HomeMy WebLinkAboutAgenda UDCAC 08.10.2016Notice of Meeting for the
Unified Dev elopment Code Adv isory Committee
of the City of Georgetown
August 10, 2016 at 3:00 PM
at Historic Light and Water Works Building, 406 W. 8th Street, Georgetown, Texas
78626
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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 July 13, 2016 Unified Development
Co d e Advis ory C o mmittee meeting.
D Dis cus s ion regard ing potential amend ments to Chap ter 12, Trans p o rtation. Jordan Maddox
E Dis cus s ion on potential amend ments to Chap ter 9, Off-S treet Parking. Jordan Maddox
F Dis cus s ion regard ing potential amend ments to Chap ter 3 o f the UDC. Valerie Kreger and Jo rd an Maddox
G Overview o f next UDC meeting and up co ming s c hedule. Valerie Kreger and Jordan Maddox
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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
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City of Georgetown, Texas
Unified Development Code Advisory Committee Meeting
Minutes
Wednesday, July 13, 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; Heather Brewer,
Urban Forrester; Matt Synatschk, Historic Planner; and Karen Frost, Recording Secretary.
Guests Present: Chris Brown, Duke Kerrigan and Iva McLachlan
A. Call to Order at 3:09 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. Consideration and possible actin to approve the minutes from the June 8, 2016 Unified
Development Code Advisory Committee meeting.
Motion by Barton, second by Philpott to approve the minutes. Approved 4 - 0 - 3 (Stevens,
Bargainer and Taylor absent)
D. Review and discussion of proposed amendments to Chapters 6 and 7 regarding lot widths and
setbacks as well as changes to the organization and general language. Valerie Kreger, AICP,
Principal Planner
Kreger explained the changes made as she went through Chapter 6. In Section 6.02.010 B, the
group suggested changing the “or” to “and” so that it reads: “All new lots or tracts within the
city limits shall have a minimum lot width or street frontage along a public street in accordance
with the zoning district in which it is located. All new lots or tracts in the ETJ shall have a
minimum lot width and street frontage along a public street.”
Kreger noted that Side Street Setbacks and Garage Setbacks were added to the charts. There
was discussion of the garage setbacks and how to apply the setback on a corner lot. She stated
they are also looking at different standards for apartment complexes with greater than 24 units.
A lot of the information in Chapter 6 has been reorganized and reworded. Philpott asked for all
the measurements in the tables to be consistent, either minimum feet or minimum square feet.
Kreger reviewed Chapter 7 with the committee and explained that the changes were based on
renaming, simplifying, clarifying and re-organizing. There are no new standards proposed at
this time. She will bring any standards changes back to the committee for discussion.
E. Discussion regarding new and updated language to the draft Chapter 12 proposed
amendments. Jordan Maddox, AICP, Principal Planner
Maddox reviewed Chapter 12 Pedestrian and Vehicle Circulation. There are two new proposed
street types; Local Street with street trees, and Local Street Downtown. Those were discussed
and explained. Brewer discussed street trees and the suspended concrete system that is
proposed. Staff explained that the Construction Standards Manual was also being updated to
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reflect the new options. Philpott asked for graphics to be included in the Code to further clarify
the new allowances and street types. It was also noted that ROW should be shown as 82 feet for
a Major Collector, not 80 as shown on the chart.
Brewer and Synatschk are reviewing the possibilities of street trees in the downtown area.
Maddox asked everyone to consider the language that was used for Section 12.05.020.B for cul-
de-sacs. The language has changed and he asked for comments. There was also discussion
regarding street connectivity and whether the increase in the required Connectivity Ration was
necessary. It was suggested that the committee continue looking at options to intersections and
block lengths in regard to connectivity. Maddox mentioned that the city is still working with
the County on street closures and connectivity requirements in the ETJ.
F. Discussion regarding amendments to survey/monument language in Chapter 13. Jordan
Maddox, AICP, Principal Planner
Maddox stated this Section 13.07 was being removed since it was not applicable to the Code, it
was intended for use only by Surveyors and in the future they can get this information in the
Development Manual. The substituted language that will be placed in Chapter 3 will be
discussed at the next meeting.
G. Recap of recently discussed topics as well as outstanding and future items to be brought to the
Committee in the coming months. Valerie Kreger and Jordan Maddox
Kreger announced that Chapters 6,7,12 and 13 are being changed and that the Director will be
taking the list of changes to the City Council Workshop and for a Public Hearing on August 9th.
Chapter 3 amendments are still being reviewed by the Legal Department and not available for
public comment yet. And Chapter 16 will be updated with new definitions as needed. Maddox
stated the TIA process will not be reviewed until next year. Staff is looking at regional roadway
minimums for non-TIA-required projects.
Adjourned by Wanke at 5:31 p.m.
_____________________________________ __________________________________
Philip Wanke, Vice-Chair Bruce Barton, Attest
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City of Georgetown, Texas
Unified Development Code Advisory Committee
August 10, 2016
SUBJECT:
Disc ussion regarding p o tential amendments to C hapter 12, Transportation. Jo rd an Mad d o x
ITEM SUMMARY:
Staff c o ntinues to refine p ro p o s als to Chapter 12 of the UDC, trans p o rtation items . Changes of note made
s inc e the July meeting includ e:
* Develo p er Res pons ib ility sec tion added addres s ing when right-of-way dedic ation and reservation is
req uired fo r c omprehensive plan roadways. Solidifies current prac tic e with new language and s o me moved
fro m Sectio n 12.05.
* Changes paved width meas urement o n all s treets from face-of-c urb to bac k-of-c urb fo r c o nsistenc y o f
meas urement regard les s of curb type
* Ad justs Majo r c o llecto r right-o f-way from 94 to 92. Removes intersec tion flare-o ut requirement and add s
10-fo o t med ian. Removes interim s triping optio ns fo r parking and 2-lane s ec tion.
* Inc reas es Arterial-to -Arterial roadway inters ec tions to ac commodate for 12-foot flare-out. P revious
versions only ac c ounted for o ne-side o f the s treet, no t b o th.
* Reduces Sid ewalk C lear Zo ne and makes c o ns is tent
* Clarifies that private s treets are allo wed for non-res id ential multi-lot developments o nly, built to lo cal
s treet standard s with maintenanc e agreements
* Inc reas es the ADT projec tion from 1200 to 1400
* Reduces Res id ential Co llecto r ROW to 60
* Inc reas es Neighborho o d Co llecto r ROW to 60 and adds s treet trees
* Clarifies Estate s ub d ivision requires only 1-s id e s idewalks o n lo cals and both s id es on c o llecto rs
* Inc reas es lo t c ount from 5 to 21 before s ec o nd s treet c o nnectio n req uired . 2nd c an b e future stub
connec tion.
* Provid es bo nus c red its fo r c o llecto r roadways in the s treet c o nnectio n to tal
* Revis ed c ul-d e-s ac length and pedestrian through-connec tion requirements
* Solidified co nnec tivity ratio at existing 1.20. Removed 1.45 graphic
* Ad d inter-parc el d riveway connec tivity req uirement fo r no n-residential
* New provis ion that pub lic s id ewalks and trail d o no t count again max. imp ervious c o ver limitatio ns
* Removed sc ho o l proximity sidewalk enhanc ements
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x, AIC P, P rinc ip al P lanner
ATTACHMENTS:
Description Type
UDC Chapter 12 Redlined Exhibit
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Chapter 12 Pedestrian and Vehicle Circulation
Section 12.01 General
12.01.010 Purpose
An integrated vehicle, pedestrian, and bicycle transportation network is essential for the efficient,
effective and reliable movement of people and goods. The standards in this Chapter ensure that public
roads, sidewalks and trails within the city limits and the extraterritorial jurisdiction are of a sufficient
quality to ensure public health, safety, and welfare. Additionally, these standards ensure that the
comprehensive transportation network has sufficient connectivity and access from residential areas to
commercial and employment centers to promote the safe, orderly, and healthful development of the
city. The City’s Comprehensive Plan shall serve as a guide for the location and functionality of a
cohesive and integrated transportation network.
An interconnected street system is necessary to ensure that streets function in an interdependent
manner, provide adequate access for emergency and service vehicles, enhance walkability, and
provide continuous and comprehensible traffic routes. Adequate streets shall be provided such that the
arrangement, character, extent, width, and grade of each shall be considered in their relation to existing
and planned streets, topographical conditions, public safety and convenience, and an appropriate
relationship with the built environment.
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 these standards is demonstrated, unless otherwise provided for in this Chapter.
C. All required transportation improvements shall be designed in accordance with this Chapter and
as detailed in the adopted Construction Specifications and Standards Manual (“Construction
Manual”), as amended, or any specially-developed construction standards provided by the
Development Engineer. When the standards of this Code and the Construction Manual conflict,
the more stringent provision shall apply.
Section 12.02 Comprehensive Plan Thoroughfares
Regional thoroughfares provide linkages within the community and throughout the region, primarily
through vehicular traffic movement. The City’s Comprehensive Plan includes elements for 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 roadway system, including new thoroughfare linkages to enhance connectivity,
improved and coordinated traffic signalization, and access management standards.
B. A functional, well-integrated, multi-modal transportation system providing a variety of choices.
C. Reduce reliance on single-occupant automobile traffic and enhance bicycle and pedestrian
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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 rights-of-way for abutting and internal streets to support new
development at the time of platting or development. Developers shall share the responsibility of
providing adequate roadways through compliance with the minimum standards governing internal
and adjacent thoroughfares. For purposes of this Section “adjacent thoroughfares” shall include
thoroughfares directly abutting the proposed subdivision, whether located within the boundaries of
the subdivision or within adjacent public right-of-way. Each development shall provide for the
continuation of all streets depicted on the Overall Transportation Plan, approved Concept Plan, plat, or
other City-approved document depicting a planned street connection.
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 roadways.
12.02.020 Developer Responsibilities
The developer/subdivider shall be responsible for the dedication of internal and adjacent
comprehensive plan thoroughfares in accordance with the standards of the street classifications
described in the following section. 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.
The developer is responsible for all costs of materials and installation of the public improvements
required by this Chapter, unless otherwise specified. Utility assignments within street rights-of-way
can be found within the Construction Manual.
A. Minimum right-of-way requirements shall be in accordance with Table 12.03.030. If the
thoroughfare is an adjacent boundary street, the subdivider shall dedicate one-half of the
balance between the existing right-of-way and the ultimate right-of-way of the street and
intersection right-of way required per Table 12.02.030. Where the thoroughfare is internal to
the property, the developer shall dedicate the full section of ultimate right-of-way.
B. In addition to the minimum right-of-way standards, the City may require a right-of-way
reservation for individual thoroughfares expressly stated in the comprehensive plan, and
right-of-way for County and State highway projects that exceed the minimum right-of-way.
The Development Engineer may require additional right-of-way and/or easements for
drainage, utilities, slopes, etc. necessary to facilitate construction of the roadway., or to meet
other provisions of the Comprehensive Plan and/or this Code.
C. In special circumstances, and at the discretion of the Director, the minimum right-of-way
width may be reduced to accommodate existing conditions. Special circumstances may
include, but are not limited to, adjustments to accommodate the compatibility of the roadway
with natural or man-made features such as steep slopes, waterways, wildlife habitats, historic
structures, existing development, or existing roadways.
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12.02.030 Comprehensive Plan Roadway Classifications
The following table provides general details for Comprehensive Plan regional transportation facilities.
Average Daily Trips (ADT) are utilized as a planning tool for projected development; Level of Service
(LOS) is used as a measurement of functioning roadway adequacy once the facility is in operation. All
right-of-way widths listed in the table are minimum dimensions. Addition of facilities beyond the
minimums in the table, unusual natural site conditions, etc. may precipitate a larger right-of-way
section. All paved width dimensions are minimum and measured from faceback-of-curb to faceback-
of-curb and include travel lanes, parking lanes, bicycle lanes, and the street gutter and the curb. Public
Utility Easements shall be required along every street right-of-way per Section 13.03 of this Code.
Table 12.03.030 Comprehensive Plan Street and Trail Standards
Regional Trail Major Collector Minor Arterial Major Arterial
Average Daily Trip (ADT)
Projected Range or <LOS
“C”
--- 2,501-12,500 12,501-24,000 24,001+
Design Speed (mph) ---
35 40 45
Right-of-way
(min. feet) 20 92 110 135
Right-of-way at
intersections (feet) --- 92 122 134 147 159
Travel Lanes (number of) --- 4 4 6
Travel Lane Width (feet) --- 11 12 11 12
Bicycle Lanes (feet) --- 5 5 5
Paved Width total (feet) 10 60 66 90
Median Width (min. feet) --- ---10 16 16
Parking --- Interim
onlyProhibited Prohibited Prohibited
Sidewalks (min. feet) 10 6 6 6
Sidewalk Clear Zone
(min. feet) 6 86 10 6 15 6
Table Notes
1. Bike 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. Regional Trail right-of-way is intended
for trails not adjacent to roadways.
2. Comprehensive PlanArterial roadway rights-of-way at intersections are increased according to the
table for a distance of 200 feet from the right-of-way of the intersecting roadway.
3. Major Collectors serving non-residential and multi-family development may be striped on an interim
basis for two travel lanes with parking on each side or two travel lanes with a center turn lane at the
discretion of the Development Engineer.
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4. Major Collectors located within a residential subdivision shall include a minimum 12-foot landscaped
median separating travel lanes. Such collectors shall have a maximum street length of 2,500 feet,
unless it is a designated Comprehensive Plan roadway.
5. Major Arterials may be designed intermittently at 40 mph at the discretion of the Development
Engineer.
6. Major Arterials shall not be expanded or re-striped beyond a 5-lane section without a median.
7. Landscape lots and commercial signage are prohibited within any part of the right-of-way on a
comprehensive plan roadway or trail.
Section 12.03 Local and Neighborhood Streets
The neighborhood street network shall form an organized, connected pattern that defines the
community both functionally and visibly. Streets should be planned and modeled so that future urban
expansion will not require the conversion of minor streets to major streets. When possible, streets
should be designed to respect and follow existing contours and natural features, minimize construction
and grading costs, promote pedestrian movement and minimize crossing of open space. In addition,
streets should generally be short in length and include cross-street access and traffic calming design
elements to promote safety and discourage speeding.
12.03.010 Developer Responsibilities
The developer/subdivider 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. When existing right-of-way does not meet the minimum standards, the developer
shall dedicate the remaining land to achieve roadway adequacy. The developer is responsible for all
costs of materials and installation of the public improvements required by this Chapter, unless
otherwise specified. Utility assignments within street rights-of-way can be found within the
Construction Manual.
12.03.020 Neighborhood Streets
The following table provides general details for neighborhood street facilities. Average Daily Trips
(ADT) are utilized as a planning tool for projected development; Level of Service (LOS) is used as a
measurement of functioning roadway adequacy once the facility is in operation. All rights-of-way
listed in the table are minimum dimensions and additional rights-of-way and/or easements may be
required by the Development Engineer due to drainage, utilities, or construction. All paved width
dimensions are measured from faceback-of-curb to faceback-of-curb and include travel lanes, parking
lanes, street gutter and curb. Streets approved for ribbon curbs, per Section 12.06, are measured from
outside to outside of the ribbon curb. Public Utility Easements shall be required along every street
right-of-way per Section 13.03 of this Code. All streets shall be public streets, with the exception being
alleys and a local private street serving non-residential Multi-lot developments, described in Section
7.02.030. Private Streets in such situations shall be constructed to local street standards and include a
private street maintenance agreement tied to the approved final plat.
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Table 12.03.010 Neighborhood Street Classification Standards
Alley Residential
Lane Local Street Local Street
– Tree (alt.)
Local Street
- Downtown
Residential
Collector
Neighbor-
hood
Collector
Average Daily Trip
(ADT) Projected
Range or <LOS “C”
--- 1-800 1-800 1-800 N/A 801-14 200 801-2500
Design Speed (mph) --- 30 30 30 30 30 30-35
Right-of-way
(min. feet)
20
(private) 40 50 50-62 60 60 5 60 50
Paved Width (feet) 15 2 22 0 32 1 32 38 36 5 28 5
Parking Prohibited Cut-out
parking only 2 Sides 2 Sides 2 Sides 2 Sides Prohibited
Sidewalks (min. feet) --- 5 5 5 6 5 5
Sidewalk Clear Zone
(min. feet) --- Optional Optional Varies Varies 5 10 5
Driveways Permitted Yes No Yes Yes Yes Yes No
Intersection Spacing
(max. feet) 1,500 1,320 1,320 1,320 N/A 1,320 2,000
Table Notes
1. All streets, with the exception of Alleys, are two-way streets. A Residential Lane may be signed for
one-way with parking on one side of the street. A one-way Lane shall not exceed 300 feet in length.
2. Alleys shall have at least two direct access points to public streets. Alleys shall either be platted in a
private lot or easement with full public access rights including public safety and utilities.
3. 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.
4. Local Street - Tree alternative shall be designed according to the provisions in Section 12.06.G.
5. Residential Collectors necessitate fewer vehicular access points and, therefore, include minimum
driveway separation requirements pursuant to Section 12.08.
6. Residential Collectors shall have curbed bulb-outs measuring 15x6 feet in the parking lanes located
every 250 300 feet and at all intersections.
7. Residential Collectors may not exceed 14 feet in lane width. Bike Lanes or other striping will be
necessary for pavements that would otherwise have driving lanes exceeding 14 feet.
8.7. Neighborhood Collectors shall not have residential lots fronting on the roadway, nor permitted access
to residential lots. Access to parkland, amenity centers, or common areas is permitted. Neighborhood
Collectors shall be designed in accordance with the street tree planting provisions in Section 12.06.G.
9.8. Local Streets in the ETJ may be designed at 25 mph.
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Section 12.04 Alternative Streets
Street designs and configurations may often require a contextual approach to both transportation need
and design of certain facilities beyond the standard details. Alternative street designs may be
warranted when streets are located in areas that require situational solutions based on density, land
use, and pedestrian environment.
12.04.010 Downtown Overlay Streets
All streets, rights-of-ways, sidewalks, and associated design features located within the Downtown
Overlay District shall comply with the Downtown Master Plan, as amended. Development occurring
within the Downtown Overlay shall be responsible for the dedication of half of the remaining right-of-
way and full construction of landscaping, sidewalks, lighting and other features of the Downtown
Master Plan, where non-existent or in need of re-construction, up to but not beyond the curb. 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 when existing structures, trees,
or other objects preclude the expansion to the minimum right-of-way. In such instance, lane width may
be reduced to 10-foot lanes, alternative on-street parking configurations may be considered, or other
alternative design approved by the Director.
A. Street Standards
All streets located within the Downtown Overlay District shall meet the minimum right-of-way and
pavement widths per Table 12.03.010. Downtown Local Streets shall be designed according to the
following graphic with parallel parking on each side of the street and one travel lane in each direction.
Streets uniquely identified within the Downtown Master Plan shall be dedicated and constructed
according to the cross-section in the Master Plan. Streets constructed with parallel parking shall inset
such parking using bulb-outs at the intersection that include ramps for intersection crosswalks.
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.
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
Downtown Master Plan, unless the associated street/sidewalk is classified therein as a Level I
or II, sidewalk which shall be constructed accordingly. Level III sidewalks shall include a four
(4) foot vegetative strip between the back of curb and sidewalk when not adjacent to head-in
or angled street parking.
2. Street Trees shall be required in the Downtown Overlay at a spacing of 40 feet for Downtown
Shade Trees and 20 feet for Ornamental Trees. Downtown Shade Trees shall be placed in a
tree wells sized and equipped with underground root barrier treatments in accordance with
Section 12.06. Approved Ornamental Trees shall not require root barrier treatments. All
Downtown Trees shall be surrounded by an approved surface-level metal grate when located
within a sidewalk.
12.04.020 Local Street - Street Tree Alternative
Street trees are permitted in the right-of-way only through the local street alternative cross-section
designed specifically for street trees. All other trees planted along streets shall be located in the front
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yard. Street Trees located along streets outside of the Downtown Overlay shall be spaced 340 feet apart
within a parkway strip sized and equipped with designated root barrier treatments in accordance with
Section 12.06.
12.04.030 Conservation Subdivision Streets
Local Streets within a designated Conservation Subdivision (per Section 11.06) may be constructed to a
26-foot pavement width with parking restricted to one designated side of the street in accordance with
the provisions of 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 generally every 300 feet between.
12.04.040 Residential Rural Estate Streets
Local Streets within a Residential Rural/Estate Subdivision (per Section 13.01) may be constructed to a
26-foot pavement width, measured from outside of curb to outside of curb. Within the City’s
designated fire service area, on-street parking may be restricted in accordance with the provisions of
the adopted fire code. Rural/Estate streets located in the ETJ may be designed to 25 mph speeds and
utilize a ribbon curb to allow for sheet flow or open-ditch stormwater drainage. Rural/Estate Streets
shall conform to the street length provisions in the Williamson County Subdivision Regulations, as
amended. Sidewalks in Rural/Estate subdivisions are required on both sides of all collector-level and
higher streets, including perimeter streets, and one side along local streets.
12.04.050 Context Sensitive Street Alternatives
The City’s Overall Transportation Plan allows for design flexibility for comprehensive plan roadways
to accommodate the existing or desired built environment. Context Sensitive Solutions (CSS)
alternative cross-sections are provided within 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, speeds of roadway and on-site parking options. As an alternative to the standard street types
for comprehensive plan roads and neighborhood streets, the cross-sections approved in the plan are
hereby adopted as options for development with this Code.
Additionally, urban street sections limited to the Mixed-Use (MU) Zoning District may be utilized
when preparing a mixed-use regulating plan in accordance with Section 4.09 of 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 designed to integrate into the existing and planned street network. New subdivisions shall
account for primary and secondary entry points into a subdivision, connect to existing streets stubbed
from adjacent properties, and provide for a neighborhood street layout focused on the safety of
vehicles, bicycles, and pedestrians.
12.05.010 Street Network Connections
Street network connections shall be made based on the number of proposed residential lots/units, the
size and configuration of the land, and the type of roadways constructed. Connection locations shall be
depicted on the Preliminary Plat, Concept Plan and any associated phasing plans and shall conform to
the following standards.
A. Street Connections Required
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Each subdivision or lot accumulation shall contain a minimum number of total street connections to
the public street network, depending on the number of lots/units. In addition to these minimum
connections, intersection spacing and connectivity provisions may alter the number of connections
required. Lots and units are interchangeable for the purposes of this Section. A subdivision and a Site
Development Plan for multifamily are interchangeable for the purposes of this Section.
1. Minimum Number of Total Street Connections
The total number street connections to the ultimate street network includes connections to
existing public roadways and future stubs to adjacent properties.
a. A subdivision or lot accumulation of 5 21 lots or greater shall contain a minimum of two
(2) total street connections.
b. 100 lots or greater shall contain a minimum of three (3) total street connections.
c. 150 lots or greater shall contain a minimum of four (4) total street connections.
d. 200 lots or greater shall contain a minimum of five (5) total street connections.
e. 300 lots or greater shall contain a minimum of six (6) total street connections.
f. 500 lots to 999 lots shall contain a minimum of seven (7) total street connections and every
additional 500 lots thereafter shall require one (1) additional street connection.
g. Each Street Connection classified as a collector-level or higher roadway counts as an
additional future street connection. A future street connection classified as a collector-
level or higher roadway counts as two (2) local streets. A future street connection
classified as a Major collector or higher roadway counts as three (3) local streets.
2. Existing Street Connections
Existing Street Connections are public street connections to an existing public street that
ultimately connects in two or more locations to a Major Street.
Of the required Street Connections described above:
a) A subdivision or lot accumulation of 80 lots or greater shall contain two (2) Existing Street
Connections. A Major Collector with a divided median and four (4) striped lanes that
connects directly to an existing Major Street provided that two routes are accessible to all
lots within the subdivision.
a)b) A subdivision or lot accumulation with 500 lots or greater shall contain three (3)
Existing Street Connections.
3. Future Street Connections
Future Street Connections are public street stubs to an adjacent property that does not
immediately connect to a public street, and the ultimate connection is reliant upon the
development of an adjacent property. To meet the total number of ultimate street connections,
stub streets should be in addition to any required existing street connections.
B. Additional Requirements
1. Whenever street connections are required by this Section, the right-of-way shall be extended
and the street improvements constructed to the edge of the boundary property line at the
point where the connection to the anticipated or proposed street is expected.
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2. All existing streets in adjoining areas shall be connected and continued into the new
subdivision and shall be at least as wide as such existing streets and in alignment therewith.
Practical downsizing or upsizing of street widths, speeds, and designs will be reviewed and
permitted at the discretion of the Development Engineer.
3. All Major collector-designated streets and higher classifications shall connect on both ends to
an existing or planned collector or higher-level street. All other collectors should generally
connect to another collector although exceptions can be made through an Administrative
Exception. Examples may include an uncertain destination for the roadway, whether such
collector is a better access point to an arterial roadway than a local street, etc. It may be
acceptable in certain circumstances for a collector to end at an intersection of a local street,
roundabout, or other road division, but in most circumstances should not taper down into or
continue as a front-loaded local street. 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 turn-around.
GRAPHIC
4. Streets within a Residential Rural/Estate Subdivision that connect beyond the subdivision to
an existing street shall be constructed to the width and standards of the connecting roadway.
5. For each Future Street Connection, the developer shall submit with the plat a graphical
depiction of how the street stub can eventually connect to the street network, in order to
ensure that the location of the stub is adequate. The Director may require topographical,
hydrological, tree cover and photographical information to determine adequacy. (moved to
Development Manual)
6.5. The Director has the authority to require that a proposed Future Street Connection be shifted
to a more suitable location in order to minimize block length, discourage cut-through traffic,
and/or preserve trees or other natural features.
7.6. At the end of a Future Street Connection and on the street sign at the nearest intersection, the
developer shall place signage indicating the future street extension in accordance with the
Construction Manual.
8.7. An existing platted residential lot or portion thereof may not be utilized as a means to connect
a proposed street to an existing public street or cul-de-sac in order to meet the requirements
of this Section.
12.05.020 Streets and Blocks
A. Intersection Spacing
Intersection spacing for Neighborhood Streets shall not exceed the lengths specified in Table
12.03.020. Intersection spacing shall be measured from the center line of three-way or four-way
intersections of through-streets. 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 partial spacing widths shall be continued into the adjacent subdivision.
Comprehensive Plan roadways do not have intersection spacing requirements.
B. Cul-de-sacs
A Cul-de-sac Street (or streets) with one vehicular and pedestrian access shall not exceed 20 total lots
or 500 feet in length, whichever is less. A Cul-de-sac Street (or streets) exceeding both 15 lots and 250
feet in length
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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.
C. 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. Stubs to adjacent property are considered links, but
alleys are not.
1. Any location where a street T-intersects with another
street of any classification is considered a node.
2. Any curve or bend of a street that is 75 degrees or
greater are considered a node. Less than 75 degrees is
not considered a node.
The following adjacent graphics and sample calculation
shows how the street connectivity ratio for a subdivision shall
be calculated.
Numbers indicate Links = Nodes
13 links/11 nodes = 1.18 ratio
(Does not meet required 1.20 ratio)
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12.05.030 Inter-Parcel Connectivity
All new and amended commercial Site Development Plans and Stormwater Permits that require off-
street parking and driveways shall provide driveway connection to adjacent properties parallel to the
fronting roadway, whether such property is undeveloped or developed. The Director may consider
alternative connections to the rear or adjust connection locations where practical.
12.05.040 Exceptions
Exceptions to the requirements of Section 12.05 may be considered by the Director, through a
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 eException during subdivision plat review if a natural
or man-made barrier such as a highway, railroad, floodplain, severe topography prevents its
implementation.
B. Subdivision Variance
A Subdivision Variance pursuant to Section 3.2223 can be considered for proposed and required
Street Connections. The developer shall demonstrate that all other administrative options have been
exhausted The following are eligible for Subdivisions Variance consideration:
1. Undesired connections, nNumber of required connections, type of street connection, land use
compatibility, or location.
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2. A local street that would connect a commercial/industrial development and a residential
development. In such instance, the developer who proposes or is required to make such a
connection may apply for the subdivision variance and must ensure that removal of such a
connection does not cause detrimental effects to the street network of the adjacent subdivision.
C. Street Abandonment
If otherwise not eligible for a Subdivision Variance or exception provided for in this Section, a public
street or street stub that is desired by any party to be closed, disconnected or never connected to
another public street shall be submitted to the City Council for abandonment. Street Abandonment
shall follow 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 shall collectively determine whether to close or abandon the portion of a public
street that is 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, except as specified herein. When AASHTO standards and the
City’s conflict, the more stringent 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 Roadways and 50 feet for all other roadways.
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 in addition to 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
Roadways and shall not exceed 15% for all other roadways.
8. Exceptions to these standards in addition to design speeds for streets not classified as
Comprehensive Plan Roadways may be considered at the discretion of the Development
Engineer. Any 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. Comprehensive Plan Roadways shall have a minimum curb radii of 30 feet at all
intersections. All other street intersections shall be a minimum of 25 feet.
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2. Cul-de-sac Streets shall have a minimum 60-foot right-of-way and paved radius of 50 feet for
single- family and two-family uses, and 70-foot right-of-way and 60-foot pavement for all
other uses. Cul-de-sacs shall include a 25-foot inside, 50-foot outside turning radius for fire
apparatus.
3. Street intersections containing one or more Neighborhood collector level and above street
classifications shall include 25-foot right-of-way flares/cutbacks. The 25 foot flare/cutback will
be 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. In such instance, variations of up to 15 degrees may be approved at the discretion of
the Development Engineer.
2. Each new street intersecting with or extending to meet an existing street shall be tied to the
existing street on center line with dimensions and bearings to show relationship. Where off-
sets in alignments of local streets or Loaded Residential Collectors are, in the opinion of the
Development Engineer, unavoidable 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. 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 as the intersection is approached, 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
objects, 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 roadway and may
make a determination that similar objects interfering with street visibility should be removed
or otherwise altered to restore visibility.
E. Street Curbs
1. Approved street curbs include stand-up curbs, rollover/mountable curbs, and ribbon curbs.
All curbs, gutters, and inlets shall be designed and constructed in accordance with the
Construction Manual.
2. Comprehensive Plan Roadways, Neighborhood Collectors and streets within a Residential
Rural/Estate Subdivision may include ribbon curbs with approved drainage controls, but all
other lots shall be constructed with mountable or stand-up curbs unless approved by the
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Development Engineer. Streets with ribbon curbs shall be constructed with stand-up or
mountable curbs at the curb radii at intersections.
3. Curb Basis for all streets shall be a minimum of nine (9) feet, measured from the back of curb
to the right-of-way to ensure that utilities can be adequately provided. The adjacent property
owner is responsible for maintenance of all pervious surfaces within this area, including
vegetative materials, trees, etc. per City Code Section 8.20.100. Encroachments into the right-
of-way such as street trees, landscaping, signage, and irrigation shall require a License to
Encroach unless specified by plat or maintenance agreement, in conformance with this
Chapter.
4. Mountable and ribbon curbs require a clear zone safety separation between sidewalks, in
accordance with Section 12.07.
F. Street Lights
1. Street lights shall be required at all street intersections, along all streets at intervals not to
exceed 300 feet, and at the terminus of a cul-de-sac, except as otherwise specified herein. The
size of luminaire, mounting poles, location, size of street light service, 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 within the subdivision so as to allow
for future installation of street lights.
3. In the Downtown Overlay, street lights shall be constructed 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
Shade 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 installed according to the following provisions. All street trees shall be
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. Tree species and spacing requirements, unless otherwise specified, shall be approved by
the Urban Forester on the Construction Plans.
Shade Trees shall be planted in pervious planting areas with the following criteria:
1. 4-foot minimum separation with underground 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.
H. Street Naming
1. Streets shall be named according to the City’s Addressing and Naming Policy.
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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 roadway shall be named and signed according to the City’s Addressing and Street
Naming Policy.
I. Temporary Dead-end Streets
Dead-end streets shall be prohibited except for short stubs to permit future street extension. For
streets that are planned to extend in the future, temporary turn-arounds shall be required where the
street stub exceeds one (1) lot or 150 feet in length and shall be depicted on the plat as a temporary
easement with crosshatching. The following note should be placed on the plat: “Crosshatched area is
temporary easement for turn-around until street is extended.” No temporary dead-end street in
excess of 600 feet shall be allowed. unless no other practical alternative is available. Reserve strips at
the end of streets are prohibited.
Section 12.07 Pedestrian and Bicycle Mobility
12.07.010 General
A. Comprehensive Plan Requirements
The developer shall be responsible for all sidewalks and trails that are identified in the City’s Sidewalk
Master Plan, Overall Transportation Plan, Parks Recreation and Open Space Master Plan, Trails Master
Plan, Downtown Master Plan, and other relevant plan. Public trails and sidewalks do not count against
the City’s maximum impervious cover percentage.
A. Sidewalks
1. Sidewalks shall be constructed on both sides of all streets to 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). Pedestrian facilities shall be separated a minimum of six (6) feet from
the back of a street ribbon curb and four (4) feet from the back of a mountable curb on all
streets 30 mph and greater.
2. Sidewalks constructed along an Overall Transportation Plan roadway 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.
3. Sidewalks in a single- or two-family subdivision shall be constructed within the right-of-way,
unless otherwise approved by the Development Engineer. Sidewalks located in common
areas or along Neighborhood Collectors shall be constructed at the time of street
improvements. Sidewalks along single-family and two-family lots may be eligible for a
deferment of such construction in accordance with Subsection (E).
4. Buildings requiring a building permit for new construction shall require a sidewalk built to
current standards and specifications.
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5. Sidewalks located within a one-quarter (¼) mile radius of an existing park, school, or land
owned by a public school district for the purpose of a future school, shall be at least six (6)
feet in width with an established clear zone from the back of curb of at least three () feet.
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. Pedestrian accessways, whether public or private, that connect public sidewalks to buildings
that are open to the public shall follow a reasonably direct path from the public sidewalk to
the main entry point of the building.
8. 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, as approved by the Director of Parks and Recreation, shall be dedicated.
2. The minimum width of the trail shall be 10 feet, constructed to the standards depicted in the
Trails Master Plan, or otherwise approved by the Director of Parks and Recreation.
3. A trail may substitute for a street sidewalk if located along the same roadway.
C. On-Street Bicycle Facilities
Bikeways identified in the comprehensive plan shall be designed to accommodate the necessary
criteria as stated in this section, the described plans, and the Construction Manual.Design and
construction of all bicycle facilities shall meet or exceed standards set forth in the “Guide for
Development of Bicycle Facilities” published by AASHTO City’s Overall Transportation Plan.
Signing and pavement markings for such facilities shall be in accordance with the Manual on
Uniform Traffic Control Devices.
D. Sidewalk Fund
A separate fund to be deposited at the highest interest rate permitted by law to be entitled
“Sidewalk Fund” is established and shall hold any financial contributions paid by owners,
developers, etc., as applicable to this Chapter. Monies shall be held in said fund in trust to be used
solely and exclusively for the purpose of purchasing and/or equipping public streets for sidewalks.
E. Alternative Pedestrian Improvements
1. An alternative location 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. If
the variation is approved by the Development Engineer, 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 for a sidewalk, pedestrian access way
or trail, a Subdivision Variance pursuant to Section 3.2223 may be requested for either fees-in-
lieu of construction, delay of construction, or waiver at such time the improvement is
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required. Justification for the variance include, but are not limited to, the location of the
facility in relation to the existing or planned pedestrian network, the immediate need for the
facility, and/or difficult topographical or other natural features on site. Prior to approval of
the plat, Site Development Plan, or other applicable process, payment of 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.
3. Sidewalks along the front or side lot lines of single- and two-family lots may be deferred from
time of subdivision plat to the time of building permit in exchange for payment to the City of
10% of the total cost of the uninstalled sidewalk improvements for each phase of
development. Such funds shall be allocated to the Sidewalk Fund for the specific recorded
subdivision.
Section 12.08 Driveway Standards
All driveways accessing a street shall require a permit through either a Site Development Plan,
Building Permit, Stormwater Permit, or Driveway Access Permit, in accordance with the terms of this
Code. The Development Engineer or designee may use discretion on exact spacing distance and
location, where warranted. A lot approved in accordance with this Code has the right to at least one (1)
driveway permit. Driveways may provide access to no more than four (4) lots before requiring a public
street, or where permitted, a private street.
A. Residential Driveways
1. Single-family and two family lots shall take access only from an alley, local street, residential
lane, or residential collector.
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.
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 lots fronting on Residential Collectors.
b. Does not apply if less than 25% of the linear street frontage contains front-loaded lots.
c. Reduced to 55-foot separation if only one side of the street is front-loaded or if the street is
divided by a median.
d. A platted lot 90 feet or greater in width located on a collector-level or higher roadway
may be allowed a second driveway access point irrespective of the 70-foot separation
provision, in full accordance with all setback provisions.
B. Non-Residential Driveways
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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 rollover curb. On roadways
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, measured from the right-of-way to the center of the driveway.
Right-in, right-out driveway separation shall be at the discretion of the Development
Engineer.
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.
5. A Driveway Access Permit may require an engineering study or a T.I.A. in accordance with
Section 3.19 of this Code.
Table 12.08 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
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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 included with City of Georgetown Driveway Spacing Study based on AASHTO
sight distance standards, adopted July 2001; and the City of Georgetown, Access Management Policy
adopted December 2003.
Section 12.09 Traffic Impact Analysis
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.
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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.
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
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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.
2. Future Without Development
Capacity analysis is to be provided for opening year and plus 10-year for key intersections
(and roadway 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 roadway
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. Improvement of Internal and Adjacent Thoroughfares
1. The developer/subdivider shall be responsible for the improvement of one-half of the
comprehensive plan roadway facilities necessary to meet the specification in this Chapter and
the Comprehensive Plan, except where the existing facility is owned and maintained by the
Texas Department of Transportation or associated entity. Where the comprehensive plan
roadway is internal to the property, the developer shall construct or pay for the facility
improvements equal to one-half of the balance of the existing roadway and the ultimate
section. A Traffic Impact Analysis (TIA) may determine that the traffic impacts generated by
the development does not require such improvements or, conversely, may require additional
improvements in excess of this requirement. In either case, improvements consistent with the
TIA shall be the improvements attributed to the developer.
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2. In addition to meeting the dedication and improvement requirements to meet the minimum
Comprehensive Plan specifications, the City may require additional land and improvements
for rights-of-way for adjacent thoroughfares where necessary to achieve adequacy of the road
network. Such additional land and improvements must be 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.
3. In lieu of the obligation to dedicate or improve thoroughfares 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 consider as 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.
4. 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 roadways. In such case, the developer shall be responsible
for the entire initial costs of road improvements, including design costs. The construction of
improvements and the provisions for cost reimbursement by the City shall be included in a
subdivision construction agreement.
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 roadways 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
roadways and adjacent thoroughfares required by these regulations in accordance with the
classification of streets contained in the Comprehensive Plan.
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
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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 roadways. 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.
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.
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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.
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:
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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
August 10, 2016
SUBJECT:
Disc ussion on p o tential amendments to Chapter 9, Off-Street Parking. Jord an Mad d o x
ITEM SUMMARY:
With the c hanges to transportation provis ions in C hapter 12, a few items in C hapter 9 also warranted a
review and so me tweaking. Required parking s p ac es p er land us e were not reviewed. A summary o f
p ro p o s ed edits inc lude:
* Clarify that all off-s treet p arking s hall b e of a p aved s urfac e.
* Remove ability to s ho rten parking when ad jac ent to a sidewalk o r land s cap ing
* Ad d s tandem parking spac es as allo wed us age
* Ad d s excep tion to paved surface fo r Heritage Trees
* Ad d s allowanc e fo r Rural and Estate lo ts to us e no n-P aved s urfac e
* Ad d s stacking req uirement fo r gated ap artment entrances/exits
* Op ens up Alternative Parking P lans to s tac king and loading and not jus t parking
* Removes "ineligib le ac tivities" fro m c o nsid eration as an Alternative Parking P lan
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x, AIC P, P rinc ip al P lanner
ATTACHMENTS:
Description Type
Draft Chapter 9 8.10.16 Cover Memo
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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 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 parking 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, 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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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. Other parking space designs may be considered and shall be submitted to the
Director for review.
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3. Parallel parking spaces shall not be less than 8.5 feet in width and 22 feet in length.
4. Tandem parking spaces may be utilized only for multi‐family, not to exceed 15% 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.
5. 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.
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 paved surface.
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
material requirements may be considered administratively by the Urban Forester and
Development Engineer in order to protect critical root zone for Heritage Trees.
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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 or
highway. Access to required parking spaces shall be provided by on‐site driveways. Off‐
street parking spaces shall be accessible without backing into or otherwise reentering a
public right‐of‐way.
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.
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 Gate to Street
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.
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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.
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.
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 off‐
street 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.
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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
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
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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
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.
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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.
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
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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.
9.02.060 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.
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.
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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
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
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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
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
August 10, 2016
SUBJECT:
Disc ussion regarding p o tential amendments to C hapter 3 of the UDC. Valerie Kreger and Jordan Maddox
ITEM SUMMARY:
Staff has been fo c us ing on infras tructure and s ub d ivis ion amend ments this year. C hapter 3, Ap p licatio ns,
has related items and s ome o ther proc es s es that s taff is proposing changes to at this time. Items o f no te
inc lude:
* Staff has had o ngo ing issues over the las t c o uple o f years with applic ation review that is p remature due to
o verlap o f app lic atio n s ubmittals. The propo s al is to s p lit p o licy applic ations (tho s e approved by City
Counc il) with tec hnical ap p licatio ns (ap p ro ved by P &Z or ad ministratively).
* Develo p ment Plat type has b een ad d ed and would be req uired p rio r to development fo r any non-s ingle
family p ro p erty that was p revious ly exempt fro m platting at time o f divis ion or that is otherwis e unplatted.
* Plat extens ions are p ro p o s ed to be red uc ed fro m 24 mo nths to 6. Plats already have b uilt-in extensions
b y p hasing plans . T he p lat extension was add ed during the recession and has b een us ed p rimarily b y a
s ingle party. P lat Reins tatements wo uld b e deleted. S ite Plan extens io ns and reins tatements remain as
ad o p ted.
* Letters o f Regulato ry Compliance - Legal lot is b eing moved from this sec tio n to the platting s ectio n
immed iately after Platting Exemp tions sec tion. Wo rd ing being updated to reflec t ac tual purp o s e and
p ro cess, whic h is to d o cument whether a plat is required and if a property is exempt from p latting. Legal
lo t is one means o f exemp tion.
* Clarific ation that s ingle and two-family struc tures o ver an acre o n a legal lo t are exemp t fro m a
Sto rmwater Permit. T his als o protects them from Fire Code.
* Develo p ment Engineer will no w as s ume approval autho rity for licens es to enc ro ach into a pub lic
eas ement. Enc ro ac hments into ROW remain C o uncil authority.
* Plat Waiver p ro c es s renamed Sub d ivision Variance. P ro cess is open to c ertain s ubdivis io n req uirements
thro ughout the UDC, as s tated in eac h s ection.
Disc ussion Items :
* Create a grad ing permit to allow for clearing of vegetatio n and s o il grad ing?
FINANCIAL IMPACT:
.
SUBMITTED BY:
Valerie Kreger and Jordan Maddox
ATTACHMENTS:
Description Type
UDC Chapter 3 Redlined Exhibit
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Page 1 of 12
Chapter 3 Applications and Permits
Section 3.01 General
3.01.020 Applicability of Procedures
The following Table shows which review procedures, applications and permits apply in the City and
its extraterritorial jurisdiction.
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
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
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of the different applications, however, must shall remain occur in the following sequence: as
listed.
1. Policy Applications
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. Subdivision 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.
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.
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Page 3 of 12
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
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.
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Page 4 of 12
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
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.
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.
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.
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Page 5 of 12
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.
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:
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.
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Page 6 of 12
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 Waiver 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 Waiver 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 that also requires or proposes public infrastructure
or land or utility dedication
No P&Z Must be recorded within 24 months from
approval date
Plat required at time of development for property not
previously platted or exempted from platting at time of
division that does not require or propose public
infrastructure or land or utility dedication
No Director 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 Waiver 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
3.08.080 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.
D. Development Plats
1. Applicability
For purposes of this Section, the term “development” means the new construction of any
building or structure not including construction of any building or improvement used for
agricultural, single‐family or two‐family purposes. Development Plats shall not include the
further division of the tract. A Development Plat shall be required prior to development of
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Page 7 of 12
any tract of land within the City or ETJ which was created or is proposed to be created via
an exemption outlined in Sections 3.08.020.A – 3.08.020.B or that has otherwise not been
platted, excluding the following:
a. Where another type of subdivision plat is otherwise required to be submitted per this
Chapter;
b. Construction of any building or improvement used for agricultural, single‐family or
two‐family purposes; or
c. 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 Director shall have final decision whether to approve, approve with
conditions, or deny the Development Plat, except that a Development Plat that requires or
proposes the extension of public improvements, including utility easements or right‐of‐way
dedication, or any other public dedication of land shall be forwarded to the Planning and
Zoning Commission for final action.
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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
B. Construction or Financing of Public Improvements
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.
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.
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Section 3.09 Site Development Plan
3.09.030 Criteria for Approval
A Site Development Plan shall be approved if it is in compliance with the following criteria:
D. Site Development Plans may not be approved on any parcel of land not otherwise in
conformance with Section 3.08 of this Chapter.
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.
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 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.
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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.
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.
Section 3.18 Grading Permit
Section 3.1920 Driveway Access Permit
3.1920.020 Applicability
Driveway Access Permits are required for the following:
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.
Section 3.2122 License to Encroach
3.2122.050 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:
3.2122.070 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.
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3.2122.080 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,
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 3.2223 Plat Waiver Subdivision Variance
3.2223.010 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
A. Section 6.02.030
B. Section 6.02.040
C. Section 7.02.010
D. Section 7.02.030
E. Section 7.02.040
3.2223.060 050 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.
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3.2223.070 060 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 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 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 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.
3.2223.080 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
August 10, 2016
SUBJECT:
Overview o f next UDC meeting and upc o ming s c hed ule. Valerie Kreger and Jo rd an Mad d o x
ITEM SUMMARY:
Staff's go al is to have finalized versions of C hapter 3, 6, 7, 9, 12, and 13 to the Committee fo r final
p res entation and c omment at the S ep tember meeting. We will also b e introd uc ing ho usekeep ing c hanges to
Chap ter 2, 8, 11 and bringing fo rward d efinitions that c o rres p o nd to thes e c hap ters . The intent is to
d is cus s and ad d res s any further o uts tand ing items at the S ep tember meeting and then begin a pub lic
comment p eriod b etween the S ep tember meeting and Oc tober meeting. Staff is anticipating sc heduling a
vote on these amend ments at the Octo b er meeting.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Valerie Kreger and Jordan Maddox
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