HomeMy WebLinkAboutAgenda UDCAC 03.09.2022Notice of Meeting for the
Unified Dev elopment Code Adv isory Committee
of the City of Georgetown
March 9, 2022 at 3:30 P M
at City Hall, 808 Martin L uther K ing Jr St, Georgetown, Texas 78726
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Texas at 711.
Regular Session
(T his R egular S es s ion may, at any time, be rec es s ed to c onvene an Exec utive S es s ion for any purpose
authorized by the O pen Meetings Act, Texas G overnment C ode 551.)
A Nomination and selec tion of Vic e-chair and S ec retary for the 2022/23 UDC Advis ory C ommittee --
Travis Baird, Assistant P lanning Director, C urrent P lanning
P ublic Wishing to Address the B oard
O n a s ubjec t that is posted on this agenda: P lease fill out a speaker regis tration form whic h can be found at the
Board meeting. C learly print your name, the letter of the item on which you wish to speak, and pres ent it to the
S taff Liais on, preferably prior to the start of the meeting. You will be c alled forward to speak when the Board
cons iders that item.
O n a s ubjec t not posted on the agenda: P ersons may add an item to a future Board agenda by filing a written
request with the S taff Liais on no later than one week prior to the Board meeting. T he reques t must include the
s peaker's name and the spec ific topic to be addres s ed with sufficient information to inform the board and the
public . F or Board Liaison c ontact information, pleas e logon to
http://government.georgetown.org/c ategory/boards -commissions /.
B O n a subject not posted on the agenda: P ersons may add an item to a future B oard agenda by filing a
written request with the S taff L iaison no later than one week prior to the B oard meeting. T he request
must include the speaker's name and the specific topic to be addressed with sufficient information to
inform the board and the public. F or B oard L iaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
At the ti me of posti ng, no persons had si gned up to speak on i tems not on the agenda.
L egislativ e Regular Agenda
C C ons ideration and possible action to approve the minutes of the Dec ember 8, 2021 regular meetings of the
Unified Development C ode Advis ory C ommittee -- S tephanie Mc Nickle, P lanning S pec ialis t
D Disc ussion on 2022 Annual R eview, inc luding review and potential updates to UDC C hapter 7 regarding
Non-R es idential Building R equirements– S ofia Nelson, P lanning Direc tor, Travis Baird, As s t. P lanning
Page 1 of 51
Direc tor; Ethan Harwell, S enior P lanner; S ofia Nelson, P lanning Direc tor
E Discussion Items:
Updates and Announcements (S ofia Nelson, P lanning Direc tor)
Update from other Board and C ommission meetings
Q uestions or c o mments from Alternate Memb ers about the actio ns and matters c o nsidered on this
agenda.
Adjournment
Ce rtificate of Posting
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was posted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a plac e readily
acc es s ible to the general public as required by law, on the _____ day of _________________, 2022, at
__________, and remained s o posted for at leas t 72 c ontinuous hours prec eding the s cheduled time of said
meeting.
__________________________________
R obyn Dens more, C ity S ec retary
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City of Georgetown, Texas
Unified Development Code Advisory Committee
March 9, 2022
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes of the December 8, 2021 regular meetings of the
Unified Development C ode Advisory C ommittee -- S tephanie Mc Nic kle, P lanning S pecialist
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.NA
S UB MIT T E D B Y:
Mirna G arcia, Management Analys t
AT TAC H ME N T S:
Description Type
Minutes Cover Memo
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UDC Advisory Committee 1
December 8, 2021
City of Georgetown, Texas
Minutes of the Regular Meeting of the
Unified Development Code Advisory Committee Meeting
Wednesday, December 8, 2021 at 3:30 P.M.
Historic Light and Waterworks Bldg, 809 Martin Luther King Jr St, Georgetown, Texas 78626
Committee Member(s) in Attendance: P.J. Stevens; Brian Robinson; Philip Wanke and Jordan Maddox
Committee Member(s) Absent: Tracy Dubcack, Brian Ortega and Jen Henderson
Staff Present: Nick Woolery, Assistant City Manager; Sofia Nelson, Planning Director; Travis Baird,
Assistant Planning Director; Ethan Harwell, Senior Planner and Stephanie McNickle, Planning Specialist.
Meeting called to order at 3:33 P.M.
Public Wishing to Address the Board
On a subject that is posted on this agenda: Please fill out a speaker registration form which can be
found at the Board meeting. Clearly print your name, the letter of the item on which you wish to
speak, and present it to the Staff Liaison, preferably prior to the start of the meeting. You will be
called forward to speak when the Board considers that item.
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing
a written request with the Staff Liaison no later than one week prior to the Board meeting. The
request must include the speaker's name and the specific topic to be addressed with sufficient
information to inform the board and the public. For Board Liaison contact information, please logon
to http://government.georgetown.org/category/boards-commissions/.
A. On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a written
request with the Staff Liaison no later than one week prior to the Board meeting. The request must include the
speaker's name and the specific topic to be addressed with sufficient information to inform the board and the
public. For Board Liaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
At the time of posting, no persons had signed up to speak on items not on the agenda.
Legislative Regular Agenda
B. Consideration and possible action to approve the minutes of the November 10, 2021 regular
meeting of the Unified Development Code Advisory Committee – Stephanie McNickle, Planning
Specialist
Motion by Committee Member Wanke to approve the November 10, 2021 minutes with correction.
Second by Committee Member Robinson. Approved.
C. Discussion on potential 2022 Annual Review, potential items, process, and timeline – Sofia Nelson,
Planning Director, Travis Baird, Assistant Planning Director-Current Planning, Ethan Harwell,
Senior Planner.
Staff stated the City of Georgetown has seen significant growth and change during 2021. This has
Page 4 of 51
UDC Advisory Committee 2
December 8, 2021
led to lessons learned, and there are opportunities for improvement of the UDC with the 2022
Annual Update.
The 2020/21 Annual Review generated some significant improvements to the code, including the
first updates to the City’s Tree Preservation code section in over 5 years, and included subject
matter that was exceptionally technical and complex. Staff stated before the next update, they
asked the Committee to review the previous update process to determine best practices, identify
inefficiencies, and areas for improvement.
What within the process worked best? The Committee stated they appreciate staff being the link to
what City Council wanted and staff did a good job providing feedback from city council.
What parts of the last, or prior reviews, are not desirable to continue? The Committee felt the
process was too long and felt the tree ordinance was an ambitious undertaking. Committee felt like
the review process could have been shorter. Staff stated structuring the code language for the
Unified Development Code is time consuming. It was also stated the tree ordinance is a big piece of
the UDC. It was also stated there is a lot of internal work involved with updating the Unified
Development Code. The Committee suggested in the future Planning staff bringing examples of
what possibly works best for the City of Georgetown to assist the Committee.
Staff has identified 5 items the Committee could possibly update for the 2022 review cycle.
These include:
Shot Clock updates: These are updates to the code to recognize the changes brough about by
legislation passed in 2019. While the City has updated practices and procedures to ensure
compliance with this legislation, including application timing and relationships, approval
authority, etc.; these changes have not been codified in the UDC.
Lighting: The City has robust lighting regulations within Chapter 7 of the UDC. However, these
have not been examined since 2017. A review and potential update would provide opportunity to
examine the current standards, and to provide opportunity to ensure compliance with changes in
State law since the last update.
Code Errors and Inconsistencies: Periodic updates to the UDC, whether it is with the Annual
Review, Executive Amendment, etc. can have far reaching effects. Throughout the code, there are
multiple examples of erroneous cross-references or dead-ends, representing defunct of changed
connections between sections which need to be remedied.
Hardships and Variances: The UDC allows for variances to some zoning and subdivision
requirements, a key component of which is potential hardship that application of a code section
may create for an owner or applicant. General review both against legislative updates and recent
requests could provide opportunities for updates to realign code sections with applicable changes
in State law.
Building Design: Changes in real estate development in the past months/years are becoming more
apparent, including an increased demand for certain types of industrial space. The City’s current
code language on building design creates unique, and sometimes unnecessary, difficulties for this
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UDC Advisory Committee 3
December 8, 2021
type of development. This has led to an increase in the number of request for administrative
exceptions, PUDs, etc. Review of the City’s building criteria, especially as relates to roof pitch,
building articulation, and building features, could have dramatic and positive impacts on the
quality of development and efficiency by which it could pass through the City’s process.
Staff and Committee members discussed each item and the importance of how they are currently
affecting the City of Georgetown.
After much discussion the Committee members decided to start work on building designs. The
Committee asked staff to invite a licensed Architect to the next meeting.
Staff gave an update on the 2022 UDC Annual Review Process
December UDCAC discuss potential list of amendments
January In depth UDCAC review of selected item
UDCAC proposal forwarded to Council for Review
Coding/Drafting work
February/March Public Outreach
UDCAC final review
April/May UDCAC final review
Council Approval
Staff stated during the November meeting, a desire was expressed to increase the speed by which
the Annual Review could be completed. This, coupled with the need to complete reviews in a time
which reduces opportunity for interference with the upcoming UDC Diagnostic, have led to the
need to discuss an advanced timeline for completion.
The Committee decided the next meeting will be Wednesday, January 12th at 3:30.
Adjournment: Motion to adjourn at 4:42 p.m.
_____________________________________ __________________________________
PJ Stevens, Attest Attest, Phillip Wanke, Secretary
Page 6 of 51
City of Georgetown, Texas
Unified Development Code Advisory Committee
March 9, 2022
S UB J E C T:
Dis cus s ion on 2022 Annual R eview, including review and potential updates to UDC C hapter 7 regarding
Non-R esidential Building R equirements – S ofia Nels on, P lanning Director, Travis Baird, Asst. P lanning
Director; Ethan Harwell, S enior P lanner; S ofia Nels on, P lanning Director
IT E M S UMMARY:
T he C ity of G eorgetown has seen signific ant growth and change during 2021. T his has led to les s ons
learned, and there are opportunities for improvement of the UDC with the 2022 Annual Update. In the
December meeting, these opportunities were disc ussed and T he UDC Advis ory C ommittee elec ted to
review c ertain requirements for building des ign within C hapter 7 of the UDC . T his meeting will be the first
s inc e that Dec ember meeting, with January and F ebruary meetings having been previous ly canceled.
Building Design Recap:
No review and s ignificant changes have been made to C hapter 7 in s everal years. In that time the market
has realized a s ignificant s hift with demand for indus trial type developments , partic ularly logis tic al us es ,
inc reas ing drastically. T hes e types of developments often experience difficulty c omplying with building
des ign standards within the UDC given their use, plac ement in the area, and typical cons truction methods .
T his has led to a signific ant increase in requests for administrative exceptions and inc reas ed diffic ulty in the
development process experienced by both C ity S taff and applicants.
Current Building Design
S taff has identified 3 particular c omponents of building design which c reate the greatest opportunity for
fruitful review. T hes e are:
1. R oof S tyles & Treatments
2. Building Articulation
3. Arc hitectural F eatures
Within thes e c omponents there exis t s everal s ubsets , s uc h as vertic al and horizontal articulation, roof pitch,
etc . for whic h the targets of the c urrent UDC have not particularly acc ounted for the types of cons truction
prevalent among c ontemporary indus trial developments.
R eview of thes e elements and the assoc iated difficulties is foc used on identifying thos e ins tances in which
UDC requirements have aligned to c reate the expected outc ome only with additional intens ive interpretation
and additional applic ations . T hese are measured through the number of Adminis trative Exc eptions (AE)
and instanc es in whic h multiple AEs have been is s ued to addres s the s ame or s ubstantially s imilar issues .
T hos e ins tances will be disc ussed and potential s olutions examined for further review.
2022 UD C Annual Review Timeline:
During the November meeting, a desire was expressed to inc reas e the s peed by whic h the Annual R eview
could be completed. T his, c oupled with the need to c omplete reviews in a time period whic h reduc es
opportunity for interference with the upcoming UDC Diagnostic, have led to the need to dis cus s an
advanced timeline for completion. T he existing timeline, as las t dis cus s ed in the December meeting, will be
Page 7 of 51
reviewed to ens ure expec tations are being met and timelines are being tracked.
F IN AN C IAL IMPAC T:
None s tudied at this time.
S UB MIT T E D B Y:
Travis Baird, As s is tant P lanning Direc tor
AT TAC H ME N T S:
Description Type
Local Code Comparis on Table Exhibit
Pres entation Pres entation
Page 8 of 51
Column1 Georgetown Round Rock Cedar Park Pflugerville Buda Kyle San Marcos
Requirements Applicable
to…
All non-residential/multi-family
development. Only applicable to IN distric
if next to artieral road, res. District, or park
Light Industrial and Industrial zoning
categories appear to be expemt (
commercial and BP zoning only)
In all industrial-type districts and districts
where industrial uses permitted by SUP
All nonresidential buildings shall comply
with this section, with the exception of
those located within the Light Industrial
(LI) District or the Heavy Industrial (HI)
District.
Only along IH-35 Light Industrial and Heavy Industrial
Roof Treatments
(Parapets)
Parapets required on all roofs with a slope
< 2:12 (inlcuding flat roofs). Design
requirements apply to parapets
Only required if necessary for screening Parapets only required to screen
equipment
Roof Treatments
(Screening)
All roof-mounted mechanical equipment
shall be screened from view
All roof-mounted mechanical equipment
shall be screened from view
All roof-mounted mechanical equipment
shall be screened from view
All roof-mounted mechanical equipment
shall be screened from view
Entryways and Entrance
Treatments
Front entry must be setback 15-ft.
Buildings > 60,000-ft² must provide patio
area min. 200-ft² w/ specific furnishings
Buildings > 50,000-ft² must provide patio
area w/ 1 ft² of space per 100-ft² of GFA.
Specific furnishing required.
Building Articulation and
Architectural Features
Applicability
All walls facing a public street, public park
or Residential Zoning District. However, a
wall facing an adjacent Residential District
or public park is not required to meet the
articulation if the wall is on a building that
is less than 20-ft tall, setback < 30-ft from
the property line, and screened by high
level bufferyard w/ wall.
Walls > 100-ft All walls except rear walls that have at
25% of wall covered by landcaping, have
no uniterrupted length longer than 75-ft,
meet certain landscape requiremetns, and
are not visible from a public street.
Offices/Reatil buildings require 5 features.
Buildings > 100,000-ft² require 6.
Design requirements for warehouse, mini-
warehouse and overhead (commercial
service) doors.
All walls on all non-residnetial and
industrial buildings.
Horizontal Articulation
(Footprint)
Offset must be at least 25% of building
height. Offeset must extend for 75% of
building height. Wall may not extend no
more than 3x building height with no
offset.
Walls > 100-ft long must have offsets 2-ft
deep and 20-long. No wall facing a street
may go more than 100-ft w/o an offset.
Buildings > 40 tall must have material
application that creates an architectural
delineation between the base of the
building, the upper levels, and the roof
silhouette. Such base delineation shall not
be less than 30 percent or more than 40
percent of the overall height of the
building.
All walls must have at least 1 offset 2-ft
deep and 10-ft. long; no wall can for 60%
of its length without an offset.
Buildings 15,000 - 49,000-ft² the offset is 5-
ft deep and 15-ft long and Buildings >
50,000-ft² require 10-ft deep and 30-ft
long offsets at entrances, towards public
streets, and on primary facades.
Three options to achieve articualtion:
1. Offset 3-ft for every 50-ft of facade
toward public streets or resdiential
properties
2. Artilcuate 15% of the hieight over 25%
of the facade if wall length is 3x the height
3. Administrative Review for articualtion
created with features
Vertical Articulation
(Elevation)
Change in elevation must be at least 25%
of building height. Change in elevation
must extend for 75% of building height.
Wall may not extend no more than 3x
building height with no change in
elevation.
All walls must have at least 1 vertical
articulation change 2-ft tall and 10-ft.
long. Flat roofs with a parapet wall must
meet articulation.
Three options to achieve articualtion:
1. 3-ft change in elevation for every 50-ft
of height,
2. Artilcuate 15% of the height over 25%
of the facade if wall length is 3x the height
3. Administrative Review for articualtion
created with features
Page 9 of 51
Georgetown Round Rock Cedar Park Pflugerville Buda Kyle San Marcos
Architectural Features All walls must provide at least 3 of these
features:
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.
All walls over 100-ft in length must
provide additional two features from
below:
Offsets, covered porches, stepped-back
heights, porticos, varied wall surfaces, or
other similar building elements as
approved by the Director or their
designee.
All buildings must inlcude 4 elements
from below. Buildings > 50,000-ft² shall
include include at least 5, and buildings >
100,000-ft² shall include include at least
6:
Canopies, awnings, or porticos; Arcades;
Pitched roof forms; Arches; Pedestrian
space per Section 9.5.3 E; Minimum of
10% fenestration on primary facades;
Architectural details (such as tile work and
moldings) integrated into the building
facade; Articulated ground floor levels or
base; Articulated cornice line; Integrated
planters or wing walls that incorporate
landscape and sitting areas; A minimum
of two building materials constituting a
minimum of 15% of the total exterior
walls, differentiated by texture, color, or
material and may be a combination of
primary and secondary masonry materials
and accent materials; and other
architectural features approved by the
Administrator or designee.
Utilize a minimum of two of the following
elements,
repeated at appropriate intervals either
horizontally or
vertically, on any facade greater than 50
feet in length:
a. Material change; or,
b. Punched windows with recessed
doorways; or,
c. Balconies, turrets or towers; or,
d. Architectural details that create interest,
shade and
cast shadows such as offsets, molding,
eaves,
cornices, pillars, archways, or other
appurtenances. Incorporate at least one
of the following pedestrian scale
architectural features on at least three
facades:
a. Use ground level arcades and covered
areas along the
majority of a facade; or,
b. Use protected or recessed entryways to
Page 10 of 51
1
UDCAC
2022 Annual Review
Discussion
UDC Advisory Committee
March 8, 2022
Page 11 of 51
2
Purpose
•Discuss issues related to Building Design and potential solutions
Page 12 of 51
3
2022 UDC Annual Review Process
UDCAC discuss
potential list of
amendments
In depth
UDCAC
review of
selected
item
UDCAC
proposal
forwarded to
Council for
Review
Coding/
Drafting
work
Public
Outreach
UDCAC final
review
Council
Approval
Page 13 of 51
4
Agenda
❑Review December Discussion
❑Discuss Items Identified by Staff
Page 14 of 51
5
Building Design-RECAP
•The current trend in development types has shifted. Industrial development, have increased in demand dramatically.
•Current code requirements (Chapter 7) represent significant hurdles for industrial style development, causing an increase in AE and PUD requests
•Approximate % of total AEs attributed to Industrial Development
•Primary issues arise with industrial development, but this item has opportunity for wider benefit and relief
2019 0%
2020 15%
2021 31%Building Design
Building
Features
Roof Pitch
Articulation
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6
Existing Ordinance
Page 16 of 51
7
Key Terms
•Height -The vertical distance from grade to the average height of the highest roof structure.
•Slope -The vertical change in grade divided by the horizontal distance over which that vertical change occurred. The slope
is usually given as a percentage.
•Architectural Feature -An architectural element attached to, contiguous to or otherwise related to a building, structure, or property including, but not limited to, awnings, pillars, posts,
windows, doors, lights, overlays, moldings and other fixtures.
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8
Key Terms
•Gross Floor Area (GFA) -Gross Floor Area. The square feet of floor space within all exterior walls and including all floors of a building. Gross Floor Area (often referred to as GFA) does not include porches, garages or space in a basement or cellar not used for dwelling purposes.
•Articulation -An interruption/differentiation of the building wall plane with either a recess (concavity) or an offset (convexity) that projects away from the building wall plane by a measurable distance or a differentiation in the height
of the wall surface.
Page 18 of 51
9
Key Terms
•Tilt Wall Construction –construction method in which slabs of concrete are cast, then set upright to create walls.
•Curtain Wall –a type of wall typically made of a metal framework supporting a glass panels.
Page 19 of 51
10
Scale of Buildings
“Small Scale”“Mid-Size Scale”“Large Scale”“Extra Large Scale”
250 -15,000 ft²
3,600 ft²
15,000 -80,000 ft²
67,600 ft²
80,000 -150,000 ft²
123,700 ft²
150,000 ft² +
172,500 ft²
Page 20 of 51
11
Basics of Building Design
•Applicable to all non-residential and multi-family buildings within the City Limits except:
•Buildings less than 250 ft² and 15 ft in height
•Buildings in the IN District not adjacent to public park, residential district, or Arterial+ roadway
•Agricultural Buildings
•Temporary Use
•Elements of Building Design:
•Height
•Foundation
•Materials
•Entryways & Entrance Treatments
•Roof Style & Treatment
•Articulation
•Architectural Features
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12
Height
•Height -The vertical distance from grade to the average height of the highest roof structure.
•Exemptions (UDC 7.02.030):
•Bulkheads, equipment, tanks, etc. <33% of the roof area
•Power lines
•Elements such as cupolas, spires, domes, chimneys, antennae, etc.
•Parapets may exceed limit up to 10-feet
District Height (ft)
CN 30
C-1 35
C-3 60
OF 45
BP 60
IN 60
PF 45
MU-DT 40
MF-1 35
MF-2 45
Avg.
Page 22 of 51
13
Entryways & Entrance Treatments
•Buildings > 60,000 ft² must provide a 200 ft² with:
•Benches or other seating,
•Decorative landscape planters or wing walls,
•And structural or vegetative shading.
Foundations
•Buildings must be on engineered foundations.
Page 23 of 51
14
Roof Styles & Treatment
•Flat Roofs must provide a parapet
•Roofs with a pitch less than 2:12 must provide a parapet.
•Parapets must:
•Be at least 2-feet tall
•Have cornice detailing
•Conceal equipment on flat roofs
Page 24 of 51
15
Articulation
•Applicable to walls > 60 ft. long & facing residential districts, public parks, public streets
•Horizontal –variation in building footprint or depth
•Avg. Building Height __ ft. x 3 = ___ ft., maximum distance w/o perpendicular offset
•Avg. Building Height ___ ft. x 25% = ___ ft., minimum depth of perpendicular offset.
•Avg. Building Height ___ ft. x 75% = ___ ft., minimum span of perpendicular offset.
•Vertical -Variation in the building height
•Avg. Building Height __ ft. x 3 = ___ ft., maximum distance w/o vertical elevation change.
•Avg. Building Height___ ft. x 25% = ___ ft., minimum height of vertical elevation change.
•Avg. Building Height ___ ft. x 75% = ___ ft., minimum lateral elevation change.
•May be distributed throughout the wall.
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16
Horizontal Articulation
Page 26 of 51
17
Vertical Articulation
Page 27 of 51
18
Architectural Features
All walls need three of the
following:
Awnings
Canopies
Arcades
Alcoves
Windows
Projections
Recessed entries
Ornamental cornices,
Pillar posts
Decorative light features
Variation in materials
Integrated planters
Water features
Other
Walls over 100-feet long and
30-feet tall need 2 additional
elements from this list:
Offsets
Covered Porches
Stepped-back Heights
Porticos
Varied Wall Surfaces
Other
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19
Alternative Building Design (7.03.070)
•Planning Director may modify articulation, architectural feature, building elements, and compatibly requirements
•Planning Director must consider:
•Design would meet the intent of the UDC
•Product would be aesthetically pleasing and comparable to designs following the UDC
•Alternative Materials
•Location of the building in relations to interior/exterior public streets
•Screening by landscaping, fencing, natural features
•Variety of elements, design techniques, etc.
Page 29 of 51
20
Georgetown Round Rock Cedar Park Pflugerville Buda Kyle San Marcos
Applicability
X X X X X X
Roof
Treatments -
Parapets
X X X
Roof
Treatments –
Mech.
Screening
X X X X X
Entryways
X X X
Articulation/
Feature
Applicability
X X X X
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21
Issues
Page 31 of 51
22
Discussion
•Identify Expected or Desired outcomes
•Continued focus on aesthetic and impact on surrounding environment
•Balance of efficiency vs. aesthetic
•What else?
•Identify specific Deficiencies in current code
•What is working now?
•What is not working?
•Why, perhaps, is that code language or section not working?
•Change in built environment?
•Change in market demand or need?
•Change in techniques?
•Staff will collect and analyze information from this discussion
Page 32 of 51
23
Issue 1 –Roof Treatments & Types
Problem:Impact on Building Design:
1.Current code requirements create significant
design issues with industrial construction
2.Building design requirements for IN buildings
are unclear on Arterial level roadways
3.Contemporary designs tend to avoid steep
roof slopes and parapets
1.AE process to allow slopes or find alternatives
to parapets when construction type is
prohibitive or results in a poor quality design
2.AE to determine where exactly the design is
required to comply as viewed from the
roadway
3.Buildings in all districts require an AE to
determine the conditions in which the low
slope
Page 33 of 51
24
Issue 1 –Roof Types
Potential Solutions:
1.Clarify the extent to which parapet coverage must be provided on buildings in IN subject to 7.03, for example:
A.On arterial roads does requirements must be met on the side facing the roadB.Must be provided if the wall faces public streets, parks, residential districts
C.Parapets must be provided if needed to screen rooftop equipment
2.Scale requirements for building design based on building size?
A.Some roof treatment may be acceptable on some buildings but not others
B.Some roof treatments may be acceptable in certain zoning districts but not othersC.On large buildings, additional features can be substituted for full parapet coverage3.Scale requirements for roof treatment based on building type or zoning districtA.Some roof treatments acceptable in certain zoning districts but not others
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Roofs –Example 1
Roof Pitch 2:12
Approved AE
Roof Pitch 2:12
w/ Full Parapet
Coverage
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Roofs –Example 1
Roof Pitch 2:12
w/ no parapet
Roof Pitch 2:12
w/ Full Parapet
Coverage
Original Design Approved Design
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Roofs –Example 2
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Roofs –Example 3
Front w/ Parapet Rear No Parapet
Side w/ ParapetSide Faces Public Street Front Faces Public Street
Rear Faces IN District
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Roofs –Example 4
Front Faces Public Street
Rear Faces BP district
Front w/ Parapet Rear no Parapet
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Issue 2 –Articulation
Problem:Impact on Building Design:
•Industrial scale buildings (150,000
ft²+) tend to utilize tilt wall
construction which is difficult to
articulate horizontally
•Functionality of loading bays prohibits
articulation
•Use of AEs to lessen articulation; no
clear expectation
•Requires use of more features like
awnings, curtain walls, clerestory
windows, pilasters, material texture, etc.
to provide depth
•Draws focus away from other
considerations including adjacency to
residential or parks, street facing
facades, topography, etc.
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Issue 2 –Articulation
Potential Solutions:
1.Clarify the extent to which articulation must be provided on buildings in IN subject to 7.03.A.arterial roads does it apply to apply to all sides or just side facing the arterial road?B.Apply to walls faces public streets, parks, residential districts?
2.Scale articulation requirements for industrial scale buildingsA.E.g. Provide total offsets equal to 10% of the height instead of 25%
3.Reduce articulation requirements for industrial scale buildings and supplement with additional architectural featuresA.Provide entrances with certain features such as glazing, awnings, etc.B.Consider repeating elements such as clerestory windows, awnings, decorative lighting, pilasters, changes in panel texture, etc.
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Articulation –Example 1
Rear No Articulation –Alternating Colors
Side w/ ParapetSide Faces Public Street Front Faces Public Street
Rear Faces IN District
Side No Articulation –Alternating Colors, Overlapping PanelsPage 42 of 51
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Articulation –Example 1
Rear–Alternating Colors
No articulation
Side No Articulation –Alternating Colors, Overlapping Panels
Articulation Required = 9.75’
Articulation Provided = 6’
Front–Alternating Colors, Overlapping panels
Articulation Required = 9.75’
Articulation Provided = 11.6’
4-feet2-feet
4-feet 1.5-feet 6-feet
Entry Only
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Articulation –Example 2
GlazingAlternating
Textures
Full Horizontal
Articulation
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Articulation –Example 3
4.5-feetArticulation Required = 6’
4.9-feet
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Issue 3 –Features
Problem:Impact on Building Design:
•Extra large buildings have huge wall
surfaces
•large expanses that require
carefully planned features that
repeat or create patterns
•5 features does not adequately break
up the wall or address impacts to
buildings this large… difficult to scale
to wall space
•Features requirements provide no clear
expectation for how these 5 features
are to be used
•Negotiate for fewer number of
features, but use them to create
repeating elements to break up façade
horizontally and vertically
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Issue 3 –Features
Potential Solutions:
1.Scale up feature requirements with wall size
1.Require additional features as walls get larger
2.Consider the number of times the feature has to be used
2.Require standard features, but add additional options to default list or guidance on how to use them on larger walls
1.E.g. reveals & patterns created by them
3.Elaborate on entry design standards for specific uses or buildings of a certain size.
1.Use of features like glazing, offsets, shade structures
2.Variation in roof planes
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Features –Example 1
Windows Door Offset
LightLightLight
Coping
Reveals
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Features –Example 2
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Features –Example 3
Change in
Materials
Glazing
Awning
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2022 UDC Annual Review Process
UDCAC discuss
potential list of
amendments
In depth
UDCAC
review of
selected
item
UDCAC
proposal
forwarded to
Council for
Review
Coding/
Drafting
work
Public
Outreach
UDCAC final
review
Council
Approval
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