HomeMy WebLinkAboutAgenda CC 09.22.2009 WorkshopNotice of Meeting of the
Governing Body of the
City of Georgetown, Texas
SEPTEMBER 22, 2009
The Georgetown City Council will meet on SEPTEMBER 22, 2009 at 4:00 P.M. at the Council Chamber at
101 E. 7th Street
If you need accommodations for a disability, please notify the city in advance.
Policy Development/Review Workshop -
A Review of the proposed third round of 2008-2009 Unified Development Code (UDC) Amendments,
including an update on future amendments -- Elizabeth A. Cook, Community Development Director
Executive Session
In compliance with the Open Meetings Act, Chapter 551, Government Code, Vernon's Texas Codes,
Annotated, the items listed below will be discussed in closed session and are subject to action in the regular
session.
B Sec.551.071: Consultation with Attorney
1. Advice from attorney about pending or contemplated litigation and other matters on which the attorney
has a duty to advise the City Council, including this week's agenda items
2. Mark Shelton v. City of Georgetown, et al;Cause No. A07CA063; in the United States District Court
for the Western District of Texas, Austin Division
3. First Citizens Bank & Trust Company v. City of Georgetown,Cause No. D-1-GN-08-02325, 53rd
Judicial District, Travis County, Texas
C Sec. 551.074 Personnel Matters
- Discussion regarding the goal setting criteria for the City Manager
D Sec. 551.087: Deliberation Regarding Economic Development Negotiations
- Discussions or deliberations regarding commercial or financial information that the governmental body
has received from a business prospect that the City Council seeks to have locate, stay or expand in or near
the territory of the City and with which the City Council is conducting economic development
negotiations; or to deliberate the offer of a financial or other incentive to a business prospect that the City
Council seeks to have locate, stay or expand in or near the territory of the City and with which the City
Council is conducting economic development negotiations.
- Project Apple
Adjournment
Certificate of Posting
I, Jessica Hamilton, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of
Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public at all
times, on the _____ day of _________________, 2009, at __________, and remained so posted for at least
72 continuous hours preceding the scheduled time of said meeting.
__________________________________
Sandra Lee, City Secretary
City of Georgetown, Texas
September 22, 2009
SUBJECT:
Review of the proposed third round of 2008-2009 Unified Development Code (UDC) Amendments,
including an update on future amendments -- Elizabeth A. Cook, Community Development Director
ITEM SUMMARY:
Background:
This item is a workshop on the third round of Unified Development Code (UDC) text amendments from the
2008-2009 Annual Update List. See the attached PowerPoint presentation, Planning and Zoning
Commission staff report, and the draft language for more information and the complete proposed text
amendments. The new language for Chapter 3 is shown in blue text and is underlined. New chapters 4, 6,
and 7 include some clarifying edits made after the Planning and Zoning Commission hearing. There was not
an effective way to compare the existing UDC language to the proposed new chapters. In several instances
the language has stayed basically the same, but the format has been modified.
The following is a very brief description of changes to the Chapters included in this third part of the annual
UDC update with more detailed information provided in the attachments as noted above:
Section 3.15 Variance and Special Exception: New provision for Zoning Board of Adjustment (ZBA) to
approve a Special Exception as identified in UDC. These changes correspond to new Setback Modification
request as identified in Section 4.09.040.
Chapter 4 Zoning Districts: Replace with new Chapter 4 that still addresses Zoning and Overlay Districts,
but with more detail and clarity. Added new provision to allow ZBA to approve a Setback Modification in
Old Town and in Residential and Agriculture Districts where an existing block was acknowledged by the
City or created by a plat recorded prior to May 10, 1977.
Chapter 6 Residential and Agriculture Zoning Districts: Lot, Dimensional and Design Standards:
Replaced the entire chapter that dealt with lot and dimension standards for all Zoning Districts and created a
new chapter that addresses lot, dimension, and design standards for all Residential Districts and the
Agriculture District. The idea is to have most design and development standards identified by Zoning
District rather than lot size or housing type. This section clarifies that non-residential uses in Residential
Districts will use the residential dimensional standards and the Non-Residential design standards.
Chapter 7 Non-Residential Districts: Lot, Dimensional and Design Standards: Replaced the entire
chapter that dealt with design standards for all Zoning Districts and created a new chapter that addresses
Non-Residential Zoning District lot and design standards. Revamped design standards to provide more
flexibility and clarity of when design requirements come in play. Also, provide for a Director approved
alternative building design process, which might allow alternative materials, articulation, and other design or
site features that meet the intent of the ordinance.
Planning and Zoning Commission Recommendation: On September 1, 2009, the Planning and Zoning
Commission unanimously (5-0) recommended approval of the proposed UDC amendments with a request
that staff continue work to refine language and include more graphic illustrations.
City Council Action: The public hearing and first reading on the third round of UDC amendments are
scheduled for October 13, 2009, unless Council would like more time to review the proposed changes.
FINANCIAL IMPACT:
No financial impact study was made for these amendments.
SUBMITTED BY:
Elizabeth A. Cook, Community Development Director
Cover Memo
ATTACHMENTS:
P&Z Hearing Report
Chapter 3
Chapter 4
Chapter 6
3rd Round UDC Slides
Chapter 7
Cover Memo
3rd Round UDC Update
• Chapter 3 – Variance section now includes
Special Exception process
• Chapter 4 – replaced, still Zoning Districts
• Chapter 6 – replaced, now Residential
Districts and Agriculture District
• Chapter 7 – replaced, now Non-
Residential Districts
Attachment number 1Page 1 of 13
Chapter 3
• Local Government Code allows Zoning Board of
Adjustment (ZBA) to review special exceptions
to terms of zoning regulations
• Special Exceptions will be processed similar to
Variances – public notice and hearing, report,
etc.
• Do not have to meet Variance standard of
“hardship”
• Expire if not used within 12 months
Attachment number 1Page 2 of 13
Chapter 4
• Agriculture (AG) District now a Special
Purpose District not a Residential District
• Provision to zone land at Annexation a
zoning district other than AG – with notice
• Refined Zoning District Purpose
Statements
• Public Facilities (PF) new zoning district
Attachment number 1Page 3 of 13
Chapter 4
• Old Town Overlay District updated to reflect
requirements that were located in other sections
• Setback Modification option added with Special
Exception from ZBA for Old Town & older plats
• Gateway Overlay District provisions clarified and
map updated to reflect revisions
• Downtown Gateway now starts at Leander Rd.
not Inner Loop
Attachment number 1Page 4 of 13
Chapter 6
• Residential & Agriculture District standards
based on zoning designation rather than
lot size and housing type
• Standards located by each Zoning District
• Include reference to applicable UDC
sections
• Residential Estate (RE) & Residential Low
Density (RL) Districts used for larger lot
residential 1 acre & 10,000 sq. ft.
Attachment number 1Page 5 of 13
Chapter 6
• Clarify that Townhouse (TH) & Multifamily
(MF) Districts have building material and
design requirements
• Common open space, when necessary, 2
passive areas or 1 active area required
• Gateway Buffer requirements apply to
Residential Districts
Attachment number 1Page 6 of 13
Chapter 7
• Non-Residential development standards
• ETJ minimum lot width 25 feet for new
plats
• Refined standard chart to add more
information & to ensure standards are
applicable for Zoning District
• Minimum District size – C-3, BP, IN, MU
Attachment number 1Page 7 of 13
Chapter 7
• Lot width – 50 feet all Districts, except MU-DT
• Build-To or Conventional setback – optional in
CN, C-1, OF, PF
• Downtown Gateway Build-To required for all
Districts – Zero setback from r-o-w or easement
• Increase ability to park in side & rear setbacks,
with limitations
• Roof parapets limited 10 ft above max. building
height
Attachment number 1Page 8 of 13
Chapter 7
• Building Design Standards now apply to most
structures and expansions, but option for
exception for expansion
• Industrial uses in IN District only on Gateways
• Foundation requirements added
• Building Materials
– Allow more glass for 3rd floor & above
– EIFS and cement board like Hardi-plank limited to
40%
Attachment number 1Page 9 of 13
Chapter 7
• Building Design Standards
– More detail provided for parapet roofs
– Solar panels not mechanical equipment
• Building Articulation & Architectural Features
– Smaller buildings & screened walls may not have to
meet articulation
– Measurement based on average building height not
wall section
– Allow flexibility in placement of wall & roof off-sets
– All buildings have required architectural features with
option to choose type & design
Attachment number 1Page 10 of 13
Chapter 7
• Architectural Compatibility required between
building walls and multiple building sites.
• Alternative Building Design – Director has
authority to grant w/ an Administrative Exception
• Alternative Design must meet intent, not letter, of
design standards
• Alternative materials, building location,
screening, design elements & techniques, or site
design may be considered in approval of
alternative
• Appeal to ZBA
Attachment number 1Page 11 of 13
Recommendations & Next Steps
• Task Force – Approval
• Planning & Zoning Commission –
Approval, asked staff to continue to refine
language & add more illustrations
• Public Hearing & 1st Reading October 13
• 2nd Reading October 27
Attachment number 1Page 12 of 13
Preview of Future Amendments
• Chapter 5 – Zoning Uses is being replaced
• Use Table updated & expanded with more uses
listed
• Uses defined in Chapter 16, if not clear
• Limitation section expanded & clarified
• Limited fuel service allowed in C-1
• Auto Dealerships & Garage Sale included
• Electronic Signs for IH-35 Service Road serving
businesses, with limitations
Attachment number 1Page 13 of 13
Planning & Zoning Commission
UDC Amendments 2008-2009
September 1, 2009
Page 1 of 9
Planning & Zoning Commission Meeting: September 1, 2009 Item No. _________
AGENDA ITEM COVER SHEET
SUBJECT: Public Hearing and possible action on a recommendation to the City Council
regarding adoption of proposed amendments to the Unified Development Code (UDC).
BACKGROUND:
On October 28, 2008, the City Council approved a revised annual review and amendment
process for the Unified Development Code (UDC). The adopted process involves citizen
participation in the form of a UDC Task Force, comprised of self appointed members, the
general public, the Planning and Zoning Commission, and final decision by the City Council.
At the October, 2008 meeting, the Council adopted the UDC Proposed Amendment List for
2008-2009, which was recommended by the Planning and Zoning Commission as well as the
UDC Task Force. The updated 2008-2009 List is included here as Exhibit B with the items that
will be addressed in this round of amendments highlighted.
SUMMARY:
During the past several months staff has worked with the UDC Task Force to prepare language
for the proposed UDC Amendments. The third round of amendments is being presented to the
Planning and Zoning Commission for public hearing. Another group of amendments is
anticipated to be ready for hearing at the Commission’s October or November meeting.
On August 27, 2009, a public workshop was held to allow for public review of the third group of
proposed amendments. Comments received from that workshop have been addressed within
the proposed amendments included with this report. An additional public workshop will be
held on August 28 to allow additional public review. Comments received from that meeting
will be presented to the Commission at their meeting.
The following are highlights of the major revisions with the third part of the annual UDC
amendment update:
Chapter 3
The primary change to Chapter 3 is the addition of a new application process for what will be
called a Special Exception. This new process is being added to address a new provision in
Chapters 4 and 6 that will allow a setback modification request for older developments where
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Planning & Zoning Commission
UDC Amendments 2008-2009
September 1, 2009
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there may have been a practice to build close to the property line, in what is now a setback.
Special Exception requests will be heard by the Zoning Board of Adjustment (ZBA) as provided
for in the Texas Local Government Code. These requests will be processed similarly to a
Variance, but the standard of hardship does not have to be met. See Section 3.15 for the details.
Chapter 4
Chapter 4 is being replaced in its entirety. New Chapter 4 will still address the Zoning Districts,
including the Special and Overlay Districts. The primary changes include:
1. Adding a new provision in Section 4.03.010 that would permit the City to rezone a
newly annexed property to a Zoning District other than Agriculture. This would allow
the City to choose another District if deemed more appropriate.
2. Updating the Zoning District Purpose Statements in Section 4.05. These changes refine
the Zoning District descriptions to make them more clearly reflect how they should be
used. We have also included references to other UDC sections or other publications that
should be used for reference, such as the Downtown Design Guidelines.
3. The Agriculture (AG) District has been moved from the list of Residential Districts to
the Special Purpose Zoning Districts Section. The AG District is the zoning given
newly annexed property as a holding district until a more permanent zoning is
requested. While there are some residential developments within the AG District, it
typically is for property that is undeveloped or used for agricultural purposes. There are
several sections of the UDC that require higher standards for non-residential
development adjacent to a Residential District. For example, in the current UDC an
office development would be required to provide additional building design treatment
for the walls adjacent to an AG District. See Section 4.04.030.
4. The Business Park (BP) District has been refined and now permits, in larger parks,
some limited high-density residential. The existing BP District does not allow
residential. See Section 4.04.030.
5. There is a new zoning district proposed to be called Public Facility (PF). The PF
District provides a location for government and other public or quasi-public facility
operations. It may include schools, public parks, hospitals, government offices,
churches, and similar uses. This implements a recommendation from the 2030 Plan. See
Section 4.04.030.
6. There is a new section added for Special Development Types, which just identifies
that there may be Housing Diversity and Conservation Subdivision Developments.
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See Section 4.05.
7. For amendments to Planned Unit Development District (PUD) revisions, the criteria
for revisions have been changed so that an amendment to the PUD will be required in
nearly all circumstances. Minor revisions will be addressed through the Site Plan
process. See Section 4.06.
8. There are some clarification edits to the Downtown Overlay District section. See
Section 4.08.
9. The Old Town Overlay District section has been expanded to include items that were
applied to Old Town by reference in the Downtown Overlay District section, such as
the Demolition by Neglect provisions and that the Downtown Design Guidelines are
used to review Old Town projects for Certificate of Design Compliance. See Section 4.09
10. In the Old Town Overlay District, a new provision has been added to allow for a
setback modification. This modification would allow an applicant to construct a new
building or addition into the required UDC setback, with Special Exception approval
from the ZBA. There would be public notice and a hearing before ZBA prior to taking
action. There are restrictions and criteria for ZBA consideration, for example, if the
building is replacing an existing structure in the setback, there are other such setback
encroachments within the same block, or whether size of the addition is limited. See
Section 4.09.040 for more details about this new provision. This section would also be
available to other properties within the Residential Single-Family (RS) District for
subdivisions created before May 10, 1977. This change is in response to the typical
request that comes to the ZBA seeking a Variance to permit the construction of a garage
or carport in the required setback. Approval of a Special Exception would not require
the level of hardship test that is required for Variances.
11. The Gateway Overlay District has been refined and expanded to include more
information about the Gateways within Chapter 4. Some of this information has been
moved from Chapter 8, the landscaping chapter. See Section 4.13.
12. The specified roadways have been clarified for each type of Gateway, and in some
instances the boundaries of Gateways have been adjusted. For example, the
Downtown Gateway along Austin Avenue now starts at the Leander Road intersection
rather than north of Inner Loop. Also, a map has been added that identifies the
Gateways. See Section 4.13.030.
13. The Downtown Gateways have been reduced from a minimum of 15 feet to 10 feet.
See Section 4.13.030.C.
14. Gateway Design Standards have been added to Chapter 4. See Section 4.13.040. These
standards include the standards for the Downtown Gateways, such as:
a. A zero (0) foot front setback for all non-residential properties, regardless of
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Zoning District.
b. Parking prohibited between the front building line and the edge of the Gateway
landscape buffer.
c. The front facade of the building must comprise at least 40% of the property’s
building line.
15. There are revised provisions related to sidewalks, parking, and utility placement as
well as they relate to the City’s Gateways. See Section 4.13.040.
Chapter 6
Chapter 6 is being replaced in its entirety. The existing Chapter 6 includes lot design standards
for residential and non-residential properties, which include items like building setback and lot
dimension information. The new Chapter 6 addresses only Residential Zoning Districts and the
Agriculture District and speaks to the lot, site and building design standards for those Districts.
The major changes include the following:
1. The primary focus of the changes to Chapter 6 is that rather than using lot size and
housing type to determine requirements like setbacks, now those dimensional
standards are based on Zoning District.
2. The beginning of Chapter 6 addresses items that apply to all districts. See Section 6.02.
3. Each Zoning District is addressed individually with its standards noted rather than
using the same chart to address all Districts standards. There are various housing types
that may still be used in some Zoning Districts, but to build that product the District
standards will be required. This represents a change as today the lot size and the
housing type drive the standards. This change should give more predictability to the
public to know the District standards will hold.
4. The Agriculture (AG) District is the only non-residential district included in Chapter 6
because it can also be residential. See Section 6.03 for the AG District standards.
5. The existing RE District has been identified as a District with a minimum lot size of
one (1) acre. See Section 6.03.030. This is an existing Zoning District that has not been
utilized, but its description closely follows a lot size addressed in the existing Chapter 6.
This District is intended for large lot development.
6. The existing RL District has been identified as a District with a minimum lot size of
10,000 square feet. See Section 6.03.040. Again, this is an existing Zoning District that
has not been utilized, but its description closely follows a lot size addressed in the
existing Chapter 6.
7. The RS District has a minimum lot size of 5,500 square feet and continues to have
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building design requirements for new construction in subdivisions that were platted
under the current regulations. See Section 6.03.050. Those design requirements
generally relate to the requirement for a difference in appearance. There is a change to
the list of items to help ensure that difference, which is that just being a single-story
versus a two-story alone will not satisfy the difference requirement.
8. The Townhouse District has design standards clarified as they relate to building
materials and design. See Section 6.03.070.
9. The Multifamily District has a requirement that the non-residential design standards
be followed. This has been the practice in the past, but not codified. See Section
6.03.080.
10. The standards related to accessory structures like dwelling units, garages, and carports
have been clarified. The existing standards remain similar, but we have tried to explain
the provisions more clearly. See Sections 6.06.010 and 6.06.020.
11. For multi unit developments, like apartments, there is a common recreation
requirement, which has been modified with the new Chapter 6. Now, there will be a
requirement that this required area include at least two of the more passive recreation
features or one of the more active amenities. For example, a development could have a
pool or have a children’s play area and a landscaped sitting area. See Section
6.05.050.B.3.
12. The Housing Diversity Development Section has been updated to reflect the change
from housing type to Zoning District standards. There has been no change to the intent
to permit a variety of housing types and to give credits for “Attainable Housing”. See
Section 6.07.020.
13. The landscape buffer requirements for the Gateway Overlay Districts will also apply
to residential properties. This usually will only come into play with larger residential
subdivisions, which most often already provide areas similar to this requirement.
Section
Chapter 7
Chapter 7 is being replaced in its entirety as well. As with Chapter 6, Chapter 7 has been
completely replaced and revamped. The original Chapter 7 contained the site design standards
for both residential and non-residential uses. As mentioned before, all of the residential design
standards were removed from Chapter 7 and placed into the new Chapter 6. Chapter 7 will
now house the lot design standards as well as the site and building design standards for the
non-residential zoning districts and uses.
Attachment number 2
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Planning & Zoning Commission
UDC Amendments 2008-2009
September 1, 2009
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With the non-residential regulations from Chapters 6 and 7 combined, the biggest change to the
current information was a reorganization for a more logical and user friendly flow. With that
said, the more noteworthy of the changes in the standards are as follows.
1. Minimum Zoning District sizes have been established. This would apply to any new
zoning request for a particular District. The initial zoning for a particular district would
have to meet the minimum acreage for such district. Tracts smaller than the minimum
size would only be eligible for the particular district if they were to add onto an existing
district boundary. This would not affect the minimum lot sizes allowed within the
districts. See Section 7.03.020.
2. Minimum lot widths have been identified and called out for both the city limits and
ETJ. This change would establish a minimum lot width of 25 feet for all properties
within the City’s jurisdiction. This allows for the minimum fire access standards to be
met for all lots. Additionally, the non-residential zoning districts have been given
minimum lot widths of 50 feet. The residential districts already have minimum lot
widths established that vary per district. See Section 7.02 and Table 7.03.020 for more
detail.
3. The Non-Residential Lot and Dimensional Standards Table 7.03.020 has changed and
setback and height standards for several districts have been changed. The table has
been updated to reflect references to other applicable portions of the Code (i.e.,
impervious coverage requirements). Also, the Build-to requirement has changed to an
option, to be discussed later in this report. The table has also been updated to identify
any special setbacks to residential properties within the table, rather than in later text
within the Chapter. The CN District has changed from having a 10-foot side setback to a
5-foot setback and from a 35-foot maximum height restriction to a 30-foot to compliment
the reduced setbacks. The C-1 District has changed from having a 4-foot side setback to
a 10-foot side setback, more in keeping with other districts of its intensity. Finally, the
BP District has been updated to hopefully be a more usable district with the City. These
changes include removing the minimum lot size (although there is now a minimum
district size as mentioned earlier), reducing the side setback when not against residential
to 10 feet from 20 feet, establishing a 25-foot side setback against residential, and
reducing the rear setback when not against residential to 10 feet from 20 feet.
4. The previously required build-to requirement in the CN and C-1 Districts will now be
optional. Requiring a build-to for all projects in the CN and C-1 Districts in the past has
been problematic at times. The new provisions will allow, not require, a property to
reduce its front setback to zero as long as 25% (up from 15%) of the primary facade of the
primary building is built within 5 feet of the front lot line. Additionally, special zero (0)
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foot setback provisions have been established for properties within the Downtown
Gateway Overlay. See Sections 7.03.020 and 7.03.030.B.
5. The applicability of the non-residential building design standards has been changed.
The buildings to which the building design standards (materials, articulation, and
architectural compatibility) apply to has changed. Previously, the minimum building
size that triggered these regulations was 1000 square feet. This has been reduced to 250
square feet with a maximum height of 15 feet so that it truly applies to more of a small
accessory type building and does not automatically exempt a small primary structure.
Additionally, current regulations exempt industrial uses, allowed only in industrial
districts, from the building design requirements including articulation and building
materials. The new requirements remove this exception for any walls facing a Gateway
roadway. A new requirement has been added for new non-residential buildings to be
placed on a permanent slab foundation or an engineered pier and beam foundation.
Finally, an addition of less than 20% of the existing building’s size now has the ability to
request exception to the requirements with approval by the Director. See Sections
7.04.010 and 7.04.020.
6. Architectural compatibility related sections have been reorganized, collapsed and
clarified. Several paragraphs related to the consistency of architectural design were
spread throughout the Chapter and several were vague. These regulations have now
been consolidated into a new Architectural Compatibility section that better clarifies that
the architectural features required of or placed on certain walls of the primary structure
are to be carried out throughout the rest of the building walls of the development and to
what extent. This section also now establishes the ability to request an alternative
compatibility plan. See 7.04.030.
7. Articulation requirements have been clarified and updated to better identify what
walls the requirements apply to and simplifies the calculation requirements. This
update clarifies that the articulation standards apply to any walls facing public roads,
public parks and residential zoning districts. It also now provides for an exception to the
requirements for walls meeting certain standards. The articulation calculation has
remained at a 3:1 ratio (meaning a wall can not extend further than three times the
height without articulating). However, a minimum 60-foot wall length has been
established before articulation is required. The current calculations base some
dimensional requirement on the width of adjacent planes, which can be cumbersome
when determining the requirements. This has been simplified to be 75% of the average
height which calculated very similarly to the previous requirements in most situations.
This change also has allowed for the architectural off-sets and changes to be looked at as
a whole, so the applicant may now propose, with Director’s approval, to design a facade
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September 1, 2009
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that divides and distributes the required articulation across the building facade as a
whole. Finally, buildings 100 feet or more in length or 30 feet or more in height will be
subject to additional articulation requirements to break up the building mass. See
Section 7.04.040.
8. Building material limitations and options have changed. The masonry requirement
has remained at 80% and has been clarified to be of the collective facades. However, the
materials have been divided into categories. EIFS and Cemetious Fiberboard (Hardi)
will still be allowed to meet a portion of the masonry requirements, but have now been
limited to account for only 40% of the total materials on the applicable wall.
Additionally, Cementious Fiberboard will now be limited to horizontal plank installation
(Hardi-Plank) as opposed to the vertical sheet installation. Glass allowances have now
been extended so that the third story and higher of multi-story buildings will not be
restricted to 50% glass. Finally, a process will now be in place to allow for approval of
alternative building materials. See Section 7.04.050.
9. Additional requirements and clarification has been added for parapets. These include
requiring a minimum height of 2 feet, adhering to articulation requirements, providing
cornice detailing, requiring similar materials consist with the building walls, and
clarifying that they are not considered as part of the building height during calculations
for articulation requirements. Additionally, they are now exempt from the height
limitations for each Zoning District. Requirements have been added that will limit the
extent parapets may intrude into the height limitation without special approval by the
Director and, that within the Courthouse View Protection Overlay, they will not be able
to intrude at all into the height limitations without Director approval. See Section
7.04.050.
10. Lighting requirements have been increased to limit pole lights to 15-feet when
adjacent to residential properties and to establish requirements for canopy lighting.
See Section 7.05.020.
11. The Section 7.04.060 that provided for alternative building articulation has been
expanded to add more criteria for the review of the Administrative Exception. There
are now more elements that may be included in a proposal for an alternative building
design.
SPECIAL CONSIDERATIONS: The proposed amendments are extensive, and, as of the
preparation of this report, may be further refined by staff and the Task Force. Staff will update
the Planning and Zoning Commission at their meeting on changes incorporated after the report
was transmitted. If the Commission wishes they may postpone action on all or part of the
package to allow more time for study.
Attachment number 2
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Planning & Zoning Commission
UDC Amendments 2008-2009
September 1, 2009
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RECOMMENDED MOTION: Option 1: Recommend to the City Council Approval of the
Proposed Amendments to the Unified Development Code. Option 2: Postpone action until
September ________, 2009 at ________ PM.
EXHIBITS:
Exhibit A Chapter 3
Exhibit B Chapter 4
Exhibit C Chapter 6
Exhibit D Chapter 7
Submitted By:
Elizabeth A. Cook
Community Development Director
Attachment number 2
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Section 3.13 Certificate of Design Compliance (Item #42)
Section 3.13.010 Applicability
E. Certificate of Design Compliance for Certain Infill Development
Any new construction or additions that are proposed adjacent to an existing
single-family or multi-family residential structure shall be subject to review by
the Historic and Architectural Review Commission for a Certificate of Design
Compliance to ensure that the proposed construction sensitively relates to the
residential and transitional character of the neighborhood and surrounding
structures.
Section 3.15 Variance (Zoning) and Special Exception (Item #45)
3.15.010 Applicability
A. Variance
In accordance with the provisions of the Texas Local
Government Code Chapters 211 and 231, the Zoning Board of
Adjustment (Board) shall have the authority to hear and grant
requests for a Vvariance from the zoning provisions of this
Unified Development Code. A Vvariance to the development
standards of this code will shall be considered an exception to
the regulations, rather than a right.
Waivers of the standards required for plat approval are not
considered Vvariances and must be requested from the
Planning & Zoning Commission during the subdivision Plat
rReview process.
Any Vvariance request up to 10 percent (10%) of any minimum
or maximum measurement required by this Code may be
treated as an Administrative Exception if the Director agrees to
act on recommend the Administrative Exception.
B. Special Exceptions
In accordance with the provisions of the Texas Local
Government Code Chapter 211, the Zoning Board of
Adjustment shall also have the authority to hear and decide
Special Exceptions to the terms of this Code when the Code
requires the Board to do so.
3.15.020 Variance and Special Exception Process
A. Initiation
Initiation of a request for a zoning Vvariance or Special Exception may be made
upon application by the property owner of the affected property or their
authorized agent.
B. Application
Application for a Vvariance or Special Exception must comply with the UDC
Development Manual. Applications must include all materials determined
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necessary by the Director. Format requirements and materials required for the
application shall be made available by the Director in advance of any application.
C. Completeness Determination
Upon submission of an application, the Director shall determine whether the
application is complete, as described in Section 3.02.040.
D. Staff Review
1. Once an application for a Vvariance or Special Exception request has been
received and the application deemed complete, the Director shall review the
application, considering any applicable criteria for approval and prepare a
report to the Zoning Board of Adjustment.
2. The Director may establish procedures for administrative review necessary to
ensure compliance with this Code and state statutes.
3. The Director may assign staff to review the application and make a
preliminary report to the Director.
4. The Director’s report may include a recommendation for final action.
3.15.030 Criteria for Variance Review
A. Required Findings
The Zoning Board of Adjustment may authorize a Vvariance from the
requirements of the zoning provisions of this Unified Development Code if the
variance from the terms of the zoning provisions is not contrary to the public
interest and, due to special conditions, a literal enforcement of the requirements
would result in unnecessary hardship, so the spirit of this Code is preserved and
substantial justice done. No Vvariance shall be granted unless the ZBA finds all of
the following:
1. Extraordinary Conditions
That there are extraordinary or special conditions affecting the land involved
such that strict application of the provisions of this Unified Development
Code will deprive the applicant of the reasonable use of their land. For
example, a Vvariance might be justified because of topographic or other
special conditions unique to the property and development involved, while it
would not be justified due to inconvenience or financial disadvantage.
2. No Substantial Detriment
That the granting of the Vvariance will not be detrimental to the public
health, safety, or welfare, or injurious to other property in the area, or to the
City in administering this code.
3. Other Property
That the conditions that create the need for the Vvariance do not generally
apply to other property in the vicinity.
4. Applicant’s Actions
That the conditions that create the need for the Vvariance are not the result of
the applicant's own actions.
5. Comprehensive Plan
That the granting of the Vvariance would not substantially conflict with the
Comprehensive Plan and the purposes of this code.
6. Utilization
That because of the conditions that create the need for the Vvariance, the
application of this code to the particular piece of property would effectively
prohibit or unreasonably restrict the utilization of the property.
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7. Insufficient Findings
The following types of possible findings do not constitute sufficient grounds
for granting a Vvariance:
a. That the property cannot be used for its highest and best use.
b. That there is a financial or economic hardship.
c. That there is a self-created hardship by the property owner or their agent.
d. That the development objectives of the property owner are or will be
frustrated.
B. Limitations
The Zoning Board of Adjustment may not grant a Vvariance when the effect of
which would be any of the following:
1. To allow the establishment of a use not otherwise permitted in the applicable
Zoning District.
2. To increase the density of a use above that permitted by the applicable
District.
3. To extend physically a nonconforming use of land.
4. To change the Zoning District boundaries shown on the Official Zoning Map.
C. Profitability Not to Be Considered
The fact that property may be utilized more profitably should a Vvariance be
granted may not be considered grounds for a Vvariance.
D. Limitation on Variances for Signs
No Vvariance for a sign may increase the overall permitted area of a sign. Sign-
related Vvariances may only be granted, in accordance with this Section, for
height or other location restrictions. No Vvariance application(s) shall be
accepted for prohibited signs listed in Section 10.04 (“Signs Prohibited Under
this Code”).
E. Variances from Floodplain or Stormwater Management Regulations
The ZBA may not approve a Vvariance from floodplain or stormwater
management regulations. The ZBA shall forward any Vvariance request from
floodplain or stormwater management regulations to the City Council for final
action.
3.15.040 Criteria for Special Exception Review
If authorized by this Code, the Zoning Board of Adjustment may grant a Special
Exception from the requirements of the certain provisions of this Unified Development
Code if the Special Exception is not contrary to the public interest and the spirit of this
Code is preserved and substantial justice done. No Special Exception shall be granted
unless the ZBA finds the specific criteria identified in this Code are met. The only
Special Exceptions that may be granted by the Board are for the following:
Residential Setback Modification pursuant to Section 4.10.040.B.
3.15.040050 Zoning Board of Adjustment Final Action
A. Each case before the Board must be heard by at least 75 percent of its members.
B. The concurring vote of 75 percent of the members of the board is necessary to
approve a Vvariance request or grant a Special Exception.
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3.15.050060 Appeal to a Court of Competent Jurisdiction
A. Within 10 days after a Zoning Board of Adjustment decision, any of the following
persons may present to a District court, county court, or county court at law a
verified petition stating that the decision of the Zoning Board of Adjustment is
illegal in whole or in part and specifying the grounds of the illegality:
1. a person aggrieved by a decision of the board;
2. a taxpayer; or
3. an officer, department, board, or bureau of the municipality.
B. The petition must be presented within 10 days after the date the decision is filed
in the Board's office.
C. On the presentation of the petition, the court may grant a writ of certiorari
directed to the Board to review the Board's decision. The writ must indicate the
time by which the Board's return must be made and served on the petitioner's
attorney, which must be after 10 days and may be extended by the court.
Granting of the writ does not stay the proceedings on the decision under appeal,
but on application and after notice to the Board the court may grant a restraining
order if due cause is shown.
D. The Board's return must be verified and must concisely state any pertinent and
material facts that show the grounds of the decision under appeal. The Board is
not required to return the original documents on which the Board acted but may
return certified or sworn copies of the documents or parts of the documents as
required by the writ.
E. If at the Hearing the court determines that testimony is necessary for the proper
disposition of the matter, it may take evidence or appoint a referee to take
evidence as directed. The referee shall report the evidence to the court with the
referee's findings of fact and conclusions of law. The referee's report constitutes a
part of the proceedings on which the court shall make its decision.
F. The court may reverse or affirm, in whole or in part, or modify the decision that is
appealed. Costs may not be assessed against the Board unless the court
determines that the Board acted with gross negligence, in bad faith, or with
malice in making its decision.
3.15.050070 Expiration
A Special Exception shall expire twelve (12) months from the date of Board approval,
unless:
A. A complete Building Permit application has been issued and construction
commenced or, if no Building Permit is required, a Certificate of Occupancy has
been issued.
B. The Board approval extended the 12 month expiration date and provided for an
alternative expiration; however, in no case shall the expiration date exceed 24
months.
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Chapter 4. Zoning Districts
Section 4.01 Establishment of Zoning Districts
The following Zoning Districts are established for the City of Georgetown as authorized
by the City Charter and Chapter 211 of the Texas Local Government Code.
Table 4.01.010 Zoning Districts
Residential Zoning Districts
RE Residential Estate
RL Residential Low Density
RS Residential Single-Family
TF Two Family
TH Townhouse
MF Multifamily
MH Manufactured Housing
Non-Residential Zoning Districts
CN Neighborhood Commercial
C-1 Local Commercial
C-3 General Commercial
OF Office
IN Industrial
Special Purpose Zoning Districts
AG Agriculture
BP Business Park
PF Public Facilities
PUD Planned Unit Development
Mixed-Use Zoning Districts
MU-DT Mixed Use Downtown
MU Mixed Use
Overlay Zoning Districts
SP Special Area Plan Overlay
D Downtown Overlay
OT Old Town Overlay
H Historic Overlay
CVP Courthouse View Protection Overlay
G Gateway Overlay
Special Development Types
(Apply to more than one District)
- Residential Housing Diversity
- Conservation Subdivision
Section 4.02 Official Zoning Map
4.02.010 Official Zoning Map
A. The city is hereby divided into the above Zoning Districts, as shown on the
Official Zoning Map, which, together with all explanatory matter thereon, is
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hereby adopted by reference and declared to be a part of this Unified
Development Code (Code). The Official Zoning Map shall be identified by the
signature of the Mayor, attested by the City Secretary, and bearing the Seal of the
City of Georgetown under the following words:
"This is to certify that this is the Official Zoning Map referred to in
Section ___, Ordinance No. _____ of the City of Georgetown, Texas."
B. If, in accordance with the provisions of this Code and §211.006 of the Texas Local
Government Code, as amended, changes are made in the District boundaries or
other matter portrayed on the Official Zoning Map, such changes shall be entered
on the Official Zoning Map, within five business days after the amendment has
been approved by the City Council and signed by the Mayor.
C. Approved zoning changes shall be entered on the Official Zoning Map by the
Planning and Development Department and each change shall be identified on
the Map with the ordinance number making the change.
D. No change of any nature shall be made on the Official Zoning Map or matter
shown thereon except in conformity with procedures set forth in this Code. Any
unauthorized change shall be null and void and have no force or effect.
E. Regardless of the existence of purported copies of the Official Zoning Map which
may from time to time be made or published, the Official Zoning Map, which
shall be located in the Planning and Development Department Office, shall be the
final authority as to the current zoning status of land and water areas, buildings
and other structures in the city.
4.02.020 Digital Mapping
Digital maps, created through the use of geographical information system technology,
containing registration points recorded on the Texas State Plane Coordinate System, as
amended, may be used in the administration and enforcement of this Code, but will not
replace the paper originals of official maps required by this Code.
4.02.030 Replacement of Official Zoning Map
A. In the event that the Official Zoning Map becomes damaged, destroyed, lost or
difficult to interpret because of the nature and/or number of changes and additions,
the City Council shall, by ordinance, adopt a new Official Zoning Map, which shall
supersede the prior Official Zoning Map. The new Official Zoning Map may correct
drafting or other errors or omissions in the prior Official Zoning Map, but no such
correction shall have the effect of amending the original Official Zoning Map or any
subsequent amendment thereof. The new Official Zoning Map shall be identified by
the signature of the Mayor, attested by the City Secretary, and bearing the Seal of the
City and date under the following words:
"This is to certify that this Official Zoning Map supersedes and replaces
the Official Zoning Map adopted (date of adoption of map being replaced)
as part of Ordinance No. ___ of the City of Georgetown, Texas."
B. Unless the prior Official Zoning Map has been lost or has been totally destroyed,
the prior map or any significant parts thereof remaining, shall be preserved, together
with all available records pertaining to its adoption or amendment.
C. The City shall initiate creation of a revised Official Zoning Map consistent with
the provisions of this Code.
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4.02.040 Rules for Interpretation of District Boundaries
Where uncertainty exists as to the boundaries of Districts as shown on the Official
Zoning Map, the following rules shall apply:
A. Boundaries indicated as approximately following the center lines of streets,
highways, or alleys shall be construed to follow such center lines.
B. Boundaries indicated as approximately following platted lot lines shall be
construed as following such lot lines.
C. Boundaries indicated as approximately following city limits shall be construed as
following such city limits.
D. Boundaries indicated as following railroad lines shall be construed to be midway
between the rails of the main line.
E. Boundaries indicated as following shorelines shall be construed to follow such
shorelines, and in the event of change in the shoreline shall be construed as
moving with the actual shoreline. Boundaries indicated as approximately
following the center lines of streams, rivers, canals, lakes, or other bodies of
water shall be construed to follow such center lines.
F. Boundaries indicated as parallel to or extensions of features indicated above shall
be so construed. Distances not specifically indicated in a classification
amendment shall be determined by the scale of the map.
G. Where physical features, such as streets, railroad lines, rivers, streams and such,
existing on the ground are at variance with those shown on the Official Zoning
Map, or in other circumstances not covered above, the Director shall make a
written interpretation of the District boundaries.
4.02.050 Uniform Application of District Regulations
No building, structure, or land shall hereafter be used or occupied and no building or
structure or part thereof shall hereafter be erected, constructed, reconstructed, moved,
or structurally altered except in conformity with all the zoning regulations herein
specified for the District in which it is located.
Section 4.03 Newly Annexed Territory
4.03.010 Initial Default Zoning
All new territory hereinafter annexed to the City shall have the initial zoning of
Agriculture (AG) Zoning District unless another zoning classification that is consistent
with the Future Land Use Plan is proposed by the property owner(s) or the Director. For
a zoning to AG, there shall be no special action or hearing required to zone the property
after or during the annexation process. For any zoning classification other than AG, the
procedures of Chapter 3.06 shall be followed (i.e., notice of zoning, hearing, ordinance
adoption). Newly annexed property may begin rezoning procedures to any Zoning
District during or upon completion of the annexation process, but may not be approved
until annexation is completed.
Section 4.04 Zoning District Purpose Statements
This Section describes, in purpose statements, the Zoning Districts established in
Sections 4.01 and 4.02. Each district is divided into unofficial categories intended to
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distinguish similar districts. Special Development Types that may be applied to more
than one district are described in Section 4.05.
4.04.010 Residential Districts
A. Residential Estate District (RE)
The Residential Estate District (RE) is intended for areas of very low density single-
family residential use and associated uses. The lots are a minimum of one (1) acre in
size and may not be served by public utilities. The District is intended to retain a
rural character and is appropriate where topography or lack of public utilities and
services may necessitate a low density.
* For Uses allowed in the RE District, see Section 5.03
* For Lot and Design Standards, see Section 6.03
B. Residential Low Density District (RL)
The Residential Low Density District (RL) is intended for areas of low density single-
family residential use and associated uses. The RL District is intended to allow larger
lots than in the RS District with a minimum of 10,000 square feet. The pattern of
residential development and land use closely matches that of the Residential RS
District.
* For Uses allowed in the RL District, see Section 5.03
* For Lot and Design Standards, see Section 6.03
C. Residential Single-Family District (RS)
The Residential Single-Family District (RS) is intended for areas of medium density
with a minimum lot size of 5,500 square feet. The RS District contains standards for
development that maintain single-family neighborhood characteristics. The District
may be located within proximity of neighborhood-friendly commercial and public
services and protected from incompatible uses. All housing types in the RS District
shall use the lot, dimensional and design standards of the District.
* For Uses allowed in the RS District, see Section 5.03
* For Lot and Design Standards, see Section 6.03
D. Two-Family District (TF)
The Two-Family District (TF) is intended for two-family dwellings that are located on
one lot. The TF District also includes single-family attached and single-family
detached development and associated uses. Two-family and single-family dwellings
are permitted on individual lots, but the lot, dimensional and design standards are
intended for two dwellings in one structure on a single lot. The TF District is a
moderate density District that may be used to separate residential areas zoned RE,
RL or RS from higher density residential and commercial areas.
* For Uses allowed in the TF District, see Section 5.03
* For Lot and Design Standards, see Section 6.03
E. Townhouse District (TH)
The Townhouse District (TH) is intended for townhouse and two-family dwellings.
The TH District is appropriate for infill development as well as a transition from
residential areas to Non-Residential areas. This District is also appropriate in areas
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designated on the Future Land Use Plan as one of the Mixed Use Land Use
Categories. In the TH District, townhomes may be located on a single lot or multiple
lots, provided that the provisions of this Chapter are met.
* For Uses allowed in the TH District, see Section 5.03
* For Lot and Design Standards, see Section 6.03
F. Multifamily District (MF)
The Multifamily District (MF) is intended for multifamily residential development,
such as apartments, townhouses, and associated uses. The MF District is
appropriate in areas designated on the Future Land Use Plan for higher density and
mixed-use and may be located along major thoroughfares. The MF District is
appropriate adjacent to both Residential and Non-Residential Districts.
* For Uses allowed in the MF District, see Section 5.03
* For Lot and Design Standards, see Section 6.03
G. Manufactured Housing District (MH)
The Manufactured Housing District (MH) is intended for the development of
manufactured, HUD-code mobile home parks and subdivisions. Manufactured
housing subdivisions include individually platted lots for sale within the subdivision,
for the placement of manufactured housing. The District also includes manufactured
housing parks, as defined in this Code. The Manufactured Housing District
establishes special area and design requirements for both parks and subdivisions, as
well as yard requirements for individual lots. Both parks and subdivisions provide
open space and recreational areas appropriate for the acreages and number of units
contained.
* For Uses allowed in the MH District, see Section 5.03
* For Lot and Design Standards, see Section 6.03
4.04.020 Non-Residential Districts
A. Neighborhood Commercial District (CN)
The Neighborhood Commercial District (CN) is intended to provide areas for small-
scale office and commercial activities such as the sale of convenience goods and
personal service businesses that primarily serve adjacent residential areas. No uses
that adversely affect the health, safety, welfare or residential character of
neighborhoods are allowed. Neighborhood commercial areas are generally located
within neighborhoods and have pedestrian access to adjacent residential areas.
* For Uses allowed in the CN District, see Section 5.03
* For Lot and Dimensional Standards, see Section 7.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
B. Local Commercial District (C-1)
The Local Commercial District (C-1) is intended to provide areas for commercial and
retail activities that primarily serve residential areas. Uses should have pedestrian
access to adjacent and nearby residential areas, but are not appropriate along
residential streets or residential collectors. The District is more appropriate along
major and minor thoroughfares and corridors.
* For Uses allowed in the C-1 District, see Section 5.03
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* For Lot and Dimensional Standards, see Section 7.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
C. General Commercial District (C-3)
The General Commercial District (C-3) is intended to provide a location for general
commercial and retail activities that serve the entire community and its visitors. Uses
may be large in scale and generate substantial traffic, making the C-3 District only
appropriate along freeways and major arterials.
* For Uses allowed in the C-3 District, see Section 5.03
* For Lot and Dimensional Standards, see Section 7.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
D. Office District (OF)
The Office District (OF) is intended to provide a location for offices and related uses.
The uses allowed have relatively low traffic generation. Small areas of the OF District
may be appropriate adjacent to most residential uses and as a transition between
residential areas and commercial areas.
* For Uses allowed in the OF District, see Section 5.03
* For Lot and Dimensional Standards, see Section 7.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
E. Industrial District (IN)
The Industrial District (IN) is intended to provide a location for manufacturing and
industrial activities that may generate some nuisances. Traffic generation will likely
include heavy vehicles, making access to a minor or major arterial or a freeway
necessary. Unless separated by a major roadway, the Industrial District is not
appropriate adjacent to any residential uses.
* For Uses allowed in the IN District, see Section 5.03
* For Lot and Dimensional Standards, see Section 7.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
4.04.030 Special Purpose Zoning Districts
A. Agriculture District (AG)
The Agriculture District (AG) is intended to allow large rural residential
development, agricultural, and farming uses and may include lands that are relatively
undeveloped. The AG District is also the default district for land newly annexed into
the City, but not yet placed in an appropriate zoning classification. For these
reasons, the AG District may contain a wide variety of residential and non-residential
uses. The AG District may take on characteristics of either a residential or a non-
residential zoning district and certain design criteria may be required depending on
the use.
* For Uses allowed in the AG District, see Section 5.03
* For Lot and Dimensional Standards, see Section 6.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
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B. Business Park District (BP)
The Business Park District (BP) is intended to provide a location for office, research,
and light industrial uses typically located as part of a large development. The BP
District may be appropriate adjacent to residential areas, provided that there is
adequate buffering and pedestrian and vehicular access to the residential area for
workers in the business park. The BP District typically has more traffic than in an
office area, but fewer heavy vehicles than in an industrial area. The Business Park
District is a special-purpose district because it has a minimum size acreage for
limited complementary uses that may expand with the size of the park. Larger parks
often include commercial activities such as restaurants, banks, day care and similar
uses that are intended to serve the on-site community and may include some limited
high-density residential.
* For Uses allowed in the BP District, see Section 5.03
* For Lot and Dimensional Standards, see Section 7.03
* For Special Design Standards for BP, see Section 7.03.040
* For Building and Site Design Standards, see Sections 7.04 and 7.05
C. Public Facilities District (PF)
The Public Facilities District (PF) is intended to provide a location for government
and other public or quasi-public facility operations. These may include schools,
public parks, hospitals, airports, government offices, churches and other related uses,
but would not include industrial facilities or storage yards. Some uses allowed in this
District might generate heavy traffic volumes and high-intensity operations. The PF
District shall contain uses that are allowed in both residential and non-residential
districts and is subject to non-residential design and landscaping standards for
compatibility with nearby or adjacent residential uses.
* For Uses allowed in the PF District, see Section 5.03
* For Lot and Dimensional Standards, see Section 7.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
D. Planned Unit Development District (PUD)
The Planned Unit Development District (PUD) is intended to allow flexibility in
planning and designing for unique or environmentally sensitive properties that are a
minimum of three (3) acres in size and are to be developed in accordance with a
common development scheme. PUD zoning is designed to accommodate various
types of development, including multiple housing types, neighborhood and
community retail, professional and administrative areas, industrial and business
parks, and other uses or a combination thereof. A PUD may be used to permit new
or innovative concepts in land use and standards not permitted by zoning or the
standards of this Code. Although greater flexibility is given to allow development in a
PUD that would not otherwise be allowed, procedures and standards are established
in this Code that are intended to ensure against misuse.
* For Special Requirements of a PUD District, see Section 4.06
4.04.040 Mixed-Use Zoning Districts
A. Mixed Use Downtown District (MU-DT)
The Mixed Use Downtown District (MU-DT) is intended to provide a location for a
mix of land uses including general commercial and retail activities, office as well as
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single-family and multifamily in the downtown area. Developments in the MU-DT
District are typically smaller in size and scope although there may be occasionally
heavy traffic. The Mixed Use Downtown District is only appropriate in the traditional
downtown area of Georgetown. Properties in MU-DT shall meet the design
requirements of the Downtown Overlay District and Downtown Design Guidelines.
* For Uses allowed in the MU-DT District, see Section 5.03
* For Lot and Dimensional Standards, see Section 7.03
* For Building and Site Design Standards, see Sections 7.04 and 7.05
* For Downtown Overlay District Design Standards, see Section 4.08
* See also the Downtown Master Plan in the Comprehensive Plan
* See also the Downtown Design Guidelines, referenced in Section 1.14
B. Mixed Use Development District (MU)
The Mixed Use Development District (MU) is intended to provide development
standards to promote a dense and active mixed use urban environment that
incorporates residential and non-residential uses. The MU District shall be used only
in conjunction with the procedures in Section 4.11 and is not intended to
accommodate a mix of uses in traditional zoning districts. The district is appropriate
in, but not limited to, areas designated as Specialty Mixed Use, Mixed-Use
Neighborhood Center and Mixed-Use Community in the 2030 Future Land Use Plan.
The MU District contains a series of sub-districts that differ in size, scale, design and
allowed uses, to be established as part of a regulating plan prior to zoning approval.
The development standards for the MU District also apply to Transit Oriented
Development (TOD), which is a specific type development allowed in the MU
District.
The Mixed Use Development District also allows for a mixed-use development of
limited size and scope that requires only one sub-district. Typically, these are
projects that have a distinct development plan that does not fit a base zoning district
or is limited in developable area. The Urban Village and Urban Neighborhood sub-
districts, as defined in Section 4.11, are the only allowable sub-districts for this type
of proposal. All requirements of the sub-district and other applicable standards of
the MU District apply.
* For Specific Standards of the MU District, see Section 4.11. Due to the length
of Section 4.11, it may be incorporated into the Code by reference and used as
a separate document.
4.04.050 Overlay Zoning Districts
A. Special Area Plan Overlay District (SP)
The Special Area Plan Overlay District (SP) is intended to provide use and
development standards that implement a special area plan. The SP District is
appropriate for allowing the gradual transition of primarily residential areas to
mixed-use while protecting the built environment. The SP District differs from the
PUD District in that it is intended to apply to already-developed areas owned by
more than one individual.
* For Specific Standards of the SP District, see Section 4.07
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B. Downtown Overlay District (D)
The Downtown Overlay District (D) is intended to protect the aesthetic and visual
character of the Town Square and downtown Georgetown through the establishment
of two distinct zones, designated as Area 1 and Area 2. All development within the
Downtown Overlay District, except ordinary maintenance and repair, shall be
reviewed in accordance with the adopted Design Guidelines by the Historic and
Architectural Review Commission, which shall review the location, character, and
appearance of proposed development, renovation or redevelopment activity.
* For Specific Standards of the Downtown Overlay District, see Section 4.08
C. Old Town Overlay District (OT)
The Old Town Overlay District is intended to preserve and protect historic structures,
maintain a residential appearance along South Austin and University Avenues, and
maintain the integrity of the historic character in the area commonly referred to as
Old Town.
* For Specific Standards of the Old Town Overlay District, see Section 4.09
D. Historic Overlay District (H)
The Historic Overlay District (H) is intended to preserve areas, structures, and
landmarks of historical or cultural significance. Each overlay has specific standards,
although developments in an Historic Overlay District require a Certificate of Design
Compliance from the Historic and Architectural Review Commission.
Designated Historic District: Town Square Historic District
* For Specific Standards of the Historic Overlay District, see Section 4.10
E. Courthouse View Protection Overlay District (CVP)
The Courthouse View Protection Overlay District (CVP) is intended to preserve views
of the Williamson County Courthouse from various locations along corridors in
Georgetown.
* For Specific Standards of the Courthouse View Protection Overlay District,
see Section 4.12
F. Gateway Overlay District (G)
The Gateway Overlay District (G) is intended to enhance the entry corridors to
Georgetown. Various corridors into the city are designated for the purpose of
applying additional landscaping and design standards.
* For Specific Standards of the Gateway Overlay District, see Section 4.13
Section 4.05 Special Development Types
This Section establishes two types of development that may be applied across more than
one zoning district.
4.05.010 Housing Diversity Development
To encourage Housing Diversity developments, this Code allows flexibility to the
development standards and allowable housing types for developments that foster
housing diversity. Housing Diversity developments may be located in the RL, RS, TF
and TH Districts and shall include at least three (3) types of housing identified in Table
6.08.020, although a greater variety is encouraged. In addition, the Director is
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authorized to consider alternative standards that would result in projects that meet the
intent, if not the letter, of the provisions of this Code in order to attain housing diversity.
Housing Diversity lot and dimensional standards can be found in Section 6.07.020.
4.05.020 Conservation Subdivision Development
To encourage Conservation Subdivision developments, this Code allows flexibility to
development standards in all Zoning Districts for developments that use conservation
development practices in order to: protect natural resources, conserve valuable open
space, reduce erosion and sedimentation, preserve riparian corridors, provide for
walking trails, protect the community water supplies, reduce infrastructure, preserve
prime agricultural land, provide smaller streets with less environmental disturbance and
plan for overall watershed protection. Attempting to achieve these objectives using the
process established in Section 11.06 of this Code qualifies a development as a
conservation subdivision eligible for the incentives and flexible development standards.
Conservation Subdivision lot and dimensional standards can be found in Section 11.06.
Section 4.06 Planned Unit Development District
This Section establishes procedures and requirements of a Planned Unit Development
District. Planned Unit Developments may be established in any location and may
include more than one base zoning district.
4.06.010 General Provisions
A. Compatibility with Base Zoning District
A PUD is designed to be used in conjunction with a designated base zoning district.
An application for PUD zoning shall specify the base District and the uses proposed.
If no base zoning exists, the base zoning shall be that zoning designation that is most
similar to or compatible with the uses proposed for the PUD. Any uses not permitted
in the base District shall be specifically identified. Upon approval of the PUD zoning,
the standards and requirements of the base District shall apply unless specifically
superseded by the standards and requirements of the PUD Development Plan.
B. Compliance with Applicable City Codes
The granting of a PUD Zoning District shall not relieve the developer from
responsibility of complying with all other applicable sections of this Code, and other
Codes and Ordinances of the City of Georgetown, unless such relief is specified in the
approved Development Plan.
C. Development Plan Required
An application for the establishment of a PUD District shall be accompanied by a
Development Plan that meets the standards of this Section. The Development Plan
shall become a part of the ordinance zoning or rezoning the land as a PUD, if
approved by the City Council.
D. Development Plan
1. Development requirements for the PUD District shall be set forth in the
Development Plan and /or the approving ordinance and shall include, at a
minimum, the purpose and intent of the PUD, uses, density, building height,
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building setbacks, limits of construction, building elevations, parking,
vehicular and pedestrian access, streets and circulation, screening,
landscaping, environmental protection, signage, lighting, phasing or
scheduling, and other requirements as required by the Development Manual,
or as the City Council may deem appropriate. The application shall specify
the extent to which deviation from otherwise applicable Code requirements is
justified by unique characteristics of the site or other circumstances. In the
case of residential PUD’s, the proposed lot size shall not be smaller than the
lot size allowed in the base District except for minor changes in a small
percentage of the lots in order to provide improved design.
2. The following information shall be shown on the Development Plan in a
schematic form and at a scale satisfactory to the Director with a reduced
reproducible print of the approved drawing suitable for duplication as an
exhibit to the PUD ordinance:
a. Proposed land uses including uses to be prohibited.
b. Existing natural features such as bluffs, sink holes, steep topography,
drainage ways, one-hundred year floodplain, if applicable, and existing
topography at a maximum of five-foot contour intervals.
c. Location of proposed buildings, building envelopes, or building setbacks.
d. A tabulation of proposed dwelling unit density in residential areas.
e. A tabulation of proposed floor area ratios and maximum heights of
proposed buildings.
f. Proposed circulation systems, including preliminary street cross-sections.
g. Proposed public parks, greenbelts, and other open space.
h. Proposed public facilities, i.e. school sites, fire station, etc.
i. Location and type of proposed landscaping including existing
landscaping.
j. Full compliance with Chapters 11 and 12, Environmental Protection and
Roadway Adequacy shall also be demonstrated, except as follows:
i. If the application is for a development smaller than twenty-five (25)
acres, would contain fewer than 5,000 vehicle trips per day, or fewer
than 500 dwelling units.
ii. If the application does not include or request any changes to the
provisions in Chapters 11 and 12 and nothing in the application would
indirectly affect the provisions in these chapters.
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3. Revisions
If the Director determines that a proposed revision to the adopted Development
Plan is a minor revision, the Director may consider such a revision in connection
with approval of a Site Plan pursuant to Section 3.09 Site Plan Review. Major
revisions shall require an amendment to the PUD ordinance to be processed
pursuant to Section 3.06.
Section 4.07 Special Area Plan Overlay District
This Section contains specific standards for designated Special Area Plan (SP) Overlay
Districts. The standards for this Section must be met in addition to any standards of the
underlying District.
4.07.010 Designation of SP District
A. The SP District may be established in any base District other than the PUD or IN
District. An SP District may be established over more than one base District.
B. The SP District will be established only by action of the City Council, following
the procedures for establishment of a Planned Unit Development, with the Director
acting as the applicant.
4.07.020 Permitted Uses
Any use permitted in the underlying base Districts shall also be permitted in an SP
District, unless otherwise limited by the particular SP District regulations.
4.07.030 Special Area Plans Established
This Section contains all adopted Special Area Plans that govern areas zoned under the
Special Area Plan Overlay District (SP). Established Special Area Plans are as follows:
1. Williams Drive (F.M. 2338) SP, as established in Section 4.07.040, below.
4.07.040 Standards for the Williams Drive SP
The following standards are adopted to allow an orderly transition of land use from
residential use to relatively small scale office use of lots and parcels fronting Williams
Drive, west of Interstate 35, while maintaining a predominantly residential property
appearance and building scale. These standards apply to all properties fronting on
Williams Drive between Shannon Lane and Power Road. Any special site design
standards for areas zoned Williams Drive SP that are in conflict with any standards of
the underlying OF District shall govern.
A. Permitted Uses
The following uses are permitted within the Williams Drive SP District:
1. Insurance Office;
Real Estate Office;
Office for Attorneys, Architects, Accountants, Engineers and similar
professionals;
Counseling in an Office Setting
Arts and Crafts Studio;
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Artist or Photographic Studio;
Travel Agency;
Investment Broker;
Business Management Consultant;
Office for Nonprofit Organization;
Tailor or Upholsterer; and
Any Residential use permitted in the RS District.
B. Uses Subject to a Special Use Permit
The following use(s) are permitted within the Williams Drive SP District only if
approved by a Special Use Permit in accordance with the procedures in Section 3.07:
Medical Offices providing consultation, diagnosis, therapeutic, preventative, or
corrective personal treatment services by doctors, dentists, or similar
practitioners of medical and healing arts for humans, licensed for such practice
by the state.
C. Special Site Design Standards
1. Impervious Cover
Total impervious cover shall not exceed 55% of the lot area.
2. Principle Structure
Buildings shall maintain a single-family detached residential appearance and
scale.
a. Building Height
Maximum building height shall be 35 feet. Buildings shall contain not
more than two and one-half (2 1/2) stories.
b. Roof
Roof material shall not be a bright or highly reflective material. All roof
mounted equipment shall be screened in accordance with Section
8.09.020.
3. Driveways
Minimum distance between driveways accessing Williams Drive shall be 150
feet. Minimum distance from any driveway to a street right-of-way
intersecting Williams Drive shall be 200 feet. Driveways existing prior to
designation of the SP District shall not be allowed to remain as non-
conforming driveways. Any driveway accessing a street which intersects
Williams Drive shall be placed as far as possible from the Williams Drive
intersection.
4. Parking
a. Maintenance of the residential appearance of buildings is furthered by the
retention of front lawns free of vehicle parking. One off-street parking
space shall be provided for each 300 square feet of floor area of the
principle structure. All off-street parking spaces shall be located to the
side or rear of the building and screened from view in accordance with the
regulations set forth in Section 8.09.010.
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b. All parking spaces between the projected front and rear building walls
shall be screened from view from Williams Drive by a vegetative screen or
fence or wall having a minimum height of three (3) feet. Parking spaces
on any lot without a principle structure shall be to the rear of a line
connecting the fronts of adjacent buildings. All parking spaces shall be on
a paved surface, as that term is defined in this Code.
5. Buffers
Visual screening shall be installed and maintained along all rear property
lines adjoining a District more restrictive than the Williams Drive SP District,
in conformance with the requirements of a Type C Bufferyard, pursuant to
Section 8.09.030.
6. Signs
Permitted signs shall be restricted to one (1) freestanding monument sign the
total sign area of which shall be limited to a maximum of forty (40) square
feet and have a maximum height of five (5) feet pursuant to the following
locations:
a. Permanent signs shall be restricted to those advertising the use conducted
on the premises;
b. Electronic message center signs are prohibited;
c. Temporary or portable commercial signs are prohibited.
7. Accessory Uses
a. Accessory uses shall be restricted to those uses which are compatible with
the low intensity of the allowed primary uses and with adjacent
residential use. Waste containers shall be screened pursuant to the
requirements of Section 8.05.040.
b. Accessory buildings and carports shall be of similar construction to the
principle structure.
8. Lighting
All exterior lighting shall conform to the outdoor lighting requirements in
Section 7.05.
9. Drainage
Increased run-off resulting from conversion to Williams Drive SP District use
shall be detained on-site or shall be diverted from adjacent property in
conformance with stormwater drainage requirements of this Code.
10. Required Setbacks
a. The minimum side setback shall be ten (10) feet;
b. The minimum rear setback shall be ten (10) feet;
c. The minimum front setback shall be twenty-five (25) feet.
Section 4.08 Downtown Overlay District
This Section contains specific development and design standards for the Downtown
Overlay District (D) for the City of Georgetown. The development and design standards
contained within this Section are intended to supplement any development and design
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standards of an underlying base District within the area specified as the Downtown
Overlay District.
4.08.010 General Provisions
A. Establishment
The Downtown Overlay District was established by the City Council as part of
adoption of Ordinance No. 2001-48 on August 28, 2001.
B. Delineation of District
The Downtown Overlay District includes all the land within the boundary of this
District shown on the Official Zoning Map. Within the delineated Downtown Overlay
District, any lot or parcel of land located at least partially within the District shall
follow these requirements for the entire lot or parcel.
C. Certificate of Design Compliance Required
All new development and changes to existing development located in the Downtown
Overlay District must receive a Certificate of Design Compliance from the Historic
and Architectural Review Commission (HARC) before proceeding. Ordinary
maintenance and repair shall not require a Certificate of Design Compliance.
1. Design Guidelines
A Certificate of Design Compliance will be issued if HARC determines that the
new development or change is consistent with the Design Guidelines for
the Downtown Overlay District as adopted pursuant to Ordinance No.
2001-48 and this Code.
2. General Review Criteria
a. The proposed work complies with the Design Guidelines;
b. The integrity of an individual historic structure is preserved;
c. New buildings or additions are compatible with surrounding historic
properties within the Downtown Overlay District; and
d. The overall character of the Downtown Overlay District is protected.
D. Exemption for Projects Not Visible from Public Rights-of-Way
If the Historic Preservation Officer determines that a proposed development will not
be significantly visible from a public right-of-way once the project is completed, the
project shall not be required to be reviewed by HARC and no Certificate of Design
Compliance shall be required.
E. Use Regulations
Subject to review by HARC for design compliance, all uses permitted or conditionally
permitted in the underlying Districts shall continue to be permitted or conditionally
permitted, respectively. HARC shall not have the authority to approve the specific
use of a site.
F. Demolition by Neglect
1. No owner, or person with an interest in the real property, of a property
located in the Downtown Overlay District shall permit the property to fall into
a serious state of disrepair so as to result in deterioration which would, in the
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judgment of the Historic Preservation Officer and the Building Official,
produce a detrimental effect upon the life and character of the property itself.
2. Examples of such deterioration include, but are not limited to, the following:
a. Deterioration of walls or other vertical supports;
b. Deterioration of roofs or other horizontal members;
c. Deterioration of exterior chimneys;
d. Deterioration or crumbling of exterior stucco or mortar;
e. Ineffective waterproofing of exterior walls, roof, or foundations,
including broken windows or doors;
f. Deterioration of exterior walls, doors, windows or other means of
interior access, so as to create a danger of trespassing; or
g. Deteriorated plumbing and electrical systems affecting the exterior of
the structure; or
h. A hazardous condition resulting from the deterioration of any exterior
feature, which might indicate that demolition is necessary for the public
safety.
3. The Building Official and Historic Preservation Officer of the City of
Georgetown shall determine the “serious state of disrepair” in accordance
with the most current form of the International Property Maintenance Code.
4. Upon identification of any property in possible violation of this section, the
Building Official shall notify the property owner, or person with interest in
the real property, of the possible violation. Such notification shall be in
writing and be mailed by certified mail, return receipt requested. The
notification shall state the nature of the possible violation with sufficient
specificity to enable the owner, or person with an interest in the real property,
to bring the property into compliance with this section. The notification shall
also state that the owner, or person with an interest in the real property, shall
have 90 days to bring the property into compliance with this Section,
otherwise the Building Official will seek enforcement of this Section under the
provisions of Chapter 1.08 – General Penalty, of the Georgetown Municipal
Code. After the expiration of the 90-day grace period the Building Official
and Historic Preservation Officer will reinspect the property. If the property
is still not in compliance with this Section, enforcement proceedings shall
begin under Chapter 15.40 – Dangerous Buildings, of the Georgetown
Municipal Code.
5. Should compliance with this Section require more than ordinary maintenance
and repair the property owner, or person with interest in the real property,
shall still be subject to Section 3.13 Certificate of Design Compliance.
4.08.020 Development Regulations
The development regulations of the underlying zoning district shall apply in the
Downtown Overlay District, except where such regulations are in conflict with the
adopted Downtown Design Guidelines and as expressly set forth below. In the event of a
conflict between the development regulations of the underlying zoning district and the
Downtown Design Guidelines, the Downtown Design Guidelines shall apply. In the
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event of a conflict between the development regulations of the underlying zoning district
and the provisions of this Section, the provisions of this Section shall apply:
A. Height
1. Building height in the Downtown Overlay District shall not exceed forty (40)
feet, unless approved by HARC in accordance with the following procedures
set forth in Section 4.08.020(B), below.
2. Buildings located along the portion of Austin Avenue that lies within the
boundaries of the Downtown Overlay District shall be at least two (2) usable
stories in height with an overall building height of not less than twenty (20)
feet, subject to compliance with the Courthouse View Protection Overlay
District of Section 4.12, and unless approved by HARC in accordance with the
procedures set forth in Section 4.08.020.B, below.
B. Requests for Height Exceptions
1. Applicants requesting exceptions to the building height standards set forth in
Section 4.08.020.A must submit documentation to HARC that the following
standards will be met if the requested exception to the height standards is
approved:
a. The proposed building or addition shall not obscure views to and from
the Courthouse or overwhelm or detract from views of the Town Square
Historic District;
b. The proposed building or addition shall be compatible with the height,
scale, massing, and volume reflected in the Downtown Overlay District
and shall not conflict with the historic character of the District; and
c. The proposed building shall be an extraordinary contribution to the
aesthetic and economic goals of the Downtown Master Plan.
2. The documentation required by Section 4.08.020.B.1 must include, at a
minimum, the following information:
a. A visual analysis that identifies:
i. The extent to which the building would impact views to and from the
Courthouse, and to what extent the building will be visible from four
(4) directions; and
ii. How the building will relate to the context of the surrounding
structures and the character of the District; and
b. A summary of the conclusions of the visual analysis as to how the
proposed building will impact the District, specifically the immediate
surroundings.
3. HARC may grant a request for a variation in height from the standards set
forth in Section 4.08.020.A only if it determines that the following goals or
purposes will still be achieved:
a. Views to and from the Courthouse and to and from the Town Square
Historic District will be protected; and
b. The character of the Downtown Overlay District and the Town Square
Historic District will be defined, reinforced, and preserved; and
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c. The relationship of the proposed project to the existing structures in the
immediate vicinity remains consistent; and
d. The proposed project allows for the best utilization of redevelopment in
the Downtown Overlay District and the Town Square Historic District;
and
e. The proposed project protects the historic buildings in the Downtown
Overlay District.
C. Building Height Exceptions
Notwithstanding the provisions of Section 4.08.020.B, no requests for building
height exceptions will be allowed for new buildings proposed to be constructed on
properties where a building contributing to the Williamson County Courthouse
Historic District, or any building individually listed on the National Register of
Historic Places that is within the Downtown Overlay District has been demolished or
otherwise removed. In addition, all proposed demolition and removal shall be
subject to the procedures set forth in Section 3.13.040.
A list of the properties within the Downtown Overlay District and the Town Square
Historic District that are individually listed on the National Register of Historic
Places, or are contributing structures to the Williamson County Courthouse Historic
District, is maintained within, and available from, the offices of the Director.
D. Setbacks
Building setbacks adjacent to public rights-of-way in the Downtown Overlay District
shall generally be assumed to be zero (o) feet, or “built to” the right-of-way line.
HARC shall review such setbacks on a case-by-case basis in accordance with the
adopted Design Guidelines.
E. Parking
There shall be no off-street parking requirement in Area 1 of the Downtown Overlay
District. In Area 2 of the Downtown Overlay District, the parking standards of Table
9.02.030.A shall apply. Alternative parking plans, as described in Section
9.02.050.A of this Code may be used.
F. Signs
The sign standards shall be those contained within the Downtown Design Guidelines.
In the event that no standards exist, the standards in this Code shall apply, and may
be modified in order to more accurately reflect the express language or the intent of
the Design Guidelines in regard to signs.
G. Landscaping and Buffering
Site landscaping requirements shall be those contained within Chapter 8 of this Code
in conjunction with the design criteria in the Downtown Design Guidelines.
Section 4.09 Old Town Overlay District
4.09.010 Purpose and Intent
The purpose of the Old Town Overlay District (OT) is to preserve and protect historic
structures, maintain a residential appearance along South Austin and University
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Avenues and the District as a whole, and maintain the integrity of the historic character.
This Section contains specific development and design standards for the Old Town
Overlay District for the City of Georgetown. The development and design standards
contained within this Section apply in addition to the development and design standards
of an underlying base District within the area specified as the Old Town Overlay District.
4.09.020 Applicability
Any property within the boundaries of the District that falls within the categories
identified in this Section shall meet the standards in the Design Guidelines for the
Downtown Overlay District and obtain a Certificate of Design Compliance (Section 3.13)
from the Historic and Architectural Review Commission (HARC).
A. District Boundaries
The Old Town Overlay District is bounded on the north by 2nd Street; on the east by
Holly Street, the railroad tracks, University Avenue, and Hutto Road; on the south by
17th, 18th, and 19th Streets; and on the west by the properties on the western side of
Austin Avenue and the boundaries of the Downtown Overlay District. Old Town
Overlay District abuts, but does not include the Downtown Overlay District. The
boundaries are depicted on the map incorporated below.
Old Town Overlay District
This map is available for viewing at the Planning and Development Department office, or
as a downloadable map at http://www.georgetown.org/maps.overview.php.
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B. Certificate of Design Compliance Required
1. A Certificate of Design Compliance from HARC is required for:
a. Any exterior alterations to the following types of structures:
i. Commercial structures;
ii. Non-residential structures;
iii. Bed and Breakfasts; or
iv. Residential structures, if such residential structures are used as or
changing to non-residential or commercial use.
b. Any new construction on vacant properties within the Old Town Overlay
District if the property is:
i. Zoned for non-residential use;
ii. Located in the TH or MF Districts; or
iii. Changing from a residential use to a non-residential or commercial
use.
c. Site changes for non-residential or commercial uses.
2. Ordinary maintenance and repair shall not require a Certificate of Design
Compliance.
C. General Review Criteria
HARC shall use the following general review to determine whether to approve a
Certificate of Design Compliance:
1. Whether the proposed work complies with the Design Guidelines for the
Downtown Overlay District as adopted pursuant to Ordinance No. 2001-48,
as may be amended from time to time;
2. Whether the integrity of an individual historic structure is preserved;
3. Whether new buildings, additions, or site changes are designed to be
compatible with surrounding historic properties within the Old Town Overlay
District; and
4. Whether the overall character of the Old Town Overlay District is protected.
D. Use Regulations
Subject to review by HARC for design compliance, all uses permitted or conditionally
permitted in the underlying Districts shall continue to be permitted or conditionally
permitted, respectively. HARC shall not have the authority to approve the specific
use of a site.
E. Exemption for Projects Not Visible from Public Rights-of-Way
If the Historic Preservation Officer determines that a proposed non-residential
project will not be significantly visible from a public right-of-way once the project is
completed, the project shall not be required to be reviewed by HARC and no
Certificate of Design Compliance shall be required.
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F. Demolition by Neglect
1. No owner, or person with an interest in the real property, of a property
located in the Old Town Overlay District shall permit the property to fall into
a serious state of disrepair so as to result in deterioration which would, in the
judgment of the Historic Preservation Officer and the Building Official,
produce a detrimental effect upon the life and character of the property itself.
2. Examples of such deterioration include, but are not limited to, the following:
a. Deterioration of walls or other vertical supports;
b. Deterioration of roofs or other horizontal members;
c. Deterioration of exterior chimneys;
d. Deterioration or crumbling of exterior stucco or mortar;
e. Ineffective waterproofing of exterior walls, roof, or foundations, including
broken windows or doors;
f. Deterioration of exterior walls, doors, windows or other means of interior
access, so as to create a danger of trespassing;
g. Deteriorated plumbing and electrical systems affecting the exterior of the
structure; or
h. A hazardous condition resulting from the deterioration of any exterior
feature, which might indicate that demolition is necessary for the public
safety.
3. The Building Official and Historic Preservation Officer shall determine the
“serious state of disrepair” in accordance with the most current adopted
edition of the International Property Maintenance Code.
4. Upon identification of any property in possible violation of this Section, the
Building Official shall notify the property owner, or person with interest in
the real property, of the possible violation. Such notification shall be in
writing and be mailed by certified mail, return receipt requested. The
notification shall state the nature of the possible violation with sufficient
specificity to enable the owner, or person with an interest in the real property,
to bring the property into compliance with this Section. The notification shall
also state that the owner, or person with an interest in the real property, shall
have 90 days to bring the property into compliance with this Section,
otherwise the Building Official will seek enforcement of this Section under the
provisions of Chapter 1.08 – General Penalty, of the Georgetown Municipal
Code. After the expiration of the 90-day grace period the Building Official
and Historic Preservation Officer will reinspect the property. If the property
is still not in compliance with this Section, enforcement proceedings shall
begin under Chapter 15.40 – Dangerous Buildings, of the Georgetown
Municipal Code.
5. Should compliance with this Section require more than ordinary maintenance
and repair, the property owner, or person with interest in the real property or
structure, shall be subject to Section 3.13 Certificate of Design Compliance, if
otherwise applicable.
4.09.030 Development Regulations
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The development regulations of the underlying zoning district shall apply in the Old
Town Overlay District, except where such regulations are in conflict with the Downtown
Design Guidelines and as set forth below. In the event of a conflict between the
development regulations of the underlying zoning district and the Downtown Design
Guidelines, the Downtown Design Guidelines shall apply. In the event of a conflict
between the development regulations of the underlying zoning district and the
provisions of this Section, the provisions of this Section shall apply:
A. Parking
The parking standards of Table 9.02.030.A shall apply. Alternative parking plans, as
described in Section 9.02.050.A of this Code, may be considered.
B. Signs
The sign standards contained within the Downtown Design Guidelines shall apply.
In the event that no standards exist, the standards of this Code shall apply and may
be modified in order to more accurately reflect the express language or the intent of
the Downtown Design Guidelines with regard to signs.
C. Landscaping and Buffering
Site landscaping requirements contained within Chapter 8 of this Code shall apply, in
conjunction with the design criteria in the Downtown Design Guidelines.
4.09.040 Special Exception for Setback Modification
A. General
Applications for a Special Exception for a setback modification shall be subject to the
provisions of this Section and to the procedures set forth in Section 3.15. Prior to the
Board’s consideration of an application for a Special Exception under this Section,
published, posted, and written notice shall be given to those property owners within
200 feet of the subject property and to those owners within the subject block. Any
comments received will be considered in the Board’s determination to grant a Special
Exception to allow a setback modification.
B. Review Criteria
The Zoning Board of Adjustment (Board) shall base a decision to allow setback
modification on review of the factors included in this Section and the site’s specific
circumstances. The Board shall consider the following criteria and standards in
determining whether to grant a Special Exception for a setback modification(s):
1. If the proposed setback modification is solely a matter of convenience, no
Special Exception shall be granted.
2. If there is adequate room on the site to allow the proposed addition or new
structure without obtaining a Special Exception, no Special Exception shall be
granted.
3. The fact that a property may be utilized more profitably if a Special Exception
is granted shall not be considered a sufficient basis for granting a Special
Exception.
4. Whether, if the Special Exception is granted:
a. The proposed setback modification is compatible and in context within
the block in which the subject property is located.
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b. The existing building envelope, including the main structure and any
accessory structures, occupied the site in the past 1 year.
c. The existing structure is being replaced with new construction that meets
the same dimensions and standards within the same footprint as the
existing structure.
d. The proposed new structure will be less than 125% of the size of the
structure it is replacing.
e. The proposed addition will be less than 25% of the size of the existing
structure to which it is being added.
f. The proposed addition or new structure will be set closer to the street
than any unit within the block.
g. The proposed addition or new structure will be less than 125% of the
average size of other similar structures within the same block that are
located within the setback.
h. The proposed addition or new structure would negatively impact
adjoining properties by hampering their ability to develop within the
required setbacks or maintain existing and future buildings.
i. There is adequate space for future and long-term maintenance of the
proposed addition or new structure and any adjoining structures.
j. The maintenance or location of fences or other structures are negatively
impacted.
k. Existing large trees or significant features of the lot are preserved.
5. The presence of other structures in the block with reduced setbacks does not
automatically entitle another property to have the same reduced setbacks. All
applications shall be considered in detail on a case-by-case basis.
C. Conditions Applicable to All Special Exceptions for Setback Modification
If the Special Exception is granted, the following conditions shall be met:
1. The building and/or lot shall be in compliance with the International Fire
Code, as adopted by the City of Georgetown (see City Code of Ordinances
Chapter 8.04). For example, there will be non-combustible construction
requirements for buildings constructed within setbacks.
2. Any building that encroaches into the minimum setbacks of this Code by an
approved Special Exception for setback modification shall be limited to
fifteen (15) feet in height.
3. If the lot has platted setbacks in excess of the minimum standards of this
Code, the more restrictive setback (i.e. larger setback) shall apply, unless the
Planning and Zoning Commission has granted a waiver of the platted setback.
4. Any setback modification granted shall apply only to the structure proposed
with the Special Exception application and shall not apply to other structures
or improvements on the property that are not permitted in a setback.
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Section 4.10 Historic Overlay District
The following standards establish any provisions that apply to designated Historic (H)
Overlay Districts and provides specific standards for any established Historic Overlays.
The standards of this Section supplement the standards for any underlying District.
4.10.010 General Provisions
A. Designation of Existing Historic Sites
Any existing City-designated historic landmark, site or District in the city at the time
of adoption of this Code is designated as an Historic Overlay District. Any special
requirements or standards for such existing sites shall continue to apply to the
Historic Overlay District. Established Historic Overlay Districts are as follows:
1. Town Square Historic District, as defined in Section 4.10.020. The
Town Square Historic District shall be subject to all requirements of the
Downtown Overlay District and Downtown Design Guidelines in addition to
any requirements of this Section.
B. Certificate of Design Compliance Required for Development
A Certificate of Design Compliance is required prior to commencing any
development in any Historic Overlay District.
C. Each Historic Overlay Unique
Each designated Historic Overlay District may have unique standards that are
described in the adopting ordinance for that District. Standards for underlying
Districts remain in effect unless supplanted by the District-specific standards.
D. Historic Overlay Standards
All areas designated as Historic Overlay Districts shall be subject to the following
standards or requirements:
1. Any regulations for a specific Historic Overlay District shall apply to all
properties or structures wholly contained within that District and to those
portions of any property or District located within the District.
2. Because the Historic Overlay District is an Overlay District, the regulations
for the underlying Zoning District shall remain in effect, except as otherwise
provided in this Code.
3. In case of any conflict between the regulations applicable in the underlying
District and the regulations of the Historic Overlay District, the regulations of
the Overlay District will take precedence, even where the applicable
regulation may not be the “higher” standard.
4. The findings adopted by the City Council for a specific Historic Overlay
District shall define the scope of the City’s interest in protecting the historic
resource and shall provide the guidelines to be used by the Historic and
Architectural Review Commission (HARC), along with the applicable
regulations, in considering whether to grant or deny a Certificate of Design
Compliance.
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E. General Guidelines
In all of its determinations of architectural appropriateness and historical integrity in
the design and construction of buildings or signs in historic Districts, HARC shall use
the book entitled, “The Secretary of the Interior's Standards for the Treatment of
Historic Properties: With Guidelines for Preserving, Rehabilitation, Restoring and
Reconditioning,” and the following criteria as guidelines.
1. Every reasonable effort shall be made to provide a compatible use for a
property that requires minimal alteration of the building, structure or site and
its environment, or to use a property for its originally intended purpose.
2. The distinguishing original qualities or character of a building, structure, or
site and its environment should not be destroyed. The removal or alteration
of any historic material or distinctive architectural features should be avoided
when possible.
3. All buildings, structures and sites shall be recognized as products of their own
time. Alterations that have no historic basis and which seek to create an
earlier appearance shall be discouraged.
4. Changes that may have taken place in the course of time are evidence of the
history and development of a building, structure or site and its environment.
These changes may have acquired significance in their own right, and this
significance shall be recognized and respected.
5. Distinctive stylistic features or examples of skilled craftsmanship that
characterize a building, structure or site shall be treated with sensitivity.
6. Deteriorated architectural features are to be repaired rather than replaced,
wherever possible. In the event replacement is necessary, the new material
should match the material being replaced in composition, design, color,
texture and other visual qualities. Repair or replacement of missing
architectural features should be based on accurate duplications of features,
substantiated by historic physical or pictorial evidence rather than on
conjectural designs or the availability of different architectural elements from
other buildings or structures.
7. The surface clearing of structures shall be undertaken with the gentlest means
possible. Sandblasting and other cleaning methods that will damage the
historic building material shall not be undertaken without approval from
HARC.
8. Every reasonable effort shall be made to protect and preserve archeological
resources affected by, or adjacent to any project.
9. Contemporary design for alterations and additions to existing properties shall
not be discouraged when such alterations and additions do not destroy
significant historic, architectural, or cultural material and when such design
is compatible with the size, scale, color, materials, character of the property,
neighborhood or environment. Wherever possible, new additions or
alterations to a structure shall be done in such a manner that if such additions
or alterations were to be removed in the future, the essential form and
integrity of the structure would be unimpaired.
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F. Supplemental Guidelines
HARC may develop and the City Council may approve supplemental guidelines as it
may deem necessary to implement the regulations of a particular Historic Overlay
District or the findings applicable to the designation of a particular Historic Overlay
District. Such guidelines may include, but are not limited to, the following.
1. Charts or samples of acceptable materials for siding, foundations, roofs or
other parts of buildings;
2. Illustrations of appropriate architectural details;
3. Numerical specifications of appropriate rhythms or proportions;
4. Specifications of appropriate relationships to streets, sidewalks, other
structures and buildings;
5. Illustrations of appropriate porch treatments or entrances; or
6. Illustrations of appropriate signage or street furniture.
F. Demolition by Neglect
1. No owner, or person with an interest in the real property, of a property
located in the Historic Overlay District shall permit the property to fall into a
serious state of disrepair so as to result in deterioration which would, in the
judgment of the Historic Preservation Officer and the Building Official,
produce a detrimental effect upon the life and character of the property itself.
2. Examples of such deterioration include, but are not limited to, the following:
a. Deterioration of walls or other vertical supports;
b. Deterioration of roofs or other horizontal members;
c. Deterioration of exterior chimneys;
d. Deterioration or crumbling of exterior stucco or mortar;
e. Ineffective waterproofing of exterior walls, roof, or foundations,
including broken windows or doors;
f. Deterioration of exterior walls, doors, windows or other means of
interior access, so as to create a danger of trespassing; or
g. Deteriorated plumbing and electrical systems affecting the exterior of
the structure; or
h. A hazardous condition resulting from the deterioration of any exterior
feature, which might indicate that demolition is necessary for the public
safety.
3. The Building Official and Historic Preservation Officer of the City of
Georgetown shall determine the “serious state of disrepair” in accordance
with the most current form of the International Property Maintenance Code.
4. Upon identification of any property in possible violation of this section, the
Building Official shall notify the property owner, or person with interest in
the real property, of the possible violation. Such notification shall be in
writing and be mailed by certified mail, return receipt requested. The
notification shall state the nature of the possible violation with sufficient
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specificity to enable the owner, or person with an interest in the real property,
to bring the property into compliance with this section. The notification shall
also state that the owner, or person with an interest in the real property, shall
have 90 days to bring the property into compliance with this Section,
otherwise the Building Official will seek enforcement of this Section under the
provisions of Chapter 1.08 – General Penalty, of the Georgetown Municipal
Code. After the expiration of the 90-day grace period the Building Official
and Historic Preservation Officer will reinspect the property. If the property
is still not in compliance with this Section, enforcement proceedings shall
begin under Chapter 15.40 – Dangerous Buildings, of the Georgetown
Municipal Code.
5. Should compliance with this Section require more than ordinary maintenance
and repair the property owner, or person with interest in the real property,
shall still be subject to Section 3.13 Certificate of Design Compliance.
6. The provisions of this Section shall be in addition to all other provisions of
law requiring any such improvement to be kept in good repair.
4.10.020 Town Square Historic District
The City Council designated the Town Square Historic District by the adoption of
Ordinance No. 2001-48, the confines of which are defined as follows:
A. All lots in Blocks 37, 38, 39, 40, 41, 50, 51 and 52 of the City of Georgetown,
Texas, according to the map of plat thereof of record and which lots are all of those
properties on the nine blocks surrounding and including the property that may
commonly be referred to as the Public Square or Court House Square of the City of
Georgetown, Williamson County, Texas.
B. This District shall be zoned as a Historic Overlay District and shall be subject to
the provisions of this Code.
Section 4.11 Mixed Use District
Due to the length of this Section, the Mixed-Use District is adopted and used as a
separate document. As such, it also contains language that supersedes provisions in later
Chapters of this Code, such as Lot Design Standards, Landscape Standards, etc. Contact
the Planning and Development Department for a copy of this Section or see the
Department web page at http://georgetown.org/departments/ds/.
Section 4.12 Courthouse View Protection Overlay District
4.12.010 Purpose and Intent
The Williamson County Courthouse provides a cultural, symbolic and historic resource
unique to the City of Georgetown. Residents, visitors and the traveling public currently
enjoy broad views of the Courthouse Dome from several corridors. The purpose of this
Section is to ensure that future development along the identified view corridors does not
lead to the loss of the views of the Courthouse Dome. It is the intent that these broad
views be protected, to the extent feasible, by means of careful siting of buildings and with
consideration given to how the overall height of buildings impact those views.
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Compliance with the requirements of this Section will be verified during the Site Plan
Review process.
4.12.020 Applicability
Where Site Plan review is required in accordance with Section 3.09, the Courthouse View
Protection Overlay shall be applied to all properties within the view corridors listed
below. The areas within the corridors listed below are not exact and are depicted
graphically on the Courthouse View Protection Overlay District Map. The Planning and
Development Department shall confirm applicability at a parcel level.
A. I-35 View Corridor
1. Properties located in the shaded areas between the Williamson County
Courthouse, the western (southbound) lanes of I-35 south of Northwest
Boulevard beginning at 393 North IH 35 to the intersection at State Highway
29 (University Avenue), and
2. Properties lying within the protected view corridor along IH-35 from the
State Spur 26 (Austin Avenue) Overpass to the Courthouse Dome.
B. Austin Avenue View Corridor
1. Properties within the protected view corridor projecting north from the
Williamson County Courthouse to State Spur 158 (Austin Avenue) at FM 971
and continuing north to County Road 151 the width of the State Spur 158
(Austin Avenue) right-of-way, and
2. The Austin Avenue entrances to the downtown area from University Avenue
north to the Williamson County Courthouse and from Spring Street south to
the Williamson County Courthouse.
Courthouse View Protection Overlay District
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This map is available for viewing at the Planning and Development Department or as a
downloadable map at http://www.georgetown.org/maps.overview.php.
4.12.030 Maximum Height Determination Required
All properties are permitted to build a structure of a single story, which is designed to
minimize the impact on the protected view. All other structures proposed within the
view corridors may not exceed the height of the plane delineating the corridor as
determined by the Height Calculation Formula in paragraph "D" below. The maximum
height permitted is the lesser of either the base zoning district maximum height or the
maximum height permitted in this Section.
A. Application for Height Determination
Prior to Site Plan application, properties within the Courthouse View Protection
Overlay District proposing to build a new structure or expand an existing structure
shall submit an Application for Height Determination to establish the requirements
of this district as they may relate to a specific property.
An application form shall be submitted including the required calculations showing
the elevations of the Review Site, View Point, proposed height of building, and
distances from View Point to Review Site to Courthouse, which establishes the
allowable height according to the Height Calculation formula. An aerial map of the
proposed site and Courthouse and View Point elevations may be obtained from the
City of Georgetown. For specific definitions of the terms of this Section, refer to
Chapter 16 of this Code.
B. Elevation Study Required
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As part of the Height Determination review, sites that lie within the Courthouse View
Protection Overlay District shall be required to submit an elevation study illustrating
the potential impact of all buildings in the project on the protected view of the
Williamson County Courthouse Dome.
C. Review Elements
Review of the Application for Height Determination and associated elevation study
shall consider the following elements:
1. Height
Within the Courthouse View Protection Overlay District, structure height shall be
limited to avoid blocking the view to the Williamson County Courthouse Dome.
Examples of design techniques to meet this requirement include:
a. Overall reduction of height; and
b. Stepping back the building height.
2. Location
Within the Courthouse View Protection Overlay District, structures shall be
located to minimize the possible impact on the view to the Williamson County
Courthouse Dome. Location of parking as it relates to the building shall be
designed to best preserve the view of the Courthouse. Examples of techniques to
avoid location impacts include:
a. Relocation of building on the site outside the view corridor; and
b. Cutting off building corners.
3. Height Calculation Formula
The Height Calculation Formula is used to determine structure height for
projects within the Courthouse View Protection Overlay District. An example of
the formula can be found in the Development Manual. The Height Calculation
Formula is as follows:
• Tan of angle = A/B = E/F (TAN Deg = A/B = E/F)
• Tan of angle x F=E (TAN Deg x F=E)
• E - D = G.
• Combined formula (A/B x F) - D = G (allowable height)
4.12.040 Final Determination
Upon completion of the administrative review and height determination the Director
shall make a final determination. The applicant may request an Administrative
Exception, using the procedures of Section 3.16, if strict application of the provisions of
this Section would not be consistent with the Purpose of the Overlay District due to
unique topographical or physical characteristics of the subject site. In consideration of
an Exception, the burden of proof shall be on the applicant to demonstrate by a that the
proposed exception is consistent with the criteria contained in this section. The Director
shall consider the following criteria in determining the Adminsitrative Exception:
A. Granting the administrative exception would not adversely affect any identified
public view corridor; and
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B. Granting the administrative exception would be in the public interest and
consistent with the Purpose of the Overlay District.
Section 4.13 Gateway Overlay District
This Section establishes that certain roadways within the city limits shall be considered
gateways into Georgetown and properties fronting such roadways shall be subject to
special landscaping and design standards.
4.13.010 Purpose and Intent
The purpose of the Gateway Overlays (Gateways) is to protect and enhance the entrance
corridors to the city with landscaping, setbacks and special design standards. The intent
of the gateways are to establish entrance corridors that herald the approach to the city,
define the arrival to a destination and link common elements together.
4.13.020 Applicability
All properties within the specific corridors listed in Section 4.13.030 shall follow the
design standards in Section 4.13.040 and landscaping provisions set forth in Section
8.07 at the time of development. Gateway planting requirements may be credited toward
the Primary Landscape requirements. Where the requirements of this Section and the
underlying zoning district conflict, the standards of this Section shall apply. However, if
another zoning overlay exists on the property, the Gateway standards shall not apply.
4.13.030 Gateway Corridors
The following corridors include roadways that are considered gateways into the
community. Each gateway category represents different roadways in town and may
contain differing landscape buffer sizes and landscaping/design requirements. The
relevant Gateway buffer shall be shown on a plat and/or site plan as a landscape
easement. The landscape buffer shall be considered to begin at the right-of-way line of
each applicable roadway, regardless of the distance from the actual road. When Gateway
corridors intersect or abut each other, the centerline of the roadway shall be used to
determine the division of the corridor.
A. Highway Gateways – 25 Foot Landscape Buffer
The purpose of the Highway Gateway is to positively reflect the image of the City of
Georgetown by enhancing development with well designed site plans and
landscaping while maintaining a safe and effective interstate highway. Site design
proposals along the Highway Gateways shall break up large masses of parking and
pavement with well planned open space components. Additionally, careful analysis is
required of view corridors from the highway. Strategically placed tree groupings
should be located to frame desired views while screening parking areas. Highway
Gateways include both the highway’s main lanes and designated frontage roads.
1. Interstate Highway 35
2. State Highway 195
3. State Spur 158 (North Austin Avenue)
4. State Highway 130
B. Scenic/Natural Gateways – 25 Foot Landscape Buffer
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The purpose of the Scenic/Natural Gateway is to reflect the natural characteristics of
the land. These Georgetown roadways are prominent arterials and growth zones
leading into the city. The purpose of the design standards for the Scenic/Natural
Gateway corridors is to maintain the existing informal character as they develop. For
developments that occur along the Scenic/Natural Gateways, designers shall
integrate the natural characteristics of the land into the landscape design. Informal
tree massings, planting of under story trees, incorporation of native stones and
boulders and use of native grasses and wildflowers are examples of how to blend
required plantings with native plantings.
1. F.M. 2243 (Leander Road)
2. State Highway 29 (University Avenue), west of the intersection of I.H. 35 and
east of the intersection of Southwestern Boulevard
3. State Spur 26 (South Austin Avenue)
4. F.M. 2338 (Williams Drive)
5. F.M. 971
6. F.M. 1460
C. Downtown Gateways – 10 Foot Landscape Buffer
The purpose of the Downtown Gateway standards is to enhance and unify the
appearance of the major roadways adjacent to, and directly leading into downtown
Georgetown. Because of the close proximity to the Downtown District, the
appearance of the Downtown Gateway shall reflect a relatively formal, urban
extension of the downtown and visually enhance its aesthetic appearance. In order
to establish the formal appearance, trees shall be evenly spaced and located equal
distance behind the property line. Although the intent for the Downtown Gateway
corridors is to establish a consistent, formal landscape appearance, the design
standards are not intended to adversely affect existing trees along the roadways.
Variations to these standards are allowed to provide for the preservation of existing
trees.
All non-residential properties in Downtown Gateways are subject to special setback
design requirements, denoted in Section 4.13.040(B).
1. South Austin Avenue, beginning north of the intersection of FM 1460/F.M.
2243 (Leander Road) and ending at the southern boundary of the Downtown
Overlay District
2. North Austin Avenue, beginning at the northern boundary of the Downtown
Overlay District and ending at the intersection of F.M 2338 (Williams Drive)
3. State Highway 29 (University Avenue), beginning at the western boundary of
the Downtown Overlay District and ending at the intersection of I.H. 35
4. State Highway 29 (University Avenue), beginning at the eastern boundary of
the Downtown Overlay District and ending at the intersection of
Southwestern Boulevard
Gateway Overlay Districts
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This map is available for viewing at the Planning and Development Department or as a
downloadable map at http://www.georgetown.org/maps.overview.php.
4.13.040 Gateway Design Standards
A. Landscaping Standards
Calculation of required landscaping must comply with Section 8.07 Gateway Overlay
District Landscape. Where regulations and requirements for Gateways and the
underlying zoning district conflict, the more restrictive regulations apply.
B. Special Setbacks in the Downtown Gateway
1. For all non-residential properties in the Downtown Gateway, regardless of
Zoning District, the front setback is zero (0). For purposes of this setback, the
property line will be replaced with the edge of the Gateway landscape buffer.
2. Parking is prohibited between the front building line and edge of the Gateway
landscape buffer.
3. The front building line shall comprise of a minimum of forty percent (40%) of
the primary façade of the primary building.
4. Features allowed between the front building line and the landscape buffer
shall meet the requirements of Section 7.03.030.B.7.
5. Fencing shall meet the requirements in Section 7.04.080.
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C. Sidewalks
Sidewalks shall be required in accordance with Table 12.03.020. All sidewalks shall
be constructed and designed to coordinate the location of any new sidewalks and to
tie into existing sidewalks. If the sidewalk lies within the Gateway landscape buffer,
some portion of the site’s required landscaping shall be located between the sidewalk
and the designated right-of-way. Properties in the Downtown Gateway require
construction of a minimum six (6) foot sidewalk. Scenic and Highway Gateways
require sidewalks, where applicable, in accordance with Section 12.02.
D. Parking
No parking will be allowed within a Gateway landscape buffer and all screening of
adjacent parking will be in accordance with Section 8.09.010.
E. Site Limitations
1. Drainage facilities are not allowed within a Gateway landscape buffer except
those that are necessary to convey drainage in the shortest possible route to
or from the street right-of-way, if determined to be required by the
Development Engineer. If determined to be necessary in such instances, the
drainage facilities shall follow the design requirements in Section 11.05.
Drainage facilities include all detention ponds, water quality ponds, outlet
structures, drainage berms, improved channels, or other improvements
associated with the drainage improvements.
2. Dumpsters and mechanical equipment are not allowed in the front, side or
rear setback if the setback is directly adjacent to a Gateway roadway.
3. All utilities installed for the development shall be located underground. The
developer shall not have to retrofit existing utilities.
4. No service areas or service drives shall be permitted to front a Gateway
roadway.
F. Boundary Walls
Residential Boundary Walls may be required, as described in Section 6.06.040.
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Chapter 6. Residential and Agriculture Zoning Districts:
Lot, Dimensional and Design Standards
Section 6.01 General
6.01.010 Authority
The provisions of this Chapter are adopted pursuant to the Texas Local Government
Code Chapter 211 and 212 and the City Charter.
6.01.020 Purpose and Intent
The Residential Lot, Dimensional and Design Standards establish regulations for
residential development within the city limits of the City of Georgetown in any
Residential Zoning District (see Table 4.01.010 for list of Residential Zoning Districts),
development in any other zoning districts as required elsewhere in this Code, and
minimum requirements for development within the City’s extraterritorial jurisdiction
(ETJ).
The standards in this Chapter allow for a variety of housing types and development
standards while maintaining the overall character of Georgetown. The standards are
established to regulate the manner in which land is developed, minimize adverse effects
on surrounding properties and the general public, and ensure that high quality
development is maintained throughout the community.
The approach to development standards has several public benefits:
1. It allows for development that is more sensitive to the environment.
2. It allows for the preservation of open and natural areas.
3. It promotes better site layout and opportunities for recreational areas.
4. It promotes energy-efficient development.
6.01.030 Applicability
A. Within the Extraterritorial Jurisdiction (ETJ)
All development within the City’s ETJ are subject to the following sections:
1. Section 6.02.010.
2. Section 6.02.020, if fire services are provided by the City of Georgetown.
B. Within the City Limits
All development within the City Limits are subject to all provisions of this
Chapter.
Section 6.02 Uniform Standards
6.02.010 General Lot Requirements
No building permits or other development approvals shall be issued for development
that does not meet the following minimum requirements:
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A. All development shall be located on a legal lot.
B. All development shall have direct access and frontage on one of the following:
a. A public street; or
b. A public street via a public alley.
C. All development applications submitted after October 27, 2009, shall meet the
provisions of Paragraph (B) above at a minimum width of twenty-five (25) feet.
D. Intersection visibility shall comply with the provisions set forth in Section
12.03.050.
E. Side lot lines shall intersect rights-of-way at an angle between 60 and 90 degrees
on a straight street or from the tangent of a curved street.
F. All lots must be numbered consecutively within each block, phase or plat.
6.02.020 Fire Code Compliance
All development within the city limits and areas of the ETJ where the City provides fire
protection services shall comply with the applicable standards contained in the
International Fire Code, as adopted in the City of Georgetown Code of Ordinances,
Chapter 8.04. When such standards conflict with any lot, dimensional and design
standards of this Code, the International Fire Code standards shall apply.
6.02.030 Lot Standards
A. Structures Per Lot
No more than one (1) principal structure may be erected on a single lot or parcel,
except as otherwise specifically provided in this Chapter or under the criteria in
Section 5.03.
B. Existing Structures
The subdivision or re-subdivision of a tract or lot shall not cause an existing
permanent structure to violate the standards of this Code.
C. Structures Crossing Lot Lines
Lots with an existing building or other permanent structure built across a shared lot
line shall be treated as a single lot, with the shared lot line not considered for
measurement of all dimensional standards. All required dimensional standards,
including required setbacks and lot coverage standards shall be applied as if the two
individual lots were a single lot. No portion of the two lots may be replatted if such
replatting would cause the combined lots to become incompliant with any provisions
of this Code or the City Code of Ordinances, or any other City requirement. The
provisions of this Section apply only to buildings or permanent structures that were
in existence on or before March 11, 2003, and no new building or structure shall be
constructed across lot lines.
D. Double Frontage
1. Residential lots shall not have frontage on two non-intersecting local or
collector streets, unless access restricted to the street with the lower
classification.
2. Residential lots shall not take vehicular access from an arterial street if access
to a local street is available.
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3. Non-Residential development in Residential Districts on lots with double
frontage shall have offset access points from the opposing streets to inhibit
cut-through traffic.
6.02.040 Blocks
A. Width
Blocks shall have sufficient width to provide for two tiers of lots except where a single
lot may:
1. Separate lots from an incompatible use;
2. Accommodate a requirement for single loaded streets;
3. Allow for unusual topographical conditions; or
4. When located adjacent to the outer perimeter of a subdivision.
B. Length
Block lengths shall not exceed 20 lots or be longer than 1,320 feet, whichever is
shorter. Block lengths shall be ended only by the intersection of a public street,
except where there is no public street intersection due to the presence of parks, open
spaces or other similar uses with at least one hundred (100) feet of street frontage on
the relevant block.
Section 6.03 Development Standards
6.03.010 General
A. In addition to the lot, dimensional, and design standards in this Chapter, all
residential development in a Residential Zoning District or in the Agricultural
District shall comply with the applicable lot, dimensional, and design standards
contained in other Chapters of this Code.
B. In addition to the provisions of this Code identified in Section 6.03.010.A, all
Non-Residential development in a Residential Zoning District or in the
Agricultural District shall also comply with the Building Design and Site Design
standards set forth in Sections 7.04 and 7.05 of this Code.
C. In the case of any conflict between the lot, dimensional, or design standards in
this Chapter and in any other provision of this Code, the City Code of Ordinances,
or any national or international code as adopted by the City of Georgetown (e.g.,
Fire Code, Building Code) the more restrictive or stringent provision shall apply.
6.03.020 AG – Agriculture District
The Agriculture District (AG) is intended to allow large rural residential development,
agricultural, and farming uses and may include lands that are relatively undeveloped.
The AG District is also the default district for land newly annexed into the City, but not
yet placed in an appropriate zoning classification. For these reasons, the AG District may
contain a wide variety of residential and non-residential uses. The AG District may take
on characteristics of either a residential or a non-residential zoning district and certain
design criteria may be required depending on the use.
A. Lot and Dimensional Standards
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AG – Agriculture
Lot Size, minimum. square feet 2 acres
Lot Width, min. feet 100
Front Setback, min. feet 25
Side Setback, min. feet 10
Rear Setback, min. feet 20
Building Height, max. feet 35
Accessory Building Height, max. feet 35
Impervious Cover, max. % See Section 11.02
B. Allowed Uses
1. Single-Family detached (minimum lot size: two (2) acres).
2. Those residential uses identified in the Use Tables in Chapter 5 of this Code
as allowed in the AG District.
3. Those non-residential uses identified in the Use Tables in Chapter 5 of this
Code as allowed in the AG District.
4. Those accessory uses identified in Section 5.03 of this Code that may be
compatible with the primary uses allowed in the AG District.
C. Non-Residential and Accessory Design Standards
1. Non-Residential and accessory uses shall meet the lot and dimensional
standards of the AG District, in addition to the provisions of Sections 6.05
and 6.06.
2. Non-Residential uses shall meet the requirements of Section 7.03 and 7.04.
3. Accessory uses shall meet the requirements of 6.06.010.
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.05.
2. Site Design Standards, Section 6.06.
6.03.030 RE - Residential Estate District
The Residential Estate District (RE) is intended for areas of very low density single-
family residential use and associated uses. The District has a lot size minimum of one (1)
acre in size to retain a rural character and is appropriate where topography or lack of
public utilities and services may necessitate a low density.
A. Lot and Dimensional Standards
RE – Residential Estate
Lot Size, minimum. square feet 1 acre
Lot Width, min. feet 100
Front Setback, min. feet 25
Side Setback, min. feet 10
Rear Setback, min. feet 20
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6-5
Building Height, max. feet 35
Accessory Building Height, max. feet 25
Impervious Cover, max. % See Section 11.02
B. Allowed Uses
1. Single-Family detached (minimum lot size: one (1) acres).
2. Those residential uses identified in the Use Tables in Chapter 5 of this Code
as allowed in the RE District.
3. Those non-residential uses identified in the Use Tables in Chapter 5 of this
Code as allowed in the RE District.
4. Those accessory uses identified in Section 5.03 of this Code that may be
compatible with the primary uses allowed in the RE District.
C. Non-Residential and Accessory Design Standards
1. Non-Residential and accessory uses shall meet the lot and dimensional
standards of the RE District, in addition to the provisions of Sections 6.05
and 6.06.
2. Non-Residential uses shall meet the requirements of Section 7.04 and 7.05.
3. Accessory uses shall meet the requirements of 6.06.010.
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.05.
2. Site Design Standards, Section 6.06.
6.03.040 RL - Residential Low Density District
The Residential Low Density District (RL) is intended for areas of low density single-
family residential use and associated uses. The RL District is intended to allow larger
lots than in the RS District with a minimum of 10,000 square feet. The pattern of
residential development and land use closely matches that of the Residential RS District.
A. Lot and Dimensional Standards
RL – Residential Low Density
Lot Size, minimum. square feet 10,000
Lot Width, min. feet 70
Front Setback, min. feet 20
Side Setback, min. feet 10
Rear Setback, min. feet 10
Building Height, max. feet 35
Accessory Building Height, max. feet 15
Impervious Cover, max. % See Section 11.02
B. Allowed Uses
1. Single-Family detached (minimum lot size: 10,000 sq. ft.).
2. Those residential uses identified in the Use Tables in Chapter 5 of this Code
as allowed in the RL District.
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3. Those non-residential uses identified in the Use Tables in Chapter 5 of this
Code as allowed in the RL District.
4. Those accessory uses identified in Section 5.03 of this Code that may be
compatible with the primary uses allowed in the RL District.
C. Non-Residential and Accessory Design Standards
1. Non-Residential and accessory uses shall meet the lot and dimensional
standards of the RL District, in addition to the provisions of Sections 6.05
and 6.06.
2. Non-Residential uses shall meet the requirements of Section 7.04 and 7.05.
3. Accessory uses shall meet the requirements of 6.06.010.
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.05.
2. Site Design Standards, Section 6.06.
6.03.050 RS - Residential Single-Family District
The Residential Single-Family District (RS) is intended for areas of medium density with
a minimum lot size of 5,500 square feet. The RS District contains standards for
development that maintain single-family neighborhood characteristics. The District may
be located within proximity of neighborhood-friendly commercial and public services
and protected from incompatible uses. All housing types in the RS District shall use the
lot, dimensional and design standards of the District.
A. Lot and Dimensional Standards
RS – Residential Single-Family
Lot Size, minimum. square feet 5,500
Lot Width, min. feet 45
Front Setback, min. feet 20
Side Setback, min. feet 6
Rear Setback, min. feet 10
Building Height, max. feet 35
Accessory Building Height, max. feet 15
Impervious Cover, max. % See Section 11.02
B. Allowed Uses
1. Single-Family detached (minimum lot size: 5,500 sq. ft.).
2. Single-Family attached (provided that the requirements in Section C.2 are
met ).
3. Single-Family, Zero Lot Line (provided that the requirements in Section C.3
are met).
4. Those residential uses identified in the Use Tables in Chapter 5 of this Code
as allowed in the RS District.
5. Those non-residential uses identified in the Use Tables in Chapter 5 of this
Code as allowed in the RS District.
Attachment number 5
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6. Those accessory uses identified in Section 5.03 of this Code that may be
compatible with the primary uses allowed in the RS District.
C. Residential Design Standards
The design standards below apply to all development in the RS District in
addition to the Site Design Standards in Section 6.06.
1. Similarity Restrictions
Except as provided in subsection (a) below, no new dwelling that is similar in
appearance to a neighboring dwelling is permitted. The standards to
determine such similarity are set forth below and shown by example in the
illustrations contained in this section.
a. Exemptions
The following shall be exempt from these provisions:
a. Dwellings for which a Building Permit was approved before March 11,
2003.
b. Dwellings within a Housing Diversity Development, where a unified
plan containing similarity of architectural form and style among
dwellings is integral to such a plan.
b. Differences in Appearance
i. Differences in bulk and massing shall be
reviewed for the lots on either side of the
proposed dwelling on the same side of the
street, as shown in the following illustrations.
ii. Where lots are interrupted by an intervening
street, public parkland or similar feature of at
least fifty (50) feet in width, no review shall be
necessary.
iii. The proposed building shall be considered
different from any vacant lot for which no
Building Permit has been issued without
requiring further documentation.
c. Differentiation
The proposed dwelling shall differ from other
applicable dwellings in at least two of the five criteria
listed below.
c. The dwelling is a different housing type.
a. Single-family detached;
b. Single-family attached; or
c. Single-family, Zero lot line.
d. The dwelling differs in the number of full
stories.
a. Single-story; or
b. Two-story.
e. The dwelling has a different type of garage.
a. Front-loaded garage (one or two-car);
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b. Side-loaded garage; or
c. Detached garage.
f. The dwelling has a different roof type.
a. Gable;
b. Hip;
c. Gambrel;
d. Mansard; or
e. All of the above roof types are rotated 90 degrees.
g. The dwelling has variation in the front façade.
a. The garage is set back a minimum of four (4) feet from the front
façade;
b. A covered, open-walled porch at least six (6) feet in depth extends
a minimum of 33 percent of the width of the front façade; or
c. Other articulation of the front façade at least 4 feet in depth
extends at least 33 percent of the width of the front façade.
d. Application Review
a. Acceptable documentation may include photographs of the other
structures in question (no building elevations are required).
b. A subdivision or phase thereof may be reviewed as a whole for
conformity with this requirement, provided that adequate
documentation to ensure conformity is submitted with the plat. Such
documentation is not required to be recorded as part of the plat.
c. The Building Official shall review the submitted documentation and
any previously-approved Building Permits and make a determination.
Where the Building Official finds that a dwelling for which a Building
Permit is being requested is similar in appearance based on the
standards above, the building permit shall be denied.
2. Single-Family, Attached
A single-family, attached dwelling is allowed using the lot and design
standards of the RS District, in addition to the following criteria:
a. Both dwellings shall be located on separate legal lots;
b. The side setback between two single-family attached lots may be reduced
to zero(0) feet; and
c. Single-family, attached dwellings are not allowed in the Old Town Overlay
District.
3. Single-Family, Zero-Lot Line
A single-family, zero-lot line dwelling is allowed using the lot and design
standards of the RS District, in addition to the following criteria: :
a. The zero-lot line shall not be the lot line adjacent to:
i. A lot not containing or planned for zero-lot line dwellings;
ii. A highway frontage road; or
iii. A garage or carport taking access from a side street.
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b. A minimum building separation of twelve (12) feet is provided between all
zero-lot line dwellings.
c. The eaves on the side of a house with no side setback may project no more
than eighteen (18) inches over the adjacent property line and a perpetual
easement or deed restriction for the eave projection is recorded for the lot
where the projection occurs.
d. No structure extends into a public utility easement.
e. Any rain gutters are positioned to drain only onto the lot of the house to
which they are attached.
f. A recorded easement or deed restriction is provided to allow for
maintenance or repair when the eaves or side wall of the house are within
four (4) feet of the adjacent property line. The easement or deed
restriction on the adjacent property must provide at least five (5) feet of
unobstructed space between the furthermost projection of the structure(s)
and the edge of the easement.
g. No windows or other openings on the side of the structure on or within
three (3) feet of the lot line with no setback are allowed, except for
windows that do not allow or restrict visibility of the adjacent lot, such as
clerestory or translucent windows.
D. Non-Residential and Accessory Design Standards
1. Non-Residential and accessory uses shall meet the lot and dimensional
standards of the RS District, in addition to the provisions of Sections 6.05 and
6.06.
2. Non-Residential uses shall meet the requirements of Section 7.04 and 7.05.
3. Accessory uses shall meet the requirements of 6.06.010.
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.05.
2. Site Design Standards, Section 6.06.
6.03.060 TF - Two-Family District
The Two-Family District (TF) is intended for two-family dwellings that are located on
one lot. The TF District also includes single-family attached and single-family detached
development and associated uses. Two-family and single-family dwellings are permitted
on individual lots, but the lot, dimensional and design standards are intended for two
dwellings in one structure on a single lot. The TF District is a moderate density District
that may be used to separate residential areas zoned RE, RL or RS from higher density
residential and commercial areas.
In the TF District, a maximum of two units per structure may be erected on a single lot.
A. Lot and Dimensional Standards
TF –Two Family
Lot Size, minimum. square feet 7,000
Dwelling Size, min. square feet 3,500
Dwellings per Structure, max. 2
Attachment number 5
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Lot Width, min. feet 70 (C.1)
Front Setback, min. feet 20
Side Setback, min. feet 6
Rear Setback, min. feet 10
Building Height, max. feet 35
Accessory Building Height, max. feet 15
Impervious Cover, max. % See Section 11.02
B. Allowed Uses
1. Two-Family.
2. Single-Family detached
3. Single-Family attached (Provided that the requirements of C.2 are met).
4. Single-Family, Zero Lot Line (Provided that the requirements of C.3 are met).
5. Those residential uses identified in the Use Tables in Chapter 5 of this Code
as allowed in the TF District.
6. Those non-residential uses identified in the Use Tables in Chapter 5 of this
Code as allowed in the TF District.
7. Those accessory uses identified in Section 5.03 of this Code that may be
compatible with the primary uses allowed in the TF District.
C. Residential Design Standards
The design standards below apply to all dwellings in the TF District in addition to
all Site Design standards in Section 6.06.
1. Minimum Lot Width Reduction
The minimum lot width for a two-family dwelling may be reduced to sixty
(60) feet, thirty (30) feet per dwelling, when the required off-street parking is
located behind each dwelling with approved rear access.
2. Single-Family, Attached
A single-family, attached dwelling is allowed using the lot and design
standards of the TF District, in addition to the following criteria:
a. Both dwellings shall be situated on separate legal lots.
b. The side setback between two single-family attached lots may be reduced
to zero(0) feet; and
c. The minimum lot size is 4,500 sq. ft.
d. The minimum lot width for a single-family, attached dwelling is 45 feet,
although the width may be reduced to 35 feet when the required off-street
parking is located behind the dwelling with approved rear access.
e. Single-family attached dwellings are not allowed in the Old Town Overlay
District.
3. Single-Family, Zero-Lot Line
A single-family, zero-lot line dwelling is allowed using the lot and design
standards of the TF District, in addition to the following criteria:
a. The zero-lot line shall not be the lot line adjacent to:
i. A lot not containing or planned for zero-lot line dwellings;
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ii. A highway frontage road; or
iii. A garage or carport taking access from a side street.
b. A minimum building separation of twelve (12) feet is provided between all
zero-lot line dwellings.
c. The eaves on the side of a house with no side setback may project no more
than eighteen (18) inches over the adjacent property line and a perpetual
easement or deed restriction for the eave projection is recorded for the lot
where the projection occurs.
d. No structure extends into a public utility easement.
e. Any rain gutters are positioned to drain only onto the lot of the house to
which they are attached.
f. A recorded easement or deed restriction is provided to allow for
maintenance or repair when the eaves or side wall of the house are within
four (4) feet of the adjacent property line. The easement or deed
restriction on the adjacent property must provide at least five (5) feet of
unobstructed space between the furthermost projection of the structure(s)
and the edge of the easement.
g. No windows or other openings on the side of the structure on or within
three (3) feet of the lot line with no setback are allowed, except for
windows that do not allow or restrict visibility of the adjacent lot, such as
clerestory or translucent windows.
D. Non-Residential and Accessory Design Standards
1. Non-Residential and accessory uses shall meet the lot and dimensional
standards of the TF District, in addition to the provisions of Sections 6.05 and
6.06.
2. Non-Residential uses shall meet the requirements of Section 7.04 and 7.05.
3. Accessory uses shall meet the requirements of 6.06.010.
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.05.
2. Site Design Standards, Section 6.06.
6.03.070 TH – Townhouse District
The Townhouse District (TH) is intended for townhouse and two-family dwellings. The
TH District is appropriate for infill development as well as a transition from residential
areas to Non-Residential areas. This District is also appropriate in areas designated on
the Future Land Use Plan as one of the Mixed Use Land Use Categories.
In the TH District, townhomes may be located on a single lot or multiple lots, provided
that the provisions of this Chapter are met. A maximum of 6 units per structure may be
erected on a single lot.
Townhouse development constructed in a Non-Residential District shall comply with the
lot and dimensional standards of the Non-Residential Districts. In addition, all Building
and Site Design standards of this Chapter shall apply to such development.
A. Lot and Dimensional Standards
Attachment number 5
Page 11 of 26
6-12
TH - Townhouse Multiple
Lots
Single
Lot
Lot Size, minimum. square feet 2,000 8,000
Dwelling Size, min. square feet 2,000 2,000
Dwelling Units per Structure, max. 6 6
Lot Width, min. feet 44 44
Dwelling Width, min. feet 22 22
Front Setback, min. feet 15 (C.1) 15 (C.1)
Side Setback, min. feet 10 10
Interior Side Setback, min. feet 0 --
Rear Setback, min. feet 15 15
Building Height, max. feet 40 40
Accessory Building Height, max. feet 15 15
Impervious Cover, max. % See Section 11.02
B. Allowed Uses
1. Townhouse (on one lot or multiple lots).
2. Two-Family.
3. Single-Family attached (Provided that the requirements in C.6 are met).
4. Those residential uses identified in the Use Tables in Chapter 5 of this Code
as allowed in the TH District.
5. Those non-residential uses identified in the Use Tables in Chapter 5 of this
Code as allowed in the TH District.
6. Those accessory uses identified in Section 5.03 of this Code that may be
compatible with the primary uses allowed in the TH District.
C. Residential Design Standards
The design standards below apply to all dwellings in the TH District in addition
to all Site Design standards in Section 6.06.
1. Required Setbacks
a. Except as otherwise provided herein, the minimum front setback shall be
fifteen (15) feet. A minimum front setback of five (5) feet is permissible
with approved rear access or parking in the rear setback with approved
rear access.
b. A minimum side setback of ten (10) feet is required for a building if it is
on a corner lot or at the end of a row of townhouses.
c. A minimum building separation of ten (10) feet is required between all
townhouse structures located on a single lot.
2. Building Design
Townhouse development shall comply with the Building Materials
requirement in Section 7.03.050.A. and contain variation through
articulation of the front façade, using at least one of the following:
a. A garage that is set back at least four (4) feet from the front façade;
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6-13
b. A covered, open-walled porch of at least six (6) feet in depth extends at
least 50 % of the width of the front façade; or
c. Other articulation of the front façade at least four (4) feet in depth that
extends at least 50% of the width of the front façade.
3. Bufferyards
A Type A Bufferyard is required for development in the TH District adjacent
to the AG, RE, RL and RS Districts. When internal to a Housing Diversity
Development (Section 6.07.020), bufferyards shall not be required. See
Section 8.08 for Bufferyard requirements.
4. Private Open Space
For townhouse development, each dwelling unit shall be provided with a
private yard or open space of not less than 150 square feet, which shall be
immediately accessible and functional to the dwelling that it serves. Such
open space may be at the front, rear, or side of the dwelling unit and shall be
in addition to the required setbacks or common recreation area requirements.
5. Common Recreation Area
Common Recreation Areas are required for development in the TH District in
accordance with Section 6.06.050.
6. Single-Family, Attached
Single-family attached dwellings are allowed using the lot and design
standards of the TH District, except as stated below:
a. Both dwellings are situated on separate legal lots.
b. The minimum area per dwelling is 4,500 sq. ft.
c. The minimum lot width for a single-family, attached dwelling is 45 feet,
although the width may be reduced to 35 feet when the required off-street
parking is located behind the dwelling with approved rear access.
d. Single-family attached dwellings are not allowed in the Old Town Overlay
District.
D. Non-Residential and Accessory Design Standards
1. Non-Residential and accessory uses shall meet all of the lot and dimensional
standards of the TH District, in addition to the provisions in Sections 6.05
and 6.06.
2. Non-Residential uses shall meet the requirements of Section 7.04 and 7.05.
3. Accessory uses shall meet the specific requirements of 6.06.010.
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.05.
2. Site Design Standards, Section 6.06.
3. Common Recreation Area, Section 6.06.050.
6.03.080 MF - Multifamily District
The Multifamily District (MF) is intended for multifamily residential development, such
as apartments, townhouses, and associated uses. The MF District is appropriate in areas
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6-14
designated on the Future Land Use Plan for higher density and mixed-use and may be
located along major thoroughfares. The MF District is appropriate adjacent to both
Residential and Non-Residential Districts.
More than one (1) principal structure may be erected on a single lot in the MF District.
Multifamily units constructed in a Non-Residential district shall comply with the
standards of the particular non-residential district, not the standards of the MF District.
However, all design standards of this Section shall apply.
A. Lot and Dimensional Standards
MF – Multifamily
Lot Size, min. square feet 12,000
Dwelling Size, min. square feet 2,000
Units per Structure, max. 24
Lot Width, min. feet 40
Front Setback, min. feet 20
Side Setback, min. feet 20
Rear Setback, min. feet 20
Building Height, max. feet 60
Accessory Building Height, max. feet 15
Impervious Cover, max. % See Section 11.02
B. Allowed Uses
1. Multifamily.
2. Townhouse (on one lot or multiple lots).
3. Those residential uses identified in the Use Tables in Chapter 5 of this Code
as allowable in the MF District.
4. Those non-residential uses identified in the Use Tables in Chapter 5 of this
Code as allowed in the MF District.
5. Those accessory uses identified in Section 5.03 of this Code that may be
compatible with the primary uses allowed in the MF District.
C. Residential Design Standards
The design standards below apply to all dwellings in the MF District in addition
to all Site Design standards in Section 6.06.
1. Multifamily development shall comply with the Building and Site Design
provisions of Sections 7.04 and 7.05 of this Code.
2. A minimum building separation of fifteen (15) feet is required between all
primary buildings on the site.
3. A Type A Bufferyard is required for the MF District adjacent to the AG, RE,
RL and RS Districts. See Section 8.08 for Bufferyard requirements.
4. Common Recreation Areas are required for development in the MF District in
accordance with Section 6.06.050.
Attachment number 5
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6-15
D. Non-Residential and Accessory Design Standards
1. Non-Residential and accessory uses shall meet all of the lot and dimensional
standards of the MF District, in addition to the provisions in Sections 6.05
and 6.06.
2. Non-Residential uses shall meet all requirements of Section 7.04 and 7.05.
3. Accessory uses shall also meet all the specific requirements of 6.06.010.
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.05.
2. Residential Site Design Standards, Section 6.06.
3. Common Recreation Area, Section 6.06.050.
6.03.090 MH - Manufactured Housing District
The Manufactured Housing District (MH) is intended for the development of
manufactured, HUD-Code mobile home parks and subdivisions. Manufactured /
mobile home subdivisions include individually platted lots for the placement of
manufactured / mobile homes and also includes manufactured housing parks, as that
term is defined in this Code. The Manufactured Housing District establishes special
area and design requirements for both parks and subdivisions, as well as setback
requirements for individual lots. Both parks and subdivisions provide open space and
recreational areas appropriate for the acreages and number of units contained.
More than one structure housing a permitted principal use may be erected on a single lot
or building plot, but setback and other requirements of this Code must be met for each
structure as though each were on an individual lot.
The Manufactured Housing District includes mobile-home parks and manufactured
housing on individual lots. Specific site design and development standards for MH are
described in this Section.
A. Allowed Uses
1. Manufactured Housing, individual lots
2. Manufactured Housing Park
3. Those residential or non-residential uses identified in the Use Tables in
Chapter 5 of this Code as allowed in the MH District.
4. Those Accessory Uses identified in the Use Tables in Chapter 5 of this Code
that may be compatible with the primary uses allowed in the MH District.
B. Design Standards for Housing Manufactured Off-Site
All single-family or two family housing manufactured off-site, including
manufactured and modular housing, are subject to the following standards and
requirements.
1. The unit shall be the only habitable structure upon the lot on which it is
placed.
2. The unit shall have a label or documents certifying that it is constructed in
compliance with the National Manufactured Housing Construction and Safety
Standards Act of 1974.
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3. The wheels, axles, tongue, towing apparatus, and transporting lights shall be
removed prior to final installation of the unit.
4. The unit shall be placed on a permanent foundation consisting of masonry or
concrete and constructed to the standards of the applicable building code
adopted by the City of Georgetown.
5. Crawl space shall be provided under each unit with access and ventilation as
required by the Building Code adopted by the City of Georgetown.
6. The unit shall be located so that its longer dimension is parallel to the street
on which the lot fronts.
7. Steps to the ground level with handrails and a permanent landing shall be
provided at each outside doorway in compliance with the requirements of the
applicable Building Code adopted by the City of Georgetown.
8. All electrical service equipment shall be mounted on the structure in
compliance with the conditions imposed by Exceptions No. 1 and No. 2 under
Section 550-23(a) of the National Electric Code (NEC), latest edition, as
adopted by the City of Georgetown.
9. The exterior finish cannot have a high-gloss finish. The exterior walls shall
look like wood or masonry, regardless of the actual composition.
10. Maximum Height – Two (2) stories
a. All accessory buildings shall be limited to one (1) story in height.
b. The roof shall be pitched with a minimum vertical rise of 2½ feet for
every 12 feet of horizontal run.
c. The roof shall have eaves that project a minimum of 12 inches from the
exterior wall.
11. Size of Setback:
a. Minimum Front Setback – Twenty feet (20’) from a dedicated street;
fifteen feet (15’) from any private street or drive;
b. Minimum Interior Side Setback – Five and a half feet (5.5’); twenty feet
(20’) between units; twenty feet (20’) from Zoning District line;
c. Minimum Exterior Side Setback – Twenty five feet (25’) from a dedicated
street; fifteen feet (15’) from any private street or drive;
d. Minimum Rear Setback – Seven feet (7’); twenty feet (20’) from any
Zoning District line;
e. If a garage is provided, the garage shall have a twenty-five foot (25’) front
setback.
12. Size of Lot:
a. Minimum Lot Size – Three thousand five hundred (3,500) square feet per
unit;
b. Minimum Lot Width - Thirty five feet (35’);
c. Minimum Lot Depth – One hundred ten feet (110’).
13. Minimum Dwelling Size – Nine hundred (900’) square feet.
14. Maximum Impervious Coverage – See Section 11.02 for Impervious Cover
limitations.
15. Minimum Parking Requirement – Two (2) spaces per unit.
Attachment number 5
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16. Minimum Area for Manufactured Housing Subdivision (one unit on one
platted lot) – Five thousand five hundred (5,500) square feet.
17. Minimum Area for Manufactured Housing Park – Two (2) acres.
C. Design Standards for Manufactured Housing Park
1. Tenant Parking: Each parking space shall be concrete in accordance with City
standards and located to eliminate interference with access to parking areas
provided for other manufactured / mobile homes and for public parking in
the park.
2. Visitor and Supplemental Parking: In addition to parking spaces required for
each manufactured / mobile home unit, there shall be parking provided for
the manufactured / mobile home community in general:
a. One (1) visitor parking for every three (3) manufactured home spaces;
b. One (1) supplemental parking or vehicle storage space for the parking or
storage of boats, campers and similar vehicles or equipment for every
six (6) manufactured / mobile home spaces;
c. Supplemental spaces may be located anywhere within the manufactured
/ mobile home community provided that no manufactured / mobile
home space shall be situated further than one hundred fifty feet (150’)
from a visitor space;
d. No parking space shall be less than nine feet by eighteen feet (9’ X 18’),
which is not to be included in the lot size.
3. Access: Each manufactured / mobile home community shall have direct
access from a public street or an internal street. Where an internal private
street provides access, the same shall be concrete in accordance with City
standards dedicated to the public as an emergency access or fire lane
easement to allow for the rapid and safe movement of vehicles used for the
purpose of providing emergency health or public safety services. Each
emergency access easement shall have a clear unobstructed width of twenty-
four feet (24’), shall connect to a dedicated public street, and shall have a
turning area and radii a minimum of fifty feet (50’) to permit free movement
of emergency vehicles. Dead end streets are not allowed. Cul-de-sac streets
shall not exceed five hundred feet (500’) in length. Fire lane easements shall
be maintained by the manufactured / mobile home park.
4. Walkways: Designated concrete walkways a minimum of five feet (5’) in width
shall be provided on both sides of roadways or streets.
5. Street Names and Signs: Within each manufactured / mobile home park, all
streets shall be named, and manufactured / mobile homes numbered in a
logical and orderly fashion. Street signs shall be of a color and size
contrasting with those on public streets and roadways so that there is no
confusion regarding which are private and which are public streets. These
signs and numbers shall be of standard size and placement to facilitate
location by emergency vehicles.
6. Other Signs: Along all Sections of emergency access easements, the owner or
agent shall erect metal signs prohibiting parking.
Attachment number 5
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7. Intersections: Internal streets shall intersect adjoining public street at
approximately ninety degrees (90°) and at locations which will eliminate or
minimize interference with traffic on those public streets.
8. Street Lighting: Street lighting within the manufactured / mobile home park
shall be provided and maintained by the owners of the manufactured / mobile
home park.
9. Drainage and Soil Protection: The ground surface in all parts of the park shall
be graded and equipped to drain all surface water in a safe, efficient manner.
Each manufactured / mobile home space shall provide adequate drainage for
the placement of a manufactured / mobile home. Exposed ground surfaces in
all parts of every manufactured / mobile home park shall be paved and / or
covered with stone, brick paving, or other similar solid material, or protected
with a vegetative growth (such as grass) capable of preventing soil erosion
and eliminating dust.
10. Anchorage: To insure against natural hazards such as tornadoes, high winds,
and electrical storms, anchorage at each manufactured / mobile home shall
be provided at the time of installation, according to the Building Code.
11. Skirting: Skirting or a curtain wall, unpierced except for required ventilation
and access door, shall be installed and maintained so that it encloses the area
under the structure. The skirting or foundation must be a continuous,
complete, opaque, and rigid surface that lends permanency to the appearance
of the unit and totally screens the crawl space under the unit. The foundation
skirting or curtain wall shall be of brick or stucco only. Material used for the
skirting shall be erected so as not to create a fire hazard and maintained in a
good state of repair.
12. Usable Open Space Requirements: Each parcel of land, developed under the
MH standards, shall provide two hundred eighty (280) square feet of usable
open space per unit.
13. Single-family dwellings constructed in this District shall conform to the
standards as set forth in the RS District.
14. Open storage is prohibited.
Section 6.04 Mixed Use
The Mixed Use District (MU), established in Section 4.11, is intended for residential and
non-residential development to promote a dense and active mixed use urban
environment. As established in the MU guidelines, a project zoned or proposed to be
zoned MU, may be completely residential and contain varying housing types and
densities in a well-planned setting. Incentives available for developments in this district,
along with guidelines, development standards and process for using the MU District can
be found in Section 4.11 of this Code, attached as a separate document found at the City
of Georgetown Planning and Development Department office or at
http://georgetown.org/departments/ds/
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Section 6.05 Dimensional Interpretations and Exceptions
6.05.010 Minimum Lot Exceptions
A. Minimum Lot Size
No Building Permit or development approval may be issued for a lot that does not
meet the minimum lot size requirements of this Chapter except as specified in the
following cases:
1. Nonconforming lots may be used in accordance with the provisions set forth
in Chapter 14.
2. Utilities using land or an unmanned building less than 1,000 square feet of
site area shall be exempt from the minimum lot size requirements.
3. The following types of lots, as defined in Section 16.04, are exempt from the
minimum lot size requirements in all Residential Zoning Districts:
a. Open Space Lots;
b. Landscape Lots;
c. Drainage Lots;
d. Median Lots; and,
e. Access Lots.
B. Minimum Lot Width
1. The minimum lot width on a cul-de-sac lot may be reduced to a minimum of
thirty (30) feet at the front property line provided that the minimum required
lot width is provided at the front setback line.
2. The minimum lot width may be reduced to forty (40) feet with approved rear
access for any district.
6.05.020 Setbacks
The setback provisions in this Section apply to lots in the Agriculture District and all
Residential Districts, unless otherwise specified in this Chapter.
A. General
1. No structure that is taller than eight (8) feet in height and/or has a roof
structure that completely or partially blocks
the view to the sky shall be located within
the required setback unless specifically
allowed elsewhere in this Code.
2. No part of a setback or other open space
required in connection with any building,
lot, or use for the purpose of complying with
this Code shall be included for any other
building, lot or use as part of a setback or
open space.
B. Setback Reductions and Exceptions
1. Owners of lots that have platted setbacks
that are in conflict with this Code may
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request a waiver from the Planning and Zoning Commission to allow the less
restrictive setback, following the procedures in Section 1.03.
2. On lots with approved rear access, the minimum front setback may be
reduced to fifteen (15) feet.
3. On lots with an approved private rear access easement, rear setbacks shall be
measured from the nearest boundary of the easement. For all other lots, rear
setbacks shall be measured from the rear property line.
4. A ten (10) foot side setback must be provided along all side lot lines that
parallel a public street, except as follows:
a. The side setback shall be twenty-five (25) feet when adjacent to a roadway
classified in this Code as a freeway or the frontage road of a freeway.
b. The side setback shall be twenty (20) feet for a garage or carport taking
access from a side street. (see Section 6.06.010)
5. Where the front, side and rear setbacks reduce the buildable width of an
existing corner lot to less than forty (40) feet, the Director is authorized to
reduce the required front setback on the longer street side as much as
necessary to increase the buildable width to forty (40) feet. In the event that
the street sides of the lot are of equal length, the reduction shall be made on
the side which lies on the shorter side of the block.
6. When an existing setback is reduced because of a conveyance to a federal,
state or local government for a public purpose and the remaining setback is at
least fifty percent (50%) of the required minimum setback for the District in
which it is located, then that remaining setback will be deemed to satisfy the
minimum setback requirements of this Code.
7. Where an existing block was acknowledged by the City or created by a plat
recorded prior to May 10, 1977, an applicant may request a setback
modification pursuant to Section 4.09.040.
C. Features Allowed Within Required Setbacks
The following features are allowed to be located within a required setback:
1. Landscape features (as defined in Chapter 16).
2. Driveways located:
a. in a front setback;
b. in a side setback, if serving a side-loaded or detached rear garage; or
c. in a rear setback, if accessed by a rear alley or public street.
3. Sidewalks, fences, and walls, meeting the requirements of Section 6.06.030
and Section 6.06.040.
4. Uncovered patios, but only if located in the side or rear setbacks at least three
(3) feet from the property line.
5. Minor utilities.
6. Mechanical equipment such as air conditioning units, pool pumps, and
similar equipment, but such equipment is not allowed in the front setback
and is allowed in the side and rear setbacks only if such equipment cannot be
reasonably located behind the structure.
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7. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and other
architectural features provided that such features do not extend further than
eighteen (18) inches into any required setback.
8. Parking areas that cover up to fifty percent (50%) of the required front
setback, provided that:
a. Landscape buffers eight (8) feet wide are provided between the property
line and the nearest side of the parking pad, and also between the
structure and the nearest side of the parking pad. These buffers must be
landscaped and each shall contain a three (3) foot high screen consisting
of a continuous berm, hedge, or wall;
b. The parking is on a paved surface, as that term is defined in this Code;
and
c. The impervious coverage requirements in Section 11.02 are met.
9. None of the features above (except plant material and public sidewalks) shall
extend into a public easement without approval of a License to Encroach.
6.05.030 Building Height
A. Measurement
Building height refers to the vertical distance between
lowest finished grade at the edge of the building, or the
base flood elevation where applicable, and:
1. The average height level between the eaves and
ridge line of a gable, shed, hip or gambrel roof;
2. The highest point of a mansard roof; or
3. The highest point of the coping of a flat roof.
B. Exceptions to Height Limits
Unless otherwise expressly stated, the height limitations
of this Code shall not apply to any of the following:
1. Electrical power transmission and distribution
lines;
2. Belfries, cupolas, spires, domes, monuments, chimneys, radio/television
receiving antennas or chimney flues; or
3. Bulkhead, elevator, water tank, or any other similar structure or necessary
mechanical appurtenance extending above the roof of any building where
such structure does not occupy more than 33% of the area of the roof.
Section 6.06 Site Design Standards
6.06.010 Accessory Structures, Garages and Carports
The requirements of this Section apply to the Agriculture District and all Residential
Districts.
A. Accessory structures and buildings shall meet the dimensional standards of the
base zoning district, except as specified in this Section.
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B. Garages and carports, whether attached or detached from the principal structure,
shall be set back a minimum of twenty (20) feet from the public street from which
the associated driveway takes access or a minimum of ten (10) feet when taking
access from a public alley.
C. No more than 30% of the rear setback may be covered with accessory buildings or
structures. All impervious cover requirements in Section 11.02 shall be met.
6.06.020 Accessory Dwelling Units
The requirements of this Section apply only to the AG, RE, RL and RS Districts, as
permitted in Table 5.03.020 and subject to all provisions of Section 5.03.030. Accessory
dwelling units shall meet the requirements of Section 6.06.010 in addition to the
following:
A. Accessory dwelling units are allowed only with the limitations in Section
5.03.030.B or within a Housing Diversity Development without limitations (as
detailed in Section 6.08.020).
B. The square footage of the accessory dwelling unit, whether attached or detached
from the principal structure, shall not exceed 25% of the square footage of the
principal structure. For the purposes of this calculation, the square footage of a
garage shall not be considered part of the principal structure.
6.06.030 Residential Fences
Residential fences are allowed using the following criteria. Fence height shall be
measured from ground level on the higher side of the fence.
A. Fences located in any setback adjacent to a public street shall be limited to four
(4) feet in height or six (6) feet in height if using wrought iron open design.
B. Fences not located in a setback adjacent to a public street shall be limited to eight
(8) feet in height, except for fences abutting public alleys, which shall be limited
to five (5) feet in height.
C. No fence or other structure more than 30% solid or more than four (4) feet high
shall be located within twenty five (25) feet of the intersection of any rights-of-
way.
6.06.040 Residential Boundary Walls
Any residential development that is bounded on any side by a major collector, major or
minor arterial, or a freeway as classified in Section 12.03, shall provide a wall along said
boundary using the following criteria.
A. A six-foot (6’) opaque masonry wall shall be constructed along the property line,
measured from ground level on the higher side of the wall.
B. No wall or other structure more than thirty percent (30%) solid or more than four
(4) feet high shall be located within twenty-five (25) feet of the intersection of any
rights-of-way.
C. Development located in a Gateway Overlay Districts, established in Section 4.13,
shall meet all requirements of the Overlay District. In such instances, the
boundary wall shall be located along the innermost boundary of the required
Gateway landscape easement. The Gateway landscape buffer shall be situated on
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a platted lot that is owned and maintained by the owner, developer, homeowner
or neighborhood association, or other entity acceptable to the Director.
D. A combination of open space, berms, landscape features, plant material, and/or
alternative screening wall material may be proposed to the Director as an
Administrative Exception in lieu of a boundary wall, using the procedures
described in Section 3.16.
E. If the land adjacent to the applicable roadway is occupied by a park or open
space, local street, residential front setback, etc. the Director may consider a
request for another boundary wall location that meets the intent of this Section.
6.06.050 Common Recreation Area
A. Applicability
The provisions of this Section apply to:
1. Townhouses;
2. Multifamily structures; or
3. Developments with one or more lots on which are placed more than ten (10)
dwelling units.
B. Common Recreation Area Requirements
1. A minimum of 280 square feet per dwelling unit of an improved common
recreation area shall be provided and/or improved by the developer. This
recreation area is an addition to any required parkland dedication.
2. The recreation area shall be privately constructed, maintained and operated
by the developer, residents of the subdivision through an incorporated
homeowners association or property owners association, or the owner of the
manufactured home lease community, and the person or entity responsible
for ownership, maintenance, and operational responsibilities shall be noted
on the plat and/or on a separate instrument recorded in the Official Records
of Williamson County.
3. The required recreation area shall meet the basic needs of a local park, be
approved by the Director and shall include either subsection (a) or (b), below.
When two areas are required, they shall differ from one another.
a. At least two (2) of the following:
i. Children’s play areas;
ii. Picnic areas;
iii. Trails (walkways or bike trails);
iv. Landscaped sitting areas; or
b. At least one (1) of the following:
i. Game court areas;
ii. Turf playing fields;
iii. Swimming pools;
iv. Recreational buildings;
4. The common recreation area shall be designed to adequately serve the
number of dwellings within the development, according to accepted City
standards, as set by the Parks and Recreation Department. All equipment
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and other improvements must be of commercial quality and approved by the
Director of Parks and Recreation.
5. At least 50% of the common recreation area must be located outside of the
100-year floodplain.
Section 6.07 Special Development Types
6.07.010 Conservation Subdivision Development
To encourage Conservation Subdivision development, this Code allows flexibility to
development standards in all Zoning Districts for residential developments that use
conservation development practices in order to: protect natural resources, conserve
valuable open space, reduce erosion and sedimentation, preserve riparian corridors,
provide for walking trails, protect the community water supplies, reduce infrastructure,
preserve prime agricultural land, provide smaller streets with less environmental
disturbance and plan for overall watershed protection. Attempting to achieve these
objectives using the process established in Section 11.06 of this Code qualifies a
development as a conservation subdivision eligible for the incentives and alternative
development standards.
Conservation Subdivision lot and dimensional standards can be found in Section 11.06.
6.07.020 Housing Diversity Development
A. Purpose and Applicability
To encourage housing diversity, this Code allows flexibility to the development
standards and allowable housing types for projects that foster housing diversity. The
standards of this section are available only to those projects that meet the foregoing
definition of Housing Diversity Development.
B. Housing Types
The following Table shows the types of housing permitted in a Housing Diversity
Development. At least three (3) of the following housing types in any of the following
Districts shall be included to qualify for the alternative dimensional standards in
Table 6.07.021.
Table 6.07.020: Permitted Housing Types by Residential District
Housing Type Minimum Lot Size RL RS TF TH
Single Family, Detached 7,500 SF lot X X X X
Single Family, Detached 4,500 SF lot X X X X
Single Family, Attached 3,500 SF lot X X X X
Two-Family 6,000 SF lot X X X X
Townhouse 7,000 SF lot X X X X
C. Dimensional Standards
The following Table provides the dimensional standards for each residential
building type, that can be used in lieu of the dimensional standards otherwise
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applicable. For any explanation of any reference in this Table to “Attainable
Housing,” see subsection (F).
Table 6.07.021: Housing Type Dimensional Standards (1)
Standard Single Family,
Detached
Single
Family,
Attached
Two-
Family Townhouse
Lot Size, min. 7,500 4,500 7,000 6,000 7000
Dwelling Size, min. - - 3,500 3,000 1,750
Dwellings per Structure, max. - - 3 2 7
Lot Width, minimum feet 60 35 (2) 35 (2) 60 20
Front Setback, min. feet 15 15 15 15 5 (3)
Front Setback, min. feet
(Attainable Housing) - 10 10 10 5
Side Setback, min. feet 10 6 6 6 10
Side Setback, min. feet
(Attainable Housing) 6 4.5 (4) - 4.5 (4) 7.5
Rear Setback, min. feet 10 10 10 10 15
Rear Setback, min. feet
(Attainable Housing) 7.5 7.5 7.5 7.5 -
Building Height, max. feet 35 40 40 40 45
Acc. Building Height, max. feet 20 20 20 20 20
Impervious Coverage, max. % See Section 11.02 “Impervious Cover”
Perimeter Buffer, min. feet See Chapter 8 “Landscaping and Buffering”
1 All Standards in Table 6.07.021 shall meet any specific requirements of the allowed housing
type, as detailed elsewhere in this Chapter. When a conflict occurs between such requirements
and the standards of this Table, the Table shall apply.
2 Lots less than forty (40) feet in width must be alley loaded lots.
3 See Section 6.03.070.C.2.a. for clarification.
4 All applicable requirements of the Fire Code must be met.
D. Interpretations and Exceptions
All dimensional standards in Paragraph (C), above, are subject to the interpretations
and exceptions in Section 6.05.
E. Perimeter Buffer
The perimeter buffer applies to the subdivision edge or contiguous area of a Housing
Diversity Development, and not to specific Zoning Districts within the Development.
The perimeter buffer may be counted towards required landscaping if it is within the
lot.
F. Housing Diversity Developments that include Attainable Housing
This subsection applies to:
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1. Housing Diversity Developments that include 10% of the housing units
available for those whose incomes are less than or equal to 80% of the area
median income (attainable housing), and for which the deed for each
attainable housing unit lot approved by the City Attorney and including
language that provides that for seven (7) years from the date of the original
home sale to the qualifying buyer any resale shall be to a party whose income
is less than or equal to 80% of the area median income or, absent that, shall
require a payment to the City of their proportionate share of fees that were
waived for their lot.
2. Housing Diversity Developments that meet the eligibility criteria set forth in
subsection (1) may use the setback adjustments as noted in Table 6.07.021.
3. Housing Diversity Developments that meet the eligibility criteria set forth in
subsection (1) are exempt from the requirement to pay parkland dedication
fees, impact fees, and connection fees for those units that meet the definition
of attainable housing (i.e., for up to 10% of the lots.) These waived fees shall
either be used to reduce the price of the home or for buyer incentives, such as
funds to help with closing costs.
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Chapter 7. Non-Residential Zoning Districts:
Lot, Dimensional and Design Standards
Section 7.01 General
7.01.010 Authority
The provisions of this Chapter are adopted pursuant to the Texas Local Government
Code Chapters 211 and 212 and the City Charter.
7.01.020 Purpose and Intent
The Non-Residential Lot, Dimensional and Design Standards establish lot sizes and
development standards within the City of Georgetown and minimum requirements for
development within the City’s Extraterritorial Jurisdiction (ETJ). The provisions of
this Chapter apply, unless otherwise specified, to development in the zoning districts
classified as Non-Residential, Special Purpose (excluding AG, Agriculture), and Mixed-
Use (see Table 4.01.010 for the list of Zoning Districts) and development in any other
zoning districts as required elsewhere in this Code. For the purposes of this Chapter, all
Districts shall be referred to as Non-Residential.
The provisions of this Chapter allow for a variety of development while maintaining the
overall character of neighborhoods and commercial areas of Georgetown. The standards
are established to regulate the manner in which land is developed, minimize adverse
effects on surrounding properties and the general public, and ensure that high quality
development is maintained throughout the community.
The approach to development standards has several public benefits:
1. It allows for development that is more sensitive to the environment.
2. It allows for the preservation of open and natural areas.
3. It promotes better site layout and opportunities for recreational areas.
4. It promotes energy-efficient development.
7.01.030 Applicability
A. Within the Extraterritorial Jurisdiction (ETJ)
All development within the City’s ETJ are subject to the following sections:
1. Section 7.02.010.
2. Section 7.02.020, if fire services are provided by the City of Georgetown.
B. Within the City Limits
All development within the City Limits is subject to all provisions of this Chapter.
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Section 7.02 Uniform Standards
7.02.010 General Lot Requirements
No building permits or other development approvals shall be issued for development
that does not meet the following minimum requirements:
A. All development shall be located on a legal lot.
B. All development shall have direct access and frontage on one of the following:
a. A public street; or
b. A public street via a public alley.
C. All lots created after October 27, 2009, shall meet the provisions of Paragraph
(B), above, at a minimum width of twenty-five (25) feet.
D. All structures must be situated on a lot so as to provide safe and convenient
access for servicing, fire protection, on-site parking, landscaping, utility
easements, and right-of-way.
E. Intersection visibility shall comply with the provisions set forth in Section
12.03.050.
F. Side lot lines shall intersect rights-of-way at an angle between 60 and 90 degrees
on a straight street or from the tangent of a curved street.
G. All lots must be numbered consecutively within each block, phase or plat.
7.02.020 Fire Code Compliance
All development within the city limits and areas of the ETJ where the City provides fire
protection services shall comply with the applicable standards contained in the
International Fire Code, as adopted in the City of Georgetown Code of Ordinances,
Chapter 8.04. When such standards conflict with any lot, dimensional and design
standards of this Code, the International Fire Code standards shall apply.
7.02.030 Lot Standards
A. Principle Structures Per Lot
More than one (1) principal structure may be erected on a single lot or parcel,
provided each structure and its development site meet all building and site
requirements of this Code.
B. Existing Structures on a Lot
The subdivision or re-subdivision of a tract or lot shall not cause an existing
permanent structure to violate the standards of this Code.
C. Structures Crossing Lot Lines
Lots with an existing building or other permanent structure built across a shared lot
line shall be treated as a single lot, with the shared lot line not considered for
measurement of all dimensional standards. All required dimensional standards,
including required setbacks and lot coverage standards shall be applied as if the two
individual lots were a single lot. No portion of the two lots may be replatted if such
replatting would cause the combined lots to become incompliant with any provisions
of this Code or the City Code of Ordinances, or any other City requirement. The
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provisions of this Section apply only to buildings or permanent structures that were
in existence on or before March 11, 2003, and no new building or structure shall be
constructed across lot lines.
7.02.040 Block Width
Blocks shall have sufficient width to provide for two tiers of lots except where a single
lot may:
1. Separate lots from an incompatible use;
2. Accommodate a requirement for single loaded streets;
3. Allow for unusual topographical conditions; or
4. When located adjacent to the outer perimeter of a subdivision.
Section 7.03 Development Standards
7.03.010 General
A. In addition to the lot, dimensional, and design standards in this Chapter, all Non-
Residential development in a Non-Residential, Special Purpose (excluding AG,
Agriculture), and Mixed-Use Zoning District shall comply with the applicable lot,
dimensional, and design standards contained in other Chapters of this Code.
B. In addition to the provisions of this Code identified in Section 7.03.010.A, all
residential development in a Non-Residential Zoning District shall comply with
the lot, dimensional, and design standards of this Chapter.
C. In the case of any conflict between the lot, dimensional, or design standards in
this Chapter and in any other provision of this Code, the City Code of Ordinances,
or any national or international code as adopted by the City of Georgetown (e.g.,
Fire Code, Building Code), the more restrictive or stringent provision shall apply.
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7.03.020 Non-Residential Lot and Dimensional Standards
The lot and dimensional standards provided in Table 7.03.020 are in addition to the
interpretations and exceptions in Section 7.03.030. Table 7.03.020 contains cross-
references and notes to specific sections or chapters of this Code when additional
requirements or explanations may apply.
Table 7.03.020: Non-Residential Lot and Dimensional Standards
Non-Residential Zoning Districts
Dimension CN C-1 C-3 OF BP IN PF MU-DT MU
District Size, min. acreage -- -- 5 -- 20 5 -- -- 5
Lot Width, minimum feet 50 50 50 50 50 50 50 25
Front Setback, min. feet 20 25 25 25 25 35 25 0
0 0 -- 0 -- -- 0 -- Front Setback,
Build-to Option, Refer to Section 7.03.030.B for the Build-to Option
0 0 0 0 0 0 0 -- Front Setback,
Downtown Gateway Overlay Refer to Section 4.13.040 for Downtown Gateway Setbacks
Side Setback, min. feet 5 10 10 10 10 20 5 0
Side Setback to Residential,
min. feet 10 15 15 15 20 25 15 0
Rear Setback, min. feet 0 0 10 10 10 20 0 0
Rear Setback to Residential,
min. feet 20 25 25 25 25 35 25 0
Building Height, max. feet 30 35 45 45 60 60 45 40
Bufferyards Refer to Section 8.08 for Bufferyard Requirements
Landscaping Refer to Section 8.03 for Minimum Landscape Requirements
Impervious Coverage Refer to Section 11.02 for Impervious Coverage Requirements
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A. For properties located in an Overlay Zoning District, additional or alternative
provisions may apply. See Chapter 4 for all applicable Overlay Districts.
B. For Non-Residential development in a Conservation Subdivision, see Section
11.06 for alternative development standards.
C. Additional design limitations may be required for specific uses in Chapter 5 of
this Code. When in conflict, the stricter provision shall apply.
7.03.030 Dimensional Interpretations and Exceptions
A. Minimum Lot Size Exceptions
No building permit or development approval shall be issued for a lot that does not
meet the minimum lot size requirements of this Code except in the following cases:
a. Nonconforming lots shall be used in accordance with the provisions set forth
in Chapter 14.
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7-5
b. Utilities using land or an unmanned building covering less than 1,000 square
feet of site area shall be exempt from minimum lot size standards.
c. The following types of lots, as defined in Section 16.04, are exempt from the
minimum lot size standards of this Chapter:
a. Open Space Lots;
b. Landscape Lots;
c. Drainage Lots;
d. Median Lots; and
e. Access Lots.
B. Setback Exceptions
1. Front Setback, Build-to Option
a. For properties in the CN, C-1, OF and PF Districts, the front setback may
be reduced to zero (0) feet from the right-of-way line or any applicable
public easement, if at least twenty-five percent (25%) of the street-facing
building wall of the principal structure is built within five (5) feet of the
right-of-way line or applicable public or landscape easement on the
primary street.
b. Notwithstanding the foregoing provision in subsection (a), parking shall
be set back ten (10) feet from the right-of-way line and shall not be
located in a public or landscape easement.
2. Front Setback, Downtown Gateway Overlay District
All non-residential uses located in the Downtown Gateway Overlay District,
regardless of the underlying Zoning District, have special setback
requirements. For these properties, the front setback of the underlying
Zoning District is reduced to zero (0) feet from the right-of-way line or any
applicable public easement. Additional requirements for properties in the
Downtown Gateway Overlay District can be found in Section 4.13.040.
3. Side Setback, MU-DT District
Development in the MU-DT District may have no side setback if access to the
rear of the building is provided on the site or by a dedicated public alley.
4. Side Setback to Public Streets
A ten (10) foot side setback is required along all side lot lines that parallel a
public street, except when the side lot line abuts a highway frontage road, in
which case a twenty-five (25) foot setback is required.
5. Features Allowed Within Required Setbacks
a. The following features may be located within a required setback:
i. Landscape features (as defined in Chapter 16).
ii. Fences and walls.
iii. Driveways.
iv. Sidewalks.
v. Minor utilities.
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7-6
vi. Mechanical equipment such as air conditioning units, pool pumps and
similar equipment, but such equipment is not allowed in the front
setback and is allowed in the side and rear setbacks only if such
equipment cannot be reasonably located behind the structure.
vii. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and
other architectural features that extend less than eighteen (18) inches
into the setback.
viii. On-site parking, in Districts other than Industrial, may be located
within a side or rear setback if:
a. Such parking is directly adjacent to parking on a neighboring
property in a Non-Residential District;
b. Such parking is located no closer than five (5) feet from the lot
line; and
c. The lot complies with the applicable bufferyard requirements in
Section 8.08 of this Code.
b. None of the features above (except plant materials and public sidewalks)
shall extend into a Public Utility Easement without approval of a License
to Encroach.
C. Building Height
1. Measurement
Building height refers to the vertical distance between the lowest finished
grade at the edge of the building or the base flood elevation, where applicable,
and:
a. The average height level between the eaves and ridge line of a gable, shed,
hip or gambrel roof;
b. The highest point of a mansard roof; or
c. The highest point of the coping of a flat roof.
2. Exceptions to Height Limits
Except within the Courthouse View Protection Overlay District or as
otherwise expressly stated in this Code, building height limitations shall not
apply to any of the following:
a. Electrical power transmission and distribution lines;
b. Belfries, cupolas, spires, domes, monuments, chimneys, radio/television
receiving antennas or chimney flues;
c. Bulkhead, elevator, water tank, or any other similar structure extending
above the roof of any building where such structure does not occupy more
than 33% of the area of the roof; and
d. Roof parapets, as described in Section 7.04.050.D, may exceed the height
limitations of this Code by no more than ten (10) feet.
Attachment number 6
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7-7
Section 7.04 Building Design Standards
7.04.010 Applicability
New buildings and expansions to existing buildings that are adjacent to or front a public
street, public park or Residential District shall comply with the standards of Section
7.04, with the exception of those described in Section 7.04.020 below.
7.04.020 Structures Exempt from Building Design Standards
A. New buildings of less than 250 square feet and fifteen (15) feet in height are
exempt from all requirements of Section 7.04.
B. The following are exempt from all requirements of Section 7.04, with the
exception of Section 7.04.030:
1. Industrial uses that are located in, and only allowed in, the Industrial District.
However, all building walls facing a Gateway roadway, established in Section
4.13, shall meet the standards of Section 7.04.
2. Where building expansions, are less than 20% of the existing building’ square
footage, an applicant may request an Administrative Exception to the
requirements of Section 7.04, using the process established in Sections
7.04.070 and 3.16.
7.04.030 Foundation Requirements
All Non-Residential buildings shall be placed on a poured-in-place permanent slab
foundation, an approved engineered pier and beam foundation or other type of approved
engineered foundation. Foundation requirements apply only to enclosed covered
buildings and do not apply to outdoor structures, open porches, or buildings less than
250 square feet and fifteen (15) feet in height.
7.04.040 Building Elements
A. Building Materials
At least eighty percent (80%) of the collective walls of a building shall be finished in
one or more of the following building materials:
1. Brick, stone, cast stone, rock, marble, granite, glass block, or tile;
2. Stucco or plaster;
3. Split-face concrete block, poured-in-place concrete, and tilt-wall concrete.
Any use of concrete products shall have an integrated color and be textured or
patterned. Tilt-wall concrete structures shall include reveals, punch-outs, or
other similar surface characteristics to enhance the wall on at least ten
percent (10%) of each wall;
4. Glass with less than twenty percent (20%) reflectance. However, a maximum
of fifty percent (50%) of the first two (2) stories or floors of a building may be
constructed in glass. Above the first two (2) stories or floors, there are no
restrictions on the amount of glass;
5. The following materials may be counted towards the minimum building
material requirement, but shall not comprise more than forty percent (40%)
of the collective walls of the building.
a. Exterior Insulation and Finish System (EIFS) or equivalent product; or
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b. Cellulose fiber-reinforced cement building siding that is horizontally-
installed, such as Hardi-plank or similar product approved by a
nationally-recognized building products evaluation service.
B. Color
1. Side and rear façades shall be finished in a similar color as the front of the
building. For sites with multiple buildings, outparcels/pad sites, secondary or
accessory buildings, see Section 7.04.060.
2. Any use of color such as bands, stripes, patterns, outlines, or delineations
displayed for the purpose of commercial identification (corporate colors) shall
not comprise more than twenty percent (20%) of any facade or visible roof
face, per the Code definition of “sign” in Chapter 16.
C. Roof Styles
The following types of roof styles are prohibited:
1. Mansard roofs and canopies without a minimum
vertical distance of eight (8) feet and at an angle
not less than 25 degrees and not greater than 70
degrees;
2. Roofs less than or equal to a 2-to-12 pitch unless
full parapet coverage is utilized; and
3. Back-lit awnings used as a mansard or canopy
roof.
D. Roof Treatments
1. Parapets shall be used on all flat roofs and meet
the following minimum requirements:
a. Parapets shall extend a minimum of two (2)
feet above the roof line;
b. Parapets shall conceal all roof top equipment
located on a flat roof from the view of adjacent
properties and rights-of-way;
c. Parapets shall adhere to the vertical and horizontal requirements for the
relevant building wall as described in Section 7.04.040.C above;
d. Parapets shall require cornice detailing;
e. Parapets shall consist of similar materials and colors as the building walls;
f. Parapets shall not be considered during calculations for building height to
determine articulation requirements.
2. Where overhanging eaves are used, overhangs shall be no less than two (2)
feet beyond the supporting walls.
3. All roof-mounted mechanical equipment shall be screened from view on four
sides in accordance with Section 8.09.020.
4. Roof-mounted photovoltaic solar panels are not considered roof-mounted
mechanical equipment for the purposes of this Section, but any form of
electrical conveyance equipment shall be screened.
5. Roof lighting shall comply with Section 7.05.030.C.
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7-9
E. Entryways and Entrance Treatments
1. Any front entry to a building shall be set back from the drive aisle a minimum
distance of fifteen (15) feet.
2. Single-use or multi-tenant buildings over 60,000 square feet in size shall
provide clearly defined, highly visible customer entrances that include an
outdoor patio area that is a minimum of 200 square feet in area and
incorporates the following:
a. Benches or other seating components;
b. Decorative landscape planters or wing walls that incorporate landscaped
areas; and
c. Structural or vegetative shading.
3. Pedestrian routes shall be provided between the parking and building(s).
7.04.050 Building Articulation and Architectural Features
A. Purpose
In order to provide attention in design and human scale and to avoid the massive
appearance of large walls and structures, articulation techniques and architectural
features shall be incorporated into the building design.
B. Applicability
Articulation shall apply to all building walls facing a public street, public park, or
adjacent Residential Zoning District.
However, a wall facing an adjacent Residential District or public park is not required
to meet the articulation provisions for such a wall meeting the following criteria:
1. The wall is on a building that is less than twenty (20) feet in height;
2. The wall is set back at least thirty (30) feet from the lot line; and
3. The wall is screened by a Type C Bufferyard that includes a solid screening
wall.
C. Building Articulation
1. Horizontal Articulation
a. No building wall shall extend laterally for a distance greater than three (3)
times the building’s average height without a perpendicular offset of at
least 25% of such height.
b. Where the length of the wall is less than sixty (60) feet, articulation is not
required.
c. The perpendicular offset shall extend laterally for a distance equal to at
least 75% of the building’s average height.
d. The perpendicular and lateral offset(s) may be divided and distributed
throughout the length of the wall if the applicant demonstrates, to the
satisfaction of the Director, that the intent of this Section has been met.
2. Vertical Articulation
a. No building wall shall extend laterally for a distance greater than three (3)
times the building’s average height without a change in vertical elevation
of at least 25% of such height.
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7-10
b. The change in elevation shall extend laterally for a distance equal to at
least 75% of the building’s average height.
c. The vertical change(s) in elevation may be divided and distributed
throughout the length of the wall if the applicant demonstrates, to the
satisfaction of the Director, that the intent of this Section has been met.
D. Architectural Features
In addition to the horizontal and vertical articulation requirements, all building
walls shall incorporate at least three (3) of the architectural features listed in
Paragraphs 1 and 2 below. Building walls greater than 100 feet in length or
buildings greater than thirty (30) feet in height shall incorporate an additional
two (2) items from Paragraph 2 below.
1. Awnings, canopies, arcades, alcoves, windows, projections, recessed entries,
ornamental cornices, pillar posts, decorative light features, variation in
building wall materials, integrated planters or water features, or other similar
building element features as approved by the Director or their designee.
2. Offsets, covered porches, stepped-back heights, porticos, varied wall surfaces
or other similar building elements as approved by the Director or their
designee.
7.04.060 Architectural Compatibility
A. Building Walls
All building walls facing a public street, public park or adjacent Residential District
shall be designed with consistent architectural style, detail and trim features as
required by the provisions of Section 7.04. The building materials, color, window
and entrance door details and other similar architectural elements on these walls
shall continue onto and be compatible with the architectural elements on the
adjoining walls for the length of the adjoining walls.
B. Buildings
Sites with multiple buildings, outparcels/pad sites, secondary and accessory
buildings shall be designed to employ architectural elements that are integrated with
and common to those used on the primary structure of the site. Architectural
elements shall be deemed compatible if consistent in, but not limited to: building
materials, color, roof style and pitch, and architectural design and detail. For
structures on outparcels/pad sites, all exterior walls shall meet the highest level of
treatment outlined in Paragraph (A) above and the preceding Sections.
7.04.070 Alternative Building Design
To provide flexibility in the attainment of harmonious building design, an applicant may
request an Alternative Building Design using the Administrative Exception process
detailed in Section 3.16 of this Code. An Alternative Building Design may be proposed to
the provisions for the Building Articulation and Architectural Features, Building
Elements, and Architectural Compatibility Sections of this Chapter. The Director shall
consider the following criteria and standards in determining whether to grant an
Administrative Exception for an Alternative Building Design:
A. Whether, if the Administrative Exception is granted:
1. The design would meet the intent, if not the letter, of the design standards set
forth in this Chapter;
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7-11
2. The design would produce an aesthetically pleasing building(s) that is
comparable to buildings meeting the minimum design standards of Section
7.04;
B. Alternative materials such as wood, metal, and glass if they are incorporated into
an overall architectural design in an appropriate manner;
C. The locations of building walls in relation to an interior public street or an
exterior public street in regards to a Business Park or Industrial Park;
D. If building walls are significantly screened from view by other buildings on site,
natural features or fencing; and
E. A variety of building elements or design techniques, additional screening or
landscaping, or other site design features are used.
Section 7.05 Site Design Standards
7.05.010 Fences
Fences shall be constructed in accordance with the following provisions:
A. No fence or wall located along a lot line shall be greater than eight (8) feet in
height, except as otherwise provided in this Section and in accordance with
Section 5.05.
B. Fences in the front setback shall be limited to four (4) feet in height.
C. Fences in a required setback adjacent to a public right-of-way shall not be located
in a public utility easement.
D. No fence or other structure more than thirty percent (30%) solid or more than
four (4) feet high shall be located within twenty-five (25) feet of the intersection
of any rights-of-way.
E. The finished side of all fences built to comply with any provision of this Code
shall face outward toward the adjoining property or right-of-way.
F. All fences shall be constructed to perpetually maintain structural integrity against
natural forces such as wind, rain and temperature variations.
7.05.020 Lighting
All lighting fixtures designed or placed so as to illuminate any portion of a site shall be
shown on a detailed lighting plan and meet the following requirements:
A. Outdoor Lighting
1. Fixture (luminaire)
The light source shall be completely concealed, fully shielded within opaque
housing and shall not be visible from any street right-of-way. Non-residential
uses providing residential-style lighting fixtures may use unshielded light sources
provided that a single light source fixture does not exceed 75 watts and a multiple
light source fixture shall not exceed an accumulated total of 125 watts. In no case
shall the illumination level standards exceed those in Subsection D.
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2. Light Source (lamp)
Only incandescent, fluorescent, light-emitting diode (LED), color-corrected high-
pressure sodium, or metal halide may be used. The same type must be used for
the same or similar types of lighting on any one site throughout any master-
planned development.
3. Mounting
Fixtures must be designed and mounted in such a manner that the cone of light
does not cross any adjacent property lines of neighboring sites.
4. Illumination Levels
All site lighting must be designed and installed so that the level of illumination as
measured in foot candles at a height of three (3) feet at the property line does not
exceed two (2) foot candles.
B. Lighting Requirements for Specific Uses
1. Roads, Driveways, Sidewalks and Parking Lots
All roads, driveways, sidewalks and parking lots shall be sufficiently
illuminated to ensure the security of property and safety of persons using
such areas and facilities. Where roads, driveways, sidewalks or parking lots
fall on private property, the responsibility for lighting such areas shall fall
upon the developer.
2. Entrances and Exits in Non-Residential and Multifamily Buildings
Buildings with a Non-Residential or multifamily primary use that are open to
the general public, shall have adequately lighted entrances and exits to ensure
the safety of persons and the security of the building.
3. Commercial Parking Lot Lighting
All commercial parking lots shall be lit during nighttime hours of operation.
Lighting fixtures affixed to poles shall be reduced in height to fifteen (15) feet
if the use adjoins a Residential District.
4. Canopy Lighting
All development that incorporates a canopy
area over fuel sales, automated bank
machines, or similar installations shall be
required to provide lighting for the canopy
area. For the purposes of this Section, the
canopy area shall be defined as that area
immediately below the canopy. Canopy
light fixtures shall be full cut-off/walled
lighting fixtures or recessed into the canopy
so that the bottom of each lighting fixture is
flush with the ceiling of the canopy. See
illustration below.
C. Roof Lighting Standards
1. All bulbs or tubing shall be encased so
that the bulb is not naked and that direct glare is prevented.
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2. Lights shall not run along the highest peak of a roof line, except that
perimeter lighting around the top of a flat roof is allowed.
3. Roof lighting that qualifies as a sign under this Code is prohibited.
D. Excessive Illumination
Lighting within a property that unnecessarily illuminates and substantially interferes
with the use or enjoyment of any other property is prohibited. Lighting
unnecessarily illuminates another property if it clearly exceeds the requirements of
this Section, or if the standard could reasonably be achieved in a manner that would
not substantially interfere with the use or enjoyment of neighboring properties.
Lighting shall not be oriented so as to direct glare or excessive illumination onto
streets in a manner that may distract or interfere with the vision of drivers on such
streets.
Attachment number 6
Page 13 of 13
City of Georgetown, Texas
September 22, 2009
SUBJECT:
Sec.551.071: Consultation with Attorney
1. Advice from attorney about pending or contemplated litigation and other matters on which the attorney has
a duty to advise the City Council, including this week's agenda items
2. Mark Shelton v. City of Georgetown, et al;Cause No. A07CA063; in the United States District Court for
the Western District of Texas, Austin Division
3. First Citizens Bank & Trust Company v. City of Georgetown,Cause No. D-1-GN-08-02325, 53rd Judicial
District, Travis County, Texas
ITEM SUMMARY:
FINANCIAL IMPACT:
SUBMITTED BY:
Jessica Hamilton, City Secretary
Cover Memo
Item # B
City of Georgetown, Texas
September 22, 2009
SUBJECT:
Sec. 551.074 Personnel Matters
- Discussion regarding the goal setting criteria for the City Manager
ITEM SUMMARY:
FINANCIAL IMPACT:
SUBMITTED BY:
Jessica Hamilton, City Secretary
Cover Memo
Item # C
City of Georgetown, Texas
September 22, 2009
SUBJECT:
Sec. 551.087: Deliberation Regarding Economic Development Negotiations
- Discussions or deliberations regarding commercial or financial information that the governmental body has
received from a business prospect that the City Council seeks to have locate, stay or expand in or near the
territory of the City and with which the City Council is conducting economic development negotiations; or to
deliberate the offer of a financial or other incentive to a business prospect that the City Council seeks to have
locate, stay or expand in or near the territory of the City and with which the City Council is conducting
economic development negotiations.
- Project Apple
ITEM SUMMARY:
FINANCIAL IMPACT:
SUBMITTED BY:
Jessica Hamilton, City Secretary
Cover Memo
Item # D