. Single‐family, detached.
3. Single‐family, attached (provided that the requirements of Section 6.02.060.C.2 are met).
4. Single‐family, zero lot line (provided that the requirements of Section 6.02.060.C.3 are met).
5. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the
TF District.
6. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the TF District.
7. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible
with the primary uses allowed in the TF District.
C. Residential Design Standards
The design standards below apply to all dwellings in the TF District in addition to all Site Design
standards in Section 6.0605.
1. Minimum Lot Width Reduction
The minimum lot width for a Two‐family dwelling may be reduced to 60 feet, 30 feet per
dwelling, when the required off‐street parking is located behind each dwelling with
approved rear access.
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2. Single-family, Attached
A single‐family, attached dwelling is allowed using the lot and design standards of the TF
District, in addition to the following criteria:
a. Both dwellings shall be situated on separate legal lots;
b. The minimum lot size is 4,500 square feet;
c. The side setback between two single‐family, attached lots may be reduced to zero feet;
d. The minimum lot width for a single‐family, attached dwelling is 45 feet, although the
width may be reduced to 35 feet when the required off‐street parking is located behind
the dwelling with approved rear access; and
e. Single‐family, attached dwellings are not allowed in the Old Town Overlay District.
3. Single-family, Zero-Lot Line
A Single‐family, zero‐lot line dwelling is allowed using the lot and design standards of the
TF District, in addition to the following criteria:
a. The zero‐lot line shall not be the lot line adjacent to:
i. A lot not containing or planned for zero‐lot line dwellings;
ii. A highway frontage road; or
iii. A garage or carport taking access from a side street.
b. A minimum building separation of 12 feet is provided between all zero‐lot line
dwellings.
c. The eaves on the side of a house with no side setback may project no more than 18 inches
over the adjacent property line and a perpetual easement or deed restriction for the eave
projection is recorded for the lot where the projection occurs.
d. No structure extends into a public easement.
e. Any rain gutters are positioned to drain only onto the lot of the house to which they are
attached.
f. A recorded easement or deed restriction is provided to allow for maintenance or repair
when the eaves or side wall of the house are within 4 feet of the adjacent property line.
The easement or deed restriction on the adjacent property must provide at least 5 feet of
unobstructed space between the furthermost projection of the structure(s) and the edge
of the easement.
g. No windows or other openings on the side of the structure on or within 3 feet of the lot
line with no setback are allowed, except for windows that do not allow or restrict
visibility of the adjacent lot, such as clerestory or translucent windows.
D. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet the lot and dimensional standards of the TF District, in
addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
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3. Residential accessory structures shall not exceed the height of the principal residential
structure.
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
6.0302.070 TH – Townhouse District
The Townhouse District (TH) is intended for townhouse and attached single‐family development. The
TH District is appropriate for infill development as well as a transition from residential areas to non‐
Residential areas. This District is also appropriate in areas designated on the Future Land Use Plan as
one of the Mixed Use Land Use Categories.
In the TH District, townhomes shall be located on individual lots. A townhouse row shall not include
more than six connected units.
A. Lot and Dimensional Standards
TH - Townhouse
Townhouse Lot Size, minimum square feet 2,000
Dwelling Units per Row, maximum 6
Townhouse Lot Width, minimum feet 22
Corner Lot Width, minimum feet 32
Front Setback, minimum feet 15
Non-shared Wall Side Setback, minimum feet 10
Shared Wall Side Setback, minimum feet 0
Rear Setback, minimum feet 15
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
B. Allowed Uses
1. Townhouse (individual lots).
2. Single‐family, attached (provided that the requirements in Section 6.0302.070.C.6 are met).
3. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the
TH District.
4. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the TH District.
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5. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible
with the primary uses allowed in the TH District.
C. Residential Design Standards
The design standards below apply to all dwellings in the TH District in addition to all Site Design
standards in Section 6.0605.
1. Required Setbacks
a. Except as otherwise provided herein, the minimum front setback shall be 15 feet. A
minimum front setback of 10 feet is permissible when off‐street parking access is limited
to the rear of the property.
b. A minimum side setback of 10 feet is required for a building if it is on a corner lot or at
the end of a row of townhouses.
2. Building Design
Townhouse development shall comply with the Building Materials requirement in Section
7.04.040 and contain variation through articulation of the front façade, using at least one of
the following:
a. A garage that is set back at least 4 feet from the front façade;
b. A covered, open‐walled porch of at least 6 feet in depth extends at least 50% of the width
of the front façade; or
c. Other articulation of the front façade at least 4 feet in depth that extends at least 50% of
the width of the front façade.
3. Private Open Space
For townhouse development, each dwelling unit shall be provided with a private yard or
open space of not less than 150 square feet, which shall be immediately accessible and
functional to the dwelling that it serves. Such open space may be at the front, rear or side of
the dwelling unit and shall be in addition to the required setbacks or common amenity area
requirements.
4. Common Amenity Area
Common Amenity Areas are required for townhouse development in accordance with
Section 6.06.020.
5. Bufferyards
A Low Level Bufferyard is required for development in the TH District adjacent to the AG,
RE, RL and RS Districts. When internal to a Housing Diversity Development (Section
6.07.020), bufferyards shall not be required. See Section 8.04.060 for Bufferyard requirements.
6. Single-family, Attached
Single‐family, attached dwellings are allowed using the lot and design standards of the TH
District, except as stated below:
a. Both dwellings are situated on separate legal lots.
b. The minimum area per dwelling is 4,500 sq. ft.
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c. The minimum lot width for a Single‐family, attached dwelling is 45 feet, although the
width may be reduced to 35 feet when the required off‐street parking is located behind
the dwelling with approved rear access.
d. Single‐family, attached dwellings are not allowed in the Old Town Overlay District.
D. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet all of the lot and dimensional standards of the TH
District, in addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
3. Residential accessory structures shall not exceed the height of the principal residential
structure.
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Site Design StandardsAccessory Structures, Garages and Carports, Section 6.0605.
3. Common Recreation Amenity Area, Section 6.06.020.
6.0302.080 MF-1 - Low Density Multi-family District
The Low Density Multi‐family District (MF‐1) is intended for attached and detached multi‐ family
residential development, such as apartments, condominiums, triplexes, and fourplexes, at a density not
to exceed 14 dwelling units per acre. The MF‐1 District is appropriate in areas designated on the Future
Land Use Plan as High Density Residential or one of the Mixed‐Use categories, and may be
appropriate in the Moderate Density Residential area based on location, surrounding uses, and
infrastructure impacts. Properties zoned MF‐1 should have convenient access to major thoroughfares
and arterial streets and should not route traffic through lower density residential areas. The MF‐1
District is appropriate adjacent to both residential and non‐ residential districts and may serve as a
transition between single‐family districts and more intense multi‐family or commercial districts.
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A. Lot and Dimensional Standards
MF-1 - Low Density Multi-family
Lot Size, minimum square feet 12,000
Dwelling Units per acre, maximum 14
Apartment Units per structure, maximum 12
Lot Width, minimum feet 50
Front Setback, minimum feet 20
Side Setback, minimum feet 10
Side Setback to Residential District, minimum feet 20
Rear Setback, minimum feet 10
Rear Setback to Residential District, minimum feet 20
Side/Rear Street Setback, minimum feet 15
Unloaded Street Setback 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
B. Allowed Uses
1. Multi‐family, detached dwelling units.
2. Multi‐family, attached dwelling units.
3. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in
the MF‐1 District.
4. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the MF‐1 District.
5. Those accessory uses that may be compatible with the primary uses allowed in the MF‐1
District per Section 5.01.020.E of this Code.
C. Residential Design Standards
The design standards below apply to all residential development in the MF‐1 District in addition
to the provisions of Sections 6.05 04 and 6.06 05 of this Chapter.
1. All development within the MF‐1 District shall also comply with the Building Design
standards of Section 7.04 and the Lighting Design standards of Section 7.05 of this Code.
2. A minimum building separation of 15 feet is required between all buildings on the site.
3. Landscape bufferyards are required between the MF‐1 District and adjacent AG, RE, RL and
RS Districts. See Section 8.04.060 for Bufferyard requirements.
4. Common Amenity Areas are required for development in the MF‐1 District in accordance
with Section 6.06.020.
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D. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet all of the lot and dimensional standards of the MF‐1
District, in addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
3. Residential accessory structures shall not exceed the height of the principal residential
structure.
E. Other Requirements of this Code
1. Dimensional Interpretations and Exceptions, Section 6.0504
2. Accessory Structures, Garages and Recreation AreasCarports, Section 6.0605
3. Common Recreation Amenity Area, Section 6.06.020
4. Chapter 8, Tree Preservation, Landscaping, and Fencing
5. Chapter 9, Off‐Street Parking and Loading
6.0302.090 MF-2 - High Density Multi-family District
The High Density Multi‐family District (MF‐2) is intended for attached multifamily residential
development, such as apartments and condominiums, at a density not to exceed 24 dwelling units per
acre. The MF‐2 District is appropriate in areas designated on the Future Land Use Plan as high density
residential or mixed‐use. Properties zoned MF‐2 should have direct access to major thoroughfares and
arterial streets and should not route traffic through lower density residential areas. The MF District is
appropriate adjacent to both Residential and Non‐ Residential Districts and may serve as a transition
between single‐family districts and more intense commercial districts.
A. Lot and Dimensional Standards
MF-2 - High Density Multi-family
Lot Size, minimum 2 acres
Dwelling Units per acre, maximum 24
Apartment Units per structure, maximum 24
Lot Width, minimum feet 50
Front Setback, minimum feet 25
Side Setback, minimum feet 15
Side Setback to Residential District, minimum feet 30
Rear Setback, minimum feet 15
Rear Setback to Residential District, minimum feet 30
Side/Rear Street Setback, minimum feet 20
Unloaded Street Setback 20
Building Height, maximum feet 45
Impervious Cover, maximum % See Section 11.02
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B. Allowed Uses
1. Multi‐family, attached dwelling units.
2. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in
the MF‐2 District.
3. Those non‐residential uses identified in the Use Tables in Chapter 5 of this Code as allowed
in the MF‐2 District.
4. Those accessory uses that may be compatible with the primary uses allowed in the MF‐2
District per Section 5.01.020.E of this Code.
C. Residential Design Standards
1. The design standards below apply to all residential development in the MF‐2 District in
addition to the provisions of Sections 6.05 04 and 6.06 05 of this Chapter.
2. A minimum building separation of 15 feet is required between all buildings on the site.
3. Landscape bufferyards are required between the MF‐2 District and adjacent AG, RE, RL and
RS Districts. See Section 8.04.060 for bufferyard requirements.
4. Common Amenity Areas are required for development in the MF‐2 District in accordance
with Section 6.06.020.
D. Non-Residential and Accessory Design Standards
1. Non‐residential structures shall meet all of the lot and dimensional standards of the MF‐2
District, in addition to the requirements of Sections 7.04 and 7.05.
2. Residential accessory structures shall meet the requirements of Section 6.0605.010.
3. Residential accessory structures shall not exceed the height of the principal residential
structure.
E. Other Requirements of this Code
1. Dimensional Interpretations and Exceptions, Section 6.0504
2. Accessory Structures, Garages and Amenity AreasCarports, Section 6.0605
3. Common Amenity Area, Section 6.06.020
4. Chapter 8, Tree Preservation, Landscaping, and Fencing
5. Chapter 9, Off‐Street Parking and Loading
6.0302.0100 MH-Manufactured Housing District
****
Section 6.0403 Mixed Use
The Mixed Use District (MU), established in Section 4.11, is intended for residential and non‐ residential
development to promote a dense and active mixed use urban environment. As established in the MU
guidelines, a project zoned or proposed to be zoned MU may be completely residential and contain
varying housing types and densities in a well‐planned setting. Incentives available for developments in
this district, along with guidelines, development standards and process for using the MU District can be
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found in Section 4.11 of this Code, attached as a separate document found at the City of Georgetown
Planning and Development Department office or at http://udc.georgetown.org.
Section 6.0504 Dimensional Interpretations and Exceptions
6.0504.010 Minimum Lot Exceptions
A. Minimum Lot Size
No Building Permit or development approval may be issued for a lot that does not meet the
minimum lot size requirements of this Chapter except as specified in the following cases:
1. Nonconforming lots may be used in accordance with the provisions set forth in Chapter 14.
2. Utilities using land or an unmanned building less than 1,000 square feet of site area shall be
exempt from the minimum lot size requirements.
3. The following types of lots, as defined in Section 16.02, are exempt from the minimum lot
size requirements in all Residential Zoning Districts:
a. Open Space Lots;
b. Landscape Lots;
c. Drainage Lots;
d. Median Lots; and,
e. Access Lots.
B. Minimum Lot Width
1. The minimum lot width for lots fronting a cul‐de‐sac may be reduced to a minimum of 30
feet at the front property line provided that the minimum required lot width is provided at
the front setback line.
2. The minimum lot width may be reduced to 40 feet with approved rear access for any district.
3. The following types of lots, as defined in Section 16.02, are exempt from the minimum lot
width requirements in all Residential Zoning Districts:
a. Open Space Lots;
b. Landscape Lots;
c. Drainage Lots;
d. Median Lots; and
e. Access Lots.
6.0504.020 Setbacks
The setback provisions in this Section apply to lots in the Agriculture District and all Residential
Districts, unless otherwise specified in this Chapter.
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A. General
1. No building, structure, or other development feature shall be located within a required
setback or yard unless otherwise specified in this Section.
2. No part of a setback or other open space required in connection with any building, lot or use
for the purpose of complying with this Code shall be included for any other building, lot, or
use as part of a setback or open space.
3. When determining the setbacks for corner lots, the front line shall be adjacent to the shortest
street dimension of the lot. In instances where the lot is relatively square or otherwise
unusually shaped, a request may be made to the Director for a determination of the front lot
line.
4. When determining the setback for lots with more than one street frontage, other than corner
lots, the Planning Director shall determine the front lot line on the basis of street
classification, lot dimensions, building orientation, access, traffic flow, proximity of building
to the street, and other best planning practices.
B. Setback Reductions and Exceptions
1. Alleys
a. When residential driveway access is taken from an alley, the garage setback to the alley
may be reduced to 10 feet.
b. On lots with where driveway access is only permitted via an alleyapproved rear access,
the minimum front setback may be reduced to 15 feet.
c. 2. On lots with an approved private rear access easement, rear setbacks shall be
measured from the nearest boundary of the easement. For all other lots, rear setbacks
shall be measured from the rear property line.
3. A minimum side setback of 10 feet shall be provided along all side lot lines that parallel a
public street, except as follows:
a. The side setback shall be 25 feet when adjacent to a roadway classified in this Code as a
freeway or the frontage road of a freeway.
b. The side setback shall be 20 feet for a garage or carport taking access from a side street.
(See Section 6.06.010)
42. Where the front, side and rearlot setbacks reduce the buildable width or depth of an existing
corner lot to less than 40 feet, the Director is authorized to reduce the required front setback
on the longer street side as much as necessary to increase theto provide a minimum
buildable width or depth of to 40 feet. In the event that the street sides of the lot are of equal
length, the reduction shall be made on the side which lies on the shorter side of the block.
53. When an existing setback is reduced because of a conveyance to a federal, state or local
government for a public purpose and the remaining setback is at least 50% of the required
minimum setback for the District in which it is located, then that remaining setback will be
deemed to satisfy the minimum setback requirements of this Code.
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64. Properties in the Old Town Overlay District may request a Certificate of Appropriateness for
setback exception in accordance with Section 3.13 of this Code.
5. Adjacent lots with a building or other permanent structure built across the shared lot line on
or before March 11, 2003, shall be treated as a single lot, with the shared lot line not
considered for measurement of all dimensional standards.
C. Features Allowed Within Required Setbacks
The following features are allowed tomay be located within a required setback:
1. Landscape features (as defined in Chapter 16).
2. Driveways located:
a. in a front setback, provided that the driveway does not run parallel to a public street;
b. in a side setback, if serving a side‐loaded or detached rear garage or other parking area;
or
c. in a rear setback, if accessed by a rear alley or public street.
3. Sidewalks, fences, and walls, meeting the requirements of Section 8.07.
4. Uncovered patios provided that:
a. The patio is located entirely within the side and/or rear yard, except that an uncovered
patio may be located within a front yard if:
i. the surface area of the uncovered patio within the front yard does not exceed 10%
of the total calculated area within the front setback;
ii. the uncovered patio is set back at least 15 feet from all street property lines;
iii. no built‐in structures, such as grills or fire pits, are included in any portion of the
uncovered patio within the front yard; and
iv. the patio is screened from street view by a knee‐wall or short seating bench not
exceeding 30 inches in height and made of materials consistent with the
architecture/materials of the home, a natural berm, a solid shrub wall, or a
combination thereof; and
b. The patio is set back at least 3 feet from side and rear property lines, except as otherwise
provided for in this Section.
5. Pools located entirely within the side and/or rear yard and set back at least 3 feet from side
and rear property lines.
6. Uncovered outdoor kitchens located entirely within the side and/or rear yard and setback at
least 3 feet from side and rear property lines.
7. Pergolas provided that the pergola is:
a. located entirely within the side and/or rear yard, including structural supports and
overhangs;
b. set back at least 3 feet from side and rear property lines;
c. maintained with at least 50% open roof elements;
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d. not enclosed with ground to roof walls other than that of the primary structure, except
that a shading system with at least 50% transparency is permitted on up to two sides;
and
e. no more than 8 feet in height.
8. Minor utilities.
9. Mechanical equipment such as air conditioning units, pool pumps, and similar equipment,
but such equipment is not allowed in the front setback and is allowed in the side and rear
setbacks only if such equipment cannot be reasonably located behind the structure.
10. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and other architectural features
provided that such features do not extend further than 18 inches into any required setback.
11. Stormwater ponds, pursuant to the design criteria and limitations in Section 11.04 of this
Code.
11. Parking areas that cover up to 50% of the required front setback provided that:
a. Landscape buffers eight feet wide are provided between the property line and the
nearest side of the parking pad, and also between the structure and the nearest side of
the parking pad. These buffers must be landscaped and each shall contain a 3 foot high
screen consisting of a continuous berm, hedge or wall;
b. The parking is on a paved surface, as that term is defined in this Code; and
c. The impervious coverage requirements in Section 11.02 are met.
12112. None of the features above (except plant material and public sidewalks) shall
extend into a public easement without approval of a License to Encroach.
6.0504.030 Building Height
A. Measurement
Building height refers to the vertical distance between lowest finished grade at the edge of the
building or the base flood elevation where applicable, and:
1. The average height level between the eaves and ridge line of a gable, shed, hip, or gambrel
roof;
2. The highest point of a mansard roof;
3. The highest point of the coping of a flat roof; and
4. Roof parapets, as described in Section 7.04.040.D, may exceed the height limitations of this
Code by no more than 10 feet.
B. Exceptions to Height Limits
Except within the Courthouse View Protection Overlay District or as otherwise expressly stated
in this Code, the height limitations of this Code shall not apply to any of the following:
1. Electrical power transmission and distribution lines;
2. Belfries, cupolas, spires, domes, monuments, chimneys, radio/television receiving antennas,
or chimney flues; or
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3. Bulkhead, elevator, water tank or any other similar structure or necessary mechanical
appurtenance extending above the roof of any building where such structure does not
occupy more than 33% of the area of the roof.
Section 6.0605 Accessory Structures, Garages and Amenity
AreasCarports
6.0605.010 Accessory Structures, Garages and Carports
The requirements of this Section apply to the AG, Agriculture District and all Residential Districts,
except as specified.
A. Accessory structures and buildings shall meet the dimensional standards of the base zoning
district, except as specified in this Section. However, properties in the Old Town Overlay District
may request a Certificate of Appropriateness for setback exception in accordance with Section
3.13 of this Code.
B. The accessory structure shall only be located on a lot with a principal structure, unless two
adjacent lots have common ownership, in which case the structures may be located on different
lots. In such instance, the accessory structure shall be located in the rear yard as determined by
the lot with the principal structure on it.
C. The square footage of an accessory structure shall not exceed 25% of the square footage of the
principal structure. However, the maximum accessory structure square footage may exceed 25%
of the principal structure to allow for the construction of a detached two‐car garage, not to exceed
600 square feet. For the purposes of this calculation, the square footage of an attached garage
shall not be considered part of the principal structure.
D. Accessory structures measuring 8 feet or less in height are allowed in the setbacks in the rear
yard up to 3 feet from the property line, but may not extend into any P.U.E.
E. Garages and carports, whether attached or detached from the principal structure, shall be set
back a minimum of 20 feet from the public street from which the associated driveway takes
access or a minimum of 10 feet when taking access from a public alley.
FE. No more than 30% of the rear yard may be covered with accessory buildings or structures.
However, the maximum coverage may be extended to 50% of the rear yard to allow for the
construction of a detached two‐car garage, not to exceed 600 square feet. All impervious cover
requirements in Section 11.02 shall be met.
GF. Accessory dwelling units located in accessory structures in the AG, RE, RL, and RS Districts are
allowed subject to the limitations provided for in Section 5.02.020.B or within a Housing
Diversity Development without limitations (as detailed in Section 6.07.020).
Section 6.06 Common Amenity Area
6.06.020 010 Common Amenity Area
A. Applicability
The provisions of this Section apply to:
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1A. Townhouses;
2B. Attached or detached multifamily development;
3C. Manufactured housing parks; and
4D. Any development type where more than two (2) dwelling units are located on the same parcel.
6.06.020 B. Common Recreation Amenity Area Requirements
1A. Common amenity area shall be provided by the developer. This amenity area is in addition to
any required parkland dedication or private open space requirement.
2B. The amenity area shall be privately constructed, maintained, and operated by the developer,
residents of the subdivision through an incorporated homeowners association or property
owners association, or the owner of the manufactured home lease community, and the person or
entity responsible for ownership and maintenance. Operational responsibilities shall be noted on
the plat and/or on a separate instrument recorded in the Official Records of Williamson County.
3C. Common amenity area(s), accessible to all residents, shall be provided at the following rate:
Number of Dwelling Units Minimum Number of Amenities
0-12 0
13-49 1
50-99 2
100-149 3
150-199 4
200 or more 5
4D. The required amenity area(s) shall be selected from those listed below. Director approval shall be
required for any amenity types not listed. When more than one amenity is required, they shall
differ from one another.
a1. Playground equipment ‐ manufacturer must certify that it meets all commercial recreational
safety standards
b2. Picnic areas – minimum of two (2) tables and two (2) cooking grills per 100 dwelling units
c3. Trails (walkways or bike trails) ‐ at least the distance of the perimeter of the property
d4. Landscaped sitting areas – minimum of one (1) bench per building either in an organized
grouping or dispersed throughout development
e5. Fenced dog park ‐ minimum size of 2,500 square feet with 25‐foot minimum depth
f6. Private fitness facility
g7. Business center
h8. Sport courts
i9. Clubhouse – to include kitchen and social room for resident use
j10. Swimming Pool
k11. Laundry facility
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l12. After school center for children
m13. Community garden – minimum 200 square feet
5E. The common amenity area shall be designed to adequately serve the number of dwellings within
the development, according to accepted City standards set by the Parks and Recreation
Department. All equipment and other improvements must be of commercial quality and
approved by the Director of Parks and Recreation.
Section 6.07 Special Development Types
****
6.07.020 Housing Diversity Development
****
C. Dimensional Standards
The following Table provides the dimensional standards for each residential building type that
can be used in lieu of the dimensional standards otherwise applicable.
Table 6.07.020.C: Housing Diversity Dimensional Standards ¹
Standard Single Family,
Detached
Single
Family,
Attached
Two- family Townhouse
Lot Size, minimum 7,500 4,500 7,000 6,000 1,750
Dwelling Size, minimum - - 3,500 3,000 --
Dwellings per structure, max. - - 3 2 7
Lot Width, minimum feet 60 35 ² 35 ² 60 20
Corner Lot Width, minimum feet 65 40 40 65 25
Front Setback, minimum feet 15 15 15 15 5 ³
Side Setback, minimum feet 10 6 6 6 10
Rear Setback, minimum feet 10 10 10 10 15
Side/Rear Street Setback,
minimum feet 15 15 15 15 15
Garage Setback 20 20 20 20 20
Unloaded Street Setback 20 20 20 20 20
Building Height, max. feet 35 40 40 40 45
Impervious Coverage, max % See Section 11.02 “Impervious Cover”
Perimeter Buffer, min.
feetLandscaping and
Bufferyards
See Chapter 8 “Tree Preservation, Landscaping and
Fencing”
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1. All Standards in Table 6.07.020.C shall meet any specific requirements of the allowed housing
type, as detailed elsewhere in this Chapter. When a conflict occurs between such requirements
and the standards of this Table, the Table shall apply.
2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots.
3. See Section 6.0302.070.C.1.a for clarification.
****
6.07.030 Workforce Housing Development
****
Table 6.07.030 Workforce Housing Dimensional Standards
Standard RS TF TH MF-1 MF-2
Lot Size, Minimum 4,500 6,000 1,750 12,000 2 acres
Dwelling Units per acre, max -- -- -- 14 24
Dwelling Size, Minimum -- 3,000 1750 --
Dwellings per structure, Max -- 2 8 20 50
Lot Width, minimum feet 35 2 60 20 50 50
Corner Lot Width, minimum feet 40 65 25 - -
Front Setback, minimum feet 10 10 10 15 15
Side Setback, minimum feet 5.5 5.5 7.5 10 10
Side Setback to Residential District,
minimum feet -- -- -- 20 30
Rear Setback, minimum feet 7.5 7.5 10 10 15
Rear Setback to Residential District,
minimum feet -- -- -- 20 30
Side/Rear Street Setback, minimum feet 10 10 10 15 15
Garage Setback 20 20 20 -- --
Unloaded Street Setback 15 15 15 20 20
Building Height, max feet 40 40 45 35 45
Impervious Coverage, max % See Section 11.02 "Impervious Cover"
1. All Standards in Table 6.07.030 shall meet any specific requirements of the allowed housing type, as
detailed elsewhere in this Chapter. When a conflict occurs between such requirements and the
standards of this Table, the Table shall apply.
2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots.
C. Interpretations and Exceptions
All dimensional standards in Paragraph (C)Table 6.07.030, above, are subject to the
interpretations and exceptions in Section 6.0504.
****
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City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 7. Valerie Kreger,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 7 is p rimarily the residential d evelop ment s tandards o f the UDC. In c onjunctio n with p ro p o s ed
amendments to C hapter 12 and the sub d ivisio n c hanges in Chapter 3, s taff has found that s o me sec tions in
Chap ters 7 need ed to be amended to reflect the intent o f these changes . Additio nally, some items within
Chap ters 7 need ed to be mo ved o r rewo rd ed and o ther sec tions reorganized due to the changes . There
have been no c hanges to the chap ter s inc e the las t UDC meeting
A summary of the c hanges to the Chapter are as fo llo ws:
Title - Simplify title to No n-Res id ential Develo p ment S tand ard s - the c hapter rep res ents both s ubdivis io n
and zo ning provis io ns
7.01.030 - clean up the applic ab ility to c larify what applies in the ETJ and the c ity
7.02.010 - s implify the lo t fro ntage and acc es s req uirements and remo ve or mo ve els ewhere some
p ro visions that d id no t b elo ng here.
Sec tions re-numb ered as needed.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 7 Amendments Exhibit
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Chapter 7 Non-Residential Zoning Districts: Lot, Dimensional,
and DesignDevelopment Standards
Section 7.01 General
7.01.010 Authority
The provisions of this Chapter are adopted pursuant to the Texas Local Government Code
Chapters 211 and 212 and the City Charter.
7.01.020 Purpose and Intent
The Non‐Residential Lot, Dimensional, and Design StandardsThis Chapter establishes lot sizes and
development standards for non‐residential properties within the city limits and ETJ of the City of
Georgetown and minimum requirements for development within the City’s Extraterritorial
Jurisdiction (ETJ). The provisions of this Chapter apply, unless otherwise specified, to development
in the zoning districts classified as Non‐ Residential, Special Purpose (excluding AG, Agriculture),
and Mixed‐Use (see Table 4.01.010 for the list of Zoning Districts) and development in any other
zoning districts as required elsewhere in this Code. For the purposes of this Chapter, all of the
above Districts shall be referred to as Non‐Residential.
The provisions of this Chapter allow for a variety of development while maintaining the overall
character of neighborhoods and commercial areas of Georgetown. The standards are established to
regulate the manner in which land is developed, minimize adverse effects on surrounding
properties and the general public, and ensure that high quality development is maintained
throughout the community.
The approach to development standards has several public benefits:
1. It allows for development that is more sensitive to the environment.
2. It allows for the preservation of open and natural areas.
3. It promotes better site layout and opportunities for recreational areas.
4. It promotes energy‐efficient development.
7.01.030 Applicability
A. Within the Extraterritorial Jurisdiction (ETJ)
All non‐residential development within the City’s ETJ is subject to the following sections:
1. provisions of Section 7.02.010.
2. Section 7.02.020, if fire services are provided by the City of Georgetown.
B. Within the City Limits
1. All non‐residential development within the City Limits isa Non‐Residential Zoning
District shall be subject to all the provisions of this Chapter.
2. All non‐residential development within a Residential Zoning District shall be subject to
the Building Design Standards set forth in Section 7.04 and the Lighting Standards set
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forth in Section 7.05 in addition to the development standards of the zoning district in
which it is located.
3. All residential development within a Non‐residential Zoning District shall be subject to
the provisions of Sections 6.05 and 6.06 in addition to the development standards of the
zoning district in which it is located.
Section 7.02 Uniform Development Standards
7.02.010 General Lot Requirements
No building permits or other development approvals shall be issued for development that does not
meet the following minimum requirements:
A. All new development shall be located on a legal lot or tract meeting the requirements of
Section 3.08 of this Ccode.
B. All development new lots or tracts shall have a minimum lot width or street frontage along a
public street as follows(with the exception of open space or drainage lots) shall have direct
access and frontage on one of the following:
1. A public street Within the city limits the minimum lot width or street frontage shall be in
accordance with the zoning district in which it is located.; or
2. A public street via a public alleyWithin the ETJ the minimum lot width or street frontage
shall be 25 feet.
3. Private streets may be utilized to meet the minimum requirements when providing
frontage to a non‐residential Multi‐lot Unified Development meeting the requirements of
Section 7.02.030.E.
4. A Subdivision Variance varying or waiving these requirements may be requested
pursuant to Section 3.22 of this Code.
C. All lots created after October 27, 2009, shall meet the provisions of Paragraph (B), above, at a
minimum width of 25 feet.
D. All structures must be situated on a lot so as to provide safe and convenient access for
servicing, fire protection, on‐site parking, landscaping, utility easements, and right‐of‐way.
E. Intersection visibility shall comply with the provisions set forth in Section 12.03.050.
F. Side lot lines shall intersect rights‐of‐way at an angle between 60 and 90 degrees on a straight
street or from the tangent of a curved street.
G. All lots must be numbered consecutively within each block, phase or section.
H. No building or structure shall be constructed across lot lines.
7.02.020 Fire Code Compliance
DC. All development within the city limits and areas of the ETJ where the City provides fire
protection services shall comply with the applicable standards contained in the International
Fire Code, as adopted in the City of Georgetown Code of Ordinances, Chapter 8.04. When
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such standards conflict with any lot, dimensional, and design standards of this Code, the
International Fire Code standards shall apply.
7.02.030 Lot Standards
A. Principle Structures Per Lot
More than one principal structure may be erected on a single lot or parcel, provided each
structure and its development site meet all building and site requirements of this Code.
B. Existing Structures on a Lot
The subdivision or re‐subdivision of a tract or lot shall not cause an existing permanent
structure to violate the standards of this Code.
C. Structures Crossing Lot Lines
Lots with an existing building or other permanent structure built across a shared lot line shall
be treated as a single lot, with the shared lot line not considered for measurement of all
dimensional standards. All required dimensional standards, including required setbacks and
lot coverage standards shall be applied as if the two individual lots were a single lot. No
portion of the two lots may be replatted if such replatting would cause the combined lots to
become noncompliant with any provisions of this Code or the City Code of Ordinances or any
other City requirement. The provisions of this Section apply only to buildings or permanent
structures that were in existence on or before March 11, 2003, and no new building or
structure shall be constructed across lot lines.
7.02.040 Block Width
Blocks shall have sufficient width to provide for two tiers of lots except where a single tier may:
1. Separate lots from an incompatible use;
2. Accommodate a requirement for single loaded streets;
3. Allow for unusual topographical conditions; or
4. When located adjacent to the outer perimeter of a subdivision.
Section 7.03 Development Standards
7.03.010 General
A. In addition to the lot, dimensional, and design standards in this Chapter, all Non‐ Residential
development in a Non‐Residential, Special Purpose and Mixed‐Use Zoning District shall
comply with any applicable requirements contained in other Chapters of this Code.
B. All residential development in a Non‐Residential Zoning District shall comply with the lot,
dimensional, and design standards of this Chapter. Additionally, townhouse development
shall be required to meet the standards of Sections 6.03.070.C and 6.02.020. See Section
5.02.020.E related to Special Use Permits for multi‐family uses in a C‐1, C‐3, BP, or MUDT
district.
C. In the case of any conflict between the lot, dimensional or design standards in this Chapter
and in any other provision of this Code, the City Code of Ordinances or any national or
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international code as adopted by the City of Georgetown (e.g., Fire Code, Building Code), the
more restrictive or stringent provision shall apply.
7.0302.020 Non-Residential Lot and Dimensional Standards
The lot and dimensional standards provided in Table 7.0302.020 are in addition to the
interpretations and exceptions in Section 7.0302.030. Table 7.0302.020 contains cross‐references and
notes to specific sections or chapters of this Code when additional requirements or explanations
may apply.
Table 7.0302.020: Non-Residential Lot and Dimensional Standards
Non-Residential Zoning Districts
Dimension CN C-1 C-3 OF BP IN PF MU-DT MU
District Size, min. acreage -- -- 5 -- 20 -- -- -- 5
Lot Width, minimum feet 50 50 50 50 50 50 50 25
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Front/Street Setback, min.
feet 20 25 25 25 25 25 25 0
Front Setback, Build-to
Option
0 0 -- 0 -- -- 0 --
Refer to Section 7.0302.030.B for the Build-to Option
Front Setback, Downtown
Gateway Overlay
0 0 0 0 0 0 0 --
Refer to Section 4.13.040 for Downtown Gateway Setbacks
Side Setback, min. feet 5 10 10 10 10 10 5 0
Side Setback to Residential
District, min. feet 10 15 15 15 20 25 15 0
Rear Setback, min. feet 0 0 10 10 10 10 0 0
Rear Setback to Residential
District, min. feet 20 25 25 25 25 35 25 0
Building Height, max. feet 30 35 45 45 60 60 45 40
Bufferyards Refer to Section 8.04 for Bufferyard Requirements
Landscaping Refer to Chapter 8 for Minimum Landscape Requirements
Impervious Coverage Refer to Section 11.02 for Impervious Coverage
Requirements
A. For properties located in an Overlay Zoning District, additional or alternative provisions may
apply. See Chapter 4 for all applicable Overlay Districts.
B. For Non‐Residential development in a Conservation Subdivision, see Section 11.06 for
alternative development standards.
C. Additional design limitations may be required for specific uses in Chapter 5 of this Code.
When in conflict, the stricter provision shall apply.
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7.0302.030 Dimensional Interpretations and Exceptions
A. Minimum Lot Size and Width Exceptions
No building permit or development approval shall be issued for a lot that does not meet the
minimum lot size or width requirements of this Code except in the following cases:
1. Nonconforming lots shall be used in accordance with the provisions set forth in Chapter
14.
2. Utilities using land or an unmanned building covering less than 1,000 square feet of site
area shall be exempt from minimum lot size standards.
3. The following types of lots, as defined in Section 16.02, are exempt from the minimum lot
size and width standards of this Chapter:
a. Open Space Lots;
b. Landscape Lots;
c. Drainage Lots;
d. Median Lots; and
e. Access Lots.
B. Setbacks General
1. No building, structure, or other development feature shall be located within a required
setback or yard unless otherwise specified in this Section.
2. When determining the setbacks for corner lots, the front lot line shall be adjacent to the
shortest street dimension of the lot. In instances where the lot is relatively square or
otherwise unusually shaped, a request may be made to the Director for a determination
of the front lot line.
3. When determining the setback for lots with more than one street frontage, other than
corner lots, the Planning Director shall determine the front lot line on the basis of street
classification, lot dimensions, building orientation, access, traffic flow, proximity of
building to the street, and other best planning practices.
4. Any setback to a public street shall be considered a street setback and meet the required
front setback for lot lines adjacent to the street. The Planning Director may reduce the
street setback to be consistent with the side setback of the district on a case by case basis
based on lot configuration, building orientation, access, proximity of buildings to the
street on lots on the same block and on either side of the street, and existing character of
the district.
C. Setback Reductions and Exceptions
1. Front Setback, Build-to Option
a. For properties in the CN, C‐1, OF and PF Districts, the front setback may be reduced
to zero feet from the right‐of‐way line or any applicable public easement, if at least
25% of the street‐facing building wall of the principal structure is built within 5 feet of
the right‐of‐way line or applicable public or landscape easement on the primary
street.
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b. Notwithstanding the foregoing provision in subsection (a), parking shall be set back
10 feet from the right‐of‐way line and shall not be located in a public or landscape
easement.
2. Front Setback, Downtown Gateway Overlay District
All non‐residential uses located in the Downtown Gateway Overlay District, regardless
of the underlying Zoning District, have special setback requirements. For these
properties, the front setback of the underlying Zoning District is reduced to zero feet
from the right‐of‐way line or any applicable public or landscape easement. Additional
requirements for properties in the Downtown Gateway Overlay District can be found in
Section 4.13.040.
3. Side Setback, MU-DT District
Development in the MU‐DT District may have no side setback if access to the rear of the
building is provided on the site or by a dedicated public alley.
4. Features Allowed Within Required Setbacks
a. The following features may be located within a required setback:
i. Landscape features (as defined in Chapter 16).
ii. Fences and walls.
iii. Driveways.
iv. Sidewalks.
v. Minor utilities.
vi. Mechanical equipment such as air conditioning units, pool pumps and similar
equipment, but such equipment is not allowed in the front setback and is
allowed in the side and rear setbacks only if such equipment cannot be
reasonably located behind the structure.
vii. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and other
architectural features that extend less than 18 inches into the setback.
viii. On‐site parking may be located within a side or rear setback if:
• Such parking is located no closer than five feet from the lot line; and
• The lot complies with the applicable bufferyard requirements in Section 8.04
of this Code.
ix. Stormwater ponds, pursuant to the design criteria and limitations in Section
11.04 of this Code.
b. None of the features above (except plant material and public sidewalks) shall extend
into a public easement without approval of a License to Encroach.
5. Adjacent lots with a building or other permanent structure built across the shared lot line
on or before March 11, 2003, shall be treated as a single lot, with the shared lot line not
considered for measurement of all dimensional standards.
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D. Building Height
1. Measurement
Building height refers to the vertical distance between the lowest finished grade at the
edge of the building or the base flood elevation, where applicable, and:
a. The average height level between the eaves and ridge line of a gable, shed, hip, or
gambrel roof;
b. The highest point of a mansard roof; or
c. The highest point of the coping of a flat roof.
2. Exceptions to Height Limits
Except within the Courthouse View Protection Overlay District or as otherwise expressly
stated in this Code, building height limitations shall not apply to any of the following:
a. Electrical power transmission and distribution lines;
b. Belfries, cupolas, spires, domes, monuments, chimneys, radio/television receiving
antennas, or chimney flues;
c. Bulkhead, elevator, water tank or any other similar structure extending above the
roof of any building where such structure does not occupy more than 33% of the area
of the roof; and
d. Roof parapets, as described in Section 7.04.040.D, may exceed the height limitations of
this Code by no more than ten feet.
E. Multi-Lot Unified Development
1. Abutting properties with similar zoning districts and that are part of a Multi‐Lot Unified
Development pursuant to Section 4.05.030 of this Code may be developed in accordance
with the following standards:
a. Landscape and hardscape improvements may be located within the required setback
of an interior lot line and cross interior lot lines of a Multi‐Lot Unified Development.
b. Buildings and structures may be located within the required setback along an interior
lot line of a Multi‐Lot Unified Development. However, in no case shall a building or
structure be constructed across an interior lot line in accordance with Section 7.02.010
of this Code.
c. The exceptions allowing development within a required setback or across lot lines
shall only apply to the interior lot lines of a Multi‐Lot Unified Development, and shall
only be permitted when no bufferyard is required per Table 8.04.060 of this Code. All
setback and bufferyard requirements shall apply along the outer perimeter lot lines of
the Multi‐Lot Unified Development.
2. This subsection does not waive specific setbacks required per any applicable Planned
Unit Development District (PUD) or overlay zoning districts as identified in Chapter 4 of
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this Code, or specific setbacks and/or spacing requirements for specific uses as identified
in Chapter 5 of this Code.
Section 7.04 03 Building Design Standards
7.0403.010 General
In order to ensure a high quality, safe and sustainable built environment throughout the
community, building design standards apply to all new buildings and expansions to existing
buildings subject to this Chapter, except as specifically stated herein.
7.0403.020 Structures Exempt from Building Design Standards
A. New buildings of less than 250 square feet and 15 feet in height are exempt from all
requirements of Section 7.0403.
B. New buildings and expansions to existing buildings located in an Industrial District are
exempt from the requirements of Section 7.0403, with the exception of Section 7.0403.030;
however, all requirement of Section 7.04 03 shall be applicable when those buildings are
adjacent to a public park, Residential District, or arterial or freeway level roadway as
identified in the Thoroughfare Plan.
C. Where building expansions are less than 20% of the existing building’s square footage, an
applicant may request an Administrative Exception to those requirements of Section 7.04 03
that are not met by the original structure, using the process established in Sections 7.0403.070
and 3.16.
D. Agricultural buildings used for the purposes of farming, ranching or sheltering of animals are
exempt from the requirements of Section 7.0403.
E. Temporary buildings used for Temporary Uses, as identified in Section 5.08, are exempt from
the requirements of Section 7.0403.
7.0403.030 Foundation Requirements
All Non‐Residential buildings shall be placed on a poured‐in‐place permanent slab foundation, an
approved engineered pier and beam foundation or other type of approved engineered foundation.
Foundation requirements apply only to enclosed covered buildings and do not apply to outdoor
structures, open porches or buildings less than 250 square feet and 15 feet in height.
7.0403.040 Building Elements
A. Building Materials
At least 80% of the collective walls of a building shall be finished in one or more of the
following building materials:
1. Brick, stone, cast stone, rock, marble, granite, glass block or tile;
2. Stucco or plaster;
3. Split‐face concrete block, poured‐in‐place concrete, and tilt‐wall concrete. Any use of
concrete products shall have an integrated color and be textured or patterned. Tilt‐ wall
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concrete structures shall include reveals, punch‐outs or other similar surface
characteristics to enhance the wall on at least 10% of each wall;
4. Glass with less than 20% reflectance. However, a maximum of 50% of the first two stories
or floors of a building may be constructed in glass. Above the first two stories or floors,
there are no restrictions on the amount of glass;
5. The following materials may be counted towards the minimum building material
requirement if they are installed a minimum of four feet above ground level, but shall not
comprise more than 60% of the collective walls of the building.
a. Exterior Insulation and Finish System (EIFS) or equivalent product; or
b. Cellulose fiber‐reinforced cement building siding that is horizontally installed, such
as Hardi‐plank or similar product approved by a nationally‐recognized building
products evaluation service.
B. Color
1. Side and rear walls shall be finished in a similar color as the front of the building. For
sites with multiple buildings, outparcels/pad sites, secondary or accessory buildings, see
Section 7.0403.060.
2. Any use of color such as bands, stripes, patterns, outlines or delineations displayed for
the purpose of commercial identification (corporate colors) shall not comprise more than
20% of any wall or visible roof face, per the Code definition of “sign” in Chapter 16.
C. Roof Styles
The following types of roof styles are prohibited:
1. Mansard roofs and canopies without a minimum vertical distance of eight feet and at an
angle not less than 25 degrees and not greater than 70 degrees;
2. Roofs less than or equal to a 2‐to‐12 pitch unless full parapet coverage is utilized; and
3. Back‐lit awnings used as a mansard or canopy roof.
D. Roof Treatments
1. Parapets shall be used on all flat roofs and meet the following minimum requirements:
a. Parapets shall extend a minimum of two feet above the roof line;
b. Parapets shall conceal all roof top equipment located on a flat roof from the view of
adjacent properties and rights‐of‐way;
c. Parapets shall adhere to the vertical and horizontal requirements for the relevant
building wall as described in Section 7.0403.040.C above;
d. Parapets shall require cornice detailing;
e. Parapets shall consist of similar materials and colors as the building walls;
f. Parapets shall not be considered during calculations for building height to determine
articulation requirements.
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2. Where overhanging eaves are used, overhangs shall be no less than two feet beyond the
supporting walls.
3. All roof‐mounted mechanical equipment shall be screened from view on four sides in
accordance with Section 8.04.070.
4. Roof‐mounted photovoltaic solar panels are not considered roof‐mounted mechanical
equipment for the purposes of this Section, but any form of electrical conveyance
equipment shall be screened.
5. Roof lighting shall comply with Section 7.0504.010.C.
E. Entryways and Entrance Treatments
1. Any front entry to a building shall be set back from the drive aisle a minimum distance of
15 feet.
2. Single‐use or multi‐tenant buildings over 60,000 square feet in size shall provide clearly
defined, highly visible customer entrances that include an outdoor patio area that is a
minimum of 200 square feet in area and incorporates the following:
a. Benches or other seating components;
b. Decorative landscape planters or wing walls that incorporate landscaped areas; and
c. Structural or vegetative shading.
3. Pedestrian routes shall be provided between the parking and building(s).
7.04.050 Building Articulation and Architectural Features
A. Purpose
In order to provide attention in design and human scale and to avoid the massive appearance
of large walls and structures, articulation techniques, and architectural features shall be
incorporated into the building design.
B. Applicability
Articulation shall apply to all building walls facing a public street, public park or adjacent
Residential Zoning District. However, a wall facing an adjacent Residential District or public
park is not required to meet the articulation provisions for such a wall meeting the following
criteria:
1. The wall is on a building that is less than 20 feet in height;
2. The wall is set back at least 30 feet from the lot line; and
3. The wall is screened by a High Level Bufferyard that includes a solid screening wall.
C. Building Articulation
1. Horizontal Articulation (Footprint)
a. No building wall shall extend laterally for a distance greater than three times the
building’s average height without a perpendicular offset of at least 25% of such
height.
b. Where the length of the wall is less than 60 feet, articulation is not required.
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c. The perpendicular offset shall extend laterally for a distance equal to at least 75% of
the building’s average height.
d. The perpendicular and lateral offset(s) may be divided and distributed throughout
the length of the wall if the applicant demonstrates, to the satisfaction of the Director,
that the intent of this Section has been met.
2. Vertical Articulation (Elevation)
a. No building wall shall extend laterally for a distance greater than three times the
building’s average height without a change in vertical elevation of at least 25% of
such height.
b. The change in elevation shall extend laterally for a distance equal to at least 75% of
the building’s average height.
c. The vertical change(s) in elevation may be divided and distributed throughout the
length of the wall if the applicant demonstrates, to the satisfaction of the Director,
that the intent of this Section has been met.
D. Architectural Features
In addition to the horizontal and vertical articulation requirements, all building walls shall
incorporate at least three of the architectural features listed in Paragraphs 1 and 2 below.
Building walls greater than 100 feet in length or buildings greater than 30 feet in height shall
incorporate an additional two items from Paragraph 2 below.
1. Awnings, canopies, arcades, alcoves, windows, projections, recessed entries ornamental
cornices, pillar posts, decorative light features, variation in building wall materials,
integrated planters or water features or other similar building element features as
approved by the Director or their designee.
2. Offsets, covered porches, stepped‐back heights, porticos, varied wall surfaces, or other
similar building elements as approved by the Director or their designee.
7.0403.060 Architectural Compatibility
A. Building Walls
All building walls facing a public street, public park, or adjacent Residential District shall be
designed with consistent architectural style, detail, and trim features as required by the
provisions of Section 7.0403. The building materials, color, window and entrance door
details, and other similar architectural elements on these walls shall continue onto and be
compatible with the architectural elements on the adjoining walls for the length of the
adjoining walls.
B. Buildings
Sites with multiple buildings, outparcels/pad sites, secondary, and accessory buildings shall
be designed to employ architectural elements that are integrated with and common to those
used on the primary structure of the site. Architectural elements shall be deemed compatible
if consistent in, but not limited to: building materials, color, roof style and pitch, and
architectural design and detail. For structures on outparcels/pad sites, all exterior walls shall
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meet the highest level of treatment outlined in Paragraph (A) above and the preceding
Sections.
7.0403.070 Alternative Building Design
To provide flexibility in the attainment of harmonious building design, an applicant may request an
Alternative Building Design using the Administrative Exception process detailed in Section 3.16 of
this Code. An Alternative Building Design may be proposed to the provisions for the Building
Articulation and Architectural Features, Building Elements, and Architectural Compatibility
Sections of this Chapter. The Director shall consider the following criteria and standards in
determining whether to grant an Administrative Exception for an Alternative Building Design:
A. Whether, if the Administrative Exception is granted:
1. The design would meet the intent, if not the letter, of the design standards set forth in this
Chapter;
2. The design would produce an aesthetically pleasing building(s) that is comparable to
buildings meeting the minimum design standards of Section 7.0403;
B. Alternative materials such as wood, metal, and glass if they are incorporated into an overall
architectural design in an appropriate manner;
C. The locations of building walls in relation to an interior public street or an exterior public
street in regards to a Business Park or Industrial Park;
D. If building walls are significantly screened from view by other buildings on site, natural
features, or fencing; and
E. A variety of building elements or design techniques, additional screening or landscaping or
other site design features are used.
Section 7.05 04 Lighting Standards
7.0504.010 Lighting
All lighting fixtures designed or placed so as to illuminate any portion of a site shall be shown on a
detailed lighting plan and meet the following requirements:
A. Outdoor Lighting
1. Fixture (luminaire)
The light source shall be completely concealed, fully shielded within opaque housing and
shall not be visible from any street right‐of‐way. Non‐Residential Uses providing
residential‐style lighting fixtures may use unshielded light sources provided that a single
light source fixture does not exceed 75 watts and a multiple light source fixture shall not
exceed an accumulated total of 125 watts. In no case shall the illumination level standards
exceed those in Paragraph (D) of this Section.
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2. Light Source (lamp)
Only incandescent, fluorescent, light‐emitting diode (LED), color‐corrected high‐
pressure sodium or metal halide may be used. The same type must be used for the same
or similar types of lighting on any one site throughout any master‐planned development.
3. Mounting
Fixtures must be designed and mounted in such a manner that the cone of light does not
cross any adjacent property lines of neighboring sites.
4. Illumination Levels
All site lighting must be designed and installed so that the level of illumination as
measured in foot candles at a height of three feet at the property line does not exceed
two‐foot candles.
B. Lighting Requirements for Specific Uses
1. Roads, Driveways, Sidewalks, and Parking Lots
All roads, driveways, sidewalks, and parking lots shall be sufficiently illuminated to
ensure the security of property and safety of persons using such areas and facilities.
Where roads, driveways, sidewalks, or parking lots fall on private property, the
responsibility for lighting such areas shall fall upon the developer.
2. Entrances and Exits in Non-Residential and Multi-family Buildings
Buildings with a Non‐Residential or Multi‐family primary use that are open to the
general public, shall have adequately lighted entrances and exits to ensure the safety of
persons and the security of the building.
3. Commercial Parking Lot Lighting
All commercial parking lots shall be lit during nighttime hours of operation. Lighting
fixtures affixed to poles shall be reduced in height to 15 feet if the use adjoins a
Residential District.
4. Canopy Lighting
All development that incorporates a canopy area over fuel sales, automated bank
machines or similar installations shall be required to provide lighting for the canopy area.
For the purposes of this Section, the canopy area shall be defined as that area
immediately below the canopy. Canopy light fixtures shall be full cut‐off/walled lighting
fixtures or recessed into the canopy so that the bottom of each lighting fixture is flush
with the ceiling of the canopy.
C. Roof Lighting Standards
1. All bulbs or tubing shall be encased so that the bulb is not naked and that direct glare is
prevented.
2. Lights shall not run along the highest peak of a roof line, except that perimeter lighting
around the top of a flat roof is allowed.
3. Roof lighting that qualifies as a sign under this Code is prohibited.
Page 107 of 175
Page 14 of 14
D. Excessive Illumination
Lighting within a property that unnecessarily illuminates and substantially interferes with the
use or enjoyment of any other property is prohibited. Lighting unnecessarily illuminates
another property if it clearly exceeds the requirements of this Section or if the standard could
reasonably be achieved in a manner that would not substantially interfere with the use or
enjoyment of neighboring properties. Lighting shall not be oriented so as to direct glare or
excessive illumination onto streets in a manner that may distract or interfere with the vision of
drivers on such streets.
Page 108 of 175
City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 9. Jordan Maddox,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 9 contains the off-street p arking and loading req uirements. Amendments inc lude as s o ciated
changes to the trans portation amend ments and UDC lis t # 24 (vehicle s tac king) and #25 (tand em parking).
There have been no changes since the last meeting. Amend ments includ e:
9.02.020 - Clarifies that all-off s treet parking s hall b e on a p aved s urfac e.
9.02.050 - Alternative Parking plans moved to Sec tion 9.06
9.03.03.020 - A.1) C larifies that parking shall not impede p ed es trian fac ilities . A.4) Allows tandem p arking
fo r apartments o nly (and in the Downto wn O verlay for any us e). D.1) Provides fo r exceptio n to p aved
s urfac es for Heritage Tree protectio n. D.3) Provid es for exc ep tion to paved s urfac e for es tate lots (over 1
acre). E) Provid es for Alternative P arking Plan fo r on-s treet parking.
9.04.010 - Adds ap artment gated entrance to minimum s tac king req uirements
9.06.020 - Remo ves certain ineligib le us es fo r an alternative p arking p lan downto wn.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 9 Amendments Backup Material
Page 109 of 175
Chapter 9 Off-Street Parking and Loading
Section 9.01 General
9.01.010 Authority
The provisions of this Chapter are adopted pursuant to Texas Local Government Code
Chapter 211 and the City Charter.
9.01.020 Purpose
Off‐street parking and loading requirements are established to ensure that all developments
within the city provide adequate and reasonable parking necessary to serve the development
or use.
9.01.030 Applicability
Off‐street parking and loading standards required by this Chapter apply within Georgetown’s
city limits in the following circumstances, in addition to any additional standards or
requirements provided for this Code:
A. New Development
The off‐street parking and loading standards apply to any new building constructed and
to any new use established.
B. Expansions and Alterations
The off‐street parking and loading standards may be required for compliance when an
existing structure or use is expanded or enlarged, as provided in Chapter 14 of this
Code.
C. Change in Use
The off‐street parking and loading standards may be required for compliance if a use
changes, as provided in Chapter 14 of this Code.
9.01.040 Timing of Installation
Required parking spaces and drives will be ready for use and approved by the Director prior
to issuance of a Certificate of Occupancy.
Section 9.02 Parking Requirements
9.02.010 Minimum Requirements
Existing parking and loading spaces may not be reduced below the requirements established
in this Section without approval of an Alternative Parking Plan by the Director. Any change in
use that increases applicable off‐street parking or loading requirements shall use the
provisions in Chapter 14, Non‐Conformities to determine the necessary improvements.
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9.02.020 Parking Exceeding Minimum Requirements
All off‐street parking spaces shall be constructed of a Paved Surface, as defined in this Code,
whether meeting or exceeding the minimum requirements. Pursuant to Section 8.04.040.B.2,
each parking stall in excess of the required shall be calculated as 1.5 stalls for purposes of the
required shade trees.
9.02.030 Off-Street Parking Requirements
A. Off-Street Parking Requirements Table
The following Table lists minimum off‐street parking requirements by land use
category.
Table 9.02.030.A: Off-Street Parking Requirements*
Use Category Specific Use General Requirement
Residential Uses
Household Living
Multi-family - Senior 1 per dwelling unit + additional 5% of total spaces for
visitor use
Multi-family
1.5 per 1-bedroom unit
2 per 2-bedroom unit
2.5 per 3-bedroom unit
+ additional 5% of total spaces for visitor use
All other household dwellings 2 per dwelling unit
Group Living
Nursing Home/Hospice/ Assisted
Living 1 per bedroom
All other Group Living 1 per bedroom
Civic Uses
Educational and Day
Care Facilities
Family Home Day Care 2 per home
Group Day Care 6 per home
Commercial Day Care 1 per 400 sq ft GFA
Elementary or Middle Schools 1.5 per classroom + 1 per 2.5 seats capacity for
auditoriums and flexible space
All other Educational Facilities 10 per classroom + 1 per 2.5 seats capacity for
auditoriums and flexible space
Government and
Community
Facilities
Government/Post Office 1 per 250 sq ft GFA + 1 per fleet vehicle
All other Government/ Community
Facilities 1 per 250 sq ft GFA + 1 per fleet vehicle
Medical and
Institutional
Facilities
Hospitals 1 per 2 patient beds
All other Institutions 1 per 250 sq ft GFA
Parks and Open
Areas
Golf Courses and Country Clubs 3 per hole + 1.5 per 250 sq ft GFA of clubhouse and
other structures including pools and tennis courts
Neighborhood Amenity Center 1 per 300 sq ft GFA + 1 additional for every 300 sq ft
GFA over 1800 sq ft GFA including pools
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Use Category Specific Use General Requirement
All other Parks and Open Spaces Determined by Director
Places of Worship Religious Assembly 1 per 100 sq ft GFA of sanctuary, classrooms, flexible
seating areas
Commercial Uses
Mixed-Use Retail
Center* (optional)
Commercial Centers less than
10,000 sq ft including all
Commercial Uses (except Self-
Storage, Agriculture or Landscape
Supply, Funeral, Repair and
Commercial Sales and Service)
1 per 150 sq ft GFA
Automotive Sales
and Services
Car Wash 1 per 200 sq ft GFA (does not include self-service
facility) + 2 spaces
All other Automotive Sales and
Services (except Fuel)
1 per 400 sq ft GFA (indoor only) + 1 additional per
1000 sq ft GFA of outdoor lot, storage or repair bay
area
Overnight
Accommodation
Bed and Breakfast/Inn 1 per guest room + 2 additional spaces
All other Overnight
Accommodations
1 per guest room + 1 per 250 sq ft GFA of
office/conference space
Food and Beverage
Establishments
All Restaurants/Bar/Brewery/
Winery
1 per 100 sq ft of designated seating area/
entertainment area + 4 additional spaces
Food Catering Services 1 per 400 sq ft GFA
Entertainment and
Recreation
Theaters and Stadiums 1 per 250 sq ft GFA + 1 additional per 500 sq ft GFA
up to 50,000 sq ft GFA
All other Entertainment and
Recreation
1 per 400 sq ft GFA + 1 additional per 4 capacity
seating
Health Services
Home Health Care 1 per 400 sq ft GFA
All other Health Services 1 per 200 sq ft GFA
Professional and
Business Offices
Professional Office 1 per 300 sq ft GFA
All other Offices and Services 1 per 400 sq ft GFA
Consumer Retail
Sales and Services
Funeral Home 1 per 150 sq ft GFA
Self Storage (all) 1 per 300 sq ft GFA office space
Small Engine Repair 1 per 400 sq ft GFA
Farmers Market, Agricultural and
Landscape Supply Sales
1 per 400 sq ft GFA +1 additional per 2,500 sq ft indoor
and outdoor storage or staging area
All other Consumer Retail
1 per 250 sq ft GFA for first 20,000 sq ft GFA, 1 per
500 sq ft GFA from 20,000 sq ft GFA up to 100,000 sq
ft GFA
Commercial Sales
and Service All Commercial Sales and Service
1 per 300 sq ft GFA of office/showroom area + 1
additional per 2,500 sq ft indoor and outdoor storage or
staging area
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Use Category Specific Use General Requirement
All Other Uses
Transportation,
Utilities and
Communication
All Transportation Terminal or
Dispatch Facilities
1 per 300 sq ft GFA of office; 1 per 400 sq ft GFA of
terminal area + additional spaces as determined by the
Director
Major Utilities 1 per 500 sq ft GFA - minimum of 2
Industrial
Manufacturing and
Warehousing Uses
Batch Plant/Oil Refinery/
Resource Extraction/Waste
1 per 300 sq ft GFA of office/showroom area + 1
additional per 2,500 sq ft indoor and outdoor storage
area
All other Industrial Manufacturing
and Warehousing
1 per 500sq ft GFA of indoor facility + 1 additional per
2,500 sq ft indoor and outdoor storage area
Agriculture
Farm Stand 2 per stand
Kennel 1 per 300 sq ft GFA of office
Downtown Overlay District
Downtown Overlay
District
Retail buildings greater than
20,000 square feet in Area 1 1 per 1,500 sq ft GFA
All other uses in Area 1 No off-street parking requirement
Residential Uses in Area 2 See the Household Living parking
requirements of this table
Non-Residential Uses in Area 2† 1 per 500 sq ft GFA
*The required number of parking spaces for uses not listed in the above Table will be determined
by the Director. Alternative Parking Plans may be requested in accordance with Section
9.02.050.9.06.
†No parking required for outdoor seating areas where a primary indoor restaurant is present.
9.02.040 Rules for Computing Requirements
The following rules apply when computing off‐street parking and loading requirements.
A. Multiple Uses
Lots containing more than one use must provide parking and loading in an amount
equal to the total of the requirements for all uses.
B. Fractions
When measurements of the number of required spaces result in a fractional number, any
fraction of ½ or less will be rounded down to the next lower whole number and any
fraction of more than ½ will be rounded up to the next higher whole number.
C. Area Measurements
Unless otherwise expressly stated, all square‐footage‐based parking and loading
standards must be computed on the basis of gross floor area, which for purposes of
computing off‐ street parking requirements, shall mean the gross floor area of the
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building measured from the exterior faces of the exterior walls or from the centerline of
walls separating two buildings and shall include the following areas:
1. The area of each floor of the structure.
2. All attic space used for active commercial space.
D. Occupancy-Based Standards
For the purpose of computing parking requirements based on employees, students,
residents, or occupants, calculations shall be based on the largest number of persons
working on any single shift, the maximum enrollment or the maximum fire‐rated
capacity, whichever is applicable, and whichever results in the greater number of spaces.
E. Unlisted Uses
Upon receiving a development permit application for a use not specifically listed in the
Off‐ Street Parking Requirements Table, the Director shall apply the off‐street parking
standard specified for the listed use that is deemed most similar to the proposed use or
require a parking study in accordance with an Alternative Parking Plan.
9.02.050 Alternative Parking Plans (moved to new Section 9.06)
Section 9.03 Parking Space and Parking Lot Design
9.03.010 Location, Setbacks and Buffering of Required Parking
Except as expressly stated in this Section or in an approved Alternative Parking Plan, all
required off‐street parking spaces must be located on the same lot as the principal use. In ,
except for Housing Diversity Developments, where two spaces or more are required per unit,;
one space shall be located on the same lot, and the remaining spaces within 200 feet of the lot.
9.03.020 Parking Space and Parking Lot Design
A. Parking Space Dimensions
1. Required off‐street pParking spaces shall have minimum dimensions of 9 feet in
width by 18 feet in length, unless otherwise indicated within this Section. When
located adjacent to a public sidewalk, off‐street or on‐street head‐in or angled
parking shall require curb stops so as not to impede the pedestrian
walkway.Parking space length may be reduced to 16 feet provided there is a 2‐foot
overhang from the curb or back of the wheel stop in accordance with Figure
9.03.020.A below:
Figure 9.03.020.A
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(Graphic Deleted)
2. Subject to approval by the Director, parking areas with 20 or more parking spaces,
may allocate up to 10 % of the minimum number of required parking spaces to
reduced size vehicles, including compact cars and motorcycles, if designed to the
following standards:
a. A compact car space shall not be less than 8 feet in width an d 16 feet in length;
b. A motorcycle space shall not be less than 4.5 feet in width and 8 feet in length;
c. Reduced size spaces shall be laid out in a group and appropriately identified as
intended for exclusive use by the specified vehicle;
d. Tandem parking spaces may be utilized only for multi‐family, not to exceed
10% of the required total off‐street parking spaces and only within an enclosed
garage structure. Tandem spaces shall not count towards the required off‐street
parking spaces for single‐ and two‐family dwellings. In the Downtown Overlay,
tandem spaces for any use may considered with an Alternative Parking Plan,
per Section 9.02.060.
d. Other parking space designs may be considered and shall be submitted to the
Director for review.
3. Parallel parking spaces shall not be less than 8.5 feet in width and 22 feet in length.
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4. Parking spaces designated as Handicapped shall comply with the design and
location requirements of the American National Standards Institute (A117.1) and
the Texas Department of Licensing and Regulation.
5. Parking spaces internal to the
site may be reduced to 16 feet in
length with a two‐foot overhang
onto grass or other flat surface.
This reduction shall not apply to
a bufferyard, screening area or
sidewalk.
B. Aisle Widths
The minimum two‐way drive aisle width shall be 24 feet. One‐way and two‐way drive
aisle widths adjoining off‐street parking spaces must comply with the following
standards:
Table 9.03.020B Minimum Aisle Width for Specified Parking
Parking Angle Stall Width (ft) Aisle Width
One Way Two Way
30° or 45° 9 13 26
30° or 45° 10 12 24
60° 9 16 --
60° 10 15 --
75° 9 23 --
75° 10 22 --
90° 9 -- 26
90° 10 -- 24
C. Markings
1. Each required off‐street parking space and off‐street parking area shall be identified
by surface markings at least 4 inches in width. Markings shall be visible at all times.
Such markings shall be arranged to provide for orderly and safe loading,
unloading, parking, and storage of vehicles.
2. One‐way and two‐way accesses into required parking facilities shall be identified
by directional arrows on the pavement.
D. Surfacing and Maintenance
1. All required parking, driveways, drive aisles, and entrances driveway approaches
shall be constructed and maintained withhave a Paved Surface, as defined in this
Code., as approved by the Development Engineer. . Exceptions to the Paved Surface
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material requirements may be considered administratively by the Urban Forester and
Development Engineer in order to protect critical root zone for Heritage Trees.
2. All designated fire lanes shall be paved according to the typical street cross sections
for local street design in the City of Georgetown Construction Specifications and
Details, and kept in a dust‐free condition at all times.
3. In a Residential Estate subdivision or rural lot, residential driveways may be
constructed of a non‐Paved Surface material if outside of the right‐of‐way and not in
an area designated for required off‐street parking.
E. Access
Required off‐street parking spaces shall not have direct access to a public street, with or
highway. Access to required parking spaces shall be providedaccess provided by on‐site
driveways. Off‐street parking spaces shall be accessible without backing into or
otherwise reentering a public right‐of‐way. In unique circumstances on local streets, the
Director may consider, through an Alternative Parking Plan, parking spaces with direct
access from the street if there is determined to be little or no negative impact on
surrounding properties or the function of the public street.
F. Parking
All required parking shall be constructed of a Paved Surface. No parking shall be
allowed on any surface other than a paved surface.
Section 9.04 Vehicle Stacking Areas
9.04.010 Minimum Number of Spaces
Off‐street stacking spaces shall be provided as indicated in the following Table. Off‐street
stacking spaces shall be in addition to any required parking and loading spaces.
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Table 9.04.010 Minimum Off-Street Stacking Spaces
Activity Type Minimum
Spaces Measured From
Bank teller lane 4 Teller or Window
Automated teller machine 3 Teller
Restaurant drive through 6 Order Box
Restaurant drive through 4 Order Box to Pick-Up Window
Car lubrication stall 2 Entrance to stall
Car wash stall, automatic 4 Entrance to wash bay
Car wash stall, self-service 3 Entrance to wash bay
Day Care drop off 3 Facility passenger loading area
Gasoline pump island 2 Pump Island
Parking lot, controlled entrance 4 Key Code Box
Apartment gated entrance 4 Key Code Box
School (Public and Private) Determined by Director
Other Determined by Director
9.04.020 Design and Layout
Required stacking spaces are subject to the following design and layout standards.
A. Size
Stacking spaces must be a minimum of 10 feet by 20 feet in size.
B. Location
Stacking spaces may not impede on‐ or off‐site traffic movements or movements into or
out of off‐street parking spaces.
C. Design
Stacking spaces must be separated from other internal driveways by raised medians if
deemed necessary by the Director for traffic movement and safety. Turnaround space
shall be provided between the Key Code Box and gate for any gate‐restricted entrance to
safely allow a vehicle to exit the entrance queue.
Section 9.05 Off-Street Loading
A. No Use of Public Right-of-Way
At no time shall goods be loaded or unloaded from the right‐of‐way of a collector or
arterial street. No part of any vehicle shall be allowed to extend into the right‐of‐way of
a collector or arterial street while being loaded or unloaded.
B. Location
Plans for location, design, and layout of all loading spaces shall be indicated on required
Site Plans.
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C. Space Size
Off‐street loading spaces, excluding maneuvering areas, shall be at least 12 feet wide
and 20 feet long unless off‐street loading will involve the use of semi‐tractor trailer
combinations or other vehicles in excess of 25 feet in length, in which case the minimum
size of a space shall be 12 feet by 54 feet.
Section 9.06 Alternative Parking Plans (moved from Section 9.02.050)
See Section 3.16 for the process of an Administrative Exception for an alternative parking plan.
Section 9.06.010 Alternative Plans
An Alternative Parking Plan, processed through an Administrative Exception in accordance
with Section 3.16 of this Code, may be considered by the Director for alternatives to the
parking, stacking, or loading standards of this Chapter. An alternative plan also may be
approved by the Director for specific developments or uses that are deemed to require a
different amount of parking than the standards shown in the Off‐Street Parking Requirements
Table. The Director shall establish conditions necessary to assure the adequacy of future on‐
site parking when approving an alternate parking standard. Potential alternative parking plan
approaches and specific regulations are described below. See Section 3.16 for the process of an
Administrative Exception for an alternative parking plan.
A. Parking Study Option
Parking studies may be required for specific uses that have characteristics that reduce
the accuracy of standard requirements. Additionally, as an alternative, applicants for
uses that appear on the requirements Table may choose to conduct a parking study to
determine appropriate parking requirements. Many uses have widely varying parking
demand characteristics, making it impossible to specify a single off‐street parking
standard. This option is intended to allow development to meet vehicle parking and
transportation access needs by means other than providing parking spaces on‐site in
accordance with the ratios established above.
1. Parking Study
Anyone proposing to develop or expand a use based on this parking study option
must submit a parking study that provides justification for the number of off‐street
parking spaces proposed. A parking study must include estimates of parking
demand based on recommendations of the Institute of Traffic Engineers (ITE) or
other acceptable estimates as approved by the Director, and should include other
reliable data collected from uses or combinations of uses that are the same as or
comparable with the proposed use. Comparability will be determined by density,
scale, bulk, area, type of activity, and location. The study must document the source
of data used to develop the recommendations.
2. Eligible Alternatives
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A number of specific parking and access alternatives may be considered, including
off‐site, shared, or valet parking. The Director shall be authorized to consider and
approve any alternative to providing off‐street parking spaces on the site of the
subject development if the applicant demonstrates to the satisfaction of the Director
that the proposed plan shall result in a better situation with respect to surrounding
neighborhoods, city wide traffic circulation, or urban design than would strict
compliance with otherwise applicable off‐street parking standards.
3. Review by Director
The Director shall review the parking study and any other traffic engineering and
planning data relevant to the establishment of an appropriate off‐street parking
standard for the proposed use. After reviewing the parking study, the Director shall
establish a minimum off‐street parking standard for the proposed use.
B. Off-Site Parking
Off‐street parking spaces may be located on a separate lot from the lot on which the
principal use is located if approved by the Director and if the off‐site parking complies
with the all of following standards.
1. Ineligible Activities
Off‐site parking may not be used to satisfy the off‐street parking standards for
residential uses (except for guest parking), restaurants (except in the Downtown
Overlay District), convenience stores, or other convenience‐oriented uses. Required
parking spaces reserved for persons with disabilities shall not be located off‐site.
2. Location
No off‐site parking space may be located more than 600 feet from the primary
entrance of the use served unless shuttle bus service is provided to the remote
parking area. Off‐ site parking spaces may not be separated from the use that it
serves by a street right‐of‐ way with a width of more than 80 feet, unless a grade‐
separated pedestrian walkway is provided or other traffic control or shuttle bus
service is provided to the remote parking area.
3. Zoning Classification
Off‐site parking areas serving uses located in Non‐Residential Zoning Districts
must be located in Non‐Residential Zoning Districts. Off‐site parking areas serving
uses located in Residential Zoning Districts may be located in Residential or Non‐
Residential Zoning Districts.
4. Agreement for Off-Site Parking
In the event that an off‐site parking area is not under the same ownership as the
principal use served, a written agreement will be required. An attested copy of the
agreement between the owners of record must be submitted to the Director for
recordation on forms made available by the Director. Recordation of the agreement
with the County Clerk must take place before issuance of a Building Permit for any
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use to be served by the off‐site parking area. An off‐site parking agreement may be
revoked only if all required off‐street parking spaces will be provided in accordance
with this Section.
C. Shared Parking
It is the City’s stated intention to encourage efficient use of land and resources by
allowing users to share off‐street parking facilities whenever feasible. Developments or
uses with different operating hours or peak business periods may share off‐street
parking spaces if approved by the Director and if the shared parking complies with the
all of following standards.
1. Location
Shared parking spaces must be located within 600 feet of the primary entrance of all
uses served, unless remote parking shuttle bus service is provided.
2. Zoning Classification
Shared parking areas serving uses located in Non‐Residential Zoning Districts must
be located in Non‐Residential Zoning Districts. Shared parking areas serving uses
located in Residential Zoning Districts may be located in Residential or Non‐
Residential Zoning Districts. Shared parking areas shall require the same or a more
intensive zoning classification than that required for the most intensive of the uses
served by the shared parking area.
3. Shared Parking Study
Those wishing to use shared parking as a means of satisfying off‐street parking
requirements must submit a shared parking analysis to the Director that clearly
demonstrates the feasibility of shared parking. The study must be provided in a
form established by the Director and made available to the public. It must address,
at a minimum, the size and type of the proposed development, the composition of
tenants, the anticipated rate of parking turnover, and the anticipated peak parking
and traffic loads for all uses that will be sharing off‐street parking spaces.
4. Agreement for Shared Parking
A shared parking plan will be enforced through written agreement among all
owners of record. An attested copy of the agreement between the owners of record
must be submitted to the Director for recordation on forms made available by the
Director. Recordation of the agreement with the Recorder of Deeds must take place
before issuance of a Building Permit for any use to be served by the off‐site parking
area. A shared parking agreement may be revoked only if all required off‐street
parking spaces will be provided in accordance with this Section.
5. Revocation of Permits
Failure to comply with the shared parking provisions of this Section shall constitute
a violation of this Code and shall specifically be cause for revocation of a Certificate
of Occupancy and/or Building Permit.
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D. Transportation Management Plan
The Director may authorize a reduction in the number of required off‐street parking
spaces for developments or uses that institute and commit to maintain a transportation
management program, in accordance with the standards of this Section.
1. Required Study
The applicant shall submit a study to the Director that clearly indicates the types of
transportation management activities and measures proposed. The study shall be
provided in a form established by the Director and made available to the public.
2. Transportation Management Activities
There shall be no limitation on the types of transportation management activities for
which reductions may be granted from otherwise required off‐street parking ratios.
The following measures shall serve as a guide to eligible transportation
management activities.
3. Transportation Coordinator
The occupant of the development or use may appoint an employee to act as
Transportation Coordinator with responsibility for disseminating information on
ride‐sharing and other transportation options may be cause for a reduction in
otherwise applicable off‐street parking requirements. In addition to acting as
liaisons, Transportation Coordinators must be available to attend meetings and
training sessions with the City or transit providers.
4. Off-Peak Work Hours
Employers that institute off‐peak work schedules, allowing employees to arrive at
times other than the peak morning commute period may be eligible for a reduction
in otherwise applicable off‐street parking requirements. The peak morning
commute period is defined as 7:00–9:00 a.m.
5. Preferential Parking
The provision of specially marked spaces for each registered car pool and van pool
may be cause for a reduction in otherwise applicable off‐street parking
requirements.
6. Financial Incentives
The provision of cash or in‐kind financial incentives for employees commuting by
car pool, van pool, and transit may be cause for a reduction in otherwise applicable
parking requirements.
9.06.020 Alternative Parking Plans in a Historic Overlay District
A. General. Within any Historic Overlay District the Historic Preservation Officer, or
designee, shall be authorized to approve alternatives to providing the number of off‐
street parking spaces required in accordance with this Section.
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B. Procedure. Alternative Parking Plans shall be reviewed and approved by the Historic
Preservation Officer, or designee following the procedures of the Administrative
Exception process established in Section 3.16 of this Code.
C. Recording of Approved Plans. Where an Alternative Parking Plan requires use of
property other than the subject property, an attested copy of an approved Alternative
Parking Plan must be recorded with the County Clerk on forms made available in the
Planning and Development Department. An Alternative Parking Plan may be amended
by following the same procedure required for the original approval. The applicant shall
provide proof of recording prior to approval of the Certificate of Occupancy.
D. On‐Street Parking. The Historic Preservation Officer, or designee, may approve counting
on‐street parking spaces to satisfy the requirements for off‐street parking. Such on‐street
parking shall be located on public right‐of‐way immediately abutting the subject
property and shall be reviewed by the Development Engineer for compliance with
City’s standards for use of rights‐of‐way.
E. Off‐Site Parking. Historic Preservation Officer, or designee, may approve the location of
required off‐street parking spaces on a separate lot from the lot on which the principal
use is located if the off‐site parking complies with all of the following standards.
1. Ineligible Activities. Off‐site parking may not be used to satisfy the off‐street
parking standards for residential uses (except for guest parking), restaurants
(except in the Downtown Overlay District), convenience stores, or other
convenience‐oriented uses. Required parking spaces reserved for persons with
disabilities may not be located off‐site.
1. Location. No off‐site parking space may be located more than 900 feet from the
primary entrance of the use served (measured along the shortest legal pedestrian
route) unless remote parking shuttle service is provided. Off‐site parking spaces
may not be separated from the use served by a street right‐of‐way with a width of
more than 80 feet, unless a grade‐separated pedestrian walkway is provided or
other traffic control or remote parking shuttle service is provided.
2. Zoning Classification. Off‐site parking areas require the same or a more intensive
zoning classification than required for the use served.
3. Agreement for Off‐Site Parking. In the event that an off‐site parking area is not
under the same ownership as the principal use served, a written agreement between
the record owners will be required. The agreement must be for a specified time, and
guarantee the use of the off‐site parking area for a minimum of five years. An
attested copy of the agreement between the owners of record must be submitted to
the Historic Preservation Officer, or designee, for recording in form established by
the City Attorney. Recording of the agreement must take place before issuance of a
Building Permit or Certificate of Occupancy for any use to be served by the off‐site
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parking area. An off‐site parking agreement may be terminated only if all required
off‐street parking spaces will be provided. No use shall be continued if the parking
is removed unless substitute parking facilities are provided, and the Historic
Preservation Officer, or designee, shall be notified at least 60 days prior to the
termination of a lease for off‐ site parking.
F. Shared Parking. The Historic Preservation Officer, or designee, may approve shared
parking facilities for developments or uses with different operating hours or different
peak business periods if the shared parking complies with the all of following standards.
1. Location. Shared parking spaces must be located within 600 feet of the primary
entrance of all uses served, unless remote parking shuttle bus service is provided.
2. Zoning Classification. Shared parking areas require the same or a more intensive
zoning classification than required for the use served.
3. Shared Parking Study. Those wishing to use shared parking as a means of satisfying
off‐street parking requirements must submit a shared parking analysis to the City
that clearly demonstrates the feasibility of shared parking. The study must be
provided in a form established by the City and made available to the public. It must
address, at a minimum, the size and type of the proposed development, the
composition of tenants, the anticipated rate of parking turnover, and the anticipated
peak parking and traffic loads for all uses that will be sharing off‐street parking
spaces.
4. Agreement for Shared Parking. A shared parking plan will be enforced through
written agreement among all owners of record. An attested copy of the agreement
between the owners of record must be submitted to the City for recording in a form
established by the City Attorney. Recording of the agreement must take place
before issuance of a Building Permit for any use to be served by the off‐site parking
area. A shared parking agreement may be terminated only if all required off‐street
parking spaces will be provided.
G. Fee‐In Lieu of Parking. The Historic Preservation Officer, or designee, may approve the
acceptance of a fee‐in‐lieu of required parking in extreme cases where none of the
alternatives above, alone or in combination, provide for the requisite number of spaces.
Such fee shall be based on the cost of land acquisition, construction (including
landscaping and lighting), and the estimated cost of maintenance for a period of ten
years. Such fee shall be placed in a dedicated fund to provide parking solutions in the
affected portion of the Downtown area or other affected project area where the project is
not within the Downtown.
H. Other Eligible Alternatives. The Historic Preservation Officer, or designee, may approve
any other alternative to providing off‐street parking spaces on the site of the subject
development if the applicant demonstrates to the satisfaction of the City that the
proposed plan will function equally well in protecting surrounding neighborhoods,
maintaining traffic circulation patterns, and promoting quality urban design than would
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strict compliance with otherwise applicable off‐street parking standards. Such
alternatives may include, but are not limited to, the use of tandem parking spaces.
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City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 11. Jordan Maddox,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 11 is the environmental c hapter of the c ode. There are no changes s inc e the las t meeting. Pro p o s ed
amendments inc lud e:
11.02.010 - an imp ervious c red it fo r pub lic trails and s idewalks (d is cus s ed as part of Chap ter 12);
11.04.030 - a rewrite o f the p ro visions on stormwater p o nd d es ign for clarity, includ ing where p o nds can
b e loc ated, how they are cons tructed , and adding the S ubdivis io n Variance to the s ectio n;
11.06.010 and 11.06.020 - a change in app ro val authority o n a S ite Analys is Map from City Counc il to
Planning Direc to r;
11.06.060 - a removal of the alternative s treet d es ign tab le from the Co nservatio n Sub d ivision sec tion – an
alternative loc al s treet for cons ervatio n s ubdivis ions is p res erved in Chap ter 12.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 11 Amendments Backup Material
Page 126 of 175
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Chapter 11 Environmental Protection
Section 11.01 Purpose
A. This Chapter is adopted to provide environmental protection within the City’s jurisdiction and
protect the natural and ecological resources that are essential elements of the City’s health and
community character by reducing negative impacts from the following concerns:
1. Paved surfaces, automobiles, buildings, and other improvements produce increases in air
temperatures, a problem especially noticeable in this southern region, whereas plants have
the opposite effect through transpiration and the creation of shade.
2. Likewise, impervious surfaces created by development generate greater water runoff
causing problems from contamination, erosion, and flooding. Preserving and improving the
natural environment and maintaining a working ecological balance are of increasing
concern.
3. The fact that the use of landscape elements can contribute to the processes of air purification,
oxygen regeneration, water absorption, water purification, and noise, glare and heat
abatement as well as the preservation of the community’s aesthetic qualities indicates that
the use of landscape elements is of benefit to the health, welfare, and general well‐being of
the community and, therefore, it is proper that the use of such elements be required.
B. In addition to the requirements of this Chapter, environmental preservation is directly or
indirectly addressed in other Chapters of this Unified Development Code, including but not
limited to Chapter 8, Tree Preservation, Landscaping, and Fencing; and Section 13.05, Parkland.
11.01.010 Authority
The provisions of this Chapter are adopted pursuant to Texas Local Government Code Chapters 211
and 212, Texas Water Code, Texas Health and Safety Code, the rules and regulations of the Texas
Commission on Environmental Quality, the United States Environmental Protection Agency, and the
City Charter.
11.01.020 Applicability
All development in the City and extraterritorial jurisdiction shall comply with the impervious cover
limitations and stormwater control requirements and tree /natural resource preservation requirements
of this Section and Chapter 8.
11.01.030 Compliance
A. Within City
Compliance with the requirements of this Chapter will be achieved in the City through Site Plan
review and Stormwater Permit approval for any new development project, and by requiring any
compliance during subdivision plat review.
B. Within Extraterritorial Jurisdiction
Compliance with the requirements of this Chapter will be achieved in the extraterritorial
jurisdiction of Georgetown through Stormwater Permit approval for a development project and
by requiring any compliance during subdivision plat review.
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Section 11.02 Impervious Cover
These impervious cover limitations are adopted to minimize negative flooding effects from stormwater
runoff and to control, minimize, and abate water pollution resulting from urban runoff of rainwater or
other non‐point specific sources, pursuant to §26.177 of the Texas Water Code.
11.02.010 Impervious Cover Limitation
Impervious Cover limitations apply to all properties in the city limits and the city’s extraterritorial
jurisdiction (ETJ).
A. Non-Residential Development
Non‐Residential Development in the City limits shall follow the provisions below. All
development in the ETJ shall follow the provisions in Section C below.
1. Over the Edwards Aquifer
If the property is located over the Edwards Aquifer Recharge or Contributing Zones, the
maximum impervious coverage for the subdivision must follow the calculation described in
subsections a, b, and c, below. Once the maximum percentage for the gross subdivision has
been determined, the plat shall denote the maximum per lot within the subdivision. Within a
subdivision, impervious cover percentages per lot may vary, provided that the subdivision
maximum, per the following calculation, is not exceeded.
a. Subdivisions Less Than or Equal to 5 Acres: The impervious cover maximum allowance
is 70%.
b. Subdivisions Greater Than 5 Acres: For subdivisions greater than 5 acres, the impervious
cover maximum allowance changes with the total acreage of the subdivision. The
impervious cover maximum is 70% of the first 5 acres and 55% of the remaining acreage,
as shown below:
Impervious Cover % = [0.70 x 5 acres] + [0.55 x (Total Acreage – 5 acres)] / Total Acreage x
100
c. For properties over the Edwards Aquifer Recharge or Contributing Zones, waivers to the
55% limit may be granted in accordance with Section 11.02.020, but in no case shall the
gross impervious cover exceed 70% including all waivers.
2. Not Over the Edwards Aquifer
If the property is not located over the Recharge or Contributing Zones, the maximum
allowable impervious cover percentages in Table 11.02.010 shall apply. All maximum
percentages are established by district, regardless of use.
Table 11.02.010.A: Impervious Cover (max. %) for Non-Residential Zoning Districts
Not Over the Edwards Aquifer
Non-Residential Zoning Districts
CN C-1 C-3 OF PF BP IN MU-DT MU
All properties 5 acres or less 70 70 70 75 70 -- 85 70 (c) (d)
All properties greater than 5 acres 70%
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3. Exceptions to Non-Residential Limitations
a. Impervious cover credits are established for all properties, regardless of size and
location, in Section D below.
b. For Conservation Subdivisions in Non‐Residential Zoning Districts, a bonus of 10% per
subdivision is granted for all properties. For example, 60% where the maximum is 50%
or 80% where a zoning district maximum is 70%.
c. For properties in the Downtown Overlay District, impervious cover may be increased to
95% if approved by the Development Engineer based on capacity in the Downtown
Regional Stormwater Ponds.
d. For properties in the MU District, the standards established Section 4.11 shall govern in
lieu of Table 11.02.010.
B. Residential Development
Residential Development in the City limits shall follow the provisions below. All development in
the ETJ shall follow the provisions in Section C below.
1. Except as provided in Subsection b and c, below, Impervious Cover for development located
in Residential Zoning Districts shall be calculated on a per subdivision basis and shall not
exceed the limits set forth in Table 11.02.010.B. All maximum percentages are established by
district, regardless of use. The limits in Table 11.02.010.B apply to all development located in
Residential Zoning Districts over any part of the Edwards Aquifer in the table below.
Table 11.02.010.B: Impervious Cover (max. %) for Residential Zoning Districts
Residential Zoning Districts
AG RE RL RS TF TH MF-1 MF-2 MH
All properties 20 40 45 45 45 50 50 50 50
2. Exceptions for Residential Zoning Districts
a. Impervious cover credits are established for all properties, regardless of size and
location, in Section D below.
b. For Conservation Subdivisions in Residential Zoning Districts, a bonus of 10% per
subdivision is granted for all properties.
c. For Workforce Housing Development in MF‐1 or MF‐2 Districts, a bonus of up to 20%
per site is granted with the provision of 20% of the units restricted as Workforce
Housing.
C. Within the ETJ
Properties located in the ETJ must comply with the following provisions:
1. Over Edwards Aquifer
If the property is located over the Edwards Aquifer Recharge or Contributing Zones, the
following shall apply:
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a. Single‐family residential development without public wastewater service shall not
exceed 40% impervious cover. Single‐family and Two‐family residential development
with public wastewater service shall not exceed 45% impervious coverage.
b. Non‐residential development shall follow the subdivision calculation described in
subsections i, ii, and iii below. Once the maximum percentage for the gross subdivision
has been determined, the plat shall denote the maximum per lot within the subdivision.
Within a subdivision, impervious cover percentages per lot may vary, provided that the
subdivision maximum, per the following calculation, is not exceeded.
i. Subdivisions Less Than or Equal to 5 Acres: The impervious cover maximum
allowance is 70%.
ii. Subdivisions Greater Than 5 Acres: For subdivisions greater than 5 acres, the
impervious cover maximum allowance changes with the total acreage of the
subdivision. The impervious cover maximum is 70% of the first 5 acres and 55% of
the remaining acreage, as shown below:
Impervious Cover % = [0.70 x 5 acres] + [0.55 x (Total Acreage – 5 acres)] / Total Acreage x
100
iii. For Properties over the Edwards Aquifer Recharge or Contributing Zones, waivers
to the 55% limit may be granted in accordance with Section 11.02.020, but in no case
shall the gross impervious cover exceed 70%, including all waivers.
2. Not Over Edwards Aquifer
a. Single‐family residential development without public wastewater service shall not
exceed 40% impervious cover. Single‐family and Two‐family residential development
with public wastewater service shall not exceed 45% impervious coverage.
b. All other development shall not exceed 70% impervious coverage.
D. Impervious Cover Credits
1. Credit for Parkland
Parkland to be dedicated shall be counted toward pervious area.
2. Credit for Arterial and Major Collector Streets
The area of arterial and major collector streets shown on the Thoroughfare Plan and located
within the subdivision shall be deleted from the calculation of gross area and impervious
cover.
3. Credit for Residential Swimming Pools
For RE, RL and RS Districts, 50% of the square footage of the water surface area of a
residential swimming pool shall be counted as a pervious surface. This does not include the
apron of the pool, surrounding patio, or decking, all of which will count towards the
impervious cover total.
4. Credit for Places of Worship
Impervious coverage for places of worship, for the RL, RE, RS, TF, TH, and MF Districts,
shall be a maximum of 55%. This coverage can be increased to a maximum of 70% provided
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the development meets the waiver criteria in Section 11.02.020. Places of Worship in all
other circumstances shall follow the applicable requirements of Section 11.02.
5. Credit for Public Trails and Sidewalks
Public trails and sidewalks do not count against the maximum impervious cover percentage
but shall be accounted for in stormwater calculations.
11.02.020 Waiver of Impervious Cover Limitations
The Director shall increase the amount of impervious cover as specifically listed below, upon
verification by the Development Engineer that the development meets the waiver criteria. No
combination of waivers may allow impervious cover to exceed the maximum provided. Partial credit
of each of the following waivers may be granted.
A. Approved Waivers
1. Low Impact Site Design (7%)
a. The Director shall increase the amount of permitted impervious cover by 7% if the
development provides low impact development site design features such as:
i. dry wells or infiltration trenches to capture rooftop and driveway runoff,
ii. rainwater harvesting,
iii. preserving stream buffers and riparian corridors,
iv. bio‐retention facilities placed around the perimeter of parking lots,
v. wet ponds, and
vi. using grassed filter strips and vegetated swales in place of traditional curb‐ and‐
gutter type drainage systems.
b. The low impact site design features above must meet the following provisions:
i. Accepted Low Impact Development designs must be utilized, following the
guidelines and standards adopted by the Texas Commission on Environmental
Quality.
ii. The applicant is responsible for providing sufficient design information for the
Development Engineer to examine and verify the improvement.
iii. The applicant must provide a binding maintenance agreement.
2. Parking Lot Design (5%)
The Director shall increase the amount of permitted impervious cover by 5% if the
development provides a parking lot design that breaks up the parking area into areas
separated by planted or natural landscaping features. The applicant must provide an
Alternative Parking Plan as described in Section 9.02.050, and may be able to also receive a
reduction of required off‐street parking requirements if approved by the Director.
3. Preservation of Natural Areas (7%)
The Director shall increase the amount of permitted impervious cover by 7% if the
development retains all of its buffer areas in natural preserve areas, and provides an
agreement that such areas shall not be irrigated, fertilized, or insecticide or herbicide applied
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to such areas. Where additional landscaping in buffer or other common areas is required,
such landscaping shall meet xeriscaping standards for low water use. Buffer areas will
prevent erosion, trap sediment, filter runoff and function as a floodplain in high water
periods and where adjacent to creeks or rivers.
4. Over-Provision of Landscaping (3%)
The Director may consider an increase to the amount of permitted impervious cover by 3% if
the development exceeds the total amount of landscaping plants and trees required by
Section 8.04 by 30%. The types of plants and trees shall be a mix of annuals and perennials,
evergreen and deciduous and may be planted anywhere on the site.
5. Tree Preservation (5%)
The Director shall increase the amount of permitted impervious cover up to 5% for the
preservation of Protected Trees beyond the amount required by Section 8.02.030.E. A 1%
increase in impervious cover may be granted for each percentage of Protected Trees
preserved beyond the minimum required. For example, a site required to preserve a
minimum of 30% of total Protected Trees may receive a 3% impervious cover bonus by
preserving 33% of the Protected Trees on a site. Preserved trees meeting the definition of
this waiver shall be included and identified in the Tree Preservation Plan and shall meet all
other applicable provisions of Chapter 8. The maximum impervious cover shall not exceed
that specified in Section 11.02.010.
6. Landscaping in the Extraterritorial Jurisdiction (7%)
The Director may consider an increase to the amount of permitted impervious cover by 7%
for development in the extraterritorial jurisdiction that shows compliance with the
landscaping requirements of Section 8.04.
B. Low Impact Construction Practices Required
Any reduction in impervious cover limitations by the Director will require that the applicant utilize
TCEQ (Texas Commission on Environmental Quality or successor agency) temporary erosion control
practices during construction. Such practices will minimize disturbance to only areas that are
undergoing active construction and avoid compaction of lawns and greenways with construction
equipment. Specification notes shall be included on the construction plans delineating compliance with
these requirements.
Section 11.03 Pollutant Attenuation Plans
11.03.010 Industrial Uses
A. The on‐site manufacture of hazardous materials over the Edwards Aquifer Recharge Zone is
prohibited. For the purposes of this Section, the term “hazardous materials” is defined to include
the following:
1. “Hazardous substances,” as that term is defined in the Comprehensive Environmental
Response, Compensation, and Liability Act (“CERCLA”), 42 U.S.C. Sec. 9601(14), and the
related regulations; and
2. Gasoline or any other petroleum product or by‐product;
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3. “Toxic substances,” as that term is defined in the Toxic Substances Control Act (“TSCA”) 15
U.S.C. Secs. 2601, et seq., and the related regulations; and
4. “Insecticides,” “fungicides,” or “rodenticides” as those terms are defined in the Federal
Insecticide, Fungicide or Rodenticide Act (“FIFRA”) 7 U.S.C. Sec. 136 et seq., and the related
regulations.
B. An applicant proposing any industrial use, as defined in the City’s Comprehensive Plan, and
which is not completely enclosed within a building or buildings, must provide a pollutant
attenuation plan which:
1. Proposes methods to capture all surface water run‐off from developed areas to contain and
filter pollutants generated on‐site.
2. Controls dust and other particulate matter generated on site to meet Texas Commission on
Environmental Quality standards.
C. The design of storage facilities for hydrocarbon or hazardous substances, including leak detection
systems, spill containment areas or other control measures shall meet the following requirements:
1. Underground Storage Facilities
Facilities for the underground storage of static hydrocarbon or hazardous substances shall be
of double walled construction or of an equivalent method approved by the Utilities Director.
Methods for detecting leaks in the wall of the storage facility shall be included in the
facility’s design and reviewed prior to issuance of appropriate permits for construction.
2. Above Ground Storage Facilities
All above ground storage facilities shall meet the requirements of Section 8.04.055,
Georgetown Code of Ordinances.
D. All transport facilities for hydrocarbons and hazardous substances shall be approved by the
Utilities Director.
Section 11.04 Stormwater Management System Requirements
No Site Plan, plat, subdivision, or Stormwater Permit may be approved unless the project meets the
minimum requirements of this Code in making adequate provision for control of the quantity of
stormwater runoff to the benefit of both future owners of property within the subdivision and other
lands within the watershed.
11.04.010 General Requirements
It shall be the responsibility of the subdivider to design and construct a system for the collection and
conveyance of all stormwater run‐off flowing onto and generated within the subdivision in accordance
with:
A. Any specific or general requirements of these regulations;
B. The City of Georgetown Drainage Criteria Manual;
C. Chapter 15.44, Flood Damage Prevention, of the Georgetown Municipal Code;
D. Good engineering practices;
E. City‐approved plans, including any regional stormwater plans; and
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F. The principles of stormwater law established by the Texas Water Code.
G. The preservation of existing trees.
11.04.020 Basic Design Objectives
In general, the stormwater management system shall be designed and constructed in a manner which
promotes the development of a network of both natural and built drainage ways throughout the
community and so as to:
A. Retain natural flood plains in a condition that minimizes interference with flood water
conveyance, floodwater storage, aquatic and terrestrial ecosystems, and ground and surface
water.
B. Reduce exposure of people and property to the flood hazard and nuisance associated with
inadequate control of run‐off.
C. Systematically reduces the existing level of flood damages.
D. Ensure that corrective works are consistent with the overall goals of the City.
E. Minimize erosion and sedimentation problems and enhance water quality.
F. Protect environmental quality, social well being, and economic stability.
G. Plan for both the large flooding events and the smaller, more frequent flooding by providing both
major and minor drainage systems.
H. Minimize future operational and maintenance expenses.
I. Reduce exposure of public investment in utilities, streets, and other public facilities
(infrastructure).
J. Minimize the need for rescue and relief efforts associated with flooding and generally undertaken
at the expense of the public.
K. Acquire and maintain a combination of recreational and open space systems utilizing flood plain
lands.
L. Preserve natural drainage patterns and limit the amount of impervious cover so as to prevent
erosion, maintain infiltration and recharge of local seeps and springs, and attenuate the harm of
contaminants collected and transported by stormwater. Overland sheet flow shall be maintained
whenever possible and the dispersion of run‐off back to sheet flow shall be a primary objective of
drainage design for the subdivision as opposed to concentration of flows in storm sewers and
drainage ditches.
11.04.030 General Design Requirements
A. The storm drainage system shall be separate and independent of any sanitary sewer system and
its use shall not interfere with the operation and maintenance of road networks or utility systems.
B. Each lot, site, and block within the subdivision shall be adequately drained as prescribed in the
City’s Drainage Criteria Manual and the City’s Construction Standards and Specifications for
Roads, Streets, Structures, and Utilities. Any use of retaining walls or similar construction shall
be indicated on the Preliminary Plat and the Utilities Director may require construction plans, for
such structure.
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C. No approval shall be issued which would permit building within a regulatory floodway of any
stream or watercourse. The City may, when it deems necessary for the protection of the health,
safety, or welfare of the present and future population, prohibit the subdivision and/or
development of any property, which lies within a designated regulatory floodway of any stream
or watercourse.
D. No lot or building site shall derive sole access to a public street across a waterway unless such
access shall be constructed to remain open under design storm conditions as prescribed in the
City’s Drainage Criteria Manual.
E. Areas subject to inundation under design storm conditions shall be indicated with the minimum
floor elevation of each lot so affected on a certified copy of the Preliminary Plat submitted for
filing. The appropriate Final Action Authority for plat approval may, when it deems necessary
for the protection of the health, safety, or welfare of the present and future populations, place
restrictions on the subdivision, regarding the design and use of areas within a drainageway. The
Final Action Authority shall not approve any subdivision of land within any stream or
watercourse unless the applicant demonstrates that the subdivision and all development
anticipated therein will comply with the requirements of this Code.
F. Design of all drainage facilities, including detention and water quality ponds, streets, inlets,
storm sewers, outfall, drainage berms, culverts, and ditches, and other associated improvements
shall conform to the City’s Drainage Criteria Manual, the City’s Construction Specifications and
Standards Manual, and the following general design standards.
1. Drainage facilities Detention and water quality ponds are not allowed within any Gateway
landscape buffer. Detention and water quality ponds located within the front any setback
shall be designed with a vegetated slope not to exceed 3:1 and shall not include structural
walls. In addition to other setback requirements, all ponds shall be set back at least 20 feet
from a platted residential lot except those that are necessary to convey drainage in the
shortest possible route to or from the street right‐ of‐way, as determined by the Development
Engineer. Drainage facilities include all detention ponds, water quality ponds, outlet
structures, drainage berms, improved channels, or other improvements associated with the
drainage improvements..
2. All dDetention ponds and water quality ponds within athe front street setback shall be
designed to the greatest extent possible to conform to the natural terrain of the land and, if
possible, inas curvilinear, non‐rectangular shapes. When visible from a street or adjacent to a
residential lot, the structural walls of Ddetention ponds and water quality ponds within the
front street setback shall not contain concrete walls (or similar material)shall be either
constructed or faced with stone, brick or similar masonry product. Outlet structures may be
concrete. For detention and water quality ponds located behind the Gateway landscape
buffer, native stone ‐ if mortared in place or dry stacked, or sloped grass walls are required if
visible from the right‐of‐way.
3. Fencing is allowed around detention and water quality ponds only if the fencing is
constructed of wrought iron or tubular steel or other similar product, not to include c. Chain
link fencing is not allowed. . TDetention and water qualityhe fence ponds shall be buffered
from a publicthe street with Shade Trees. Shade Trees shall be spaced a minimum of 30 feet
apart, installed with at least 5 feet of pervious area in all directions, shall be irrigated, and
depicted on the Construction Plans.
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view by planting 5‐gallon evergreen shrubs and vines that shall, at maturity, screen at least 40%
of the view of the detention pond and fence.
4. Separate ponds for each lot within a subdivision may be utilized if they are designed with a
curvilinear contoured shape, do not require fencing, utilize vegetatedive slope stabilization
with a slope not to exceeding 3:1, and do not use structural retaining walls.
5. A Subdivision Variance to these requirements may be requested pursuant to Section 3.22 of
this Code.
G. Projected runoff rates for the design of drainage facilities shall be based on the expected ultimate
developed state of the upstream contributing area. Said ultimate developed state shall be based
on the maximum intensity allowable under the UDC, the Comprehensive Plan, and approved
plans within the contributing area.
H. Design of major drainage ways through a subdivision and major structures such as box culverts
or bridges across a major drainage channel shall be coordinated with the requirements of the
Williamson County Health District when any portion of the subdivision lies outside the City
limits, and when applicable, a letter requesting a local floodplain map amendment from the
Federal Emergency Management Agency (FEMA) shall be provided prior to final construction
plan approval.
11.04.040 Building Permits and Utility Connections
A. Plans submitted for Building Permits and/or utility connections shall include the necessary
drainage related facilities designed and provided for in compliance with this Code and the City’s
Drainage Criteria Manual. The following types of construction are exempt from this requirement:
1. Single‐family and Two‐family residential construction;
2. Permanent new buildings or additions less than 144 square feet;
3. Any other project that does not increase the total amount of impervious cover; and
4. Those projects already in compliance with this Code.
B. Plans and design calculations for all drainage facilities shall be submitted to the Drainage
Development Engineer prior to issuance of any permit within the development or subdivision.
11.04.050 Drainage Easements
The requirements set forth herein are not intended to be exhaustive and wherever it is necessary to
make additional requirements in order to maximize the effectiveness of the drainage plan in question,
such requirements shall be made by the Commission.
A. General Requirements
Where a subdivision is traversed by a watercourse, drainage way, channel, or stream or where a
detention/filtration facility is required, there shall be provided a stormwater easement or
drainage right‐of‐way conforming substantially to the lines of such watercourse or facility, and of
such width and construction to contain the design storm and required freeboard. When parking
lots or other approved use areas serve a dual function, including detention, those areas shall be
designated on the plat as detention areas. The drainage must, at a minimum, be maintained by an
open channel with landscaped banks having adequate width to contain the volume of flow
generated by the design storm under ultimate development conditions.
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B. Design Requirements
1. Where topography or other conditions are such as to make impractical the inclusion of
drainage facilities within the road right‐of‐way, as determined by the Drainage Development
Engineer, perpetual unobstructed easements at least 15 feet in width for such drainage
facilities shall be provided across property outside the road lines and with satisfactory access
to the road. Easements shall be recorded by separate instrument and indicated on the plat.
Drainage easements shall be carried from the road to a natural watercourse or to other
drainage facilities.
2. When a proposed drainage system will carry water across private land outside the
subdivision, drainage easements shall be secured and recorded by separate instrument in the
property records of Williamson County and drawn on the construction plans.
3. Low lying lands along watercourses subject to flooding or overflowing during storm periods
shall be preserved and retained in their natural state as drainage ways except where
modification can be shown to benefit the community and as approved by the City Council.
All development activity within the regulatory floodplain must comply with City and
Federal Emergency Management Agency (FEMA) floodplain management regulations.
4. All sedimentation, filtration, detention, and/or retention basins and related appurtenances
shall be situated within a drainage easement that is recorded by separate instrument in the
property records of Williamson County. The owners of the tracts upon which are located
such easements, appurtenances, and detention facilities shall maintain same and be
responsible for their upkeep. Notice of such duty to maintain shall be shown on the plats.
Section 11.06 Conservation Subdivisions
This Section is intended to encourage Conservation Subdivisions within the city limits and the City’s ETJ
in order to protect natural resources, conserve valuable open space, reduce erosion and sedimentation,
preserve riparian corridors, provide for walking trails, protect the community water supplies, reduce
infrastructure, preserve prime agricultural land, provide smaller streets with less environmental
disturbance, and plan for overall watershed protection. In an effort to achieve these goals, the City is
encouraging developments in areas that are intended for low‐density single‐ family residential to be
designed in a manner consistent with the conservation design standards outlined below.
11.06.010 Applicability
A. General Requirements
The provisions of this Section 11.06 apply to any property in the city limits and the ETJ that will
be developed as Conservation Subdivisions with centralized wastewater collection and treatment
services (i.e., wastewater service provided by the City of Georgetown or another qualified
regional service provider).
B. Incentives
Properties developing under the provisions of this Section 11.06 will be eligible for development
incentives including increased density, alternative street standards with less pavement surface
and grading, flexible lot standards with shorter setbacks, increased impervious cover bonuses,
connection to organized wastewater systems, and flexible stormwater design.
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C. Properties in ETJ Served by Septic Systems
Property located outside of the city limits that will not be developed with collectivized
wastewater systems are not eligible for the incentives or provisions associated with this Section.
11.05.
D. Council Consideration of Applicability of Standards
The City staff shall review a Site Analysis Map (Section 11.06.020.A) for applicable properties and
prepare a report for consideration by the Planning and Zoning Commission and City Council
stating whether the development standards in this Section 11.05 are recommended for the
property.
ED. Limit on Wastewater Service
Property developed under this Section 11.06 may be allowed to connect to the City’s wastewater
system, in compliance with the utility extension policies of this Code and all other applicable City
ordinances and policies, for the level of demand not to exceed that stated in the City’s
Comprehensive Plan for the type of Land Use category applicable to the property shown on the
City’s Future Land Use Plan.
11.06.020 Application Requirements
A. Site Analysis Map Required
The Applicant shall prepare and submit a Site Analysis Map to the Planning staff for review prior
to the submittal of an application for Preliminary Plat or Site Plan, whichever comes first. The
Planning Director shall consider approval of the Site Analysis Map, using the criteria established
in If the property meets the criterion set forth is Section 11.06.010., the Site Analysis Map must be
acted upon by the City Council prior to submittal of any subsequent application for
development. The purpose of the Site Analysis Map is to ensure that the important site features
have been adequately identified prior to the creation of the site design, the proposed open space
set‐aside will meet the requirements of this section, and whether the site is a candidate for
development using conservation subdivision design principles. The Site Analysis Map can be
prepared by a licensed landscape architect, geologist, professional engineer, surveyor or other
professional, set forth in the Development Manual. The Site Analysis Map shall include, but not
be limited to, the following features, if applicable:
1. Property boundaries;
2. The FEMA Floodplain, additional streams, rivers, lakes, wetlands, and other hydrologic
features;
3. Topographic contours of no less than 10‐foot intervals;
4. Probability of Karst features;
5. Probability of Endangered or Threatened Species habitat;
6. General vegetation characteristics of the land (trees, understory brush, groundcover, etc.);
7. Existing roads, structures, and utility easements;
8. Historical or archaeological sites;
9. Agricultural land in current or historical farming use;
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10. Potential connections with existing or future green‐space and trails.
B. Conservation Open Space Management Plan Required
A Conservation Open Space Management Plan, as described below, shall be prepared and
submitted concurrently with the Preliminary Plat and be referenced to in a plat note. This
Conservation Open Space Management Plan (“Plan”) shall:
1. Allocate responsibility and state guidelines for the maintenance, cost and operation of the
Open Space and any facilities located thereon, including provisions for ongoing
maintenance, the source of funding and for long‐term capital improvements;
2. Provide for enforcement of the Plan;
3. Determine whether or not structures to be built within the plat(s) will be designated “green
design” (as defined in 11.06.040);
4. Provide that any changes to the Plan be reviewed and approved by the City Council of the
City of Georgetown; and
5. Include a provision stating that, in the event that the guidelines described in the Plan have
not been met, the City may assume or assign responsibility for its maintenance and may
enter the premises and take corrective action, the costs of which may be charged to the
Owner(s).
C. Instrument of Permanent Protection Required
An instrument of permanent protection, such as a conservation easement, deed restriction or
other permanent restrictive covenant, as described below, shall be placed on the Open Space
prior to the recordation of the Final Plat. A plat note referencing this instrument shall be included
on the Preliminary and Final Plats. This instrument can be:
1. A permanent conservation easement in favor of:
a. A land trust or similar conservation‐oriented non‐profit organization with legal authority
to accept such easements. The organization shall be bona fide and in perpetual existence
and the conveyance instruments shall contain an appropriate provision for retransfer in
the event the organization becomes unable to carry out its functions;
b. A homeowner’s association, provided that membership is mandatory; or
c. A governmental entity with an interest in pursuing goals compatible with the purposes
of this ordinance. If the entity accepting the easement is not the City, then a third right of
enforcement favoring the City shall be included in the easement; or
2. Another equivalent legal tool that provides permanent protection, if approved by the City.
11.06.030 Conservation Open Space
A. Standards to Determine Conservation Open Space
The Conservation Open Space shall comprise at least 35% of the gross tract area, including
parkland dedication, described in Section 13.05. Parkland dedication is permitted and
encouraged to be within or directly adjacent to the Conservation Open Space.
1. The following are considered Primary Conservation Areas and are required to be included
within the Conservation Open Space, unless the applicant demonstrates that this provision
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would constitute an unusual hardship and be counter to the purposes of this article, as
determined by the Director.
a. The regulatory 100‐year floodplain, as defined by the City of Georgetown Drainage
Manual;
b. Buffers of at least 25 feet on both sides of the floodplain for all perennial and intermittent
streams in a drainage basin of 20 acres and greater;
c. Wetlands that meet the definition used by the Army Corps of Engineers pursuant to the
Clean Water Act;
d. Karst cave features and buffers;
e. Endangered or Threatened Species habitat; and
f. Archaeological sites, cemeteries, and burial grounds;
2. The following are considered Secondary Conservation Areas and may be included within
the Conservation Open Space, if necessary or desired.
a. Existing healthy, native forests of at least one acre contiguous area;
b. Meadows, woodlands, wildlife corridors, game preserves, or similar conservation‐
oriented areas;
c. Other significant natural features and scenic view sheds such as ridge lines, peaks, and
rock outcroppings, particularly those that can be seen from public roads;
d. Agriculture, horticulture, forestry, or pasture uses.
e. Easements for drainage, access, underground utility lines, etc.;
f. Other conservation‐oriented uses and/or structures compatible with the purposes of this
ordinance;
g. Walking or bicycle trails, either existing or proposed;
h. Nonstructural stormwater management practices, addressed in Section 11.054.050.
3. The Conservation Areas shall be depicted on the Preliminary and Final Plats.
4. Management practices shall be defined by the potential use(s) at the time of submittal of the
Conservation Open Space Management Plan.
B. Restricted Uses of Conservation Open Space.
The following are prohibited and restricted uses of the Primary and Secondary Conservation
Areas, unless the Applicant demonstrates that these provisions would constitute an unusual
hardship and be counter to the purposes of this article, as determined by the Director.
1. Prohibited Uses in Conservation Open Space
a. Golf courses;
b. Roads, parking lots and impervious surfaces, unless allowed by another provision within
Section 11.06 or for the specific use of maintaining street connectivity;
c. Wastewater disposal, except for irrigation use in public parks or roadways; and
d. Agricultural activities not conducted according to acceptable Management Practices.
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2. Additional Restrictions on Use of Conservation Open Space
a. At least 50% of the Conservation Open Space shall be in a contiguous tract.
b. The Conservation Open Space should adjoin any neighboring areas of open space, other
protected areas or non‐protected natural areas that could be candidates for protected
open space in the future.
c. A buffer of at least 100 feet shall be required between residential structures and
agricultural uses unless that use is a tree farm, community garden, orchard, or other
compatible agricultural use, as determined by the Director. This buffer should consist of
trees, native grasses, shrubs, and/or a windbreak and can be included in the designated
open space. Roads or other types of buffers can be substituted if deemed sufficient by the
Director.
d. The Conservation Open Space should be directly accessible to the largest practicable
number of lots within the subdivision. Non‐adjoining lots shall be provided with safe,
convenient access to the Open Space. See example diagram below.
e. Tree Survey requirements of Section 8.02 will be waived for those areas defined as
Primary Conservation Open Space.
Conventional Lot diagram
11.06.040 Impervious Cover
A. Maximum Impervious Cover
Impervious cover shall not exceed 50% of gross property acreage for any use.
1. See Conservation Subdivision Dimensional Standards Table in Section 11.06.070 for specific
lot dimensional standards.
2. All other impervious cover limitations in Section 11.02 shall apply here, except those stated
in Table 11.06.070 and Table 11.06.071.
3. Dedicated parkland, trails (public or private), streets classified as collectors and arterials on
the Thoroughfare Plan, or historical/archaeological structures do not count against the total
impervious cover.
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B. Green Design Bonus.
An impervious cover bonus to 55% gross property acreage may be received for “green design” if
all building construction satisfies minimum “certified” requirements of U.S. Green Building
Council’s final adopted LEED guidelines or NAHB Green Building Guidelines, as certified by the
buildings’ architect and reviewed by the City Building Plans Examiner. Applications seeking
certification for green design shall so state. A green design requirement shall be memorialized in
a plat note on the Preliminary and Final Plats, and shall be a condition in the Conservation Open
Space Management Plan.
11.06.050 Stormwater Management
A. Detention
To the extent possible, detention ponds shall be designed to manage stormwater within the entire
Conservation Subdivision, unless otherwise approved by the City’s Development Engineer.
1. All detention ponds shall be designed as an integral part of the landscape, including a slope
no greater than 3:1, no concrete except at the outlet and/or the inlet, and no requirement for
or installation of barrier fencing. All detention ponds shall be designed to have minimal
amount of land disturbance (based on commercially reasonable standards) as a part of its
construction. All ponds shall meet all requirements of the City Drainage Manual.
2. If barrier fencing is required, such fencing shall be wrought iron or other decorative fencing
and shall be buffered from the street view by planting shrubs and vines that will, at
maturity, screen at least 60% of the view of the fence.
B. Water Quality
To the extent possible, water quality ponds shall be designed to manage stormwater within the
entire Conservation Subdivision, unless otherwise approved by the City’s Development
Engineer. All water quality ponds will be designed according to current Texas Commission on
Environmental Quality (TCEQ) Standards for a Permanent Best Management Practice.
1. Water quality shall be provided by one or more of the following methods.
a. Extended detention basins (only when associated with a wet basin or pond);
b. Grassy swales;
c. Vegetative filter strips;
d. Aqualogic cartridge systems;
e. Wet basins;
f. Constructed wetlands; or
g. Bioretention.
2. All water quality facilities shall be designed as an integral part of the landscape, including a
slope no greater than 3:1, no concrete except at the outlet and/or the inlet, and no
requirement for or installation of barrier fencing. All water quality facilities shall be designed
to have minimal amount of land disturbance (based on commercially reasonable standards)
as a part of its construction.
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3. If barrier fencing is required, such fencing shall be wrought iron or other decorative fencing
and shall be buffered from the street view by planting shrubs and vines that will, at
maturity, screen at least 60% of the view of the fence.
11.06.060 Geometric and Pavement Standards
Local Sstreets within conservation subdivisions may be constructed to an alternativee cross‐section, as
described in Section 12.04.030. standards than those required in Chapter 12. The neighborhood street
network shall form an organized, connected pattern that defines the community both functionally and
visibly. Streets shall take the form of two‐way streets, two one‐way streets separated by a landscaped
median or a residential lane and shall be designed to respect and follow the existing terrain and
natural contours. Streets should, when possible, parallel existing tree lines, minimize construction and
grading costs, promote pedestrian movement and minimize crossing of primary conservation areas.
Maximum grading can be increased to 12% on local streets, where applicable. In addition, streets
should be shorter and narrower than traditional streets to lessen impervious cover and combine gentle
curves and grade changes with traffic calming measures for safety purposes. See the Table of standards
below.
Table 11.06.060: Conservation Street Geometric Standards
Criteria Alley Residential
Lane/Loop Local Res.
Collector*
Major
Collector
Minor
Arterial
Major
Arterial
Expected ADT -- <800 <800 >800 >2,500 >12,500 >24,000
Right-of-Way
(minimum feet) 20 50 50 70 112 136 160
Pavement Widths
(minimum feet) 15 20 26 33** 44 48 48-72
Traffic Lanes 1 2 1 shared
lane 2 2-4 2-4 4-6
Lane Width
(minimum width) 15 10 10 10 11 12 12
Parking Lanes None None Both sides Both sides Both
sides*** None None
Design Speed
(mph) -- 20-25 20-25 20-25 30-35 35-40 35-40
Median Width****
(minimum feet) -- -- -- 10 16 24 24
Edge Landscaping
(both sides (in
row))
-- -- -- -- 6 12 12
Sidewalk/Trail None Both Sides Both Sides Both Sides Both Sides Both Sides Both Sides
Sidewalk Width
(minimum feet) -- 5 5 5 8 ft trail*****8 ft trail 8 ft trail
Landscape
Easement (min 10
foot width)
None Both Sides Both Sides Both Sides Both Sides Both Sides Both Sides
* Residential Collectors are required to have a 15x6 foot bulb-out in the parking lanes every 250 feet.
** Pavement widths for Residential Collectors shall only be required at a minimum of 26 feet without parking
lanes if homes do not front onto it. R.O.W. for these streets would remain at 76 feet.
*** Parking required for 2-lane roadways only
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**** Edge landscaping and 8’ trails can be interchangeable and meandering according to topography, existing
vegetation, slope or desired path.
***** 8 foot trails will be built to hike/bike standards in place of 5 foot sidewalk standards and can carry both
bicycle and pedestrian traffic.
11.06.070 Conservation Lot Development Standards
Conservation Lot Development Standards establish lot sizes and certain restrictions for all residential
and non‐residential conservation development within the City of Georgetown. The tables below
replace tables in Section 6.03 in Chapter 6. All other language and sections of Chapter 6 apply here. All
properties must comply with the Impervious Cover Limitations established in Section 11.02, except
those stated in the Table below.
Table 11.06.070 Housing Type Dimensional Standards
Standard Conv Conv Conv Zero-lot
line 2-Fam TH Quad Apt.
Lot/Parcel Area, min. 1 acre 10,000 4,000 4,500 5,000 12,000 10,000 12,000
Area per Dwelling, min. -- -- -- -- 2,500 2,000 2,500 1,000
Units per Structure, max. -- -- -- -- 2 6 4 24
Lot Width, minimum feet * 60 50 40 40 50 22 45 40
Front Setback, min. feet 25 15 10 15 10 10 15 15
Side Setback, min. feet ** 10 10 6 0/6 6 6 10 20
Rear Setback, min. feet 20 10 10 7.5 10 10 10 20
Impervious Coverage (zoning,
max %) 25 55 55 65 55 65 65 65
Building Height, max. feet 35 35 35 40 35 40 40 60
Acc. Building Height, max. feet 45 15 15 25 15 15 15 15
Required Landscaping, min. %
See Chapter 8
Buffer yard, min. feet
* Minimum lot widths on cul-de-sac lots may be reduced between 25 feet and 50 feet at the front property line
provided that the minimum required lot width is provided at the front setback line.
** Side setbacks may be reduced to less than 6 feet, subject to required minimum fire flow. Dr
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Table 11.06.071: Non-Residential Lot and Dimensional Standards
Standard C-N C-1 C-3 OF BP MU IN
Lot Area, minimum 10,000 SF -- -- -- 5 acres
n/a
--
Lot Width, minimum feet 50 -- -- -- -- --
Front Setback, min. feet 20 -- 25 25 50 35
Required Front Build-to Line 15% 15% -- 15% -- --
Side Setback, min. feet 10 4 10 10 20 20
Rear Setback, min. feet 20 0 10 10 20 20
Impervious Coverage, max % * 65 80 80 85 70 95
Building Height, max. feet 25 35 45 45 60 60
Required Landscaping, min. % 15 15 15 20 35 15
Perimeter Buffer, min. feet 10 0 25 15 20 30
* For projects over the Edwards Aquifer please refer to Section 11.02
Section 11.07 Water Quality Regulations for property located over the
Edwards Aquifer Recharge Zone
11.07.001 Applicability
A. The regulations of this Section apply to all property within the corporate limits of the City and its
extraterritorial jurisdiction (“ETJ”), to the extent allowable by State law, located within the
recharge zone of the Edwards Aquifer, as that term is defined in Title 30, Texas Administrative
Code §213.3 and §213.22, except as noted below. Property within the Edwards Aquifer Recharge
Zone (“EARZ”) is determined by the most current official map of the relevant zone located in the
Texas Commission on Environmental Quality office for Region 11.
B. Section 11.07.003, as described herein, does not apply to Occupied Site as this term is defined in
this Section. Property with an Occupied Site should be in accordance with the Federal standards
as referenced in this Section.
11.07.002 Definitions
The following words and phrases, when used in this Section, shall have the meanings respectively
ascribed to them in this subsection, except when the context otherwise requires:
Bank (of a stream). The ordinary high water mark of a stream, not the floodplain boundaries, as
determined by the appropriate authority.
Best Management Practices (BMPs). For this Section only, BMPs has that meaning ascribed to it in
Title 30, Texas Administrative Code §213.3(5), as may be amended and as further defined herein.
Development Engineer. A professional engineer licensed by the State of Texas and designated to serve
in the capacity of the Development Engineer for duties specified in the City Code of Ordinances and
Unified Development Code.
Geologic Assessment. A report prepared by a geologist pursuant to Title 30, Texas Administrative
Code §213.5 and containing the additional information required by this Section.
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Geologist. A licensed professional geoscientist who has training and experience in ground water
hydrology and related fields that enable that individual to make sound professional judgements
regarding the identification of sensitive features, such as springs and streams.
Licensed Professional Geoscientist. A geoscientist who maintains a current license through the Texas
Board of Professional Geoscientists in accordance with its requirements for professional practice.
Occupied Site. Any spring identified as a critical habitat unit by the United States Fish and Wildlife
Service for the Georgetown Salamander (Eurycea naufragia), and include the following: Cobb Well,
Cobb Springs, Cowen Creek Spring, Bat Well Cave, Walnut Spring, Twin Spring, Hogg Hollow Spring,
Cedar Hollow Spring, Knight (Crockett Garden) Spring, Cedar Breaks Hiking Trail Spring, Water Tank
Cave, Avant’s (Capitol Aggregates), Buford Hollow Springs, Swinbank Spring, Shadow Canyon, San
Gabriel Spring, and Garey Ranch Springs. The locations of the Occupied Sites are shown on the map
incorporated below.
Recharge Zone. That portion of the City and its ETJ that overlays the EARZ as defined in Title 30, Texas
Administrative Code §213.3, as may be amended.
Regulated Activity. Shall have that meaning ascribed to it by Title 30, Texas Administrative Code
§213.3(28), as may be amended.
Spring. Any natural setting or location where ground water flows to the surface of the earth from
underground frequently enough to support spring associated vegetation such as ferns, watercress and
Texas sedge.
Stream. A flow of surface water sufficient to produce a defined natural channel or bed. A defined natural
channel or bed is an area that demonstrates clear evidence of the passage of water.
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11.07.003 Spring Buffer and Stream Buffer Protection
A. Spring Buffer
1. A Spring Buffer is established within 164 feet (or 50 meters) of the approximate center of a
Spring outlet in the EARZ that is identified in a Geologic Assessment. The Spring Buffer shall
not include pre‐existing development.
2. No Regulated Activities may be conducted within the Spring Buffer except for the following
and subject to the stated restrictions:
a. Properly permitted maintenance of existing improvements;
b. Scientific monitoring of water quality;
c. Fences above the normal high water mark of a Stream if such fences comply with applicable
floodplain regulations;
d. Subject to Stream Buffer limitations, below, parks and open space development limited to
trails, benches, trash cans and pet waste facilities; provided that trails shall not be located
within the ordinary high water mark of a stream and shall be limited to trails for walking,
jogging and non‐motorized biking; and
e. Wastewater infrastructure installed roughly parallel to a stream provided that such
infrastructure is installed on the side of the stream opposite the Spring and is installed no
closer than 25 feet from the Bank of the Stream; provided that wastewater infrastructure
shall not cross a Stream associated with a Spring within the Spring Buffer.
B. Stream Buffer
1. A Stream Buffer is established for all Streams in the EARZ that is identified in a Geologic
Assessment. The boundaries of the Stream Buffer are as follows:
a. For Streams draining more than 64 acres and less than 320 acres, the boundaries of the
Stream Buffer coincide with the boundaries of the FEMA 1% floodplain or a calculated 1%
floodplain, whichever is smaller. In the absence of a FEMA floodplain and a calculated
floodplain, the Stream Buffer under this subsection (a) shall be a minimum of 200 feet wide
with at least 75 feet from the centerline of the Stream.
If a property owner only controls one side of a Stream, then the minimum buffer shall be
100 feet from the centerline of a Stream, or along the FEMA 1% floodplain or a calculated
1% floodplain, if available.
b. For Streams draining more than 320 acres but less than 640 acres, the boundaries of the
Stream Buffer coincide with the boundaries of the FEMA 1% floodplain or a calculated 1%
floodplain, whichever is smaller. In the absence of a FEMA floodplain and a calculated
floodplain, the Stream Buffer under this subsection (b) shall be a minimum of 300 feet wide
with at least 100 feet from the centerline of the stream.
If a property owner only controls one side of a Stream, then the minimum buffer shall be
150 feet from the centerline of a Stream, or along the FEMA 1% floodplain or a calculated
1% floodplain, if available.
c. For Streams draining 640 acres or more, the boundaries of the Stream Buffer coincide with
the boundaries of the FEMA 1% floodplain or a calculated 1% floodplain, whichever is
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smaller. In the absence of a FEMA floodplain and a calculated floodplain, the Stream Buffer
under this subsection (c) shall be a minimum of 500 feet wide with at least 200 feet from the
centerline of the stream.
If a property owner only controls one side of a Stream, then the minimum buffer shall be
250 feet from the centerline of a Stream, or along the FEMA 1% floodplain or a calculated
1% floodplain, if available.
2. No Regulated Activity may be conducted within the Stream Buffer other than:
a. Properly permitted maintenance of existing improvements;
b. Scientific monitoring of water quality;
c. Fences above the normal high water mark of a Stream if such fences comply with applicable
floodplain regulations; and
d. The construction of the following improvements, subject to the stated restrictions:
i. Wastewater facilities, provided that wastewater utilities shall not be located below the
normal high water elevation within the channel of a stream except at crossings of a
stream;
ii. Underground utilities other than wastewater facilities provided that such
underground utilities may only be installed at Stream crossings, or at intervals no
closer than 400 feet apart;
iii. Parks and open space development limited to trails, benches, trash cans and pet waste
facilities; provided that trails shall not be located within the ordinary high water mark
of a Stream and shall be limited to trails for walking, jogging and non‐motorized
biking.
iv. Water quality or flood control systems, provided that measures are taken in the
construction of such water quality or flood control systems to minimize the impact to
the Stream Buffer;
v. Public projects that enhance or recharge the Edwards Aquifer, provide flood
prevention, and similar capital improvements;
vi. Remediation of altered floodplain to its natural limits;
vii. Arterial, collector and local residential streets crossing a Stream provided that:
(A) A floodplain with a drainage area greater than 640 acres may only be crossed by
arterial streets;
(B) A floodplain with a drainage area between 320 acres and 640 acres may only be
crossed by arterial and collector streets;
(C) A floodplain with a drainage area up to 320 acres may be crossed by arterial,
collector, or local residential streets; and
(D) A street required for a secondary access, or as required by the currently adopted
fire code regulations, is exempt from this subsection.
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C. All Spring and Stream Buffers, as described herein, shall be shown on all plats, Site Plan and
infrastructure construction plans, to include Stormwater Permits and Building Permits when
applicable.
D. Exemptions.
1. The Spring Buffer and Stream Buffer requirements of Section 11.07.003 do not apply to an
Occupied Site as this term is defined in this Section. Regulated Activity on a tract of land with
an Occupied Site, or within 984 feet (or 300 meters) of an Occupied Site, should be in accordance
with the standards outline in UDC Appendix A.
2. In the event that the owner of property opts to request a variance from the standards outlined
in UDC Appendix A to the Adaptive Management Working Group, it shall be the responsibility
of the owner of property to submit to the City of Georgetown revised plans in accordance with
the results of the variance request;
E. Variances
1. An owner of property of a tract of land with a Spring or Stream may request a variance from
the spring and/or stream buffer requirements of this subsection to the Planning and Zoning
Commission.
2. The Planning and Zoning Commission may consider and take final action on a variance request
in accordance with the powers and duties in Section 2.05.010.A.6 of this Code.
F. Appeal
Any person aggrieved by an administrative decision pertaining to this subsection may appeal to
the Planning and Zoning Commission in accordance with Section 3.14 of this Code.
11.07.004 Water Quality Best Management Practices
A. For all Regulated Activities within the Recharge Zone, the following regulations apply:
1. Permanent structural water quality controls for a project shall remove eighty‐five percent (85%)
of total suspended solids for the entire project and shall be certified by a licensed professional
engineer.
2. No Regulated Activity shall cause any increase in the developed flow rate for the 2‐year, 3‐hour
storm;
3. All development projects, including, but not limited to, individual home sites, shall implement
temporary BMPs to minimize sediment runoff.
4. New roadways or expansions to existing roadways that provide a capacity of 25,000 vehicles
per day that are located on the Recharge Zone shall provide for spill containment as described
in the Optional Enhanced Measures of the Edwards Aquifer Protection Program.
5. All permanent BMPs with an overt physical presence shall have signage that clearly identifies
the purpose of the permanent BMP and the party responsible for maintenance.
6. Maintenance plans for permanent BMPs shall be recorded in the Official Records of Williamson
County.
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11.07.005 Geologic Assessment
A. The owner of property who submits a development application for a Regulated Activity on a tract
of land located over the EARZ shall submit a Geologic Assessment with the Plat application.
B. In the event that the subject property was platted prior to December 9, 2014, or meets the Plat
exceptions of this Code, a Geologic Assessment shall be submitted with the first required
development application for the Regulated Activity. Development applications include
Construction Plans, Site/Construction Plans, Stormwater Permits, and Building Permits (only
single‐family and two‐family residential on a tract of land that meets the Plat exceptions of this
Code).
C. No development application for property located over the EARZ may be approved until a Geologic
Assessment has been accepted by the Development Engineer or his designee.
D. The Geologic Assessment must contain all of that information required by Title 30, Texas
Administrative Code §213.5. Additionally, the Geologic Assessment must:
1. Identify all Springs and/or Streams on the subject property, or certify that no Springs or Streams
exist on the subject property;
2. Describe any Spring and/or Stream on the subject property, including determining the location
of any Spring outlet or Stream;
E. Subsequent applications required to develop the subject property will not require a new Geologic
Assessment provided the Regulated Activity, as submitted in the application, is consistent with the
accepted Geologic Assessment. Any deviations will result in the need to submit an updated
Geologic Assessment prior to final approval of the application.
F. Exemptions.
1. A Geologic Assessment shall not be required for Regulated Activity that meets all of the
following criteria:
a. Proposed development is single‐family residential or two‐family residential; and
b. Subject property is located on an individual lot that is less than 5 acres; and
c. Subdivision (to include replat) is 5 lots or less, and no more than 5 gross acres; and
d. Subject property is located within a drainage area that is less than 64 acres.
2. Regulated Activity that meet all of the criteria above must submit with the required
development application a letter signed by a professional Engineer certifying the drainage area
and identifying any Springs on the subject property. In the event that Springs exist, the project
Engineer must identify applicable buffers on the plans.
11.07.006. Acknowledgement Form
A. The owner of property who submits a development application for a Regulated Activity on a tract
of land located over the EARZ shall submit an Acknowledgement Form in accordance with the
provisions of this subsection.
B. The owner of property shall through a completed Acknowledgement Form, acknowledge and
certify the following:
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1. The Regulated Activity, as proposed, complies with the Water Quality Best Management
Practices regulations of this Section; and
2. The subject property has an Occupied Site, is located within 984 feet of an Occupied Site, or has
a Springs or Stream located more than 984 feet from an Occupied Site; and
3. The Regulated Activity, as submitted, complies with the rules and regulations of this Section.
C. A completed, signed and notarized Acknowledgement Form shall be submitted with the Plat,
Construction Plan, Site/Construction Plan, Stormwater Permit, and Building Permit (single‐family
and two‐family residential on a tract of land that is exempt from the Plat requirements of this Code)
applications.
D. The development application to the City of Georgetown shall be deemed incomplete if the
Acknowledgement Form is not completed, signed and notarized.
E. After the completeness review (Section 3.02.040) of a development application subject to
subparagraph (A) above, the director or his/her designee shall provide a copy of the
Acknowledgement Form to the Williamson County Conservation Foundation Adaptive
Management Working Group.
11.07.007 Water Quality Management Plan
A. The City shall adopt a Water Quality Management Plan for all areas within the Recharge Zone.
Such management practices will include, but not be limited to, public education and outreach,
hazardous waste education, integrated pest management, illicit discharge detection and
elimination, construction‐site storm‐water runoff control, post‐construction storm‐water
management, and pollution prevention for municipal operations including City and County
maintenance activities in the ETJ.
B. The City’s adopted Storm Water Management Plan, as amended, shall serve as the Water Quality
Management Plan for purposes of this Section, unless stated otherwise.
11.07.008 Williamson County Conservation Foundation Adaptive Management Working
Group
An Adaptive Management Working Group has been established by the Williamson County
Conservation Foundation to review data on a regular basis and make recommendations for specific
changes in management directions related to the Federal standards for Occupied Sites. The Adaptive
Management Working Group duties include, but are not limited to, development of an annual report
regarding the preservation of the Georgetown Salamander, continuous monitoring of the Georgetown
Salamander, assessment of research priorities, adaptive management of preservation of the Georgetown
Salamander and the effectiveness of achieving the above objectives. The City Manager will appoint two
City employees with appropriate technical expertise in the fields of planning and development and
system engineering as members to the Adaptive Management Working Group. The efforts of the
Adaptive Management Working Group will be led by the Williamson County Conservation Foundation
staff.
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City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 13. Jo rd an Mad d o x,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 13 is the p ublic improvement and utilities s ectio n o f the code. Chap ter 13 has been c o mp letely re-
fo rmatted and re-arranged to the extent that a red-line vers io n was not ac hievable. Therefo re, the material
p res ented for C hapter 13 is a clean vers io n that will c o mp letely replac e mos t o f the existing Chapter 13
(exc ep t where s p ec ified). Most of the requirements o f the existing c hapter are retained in the new p ro p o s al,
b ut language and terms have b een updated , modified o r c larified as needed. T he s ectio ns have been re-
arranged for s implic ity and c larity, and some provis io ns have been re-loc ated to other p arts o f the Code
and/o r the Development Manual for eas e of us e. T he changes to Chapter 13 s tem from UDC Amendment
List # 37, whic h was a c o mp lete review and update of the c hapter. There have been no c hanges s inc e the
las t UDC meeting. Amendments to the c urrent UDC Chapter 13 inc lude:
13.01.030 - The 80% exemptio n rule, whic h exemp ts utilities fro m being extend ed in c ertain situatio ns, has
b een clarified to foc us o n certain p ublic impro vements and d o es no t exemp t fire flow, ROW dedic ation o r
s id ewalks in c ertain s ituations .
13.02.050 - Maintenanc e bond s for p ublic imp ro vements change from 1 year at 25% o f c o s t to 2 years at
10% of cost.
13.03.B. - Inc reas es the street Pub lic Utility Eas ement (PUE) fro m 10 feet to 15 feet alo ng major
ro ad ways .
13.04 - D) Co d ifies c urrent p ractice that connec tio n to the City's water s ys tem fo r fire flo w p ro tec tion
trigger's p etition for voluntary annexatio n into the c ity limits . H) Exc ep tions alternatives to the water
req uirements may be cons id ered by the Development Engineer ins tead o f City Counc il.
13.05 - Co difies c urrent prac tic e that c o nnec tion to the City's wastewater s ys tem trigger's petition for
voluntary annexation into the c ity limits . I) Exc ep tions alternatives to the was tewater requirements may be
cons id ered by the Development Engineer ins tead of City Counc il.
13.06 - New s ec tion, ad d res s ing elec tric and c ommunic ations . When such infras truc ture shall be lo cated
und erground (bas ed o n land use and ro ad way typ e); lo catio n req uirements, ac c es s protectio n, and
alleviating sc reening c o nflic ts fo r elec tric trans fo rmers ; and exc ep tions to the requirements provid ed to the
Develo p ment Engineer. Mostly codifies existing p ractices.
13.08 - Res erves a s ectio n fo r P arkland Dedic ation, which was formerly lo c ated in S ectio n 13.05 and is
und ergoing a review with the Parks Directo r and Parks Board. If Chap ter 13 is adopted prior to completion
o f the p arks review, the exis ting language will remain.
13.09 - Simplifies the language regarding fis c al s urety for p ublic improvements . No c hange to the
req uirements.
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13.010 - No c hange to S p ecial Districts sec tio n exc ep t that emb ed d ed definitio ns were mo ved to Chap ter
16, Definitions .
Removed from the Chapter - 1) A dedic ated s ec tion to Rural Residential S ubdivis io ns. Certain
p ro visions have been moved elsewhere in the UDC, s uch as s treet standard s and s treet lighting. Rural utility
o p tions still remain available. 2) A dedic ation s ec tio n to Survey Monumentation. Mo s t o f this language is
b eing moved to the UDC Development Manual.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 13 Amendments Backup Material
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Chapter 13 Infrastructure and Public Improvements
Section 13.01 General
The purpose of this Chapter is to ensure the orderly continuation of public improvements for
development in Georgetown, through the planning, design, and construction thereof. The intent of this
Chapter is to ensure, as part of the development process, the construction of adequate public
improvements in a safe, equitable, and efficient manner.
13.01.010 Applicability
The provisions of this Chapter are adopted pursuant to Texas Local Government Code Chapters 211
and 212, and the City Charter.
13.01.020 Public Improvements
Land proposed for development in the City’s corporate limits and extra‐territorial jurisdiction (ETJ)
shall be adequately served by essential public facilities and services, including but not limited to water
distribution, wastewater collection and treatment, roadways, pedestrian circulation, storm drainage
conveyance, and park and recreational facilities. Development seeking or requiring connection to a
public utility system shall design and install public improvements in accordance with the
Comprehensive Plan, and shall meet the minimum requirements established by this Code, the City’s
Construction Standards and Specification Manual (“Construction Manual”) and any other adopted
City design or technical criteria.
Public improvements required for development under the provisions of this Code include, but are not
limited to:
A. Stormwater drainage system, including but not limited to drainage easements, channels, storm
sewer lines and inlets, in accordance with the provisions of Chapter 11 of this Code.
B. Streets, including but not limited to sidewalks, alleys, bridges, and street lighting, in accordance
with the provisions of Chapter 12 of this Code.
C. Utility system, including but not limited to water, wastewater, and electric infrastructure, in
accordance with the provisions of this Chapter.
D. Utility services for communications, gas, other electric providers, or other approved service shall
be installed in accordance with the approved utility assignment locations and associated
franchise agreements.
13.01.030 Public Improvement Exemptions
A. 80 Percent Rule
Residential subdivisions processed as either a Minor Plat or a Resubdivision of four (4) or fewer
lots may provide certain public improvements to the same or similar level, as determined by the
Development Engineer, as the existing improvements serving 80% of adjacent properties that
contain a residential or agricultural use. For purposes of this section, “adjacent properties”
include properties directly across a street right‐of‐way from the subject property.
The 80% Rule exemption applies to the public improvements required in this Code, except as
follows:
1. Chapter 11, Stormwater.
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2. Section 12.02, Comprehensive Plan roadway right‐of‐way dedication.
3. Section 12.08, Sidewalks, in the city limits only. Sidewalks in the ETJ are exempt.
4. Section 13.03, Public Utility Easements.
5. Section 13.04, Fire Flow, unless granted an exception as authorized by Sections B103 and
B105 of the International Fire Code, considering density, on‐site storage, sprinkler system,
and any other authorized modifications; and
6. Section 13.07, Utility Master Plan infrastructure.
B. Residential Rural/Estate Subdivisions
Single‐family development within the Agriculture (AG) and Residential Estate (RE) Districts, or
in the City’s extraterritorial jurisdiction (“Residential Rural/Estate Subdivisions”) qualify for
certain modified standards throughout this Chapter and other chapters of this Code, where
specified. It is the intent that these modified standards be used to create a rural‐type atmosphere
for a development without sacrificing the integrity of current or future infrastructure systems.
The resubdivision of a Residential Rural/Estate Subdivision to a density which does not meet the
rural exemption shall be upgraded in conformance with this Code.
Section 13.02 Public Improvement Requirements
13.02.010 Developer Responsibilities
The developer is responsible for payment of all costs of materials and installation of all infrastructure
and public improvements required by this Code, unless otherwise specified.
13.02.020 Continuity of Improvements
All public improvements shall be designed and installed to provide for a logical system of utilities,
drainage and streets, and to create continuity of improvements for the development of adjacent
properties. All required public improvements shall be extended along the boundary and/or through
the subject property to the perimeter of the subject property. Utility assignments are depicted in the
Construction Manual.
13.02.030 Inspection of Improvements
A. During the course of installation and construction of the required improvements, the
Development Engineer or designee shall make periodic inspections of the construction to ensure
that all improvements comply with the provisions of this Code. Construction that fails to comply
with the standards and specifications contained or referred to herein shall not be accepted.
B. The City will charge engineering inspection fees during construction and for final inspection. The
City will not provide layout work or daily inspection.
C. Compaction tests on embankments and flexible bases, depth tests on flexible bases and
pavements, and pressure tests on piping systems are required prior to final approval.
13.02.050 Acceptance and Maintenance of Improvements
A. Upon completion of all required public improvements, the City may consider acceptance of the
constructed public improvements only after record as‐built drawings have been submitted to the
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City, which shall include a statement signed by a registered Professional Engineer that all
improvements have been installed and constructed in accordance with this Code.
B. A written guarantee that all workmanship and materials associated with public improvements
shall be free of defects for a period of two (2) years from the date of acceptance by the
Development Engineer shall be provided to the City. A two (2) year maintenance bond in the
amount of 10% of the total construction cost of all workmanship and materials shall be submitted
to the City per the approved City form.
C. The City shall not repair, maintain, install, or provide any streets, public utilities or services in
any subdivision for which a Final Plat has not been approved and recorded, nor in which the
standards contained herein or referred to herein have not been complied with in full.
D. Public improvements constructed to a standard varying from City specifications but approved by
the City shall be accompanied by a maintenance agreement with a Property Owner’s Association
(or similar organization) for the proper and continuous operation, maintenance, and supervision
of such facilities. A copy of the agreement(s) providing for such shall be presented to the
Development Engineer and approved as to form by the City Attorney prior to recordation of a
Final Plat and shall be filed of record with the plat thereof.
13.02.060 Provision of Utilities
A. The City shall not supply water, wastewater, or electricity according to the standards of this
Chapter for any tract of land that is not a legal lot, nor shall the City have any obligation to
extend utility service to any parcel created in violation of the requirements of this Code.
B. A connection to or tap into the City water system, electric system, or wastewater system shall not
be made without a permit or express prior written approval. The developer or builder shall make
available all necessary materials to make the final tap or connection.
C. Temporary utility service may be provided according to the standards and procedures of the
utility provider and are not subject to the requirements of this Chapter.
Section 13.03 Utility Easements
A. Uniform and continuous public utility easements (P.U.E.) shall be provided along all street lot
lines at a minimum of 10 feet. If not dedicated by plat, the easement shall be granted at the time
of Site Development Plan or by separate instrument, at the discretion of the Development
Engineer. The City may consider approval of an alternative easement location other than along
the street lot line.
B. Alongside major collectors, arterials, and highways, the P.U.E. shall be a minimum of 15 feet.
Shade Trees shall not be planted within these easements, unless approved by the Development
Engineer. In any P.U.E. with existing overhead electric lines, Shade Trees are prohibited.
Ornamental Trees are allowed within all P.U.E.s.
C. Utility easements may be required across parts of lots other than as described above, at the
discretion of the Development Engineer. If situated between lots, easements for water,
wastewater and storm sewer lines shall be at least 20 feet in width. Where the proposed
development adjoins an unplatted area, up to a 20‐foot easement may be required along the rear
of lots adjoining the unplatted area.
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D. Where utility easements are not straight due to curved streets, a larger easement shall be
provided where needed for overhead electric, at the discretion of the Development Engineer.
E. Utility easements may be fenced if unlocked gates are provided to allow free movement of
excavating machines, maintenance equipment, and personnel throughout the full length of the
easement.
Section 13.04 Public Water Standards
All development shall be served with an adequate water supply and distribution systems for fire
protection and domestic use, unless otherwise specified. The developer shall be responsible for
providing infrastructure to an approved public water supply system, including but not limited to,
water distribution lines, fire hydrants, valves, elevated metering transmission structures, and water
towers, consistent with the City’s Comprehensive Plan. All improvements shall be designed and
constructed according to the City’s Construction Manual.
A. Where an approved public water collection main or outfall line is less than one‐half (1/2) mile
from the property boundary, connection to the public water system shall be required and public
water shall be installed throughout the development.
B. Extension of water utilities shall conform to the City’s adopted Utility Extension and
Improvement Policy, as amended.
C. The developer shall be responsible for the cost of extension and connection to the existing public
water system.
D. The water main pipe size for water distribution system improvements and extensions shall be a
minimum diameter of eight (8) inches. Water infrastructure shall be of sufficient size to furnish
adequate domestic water supply for fire protection in conformance with the City’s adopted Fire
Code, as amended. Fire hydrants shall be provided in accordance with the Construction Manual.
Properties in the ETJ that desire or require fire flow service from the City of Georgetown shall
first submit a petition for voluntary annexation, in accordance with Section 3.25 of this Code.
E. The design and construction of the components of the public water system shall comply with
regulations covering extension of public water systems adopted by the Texas Commission on
Environmental Quality (TCEQ). For development that is not served by a public water supply,
proof of a safe and adequate water supply shall be provided to the Development Engineer.
F. Where an approved public water collection main or outfall line is more than one‐half (1/2) mile
away from the property boundary, on‐site wells may be utilized; however, if the City’s Capital
Improvement Plan has scheduled the extension of a water collection main or outfall line to be
completed to a location point within one‐half mile away from the property boundary within five
(5) years from the date of the Preliminary Plat submittal, connection to the public water system is
required. In such instance, the subdivider shall be required to install a public water system and
shall bear the cost of connecting the subdivision to such existing water system.
G. Improvements required through the Water Services Master Plan shall be designed and installed
in accordance with Section 13.08 of this Code.
H. Exceptions or alternatives to the requirements of this Section may be considered by the
Development Engineer or their designee.
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Section 13.05 Public Wastewater Standards
All development, where desired or required, shall be served with an approved public wastewater
system, including but not limited to, wastewater lines, manholes, force mains, and lift stations,
consistent with the Comprehensive Plan. Properties in the ETJ that desire or require wastewater
service from the City of Georgetown shall first submit a petition for voluntary annexation, in
accordance with Section 3.25 of this Code. All improvements shall be designed and constructed
according to the City’s Construction Manual.
A. Where an approved public wastewater collection main or outfall line is less than one‐half (1/2)
mile from the property boundary, connection to the public wastewater system shall be required
and a public wastewater collection system shall be installed throughout the development.
B. Extension of wastewater utilities shall conform to the City’s adopted Utility Extension and
Improvement Policy, as amended.
C. The developer shall be responsible for the cost of extension and connection to the existing
wastewater collection system.
D. The wastewater gravity main pipe size for wastewater improvements shall be a minimum
diameter of eight (8) inches.
E. The design and construction of all wastewater systems shall comply with regulations covering
extension of public sanitary wastewater systems adopted by the Texas Commission on
Environmental Quality.
F. All wastewater systems shall be designed and constructed to operate on a gravity flow basis. In
extraordinary circumstances and with the approval of the Development Engineer, lots one (1)
acre and greater may design a low‐pressure, vacuum, or gravity flow system to minimize the
need for lift stations.
G. Where an approved wastewater collection main or outfall line is more than one‐half (1/2) mile
away from the property boundary, on‐site septic system(s) may be utilized; however, if the City’s
Capital Improvement Plan has scheduled the extension of a wastewater collection main or outfall
line to be completed to a location point within one‐half mile away from the property boundary
within five (5) years from the date of the Preliminary Plat submittal, connection to the public
wastewater system is required. In such instance, the subdivider shall be required to install a
public wastewater collection system and shall bear the cost of connecting to such existing
wastewater collection system.
H. Improvements required through the Water Services Master Plan shall be designed and installed
in accordance with Section 13.08 of this Code.
I. Exceptions or alternatives to the requirements of this Section may be considered by the
Development Engineer or their designee.
Section 13.06 Electric and Communication Standards
The City’s Electrical Engineer shall design the electrical system for all development, unless otherwise
authorized. Where permanent electric service is desired and/or improvements required, the electric
improvements shall be installed and maintained in accordance with the following standards:
A. For residential subdivisions, all electric distribution lines and individual service lines shall be
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installed underground unless located within an alley or otherwise approved. If overhead lines
existed prior to underground installation, such poles, guy wires, and related structures shall be
removed following construction of the underground infrastructure.
B. For non‐residential and multi‐family development where no existing overhead infrastructure
exists, underground electric utility lines shall be required along the street and within the site.
Where existing overhead infrastructure is to be relocated, it shall be re‐installed underground
and the existing facilities shall be removed at the discretion of the Development Engineer.
C. Underground electric and communication service lines shall be located and installed according to
the Construction Manual.
D. Electric transformers and related equipment shall be mounted on pads at ground level. For non‐
residential development, such equipment shall be located outside of the street yard where
practical and preferably located behind the front façade of the primary building structure. Such
equipment shall be reasonably separated from pedestrian or vehicular access ways, shall have
approved driveway or all‐weather vehicular accessibility, shall not conflict with roadway sight
visibility, and shall be located outside of future right‐of‐way.
E. Screening of pad‐mounted transformers for non‐residential development shall consist of barrier
fencing or shrub plantings located no closer than three (3) feet from the transformer, except for
the entry side of the transformer, which shall have a minimum of 10 feet of unobstructed
clearance. The entry side of the transformer shall not face a public street unless located behind the
front façade of the primary building structure. The transformer pad shall be located with
adequate room for the required landscape screening to be installed consistent with these
provisions. Transformers in the Downtown Overlay are exempt from these requirements.
F. Once utility service lines have been installed underground, the installation of new above‐ground
lines in that location is prohibited.
G. The installation of public street lights, and connection of electric service thereto, shall be the
responsibility of the developer as provided in Chapter 12 of this Code.
H. Installed overhead and underground electric service shall take into account Heritage and
Protected Trees when locating new service lines.
I. Exceptions or alternatives to the requirements of this Section may be considered by the
Development Engineer or their designee.
Section 13.07 Master Plan Infrastructure
The City’s Comprehensive Plan includes utility master plans for the water distribution, wastewater
collection and electric utility. Each master plan identifies future system improvements that are
necessary to meet or exceed treatment and transport requirements for the specific utility. The planning
horizon for the plan is up to 20 years in the future.
A. Construction of Master Plan Infrastructure
When a master plan requires the installation of regional infrastructure on a property, the developer
shall extend and construct such facilities at their own expense. When these facilities exceed the utility
needs for the specific development beyond the utility minimum size, the facility shall be considered
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oversized. All necessary easements and/or rights‐of‐way for such infrastructure shall be dedicated at
no cost to the City.
B. Oversizing Cost Participation
1. The City may, at its sole discretion, participate with a developer in the cost of oversized
facilities based upon, but not limited to the following factors:
a) The approved utility budget for the current year;
b) The ability of the specific utility to fund any future costs;
c) The degree to which the project conforms to and accomplishes the 5‐year CIP priorities;
d) The degree to which the project accomplishes the utility Master Plan; and
e) The impact to system operations. Any cost participation contract shall be approved by the
City Council prior to approval of the Final Plat.
2. Cost participation shall be based upon the cost differential between the master plan line size
and the minimum line size required to serve the development, for eligible construction costs.
3. When a line extension is included in the current 5‐year CIP, the approved cost participation
contract shall provide for the payment to be scheduled during the same fiscal year as the CIP
project that would have accomplished the line extension, and after the date of notice of
acceptance by the City.
4. The fees shall be calculated by the City based on information from the developer’s engineer,
using a methodology that apportions the development’s projected usage (based upon the
minimum pipe size) to the available usage due to oversizing. The developer’s engineer shall
use the City’s approved water or wastewater master plan as a basis for calculating residential
flow per dwelling unit. Calculations for non‐residential units shall be calculated using the
latest edition of the “Design Criteria for Sewage Systems,” as produced by the Texas
Commission on Environmental Quality.
5. The calculation of cost participation shall be based on construction costs in effect at the time
the connection to the system (the “tap”) is made. All calculations shall be submitted to the
City for appropriate review, verification, and approval.
6. A cost participation contract is not a guarantee of capacity. Guarantee of capacity is achieved
through payment of impact fees.
C. Impact Fee Credits
When a line extension is included in the 10‐year Capital Improvement Plan (CIP), an Impact Fee
credit may be eligible on the fee assessment for each lot in the subdivision. Impact Fee credit shall be
calculated based upon the number and size of service connections and the allocation of costs in the
Impact Fee calculation, as amended.
Section 13.08 Reserved. Parkland Dedication
Section 13.09 Subdivision Improvement Guarantee
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In lieu of full construction of all public improvements prior to Final Plat recordation, a plat may be
recorded without acceptance of the required public improvements through the posting of fiscal
surety. Fiscal surety shall be provided in an amount of at least 125 percent (125%) of the cost of the
required public improvements, as estimated by a licensed engineer and approved by the
Development Engineer. The Development Engineer has the discretion to reduce the percentage of the
fiscal surety instrument based on the amount of the construction completed.
The financial instrument shall state the name of the development or subdivision, and shall list the
required improvements and estimate costs thereof. A plat shall not be recorded until financial
security is delivered to the City in a form provided by the City and approved as to form and legality
by the City Attorney. No release of any security shall occur until the City has formally accepted the
improvement that is the subject of such security.
Section 13.10 Creation of Special Districts (unchanged)
13.10.010 Purpose and Intent
To provide for the prudent use of political subdivisions that are created pursuant to Article III, Section
52, and/or Article XVI, Section 59, of the Texas Constitution and that are authorized by law to provide
water, wastewater, drainage, and other services (“districts”), in order to allow development within the
City’s corporate boundaries and extraterritorial jurisdiction that is generally consistent with the City’s
Comprehensive Plan.
This section is intended to be equitably applied to the creation of, inclusion of land within, and
operation of all proposed districts, while allowing flexibility necessary to address unique factors that
may arise with respect to each proposed district.
Prior to considering whether to consent to or support the creation of a district, the City will consider
whether the City is able to provide water and/or wastewater service to the area proposed to be
included in the district and whether such area is within the City’s projected ultimate city limit
boundary.
The standards established in this section are intended to carry out the following purposes:
• Encourage quality development;
• Protect the water quality within all watersheds of the City;
• Protect the water quality of the City’s drinking water sources;
• Allow the City to enforce land use and development regulations consistent with the City’s
comprehensive plan;
• Provide for construction of infrastructure consistent with City standards and City inspection of
such infrastructure;
• Provide notice to residents of the district that the City may annex the district at some future time;
• Facilitate cost‐effective construction of infrastructure to serve the area within the district,
including police and fire stations, that is consistent with City standards and plans, so that the
potential financial burden on the citizens of Georgetown will be reduced, in the event of
annexation of such land by the City;
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• Provide for extension of water and wastewater lines that will serve future growth in the City and
its extraterritorial jurisdiction consistent with the City’s regional utility planning;
• Establish guidelines for reasonable conditions to be placed on;
• Issuance of bonds by the district; and
• The City’s consent to creation of the district, including conditions consistent with the City’s
water and sewer bond ordinances regarding creation of districts that might otherwise
detrimentally compete with the City’s utility systems;
• Establish guidelines for other mutually beneficial agreements by the City and the district; and
• Provide a procedural framework for responding to an application seeking the City’s consent to
the creation of a district.
13.10.020 Definitions
(moved to Chapter 16, Definitions)
A. Bond. Instrument, including a bond, note, certificate of participation or other instrument
evidencing a proportionate interest in payments due to be paid by an issuer or other type of
obligation that: (1) is issued or incurred by an issuer under the issuer’s borrowing power;
without regard to whether it is subject to annual appropriation; and (2) is represented by an
instrument issued in bearer or registered form or is not represented by an instrument but the
transfer of which is registered on books maintained for that purpose by or on behalf of the issuer.
B. Certificate of convenience and necessity (CCN). A permit issued by the Texas Commission on
Environmental Quality (“TCEQ”) authorizing a specified utility to be the retail water or sewer
service provider in a specified area.
C. City Council. City Council of the City of Georgetown.
D. Consent agreement. An agreement between the City and owners and developers of land in a
proposed district which, if agreed to, shall be attached to the consent resolution adopted by the
City Council.
E. Consent resolution. A resolution approved by the City Council setting forth terms of its consent
to creation of a district.
F. Consent to creation of a district. Authorization for the owners of land in a proposed district to
initiate proceedings to create a district as provided by law.
G. District. A municipal utility district (“MUD”), water control and improvement district (“WCID”),
flesh water supply district (“FWSD”), or similar political subdivision created to provide water,
sewer or drainage utility services, roads, or other services allowed by law to a specified area,
pursuant to Article III, Section 52, and/or Article XVI, Section 59, of the Texas Constitution.
H. Extraterritorial jurisdiction (ETJ). Unincorporated area generally extending two miles from the
City limit, excluding other incorporated municipalities and their ETJ, in which the City has the
authority to annex property, as determined in accordance with Chapter 42 of the Local
Government Code.
I. Strategic partnership agreement. An agreement between the City and a district addressing the
relationship between the City and the district, including limited purpose annexation of
commercial areas and other matters pursuant to Section 43.0751 of the Local Government Code.
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J. TCEQ. The Texas Commission on Environmental Quality or its successor.
13.10.030 Prerequisites to Consent to Creation of a District
A. Before the City Council consents to creation of a district, the following issues shall be considered
in accordance with this chapter:
1. If applicable, whether the area proposed for inclusion in the district meets criteria for
annexation set out in the City’s annexation policy and is within the City’s projected ultimate
city limit boundary; and
2. Whether the City will provide water and/or wastewater services to the land within the
proposed district at a reasonable cost and will commence construction of facilities necessary
to serve the land within 2 years and substantially complete such construction within 4½
years after submittal of the petition pursuant to the City’s policies on the extension of utility
services.
B. If the determination on both issues 1 and 2 above is negative, then before consenting to the
creation of a district, the City Council shall consider further whether the creation of the district is
feasible, practicable, necessary for the provision of the proposed services and would be a benefit
to the land, and therefore warrants the City’s consent, consistent with the other considerations in
this policy.
C. If the determination on either of the two issues is affirmative, then the City Council shall not
consent to creation of the district unless the applicant demonstrates that unique factors justify its
creation. If appropriate under the circumstances, the City shall:
1. Commence negotiations with the owners of at least 50 percent of the land in the proposed
district and a majority of the qualified voters concerning the City’s provision of water and
wastewater services, upon receipt of a petition submitted by such persons in accordance
with Local Government Code, Section 42.042; or
2. Commence proceedings to annex the land in the proposed district.
13.10.040 Staff Analysis
Upon receipt of an application seeking the City’s consent to creation of a district and after a
preliminary determination of the prerequisites in Section 13.10.030, City staff shall analyze the
proposed development and its potential impact on facilities and services. The applicant shall provide
the following preliminary information relative to the land proposed to be included in the district, if
available:
A. Engineering report showing:
1. Preliminary water availability study, including copies of any proposed contracts;
2. Preliminary wastewater treatment availability, including copies of any proposed contracts;
3. Preliminary drainage study; and
4. Preliminary road study for any roads proposed to be reimbursed by bonds.
B. Preliminary cost estimates for water, wastewater, drainage or road facilities or projects, and any
other proposed district facilities to be reimbursed or paid for by the issuance of district bonds;
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C. Master development plan showing general layout of proposed land uses; major streets and roads;
water, wastewater, and drainage facilities; and any other district facilities;
D. Information concerning provision of firefighting and law enforcement services;
E. Estimated build‐out schedule by year with estimated assessed valuations in the district;
F. Estimated ultimate amount of bonds to be issued by the district, ultimate debt service
requirements, and projected district tax rate;
G. District boundary and vicinity map;
H. Traffic study identifying potential impacts on:
1. The City’s road system serving the land proposed to be included in the district, if all or any
portion of the land is located within the City or within two miles of the City’s boundaries;
and
2. The county’s road system, this traffic study is in addition to any traffic studies required by
the City’s subdivision regulations in connection with submittal of subdivision plats;
3. If all or any portion of the proposed district is located outside the City’s boundaries, proof
that the applicant has provided the following information by certified mail to the Williamson
County Judge and each member of the Commissioners Court: the name, acreage, and
location of the proposed district, build‐out schedule, estimated population on total build‐out,
and map of the area;
4. Such other information as City staff may reasonably require to analyze the need for the
proposed facilities and the development’s potential impact; and
5. Any proposed City consent agreements.
13.10.050 Conditions to City’s Consent to Creation of a District
If the City Council elects to consent to the creation of or inclusion of land within a district, then it shall
impose the following requirements as conditions of the City’s consent, and such requirements shall be
stipulated in the consent resolution and/or other ancillary agreement, unless the City Council
determines that requirements are not appropriate with regard to a specific district.
A. All water, wastewater, drainage, and road infrastructure and facilities as well as any other
infrastructure or facilities to be reimbursed or paid for by the issuance of district bonds, shall be
designed and constructed to City standards, including without limitation fire flow standards and
utility and road design, construction and installation standards, in accordance with plans and
specifications that have been approved by the City. In the event of a conflict between City water
and wastewater standards and standards imposed by the CCN holder for the proposed district,
City standards shall prevail, unless otherwise agreed by the City.
B. The City shall have the right to inspect all facilities being constructed by or on behalf of the
district and to charge inspection fees consistent with the City’s inspection fee schedule, as
amended from time to time.
C. Bonds, including refunding bonds issued by the district, shall, unless otherwise agreed to by the
City, comply with the following requirements, provided such requirements do not generally
render the bonds unmarketable:
1. Maximum maturity of 20 years for any one series of bonds;
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2. Interest rate that does not exceed 2% above the highest average interest rate reported by the
Daily Bond Buyer in its weekly “20 Bond Index” during the one month period preceding the
date notice of the sale of such bonds is given;
3. The bonds shall expressly provide that the district shall reserve the right to redeem bonds at
any time subsequent to the tenth (10th) anniversary of the date of issuance, without premium.
No variable rate bonds shall be issued by a district without City Council approval; and
4. Any refunding bonds of the district must provide for a minimum of 3% present value
savings and that the latest maturity of the refunding bonds may not extend beyond the latest
maturity of the refunded bonds unless approved by the City Council.
D. The City shall require the following information with respect to bond issuance:
1. At least 30 days before issuance of bonds, except refunding bonds, the district’s financial
advisor shall certify in writing that the bonds are being issued within the existing water,
sewer, or drainage facilities in the county in which the district is located and shall deliver the
certification to the City Secretary, and the City.
2. At least 30 days before the issuance of bonds, the district shall deliver to the City Secretary,
and the City Manager notice as to:
a. The amount of bonds being proposed for issuance;
b. The projects to be funded by such bonds; and
c. The proposed debt service tax rate after issuance of the bonds.
d. If the district is not required to obtain TCEQ approval of the issuance of the bonds (other
than refunding bonds), the district shall deliver such notice to the City Secretary, and the
City Manager at least 60 days prior to issuing such bonds. Within 30 days after the
district closes the sale of a series of bonds, the district shall deliver to the City Secretary
and the City Manager a copy of the final official statement for such series of bonds. If the
City requests additional information regarding such issuance of bonds, the district shall
promptly provide such information at no cost to City.
E. The purposes for which a district may issue bonds shall be restricted to the purchase,
construction, acquisition, repair, extension and improvement of land, easements, works,
improvements, facilities, plants, equipment, and appliances necessary to:
1. Provide a water supply for the district for municipal uses, domestic uses, and commercial
purposes;
2. Collect, transport, process, dispose of and control all domestic, industrial or communal
wastes from the district whether in fluid, solid, or composite state;
3. Gather, conduct, divert, and control local storm water or other local harmful excesses of
water in the district; and
4. Pay organization and administrative expenses, operation expenses during construction, cost
of issuance, interest during construction, and capitalized interest.
5. If appropriate in a particular district, the City may consent to issuance of bonds for purchase,
construction, acquisition, repair, extension, or improvement of fire stations, roads, and/or
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other capital improvements that are mutually agreed upon by the City Council and the
applicant.
F. The district shall contain sufficient acreage to assure the economic viability of the district but no
more acreage than can feasibly be annexed at one time. In general, a district is not expected to
include less than 200 acres or more than 500 acres.
G. Development within the district shall be consistent with the City’s Comprehensive Plan.
H. No district shall include land in more than one city’s Extraterritorial Jurisdiction.
I. The City and the owners of all land in the proposed district shall reach agreement on the terms of
a development agreement pursuant to Local Government Code, Section 212.171, et seq. to extend
the City’s planning authority over land included in the district by providing for approval of a
development plan, authorizing enforcement by the City of land use and development
regulations, and including other lawful terms and considerations the parties consider
appropriate. The development agreement shall include provisions relating to the following
matters:
1. Land use plan reflecting all approved land uses and residential densities;
2. Compliance with City construction Codes, including permit requirements;
3. Compliance with City and other applicable stormwater and water quality regulations;
4. Development standards comparable to City zoning regulations; and
5. Dedication and development of park land, open space, and trails.
The above list is not intended to be exhaustive. It is expected that the parties will cooperate to
identify those matters unique to the district that may be addressed in a development agreement.
J. At least 30 days before issuance of bonds, the district shall certify in writing that the district is in
full compliance with the consent resolution approved by the City Council and, to the extent such
agreements impose requirements on the district, with the consent agreement, strategic
partnership agreement and all other agreements executed by the City and the district, and shall
deliver the certification to the City Secretary, and the City Manager.
K. No land within the district shall be allowed, at any time in the future, to incorporate, join in an
incorporation, or be annexed into any incorporated city other than the City of Georgetown.
L. No land shall be annexed by the district without prior City Council approval.
M. The district shall not construct or install infrastructure or facilities to serve areas outside the
district or sell or deliver services to areas outside the district without prior City Council approval.
N. After creation of the district, and unless otherwise expressly authorized by the consent agreement
or development agreement, no district shall be converted into another type of district,
consolidated with another district, divided into two or more new districts or seek additional
governmental powers that were beyond its statutory authority at the time the district was
created, without prior City Council approval.
O. If allowed by law, the City may annex any commercial development within the district for
limited purposes pursuant to Local Government Code, Section 43.0751, and may impose a sales
and use tax within the area annexed for limited purposes. If limited purpose annexation is not
allowed by law, then the City may not consent to inclusion of commercial retail areas within the
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district. The City may consider sharing tax receipts with the district, provided the district’s share
is used to finance infrastructure, retire bond debt or for other purposes acceptable to the City.
P. The district shall not issue any bonds other than those authorized by the consent agreement
without City Council approval.
Q. The district shall file a notice in the real property records of all counties in which the district is
located stating that the City has authority to annex the district. The parties may attach a form of
such notice to the consent agreement or development agreement.
R. The district shall send a copy of the order or other action setting an ad valorem tax rate to the
City Secretary, and the City Manager within 30 days after district adoption of the rate.
S. The district shall, send a copy of its annual audit to the City Secretary, and the City Manager
within 30 days after approval.
T. The City shall encourage the district to maintain a debt service structure that will ensure that the
district’s taxes are maintained at a rate at least equal to the City’s tax rate, to the extent feasible.
U. The district shall provide copies of any material event notices filed under applicable federal
securities laws or regulations to the City Secretary, and the City Manager within 30 days after
filing such notices with the applicable federal agency.
V. Construction of capital improvements such as fire stations and recreational amenities shall be
encouraged.
W. Sharing of fire stations, recreational amenities, and other capital improvements by the City and
the district shall be encouraged.
X. If construction or expansion of a wastewater treatment facility is proposed to serve the district,
the plant design shall conform to all applicable state and federal permitting and design
standards. In addition, any wastewater discharge shall be permitted to meet effluent limitations
no less stringent than 5‐5‐2‐1 (5 parts per million {“ppm”} biochemical oxygen demand; 5 ppm
total suspended solids; 2 ppm nitrogen; and 1 ppm phosphorus) or the current limits in permit(s)
held by the City, whichever is strictest. The City reserves the right to protest any wastewater
treatment facility permit application or amendment.
Y. The board of directors of the district and landowners within the district shall assist the City in
annexing one or more areas as reasonably necessary for the City to connect areas to the City that
are outside the district and that the City intends to annex in the foreseeable future.
Z. The City shall require the district to complete a traffic impact analysis pursuant to Section 12.05 of
this Code.
AA. The City may agree not to annex and dissolve the district any earlier than the first to occur of: (i)
extension of water, sanitary sewer, and drainage facilities to serve 90% of the land within the
district; or (ii) 15 years after creation of the district. The contract between the City and the
district may provide that the City may set rates for water and/or sewer services for property that
was within the district that vary from those for other properties within the City in order to
compensate the City for assumption of district obligations upon annexation, in compliance with
any statutory requirements applicable to such an agreement.
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AB. The consent agreement and ancillary documents shall include terms providing for the district to
be fully developed and ready for full purpose annexation by the City within a reasonable time
period.
AC. The applicant shall reimburse the City for expenses incurred by the City in connection with the
City’s consent to formation of the district, including but not limited to professional fees incurred
in connection with negotiation and preparation of the consent resolution, consent agreement,
development agreement, strategic partnership agreement, and related documents.
13.10.060 City Operations Compensation Fee
A fee shall be assessed for each residential unit within the district equal to the proportion of City
operations attributed to serving residents of the district. The fee shall be calculated as follows:
B = Total General Fund budget for the fiscal year in which the consent application is filed.
P = The estimated population of the City at the time the consent application is filed.
H = The estimated average household size within the City at the time the consent application is
filed.
D = The percentage of City services used by district residents. This percentage shall be adopted by
the City annually as a part of the City’s budget adoption process.
Y = Number of years of duration of the district.
R = Discount rate. This rate shall be adopted by the City annually as a part of the City’s budget
adoption process.
PV = Present value.
City Operations Compensation Fee = PV(R,Y,‐((B /(P /H)) * D))
Example:
B = $24,000,000
P = 41,000
H = 2.8
D = 15%
Y = 20
R = 6%
Fee = $2,819.92
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City of Georgetown, Texas
Unified Development Code Advisory Committee
October 12, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on the propos ed amendments to UDC C hapter 16. Jo rd an Mad d o x,
AICP, Princ ipal Planner and Sofia Nelson, C NU-A, P lanning Directo r
ITEM SUMMARY:
Chap ter 16 is the d efinitio ns s ectio n o f the UDC . Mo s t o f the p ro p o s ed and mo d ified definitions pertain to
trans p o rtation-related terms s uc h as streets, c urb s , and d riveways, in addition to s ome mis cellaneo us terms
needing attention. Altho ugh there are s o me ed its to exis ting terms , mo s t d efinitions presented here are new
to the c o d e. Thes e edits satis fy UDC Amend ment Lis t #41 (up d ate d efinitions ).
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
ATTACHMENTS:
Description Type
Chapter 16 Amendments Exhibit
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Chapter 16 Definitions
Section 16.02 Definitions
Abutting. Having Sharing a property line or common border or a portion of a property line or common
border.
Alley. A public or private traffic way, secondary means of access. See Street, Alley.
Alternative Parking Plan. A plan approved by the Director that allows for alternatives to the vehicular
parking, stacking, and loading requirements in Chapter 9 of this Code.
AASHTO. American Association of State Highway and Transportation Officials.
Average Daily Trip (ADT). The projected or counted amount of traffic traversing a street. Used often as a
modeled or calculated measurement of expected traffic generation for a development or neighborhood in
order to determine roadway adequacy.
Back-of-curb. The outside edge of an approved curb type not adjacent to a travel way. The basis of
measurement for paved width and curb basis within this Code.
Bicycle Lane. An on‐street defined travel lane for the exclusive use of bicycles.
Bikeway. All thoroughfares that explicitly provide for bicycle travel including facilities existing within
street and highway rights‐of‐way and facilities along separate and independent corridors.
Block. One or more parcels together forming a unit of land bounded by through‐streets, railroad rights‐of‐
way, watercourses, public parks, cemeteries, rural land, or any other barrier to the continuity of
development or any combination thereof. In cases where the platting is incomplete or disconnected, the
Planning Director shall determine the outline of the block.A parcel of land, entirely surrounded by public
streets, highways, railroad right‐of‐way, public walks, parks or green strips, rural land, drainage channels,
or a combination thereof.
Block Length. The length of a street between the intersection of said street and another street, unless
otherwise dictated by this Code, measured from the center point of two streets.
Bond. A sealed instrument under which a person or entity is obligated to pay an agreed‐upon amount of
money on or before a specified expiration date or action. Binding security; firm assurance. Any form of
security including a cash deposit, surety bond, property, or instrument of credit in an amount and form
satisfactory to the City Attorney.
Certificate of Convenience and Necessity (CCN). A permit issued by the Texas Commission on
Environmental Quality (“TCEQ”) authorizing a specified utility to be the retail water or sewer service
provider in a specified area.
Comprehensive Plan Roadway or Thoroughfare. A street or trail identified in the City’s Overall
Transportation Plan as an existing or future roadway needed to accommodate the current and future
transportation needs of the community. Includes Major Collector, Minor Arterial, Major Arterial, and any
identified public trail or railway.
Connectivity Ratio. A numerical calculation determined by the number and linkage characteristics of
streets within a subdivision.
Consent Agreement. An agreement between the City and owners and developers of land in a proposed
district which, if agreed to, shall be attached to the consent resolution adopted by the City Council.
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Consent Resolution. A resolution approved by the City Council setting forth terms of its consent to
creation of a district.
Construction Specifications and Standards Manual. Referred to often in this Code as the
“Construction Manual,” this City of Georgetown document includes standard details and specifications for
the construction of public improvements.
Curb. A defined concrete edge of a street, which may or may not include a stormwater gutter.
Curb, Mountable. Also described as a rollover or roll‐up curb, a Mountable Curb is a street border that has
sloping faces that allow vehicles to easily encroach upon on them and is not considered a vehicular barrier
curb. Mountable Curbs are considered a combined curb type that is the primary component of a stormwater
conveyance system that carries alongside a roadway.
Curb, Ribbon. Also described as a lay‐down curb, a Ribbon Curb is a street border that is generally flat and
is not considered a vehicular barrier curb. Typically associated with sheet‐flow or open ditch stormwater
conveyance and does not carry stormwater laterally alongside a roadway.
Curb, Vertical. Also described as a stand‐up curb or barrier curb, a Vertical Curb is a street border that is
generally accepted as a safety barrier separating vehicular traffic from a building, sidewalk, or other area
where vehicles are not desired. Typically paired with a defined stormwater conveyance gutter that carries
stormwater laterally alongside a roadway.
Curb Basis. The dimensional area between the back of a street curb and the outside of the right‐of‐way.
Curb Stop. A concrete barrier secured to a parking stall to stop the tire of a moving vehicle.
Cut-Out Parking. A designated street parking lane with defining characteristics separating it from the
primary travel way of the street. Cut‐out areas are typically seen in residential neighborhoods and in the
downtown area. Graphical design of cut‐out parking can be found in the Chapter 12 Technical Appendix.
Developer. A person or entity partaking in an activity governed by this Unified Development Code
including, but not limited to, division of land, erection or modification of buildings, construction of public
improvements, or any other alteration of land or property subject to this Code. The term “developer” may
include the terms “property owner”, “subdivider”, “applicant”, and/or “builder” as the parties responsible
for successive stages of a development project may vary.
Development. Initiation of any activity governed by this Unified Development Code related to land or
property modification whether for imminent or future construction activities including, but not limited to,
division of a parcel of land into two or more parcels; alteration of the surface or subsurface of the land
including grading, filling, or excavating; mining or drilling operations; clearing or removal of natural
vegetation and/or trees; installation of public infrastructure including utilities, roadways, and drainage
facilities; and construction or enlargement of any building, structure, or impervious surface. Exclusions from
this definition include maintenance of lawns, gardens, and trees; repairs to existing utilities; minimal
clearing of vegetation for surveying and testing; and bona fide agricultural activities.The term
“development” includes any of the following occurrences: The division of a parcel of land into two or more
lots or parcels; the construction, reconstruction, conversion, structural alternation, relocation, or enlargement
of any buildings; the extension of any use of land; any clearing, grading, excavation, or other movement of
land, for which permission may be required pursuant to this ordinance; reconstruction, alteration of the size
or material change in the external appearance of a structure; and excavation for the construction, moving,
alteration, or repair, not including ordinary maintenance and repair, of any building or structure exceeding
144 square feet in area.
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Driveway. A private roadway travel way providing vehicular access for vehicles from a street to the
adjacent property. a parking space, garage, dwelling, or other structure.
Drive Aisle. The vehicular travel ways within a development that provide access to buildings, parking
spaces, loading spaces and other areas of the property. A drive aisle does not equate to a public or private
street.
Driveway, Non-Residential. A driveway serving typically non‐residential development, including multi‐
family and townhouse uses.
Driveway, Residential. A driveway serving single‐ and two‐family uses.
Electrical Engineer. The person designated by the City’s electric utility to make decisions regarding
placement, design, procedures, and other authorized determinations regarding electrical public
improvements.
Existing Street Connection. A public street connection to an existing public street that ultimately
connects in two or more locations to a Major Street.
Future Street Connection. A public street stub to an adjacent property that will not immediately connect
to a public street, and the ultimate connection is dependent upon the development of the adjacent property
Impact Fee. A user fee charged for connection to the public utility system.
Internal Roadway. A street that is entirely within a subdivision but not located along the boundary. Does
not constitute or equal a Perimeter Street.
Intersection Spacing. The length of a segment of street as measured between the centerlines of two
through streets (both on the same side of the street segment to be measured).
Level of Service (LOS). A qualitative assessment of a roadʹs operating conditions, indicating capacity per
unit of demand a street based on and related to the operational characteristics of the facility.
Lot, Platted. A parcel of land identified as an individual lot on a subdivision plat recorded in the
Williamson County Plat Records.
Median. A raised or depressed curbed division of travel lanes. Does not include a “flush” median, which
acts only as a painted division of travel lanes. May be of a pervious or impervious surface but is typically
covered with grass, landscaping, trees and may contain pedestrian facilities.
Multi-Modal. The availability of multiple modes of transportation within a system or corridor, which may
include but not be limited to, vehicles, pedestrians, cyclists, transit
Numbered County Road. A public roadway within the jurisdiction of a county which contains a
numbered designation. For example: CR 140.
Oversized Utility Line. A utility facility that is described in the City’s water or electric master plan,
necessary to accommodate current and future users. May be constructed by various parties with potential
cost‐sharing partnership opportunities.
Parcel. Continuous land area owned by or controlled by the same person or entity.Any legally described area
of land.
Parent Tract. The original tract of land as described by deed from which one or more lots are to be
subdivided from.Tract or lot as described by deed dated prior to May 10, 1977 or plat, which includes one or
more lots that are being subdivided.
Paved Surface. An area surfaced with single or multiple‐course surface treatment, asphalt, concrete,
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pervious concrete, or grasscrete pavement constructed on a base course or similar all‐ weather surface,. Does
not includinge gravel, grass, stones, decomposed granite, or similar unpaved materials.
Paved Width. The dimensional width between the back of a street curb to the back of a curb across travel
lanes. Does not include a median.
Plat Waiver. An exception to specifically‐defined regulations of this Code to address difficulties in
developing a property for subdivision. A Plat Waiver does not constitute a Variance, as that term is defined
in this Code, and only applies to certain provisions relating to subdividing a lot or parcel.
Property Owner’s Association. An entity established to represent the interests of property owners within
a defined area and may include maintenance and enforcement responsibilities.
Reserve Strip. A narrow strip of property usually separating a parcel of land from a roadway or utility line
easement, that is characterized by limited depth, which will not support development and is intended to
may prevents access to the a roadway or utility easement from adjacent property. and which is prohibited by
these regulations unless their control is given to the City.
Residential Rural/Estate Subdivision. A subdivision that is zoned either AG (Agriculture) or RE
(Residential Estate) if within the City Limits or a subdivision in the extraterritorial jurisdiction (ETJ) that is
platted for single‐family residential development with lots of at least one acre in size.
Right-of-Way Flare. A diagonal cut‐back between two public street rights‐of‐way specified in Chapter 12.
Setback, Garage. A setback located along and generally parallel to a street right‐of‐way indicating the
minimum distance required between front facing garage or carport access and the street right‐of‐way.
Setback, Side. The setback located along, and generally parallel to, any side lot line, extending the full
width depth of a lot.
Shared-Use Path. A paved pathway accommodating pedestrians and bicyclists, meeting accessibility
standards. Differentiated from a “hike‐and‐bike trail” which may be a pervious material and not accessible.
Sidewalk Clear Zone. The dimensional area between the curb or edge of pavement (where no curb exists)
and a pedestrian facility such as a sidewalk, trail or pedestrian accessway. The clear zone is established to
protect pedestrians from vehicular movements, as determined by speed and street classification.
Sidewalk Fund. A fund established to accept and distribute revenue in accordance with the provisions of
this Code for the purpose of constructing public sidewalks and/or trails.
Sight Triangle. The triangular area formed by an invisible diagonal line at the corner of either two
intersecting street right‐of‐way lines, the edge of street lines, the edge of a driveway or combination of two
thereof, as specified in Chapter 12. The Sight Triangle exists to prevent sight obstruction for motor vehicles,
pedestrians, etc. May also be referred to as “street visibility triangle” or “sight distance triangle”
Site Development Plan. A detailed site layout plan containing sufficient information to evaluate the land
use, construction plans, and architectural harmony of the proposed development including compatibility of
the development with nearby areas. A Site Development Plan shall follow the requirements and approval
procedures of Section 3.09 of this Code and the Development Manual.
Special District. A municipal utility district (“MUD”), water control and improvement district (“WCID”),
frlesh water supply district (“FWSD”), or similar political subdivision created to provide water, sewer or
drainage utility services, roads, or other services allowed by law to a specified area, pursuant to Article III,
Section 52, and/or Article XVI, Section 59, of the Texas Constitution.
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Strategic Partnership Agreement. An agreement between the City and a special district addressing the
relationship between the City and the district, including limited purpose annexation of commercial areas
and other matters pursuant to Section 43.0751 of the Local Government Code.
Street. An improved surface used for the transport of automobiles and other motor vehicles from one
location to another. Includes the term “road” and “roadway”
Street, Alley. An alley is a passageway designed primarily to provide access to or from the rear or side of
property otherwise abutting on a public street.
Street, Arterial. A street designed to carry large volumes of local and regional traffic into or out of the city
which provide for efficient vehicular movement between distant locations, decreasing traffic on local and
collector streets. Separated in this Code by Minor and Major classifications, the specific characteristics and
average daily trip ranges of which each can be found in Section 12.03Chapter of this Code.
Street Cul-de-Sac. A street or series of connected streets that has a single approved vehicular access point.
having one end open to vehicular traffic and having one end terminated by an approved turnabout.
Street, Collector. A street that connects and distributes traffic between Arterial Streets and Local Streets
providing access and movement between neighborhoods, parks, schools, retail areas and the arterial street
system.. A collector street maycan serve both residential and commercial development, depending on the
type of collector and average daily traffic volume. Separated in this Code by Residential, Neighborhood and
Major classifications, the specific characteristics and average daily trip ranges of which each can be found in
Section 12.03 of Chapter 12 of this Code. See also “Street”, “Residential Collector”, and “Street, Major
Collector”
Street, Context Sensitive. A street constructed to the alternative cross‐sections depicted in the Overall
Transportation Plan to allow for design characteristics compatible with adjacent development.
Street, FreeHighway. A controlled‐access divided street or highway that is intended to move high traffic
volumes over long distances and serve as primary routes throughout the region. Includes the term
“highwayfreeway” and “expressway.”.
Street, Half. Streets with half the width of the required right‐of‐way on the bounding edge of a tract being
subdivided.
Street Landing. The area of an intersection where the grades of the respective streets need to be sufficiently
flat to accommodate an accessible crosswalk.
Street, Loaded. A street that allows for vehicular access driveways.
Street, Local – Downtown. A street located within the Downtown Overlay District that carries a Local
Street cross‐section design. The characteristics of this street can be found in Chapter 12 of this Code and in
the Downtown Master Plan, May be designated as a collector or arterial in functionality.
Street, Local (Tree Alternative). A Local Street designed to the alternative cross‐section identified in this
Code that accommodates Street Trees within the right‐of‐way.
Street, Major. An arterial‐level or higher roadway, as classified in the Overall Transportation Plan. Major
Streets provide a high degree of mobility with high traffic volumes, serving as primary routes within
Georgetown and on a regional basis.
Street, Neighborhood. A street that primarily serves the local traffic needs a subdivision, neighborhood or
development, with relatively low traffic counts and lower speeds. Street types include Residential Lanes,
Local Streets, Residential Collectors and Neighborhood Collectors.
Street, Perimeter. A street directly abutting a development or subdivision, whether the street is external
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to, partially or wholly within the boundary.
Street, Residential or Residential Local. A street that serves a limited number of residential dwelling
units and is expected to carry less than 800 vehicles per day. Alleys are permitted in conjunction with
Residential Streets. On‐street parking is provided on both sides within the standard pavement width of the
street.
Street, Rural Residential Rural/Estate. A street serving Rural Residential Rural/Estate Subdivisions that
may include roadside ditches in lieu of curb and gutter and other generally rural roadway features. Rural
streets include residential and collector classifications, as specified in Section 13.04.
Street, Stub. A non‐permanent, dead‐end street intended to be extended in conjunction with the
subdivision and development of adjacent land.
Street, Through-. A street having two distinct points of ingress and egress from two other through streets.
Alleys, cul‐de‐sacs, and loop streets shall not be considered through streets.
Street Tree. See Tree, Street
Subdivision Variance. See Variance, Subdivision.
Tandem Parking Space. A paired parking space accommodating two or more vehicles that are parked
directly behind each other that is only accessed by passing through another parking space from a street, lane,
drive aisle or driveway.
Total Street Connections. The total number of street connections to the ultimate street network, including
connections to existing public streets and future stubs to adjacent properties.
Transportation Improvement Program (TIP). Staged, multi‐year program of transportation projects
consistent with the Overall Transportation Plan.
Tree, Street. An approved Shade Tree planted within the right‐of‐way in accordance with this Code.
TxDOT. Texas Department of Transportation
Unloaded Street. A street where vehicular access driveways are outright prohibited or provisionally
allowed. Includes Neighborhood Collectors, Major Collectors, Arterials and Highways.
Variance, Zoning. A grant of relief to a person from the Zoning requirements of this Code when specific
application thereof would result in unnecessary hardship, as determined by the Zoning Board of
Adjustment. A Zoning Vvariance, therefore, permits construction or development in a manner otherwise
prohibited by this Code ordinance. Does not constitute nor equal a Waiver of any kind Subdivision Variance.
Variance, Subdivision. A grant of relief from the Subdivision requirements of this Code, as determined by
the Planning and Zoning Commission. Subdivision Variances may be considered to the provisions only as
specified within this Code. A Subdivision Variance permits construction or development in a matter
otherwise prohibited by this Code. Does not constitute nor equal a Zoning Variance.
Waiver. See “Plat Waiver”
WalkwayPedestrian Accessway. Walkways Pedestrian Accessways are strips or sections of concrete or
stone not typically located adjacent to vehicle roadways, which provide pedestrian access to or through
property. This area must be kept free of obstructions, both temporary and permanent.
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