HomeMy WebLinkAboutAgenda CC 01.24.2017 WorkshopNotice of M eeting of the
Governing B ody of the
City of Georgetown, Texas
J anuary 24 , 20 17
The Ge orgetown City Council will meet on January 24, 2017 at 3:00 PM at City Council Chambers,
101 E. 7th St., Georgetown, Texas
The City o f Georgetown is committed to co mpliance with the Americans with Disabilities Act (ADA). If
you re quire assistance in participating at a public meeting due to a disability, as defined under the ADA,
reasonable assistance, adaptations, or ac c ommo datio ns will be provided upo n request. P lease contact
the City Se c retary's Office, at least three (3 ) days prio r to the scheduled meeting date, at (512) 930-
3652 o r City Hall at 113 East 8th Street fo r additional information; TTY use rs ro ute through Relay
Texas at 7 11.
Policy De ve lopme nt/Re vie w Workshop -
A Ove rview presentation and discussion o f the City’s Debt Program -- Le igh Wallace, Finance
Dire c to r
B Prese ntation and discussion of the CAMP O/City of Georgetown Williams Drive Study --
Nathaniel Waggoner, AICP, PMP, Transportatio n Analyst, Jordan Maddox, AICP, Principal Planner,
and Andreina Dávila-Quintero, Pro ject Co ordinator
C Update o n Unified Development Co de amendment process and prese ntation o f recommendations
fro m the Unified Development Co de Adviso ry Committee and Planning and Zo ning Commission
-- Sofia Nelso n, CNU-A, Planning Director
D Prese ntation of the Fiscal Impact Model -- Laurie Brewer, Assistant City Manager and Wayne
Re e d, Assistant City Manager
Exe cutive Se ssion
In compliance with the Open Meetings Ac t, Chapter 551, Government Co de , Verno n's Texas Codes,
Annotate d, the items listed below will be discussed in closed session and are subject to action in the
regular se ssio n.
E Se c . 55 1.0 71 : Consul tati on wi th Atto rney
- Advice from attorney about pending or contemplated litigatio n and other matte rs on which the
attorney has a duty to advise the City Co uncil, including agenda items
Se c . 55 1.0 72 : Del i berati on abo ut Real P roperty
- Rivery Blvd. Extension Project (Parc el 1 4, Northwest Boulevard)
- SW Bypass P roject (Laubach, 42 00 IH 3 5 South)
Se c . 55 1.0 74 : Personnel Matter s
- City Manager, City Attorney, City Secretary and Municipal Judge: Co nsideration of the
appointment, employment, evaluatio n, reassignment, duties, discipline, o r dismissal
Se c . 55 1.0 87 : Del i berati on Regardi ng Eco nomi c Devel opment Ne go ti ati ons
- Pro ject CAT
Adjournme nt
Page 1 of 168
Ce rtificate of Posting
I, Shelley No wling, City S ecretary for the C ity of Geo rgeto wn, Texas , do hereby c ertify that
this Notic e o f Meeting was posted at City Hall, 113 E. 8th Street, a p lac e read ily acc es s ib le to
the general pub lic at all times , o n the _____ day of _________________, 2017, at
__________, and remained so p o s ted for at leas t 72 c o ntinuo us ho urs p receding the
s cheduled time of s aid meeting.
__________________________________
Shelley No wling, City S ecretary
Page 2 of 168
City of Georgetown, Texas
City Council Workshop
January 24, 2017
SUBJECT:
Overview prese ntation and discussion of the City’s Debt P rogram -- Leigh Wallace , Finance Director
ITEM SUMMARY:
This overview o f current and proposed debt o bligations is a requirement of the City’s Fiscal and Budgetary P olicy. The
purpose is to review the debt management program, outstanding debt, and a pre vie w of the 2017 debt sale. The re vie w
includes Revenue bonds, General Obligation bonds, and self-supporting obligations.
FINANCIAL IMPACT:
N/A
SUBMITTED BY:
Leigh Wallace, Finance Director - SP
ATTACHMENT S:
Description
Deb t Overview P res entation
Page 3 of 168
FY2017 Annual Budget
FY 2017 Debt Overview
Page 4 of 168
FY2017 Annual Budget
Debt Policies
•Provide debt update annually
•Balance needs of the City between pay as you
go and debt financing
–Stability of tax rate
•Explore all funding options for a capital item
•Finance a capital item over its useful life
•Method of sale –competitive
Page 5 of 168
FY2017 Annual Budget
Types of Debt
•General Obligation Bonds
–Used for large projects
–Approved by the voters
–Repaid with property taxes over long terms
•Certificates of Obligation
–Used for required or routine items
–Public notice required
–Repaid with property taxes or other revenue
–Term over the life of the asset
Page 6 of 168
FY2017 Annual Budget
Types of Debt
•Revenue Bonds
–Used for large electric and water projects
–Repaid with utility revenue over life of asset
Page 7 of 168
FY2017 Annual Budget
Current Bond Ratings
•Independent review of city’s management and
financial condition to determine
creditworthiness
•Impacts the interest rate
•Standard & Poor’s 2016 Rating
–General obligation AA+
–Revenue bonds AA
Page 8 of 168
FY2017 Annual Budget
Current Tax Rate
•Total 42.4 cents per $100 assessed valuation
–Interest & Sinking 22.7 cents
–Operations & Maintenance 19.7 cents
•Contract with the voters
–2015 Transportation Bond
–No increase more than 10 cents total
–No increase more than 2 cents in one year
Page 9 of 168
FY2017 Annual Budget
Debt Coverage Ratio
•For revenue bonds
•Combined water and electric
•Number of times net operating revenue can
cover debt service
–Bond covenants 1.35x
–Fiscal and Budgetary Policy 1.5x
–2017 coverage is 3.07x
Page 10 of 168
FY2017 Annual Budget
Current Tax Obligations
Streets
16%
Parks & Rec
7%
Public Safety
29%
Other City
Facilities
48%
General Government
Tax Supported Debt $125M
Page 11 of 168
FY2017 Annual Budget
Historical GO/CO Debt Payments
$-
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
$14,000,000
FY
2
0
0
8
FY
2
0
0
9
FY
2
0
1
0
FY
2
0
1
1
FY
2
0
1
2
FY
2
0
1
3
FY
2
0
1
4
FY
2
0
1
5
FY
2
0
1
6
FY
2
0
1
7
Tax Supported General Obligation Debt Payments
City of Georgetown, TX
CO GO
Page 12 of 168
FY2017 Annual Budget
Current Utility Revenue Obligations
Electric
34%
Irrigation
1%
Stormwater Drainage
5%
Water
34%
Airport
1%
Wastewater
25%
Enterprise Debt $87M
Page 13 of 168
FY2017 Annual Budget
Historical Utility Revenue Obligations
Water Services
Electric Services
$0
$10,000,000
$20,000,000
$30,000,000
$40,000,000
$50,000,000
$60,000,000
20
0
6
/
0
7
20
0
7
/
0
8
20
0
8
/
0
9
20
0
9
/
1
0
20
1
0
/
1
1
20
1
1
/
1
2
20
1
2
/
1
3
20
1
3
/
1
4
20
1
4
/
1
5
20
1
4
/
1
6
Page 14 of 168
FY2017 Annual Budget
Debt per Capita
$1,664
$1,640
$1,770
$1,989
$2,041
$2,359
$2,380
$2,295
$2,275
$2,403
$0 $500 $1,000 $1,500 $2,000 $2,500 $3,000
2006/07
2007/08
2008/09
2009/10
2010/11
2011/12
2012/13
2013/14
2014/15
2015/16
Total Tax -Guaranteed Debt per Capita
Page 15 of 168
FY2017 Annual Budget
Debt Per Customer
$927
$993
$914
$1,045
$954
$937
$898
$1,063
$961
$983
$800 $850 $900 $950 $1,000 $1,050 $1,100
2006/07
2007/08
2008/09
2009/10
2010/11
2011/12
2012/13
2013/14
2014/15
2014/16
Outstanding Debt per Utility Customer
Page 16 of 168
FY2017 Annual Budget
Historical Assets Net of Debt
$- $100 $200 $300 $400 $500 $600
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
Millions
City Assets Net of Related Debt
General Utility
Page 17 of 168
FY2017 Annual Budget
Takeaways
•City’s debt has increased over the past decade
•Correlates to population growth and voter
approved projects to improve services and
quality of life
•Excellent credit ratings
•Economic conditions and fiscal management
ensure ability to pay debt
Page 18 of 168
City of Georgetown, Texas
City Council Workshop
January 24, 2017
SUBJECT:
P resentation and discussio n of the CAMPO/City of Geo rgeto wn Williams Drive Study -- Nathaniel Waggoner, AICP,
P MP, Transportatio n Analyst, Jordan Maddox, AICP, Principal Planner, and Andreina Dávila-Quintero, P roject Coordinator
ITEM SUMMARY:
In January 2016, the City entered into an agreement with the Capital Area Metropolitan Planning Organization (CAMPO)
to conduct a study of Williams Drive. The purpose of the study is to develo p a plan of actio n which will incorporate
safety, efficient transportatio n operations, safely accommodate all mo des o f travel, integrate smart transportation and
land use, community needs, and accommodate future economic growth o f Williams Drive. The study area stretches along
both sides of Williams Drive from Austin Ave to Jim Hogg Road.
Since the study initiated in July 2 01 6, the project team has compiled and analyzed technical data, hosted several public
meetings with numerous stake holders, develo ped an Existing Conditions repo rt, and began developing conceptual de signs
to address the issues ide ntified in the initial stage of the project. Based on the Existing Co nditio ns report and public input
received to date, the project team has identified the follo wing primary issues:
Traffic Congestion/Circulation
Traffic Operations and Safety
Redevelopme nt and Reinvestment Barriers
Gateway Aesthetic Enhancements
Pedestrian/Bicycle Improvements
The attached Exhibit A goes into additio nal detail identifying the causes of each of the primary issues and some po tential
solutions that will be analyzed based on case study, technical research and professional practice.
The purpose of this wo rksho p is to provide to City Council an update on the Williams Drive Study, present the primary
issues identified as well as general solutions, and se e k concurrence on project appro ach. The next step includes refining
issues and recommendations into a Concept Plan, which will be presented to City Co unc il for feedback in the spring. The
Concept Plan and po ssible implementation strate gies will then be developed and re vie wed by the public and City boards
and commissio ns, prior to final adoption of the study by the City Council at a future date.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Nathaniel Waggoner, Transportation Analyst, Jordan Maddox, Principal Planner and Andreina Davila-Quintero, Proje c t
Coordinator
ATTACHMENT S:
Description
Exhib it A - Williams Drive P rimary Is s ues and P o s s ib le S o lutio ns
Williams Drive S tud y Update P res entation
Page 19 of 168
Exhibit A
Page A1 of A3
Williams Drive Study
Primary Issues and Possible Solutions
STUDY GOALS
Enhance multimodal movement and transportation operations
Support corridor-wide and regional sustainable growth
Protect and enhance quality of life
Encourage development that creates a variety of context sensitive mixed-use services
that are accessible to neighborhoods
PRIMARY ISSUES
Traffic Congestion/Circulation
Traffic Operations and Safety
Redevelopment and Reinvestment Barriers
Gateway Aesthetic Enhancements
Pedestrian/Bicycle Improvements
ISSUE IDENTIFICATION, CAUSES AND POSSIBLE SOLUTIONS
Traffic Congestion/Circulation
• 29,000 vehicles use the corridor per day – and counting
• 7,000 study area residents commute elsewhere (use Williams to leave the area)
• 95% study area residents have at least one car. 80% drive alone
• Lack of alternative routes to I-35 and downtown
Possible Solutions
• Develop alternate routes and encourage connectivity
• Recognize the importance of land use decisions on traffic volume, street design
and access management to improve circulation and traffic flow
• Consider adding additional traffic capacity in the future
• Encourage alternative transportation modes
• Enhance the driving experience through aesthetic improvements such as street
trees, building design, and more efficient speed/movement through the corridor
• Create street sections that work better within the existing context of right-of-way
and existing plus desired land use design
Traffic Operations and Safety
• 150+ curb cuts (and growing) and unimpeded turning movements to driveways
• Lack of alternative streets and connectivity increases travel times for all modes
and emergency service response
Page 20 of 168
Exhibit A
Page A2 of A3
• Intersection volume creates challenges turning movements, and lack of
alternatives
• Pedestrian and bicycle safety concerns in a vehicle-dominant corridor
• Continuous two-way center turn lanes cause traffic conflicts
Possible Solutions
• Establish a unified signal management plan with real time reporting/managing
• Access management plan with medians, driveway consolidation, dedicated turn
lanes
• Improve turning movements and remove conflicts through street design
• Block standards for street/driveway connection to facilitate connectivity
• Consider street design that coincides with the land use pattern, right-of-way
constraints
• Account for speeds, non-vehicular modes, and necessary turning movements
when considering short and long-term street design
Redevelopment and Reinvestment Barriers
• Redevelopment of older parcels challenging due to new site development
requirements – stormwater, parking, impervious cover, setbacks; street right-of-
way section does not account for adjacent, existing development (site constraints)
• Zoning districts and land uses are not customized for the optimization of the
corridor (i.e. zoning standards are applied consistently city-wide)
• Fragmented ownership and small parcels
• Limited variety of residential product options along Williams Drive
• Older properties in Centers area face challenges to reinvestment
Possible Solutions
• Create a development strategy for the corridor that eschews the “one-size-fits-
all” approach
• Recruit primary retailers identified in Retail and Recruitment Strategy
• Develop financing mechanisms to overcome capital intensive redevelopment
barriers
• Partner with owners/potential developers of catalytic sites
• Consider regional approach to stormwater, parking, impervious cover
• Adopt flexible zoning codes acknowledging site redevelopment constraints
• Explore zoning code adjustments where more intense development is most
desired, such as the Centers area additional density, mixed-use, and destination
environment
Aesthetic Enhancements
• Older developments have been constructed without zoning codes or have
evolved through iterations of codes, leading to visual inconsistencies and aging
of sites
Page 21 of 168
Exhibit A
Page A3 of A3
• Landscaping, signage, parking lots front yard/gateway treatments lacking or
unsightly
Possible Solutions
• Consider new Gateway design standards to focus on specific character of the
corridor
• Adjust non-conforming site requirements to ensure incremental improvements
and upgrades as owners invest in buildings
• Consider zoning solutions for older properties to offer flexibility for
redevelopment
Pedestrian/Bicycle Improvements
• Sidewalks are not continuous nor comfortable for pedestrians due to location
and width of sidewalk
• Dedicated bicycle paths and lanes are non-existent
• Existing and new driveways, speeds and building/land use design are not
conducive to non-vehicular modes of transport
Possible Solutions
• Implement the Sidewalk Master Plan through CIP and other mechanisms
• Consider regulatory and incentive program for the construction of sidewalks
• Consider bike improvements such as alternative routes, connections to regional
trails and neighborhood streets, dedicated lanes and shared use-paths where
appropriate
Page 22 of 168
City Council Workshop
January 24, 2017
Williams Drive Study
Page 23 of 168
Overview
Purpose and Goals
Progress to Date
Primary Issues Identified
Project Timeline and Next Steps
What we ask today…
–Concurrence with the primary issues identified and
next steps
Page 24 of 168
Purpose:
Develop a plan of action that will incorporate safety, efficient transportation operations, safe accommodations of all modes, and integration of smart transportation and land use, community needs, and the future economic growth of Williams Drive.
T h e goals for Williams Drive include:
Enhance multimodal movements and transportation operations
Support corridor-wide and regional sustainable growth and economic development.
Protect and enhance the corridor’s quality of life.
Encourage development that creates a variety of context sensitive mixed-use services that are accessible to neighborhoods.
Purpose and Goals
Page 25 of 168
Progress to Date
Technical Data Collection
Two Public Meetings
–Open House
–Charrette Week
Numerous Stakeholder Engagements
–Internal (City boards, Council, etc.)
–External (GISD, Health Foundation, etc.)
Ongoing Public Communication and Updates
Developed an Existing Conditions Report
Initiated Conceptual Design
Page 26 of 168
Primary Issues
Traffic Congestion/Circulation
Traffic Operations a n d Safety
Redevelopment and Reinvestment Barriers
Gateway Aesthetic Enhancements
Pedestrian/Bicycle Improvements
Page 27 of 168
Primary Issues (continued)
Traffic Congestion
29K vehicles use Williams
Dr.
7K area residents commute
elsewhere
95% area residents have at
least 1 car; 80% drive alone
Lack of alternative routes to
I-35/destinations
Possible Solutions
Develop alternate routes
Improve traffic flow
Consider additional future
traffic capacity
Recognize the importance of
land use decisions on traffic
volume, street design and
access management
Page 28 of 168
Primary Issues (continued)
Traffic Operations
150+ curb cuts (and
growing) along the corridor
Lack of alternative streets
and connectivity
No timed traffic signals
Heavy traffic volume at
intersections
Continuous two-way center
turn lanes
Possible Solutions
Access management plan
Set block standards for
street/driveway connection
Establish a unified signal
management plan
Establish new street design
criteria
Page 29 of 168
Primary Issues (continued)
Redevelopment and Reinvestment Barriers
Redevelopment of older
parcels challenging due to
new development
requirements
Fragmented ownership and
smaller, disjointed parcels
Zoning districts and land
uses not customized to
corridor
Possible Solutions
Create development strategy
that is not “one-size-fits-all”
•Land Use
•Development Standards
•Utilities/Public
Improvements
Recruit retailers
Partner with landowners of
catalytic sites
Page 30 of 168
Primary Issues (continued)
Aesthetic Enhancements
Older developments
constructed without zoning
codes or evolved through
iterations of codes
Landscaping, signage,
parking lots front
yard/gateway treatments –
nonconforming to today’s
standards
Possible Solutions
Consider new Gateway
design standards
Adjust non-conforming site
requirements to ensure
incremental improvements
and upgrades
Consider zoning solutions
for older properties to offer
flexibility for redevelopment
Page 31 of 168
Primary Issues (continued)
Pedestrian/Bicycle Improvements
Sidewalks are neither
continuous nor desirable
Lack of dedicated bicycle
paths and lanes
Existing and new driveways,
speeds and site design are
not conducive to non-
vehicular modes of
transport
Possible Solutions
Focus attention through CIP
planning
Provide incentives/grants
Consider on-a n d o f f -street
bike improvements where
appropriate
Page 32 of 168
Project Timeline
Task 2. Develop Concept Plan
Corridor performance, land use, private realm and
the transect, and connections to subdivisions.
Circulation and connectivity, economic and urban
development, housing, environment and place.
Public Meeting No. 2 (Charrette)
JUL
2016
A U G
2016
S E P
2016
OCT
2016
N O V
2016
D E C
2016
J A N
2017
F E B
2017
Page 33 of 168
Project Timeline (continued)
Task 3.Recommendations, Implementation
Strategies and Prioritization
Refinement of concept designs and ideas
Draft recommendations; measures of effectiveness;
and evaluation of cost-effectiveness, impacts and
priorities
Public Meeting No. 3
Task 4. Final Report with Recommendations
Public Meeting No. 4
F E B
2017
M A R
2014
A P R
2017
M A Y
2017
Page 34 of 168
Next Steps
Develop Concept Plan and draft recommendations
–GTAB (February 2017)
–P&Z (February 2017)
–Public Meeting No. 3 -Open House (March 2017)
–City Council (March/April 2017)
Public comment period (month of March)
Finalize recommendations
Page 35 of 168
Questions and Feedback
Thank you!
Nat Waggoner, Public Works
512.930.8171
Jordan Maddox, Principal Planner
512.930.3584
Andreina Dávila-Quintero, Project Coordinator
512.931.7686
Page 36 of 168
City of Georgetown, Texas
City Council Workshop
January 24, 2017
SUBJECT:
Update on Unifie d Development Code amendment process and presentation of rec ommendations from the Unified
Development Co de Adviso ry Committee and Planning and Zo ning Commission -- Sofia Nelso n, CNU-A, Planning
Director
ITEM SUMMARY:
This item is to pro vide the City Council with an update on the UDC amendment process and reco mmendation fro m the
P lanning and Zo ning Co mmission. The proposed amendments reflect content in Chapte rs 2 , 3, 6 , 7, 9, 11, 12, 13 and 1 6
of the Unified Deve lo pment Code.
The amendment language comes forth with a full recommendation for appro val fro m the UDC Advisory Committee on
October 12 th and the Planning and Zo ning Commissio n on January 1 7th. City Council received briefings on the propo sed
amendments at the October 25th and November 22nd public workshops and will consider actio n in Fe bruary after a public
workshop on January 2 4th.
The proposed amendments primarily pertain to infrastructure and subdivision require ments, with the stronge st emphasis
on transpo rtation. These amendments were carefully considere d over the last 16 months by City staff, local design
professionals, the UDC Co mmittee, and members o f the general public. This co llabo rative effort to impleme nt se veral
City master plans, including the Overall Transportation Plan 2014 Update , the Sidewalk Master Plan, Parks and Trails
Master Plan, ADA Transitio n P lan, and Downto wn Master P lan. It also provided a unique oppo rtunity for staff and the
development community to consider what has and has not worked well since the 2003 UDC Adoptio n, whe n many of
these provisio ns were last amended. Ove r the past year, the UDC Committee has held public meetings to debate the
merits of each amendment, consider more rese arch, refine the language, and remo ve ideas altogethe r, seeking the best fit
for Geo rgetown. The result has added choice, flexibility and co ntext to many design standards, focused o n pedestrian
safety and attractive streetscapes, placed greater emphasis on the importance of an inte rc onnected street network to
alleviate congestion, and charts a strong path for the future infrastructure needs of a growing co mmunity.
A summary of the pro posed amendments is attache d as a separate document.
FINANCIAL IMPACT:
None at this time .
SUBMITTED BY:
Sofia Nelson, CNU-A, P lanning Director
ATTACHMENT S:
Description
S ummary of P ro p o s ed Amend ments
Works hop pres entatio n
Chapter 2
Chapter 3
Chapter 6
Chapter 7
Chapter 9
Chapter 11
Ch. 12 High P o ints
Chapter 12
Chapter 13
Page 37 of 168
Chapter 16
Page 38 of 168
Summary of UDC Amendments for Council Workshop 01.24.2017
The proposed amendments primarily pertain to infrastructure and subdivision requirements, with
the strongest emphasis on transportation. These amendments were carefully considered over the
last 16 months by City staff, local design professionals, the UDC Committee, and members of the
general public. This collaborative effort to implement several City master plans, including the
Overall Transportation Plan 2014 Update, the Sidewalk Master Plan, Parks and Trails Master
Plan, ADA Transition Plan, and Downtown Master Plan. It also provided a unique opportunity for
staff and the development community to consider what has and has not worked well since the
2003 UDC Adoption, when many of these provisions were last amended. Over the past year, the
UDC Committee has held public meetings to debate the merits of each amendment, consider
more research, refine the language, and remove ideas altogether, seeking the best fit for
Georgetown. The result has added choice, flexibility and context to many design standards,
focused on pedestrian safety and attractive streetscapes, placed greater emphasis on the
importance of an interconnected street network to alleviate congestion, and charts a strong path
for the future infrastructure needs of a growing community.
A summary of the proposed amendments follows:
Chapter 2:
Chapter 2 is the review authority chapter of the code. Amendments include:
Table 2.01.020:
Removal of the Access Point Connection Exemption process
New Subdivision Variance replaces Plat Waiver and addresses some storm water
provisions
Conservation Subdivision Site Analysis Map becomes Planning Director authority
Decision maker for Licenses to Encroach becomes Development Engineer for easements
2.02.030 – Combine role of Drainage Engineer into Development Engineer as they are the same
person
Chapter 3:
Chapter 3 is primarily focused on development applications and permits. Items from the UDC list
that are addressed with these amendments include UDC Amendment List item #4 (plat
exemptions) addressed in Section 3.08; UDC Amendment List item #5 (preliminary plat phasing)
- not pursued in favor of other provisions in Section 3.08; and UDC Amendment List item #6 (plat
extensions and reinstatements) addressed in Section 3.08.090.
Section 3.01.030 Staff has had ongoing issues over the last couple of years with application
review that is premature due to overlap of application submittals. The proposal is to split policy
applications (those approved by City Council) with technical applications (approved by P&Z or
administratively).
Section 3.08.030 The certification regarding platting compliance, which was previously located
in letters of regulatory compliance, has been appropriately moved to this section immediately after
Platting Exemptions section. Wording being updated to reflect actual purpose and process, which
is to document whether a plat is required and if a property is exempt from platting. Legal lot is
one means of exemption.
Page 39 of 168
Section 3.08.090 Plat extensions are proposed to be reduced from 24 months to 6 months. Plats
already have built-in extensions by phasing plans. The plat extension was added during the
recession and has been used primarily by a single party. Plat Reinstatements would be deleted.
Site Plan extensions and reinstatements remain as adopted.
Section 3.10 Letters of Regulatory Compliance - Legal lot is being moved from this section to the
platting section. Section renamed to Zoning Verification Letter.
Section 3.15 Clarification of Zoning Verification name since we will now also have a Subdivision
Variance process.
Section 3.17 Clarification that single and two-family structures over an acre on a legal lot are
exempt from a Stormwater Permit. This also protects them from Fire Code.
Section 3.19 Renamed to Driveway Access Permit to coincide with earlier process changes.
Under applicability, added that any alteration of a public street curb or drainage facility requires a
Driveway Access Permit if not associated with approved construction plans or building permit.
Section 3.21 Development Engineer will now assume approval authority for licenses to encroach
into a public easement. Encroachments into ROW remain Council authority. Also removing the
requirement for a pre-application meeting for a License to Encroach.
Section 3.22 Plat Waiver process renamed Subdivision Variance. Process is open to certain
subdivision requirements throughout the UDC, as stated in each section.
Chapter 6:
Chapter 6 is primarily the residential development standards of the UDC. In conjunction with
proposed amendments to Chapter 12, some sections in Chapter 6 needed to be amended to
reflect the intent of these changes. Additionally, some items within Chapter 6 needed to be moved
or reworded and other sections reorganized due to the changes. There was one specified item in
the UDC Amendment List - #18 (garage setbacks), which has been addressed in each residential
zoning district table in 6.02. A summary of the changes to the Chapter are as follows:
Title - Simplified title to Residential Development Standards - the chapter represents both
subdivision and zoning provisions
6.01.030 - cleaned up the applicability to clarify what applies in the ETJ and the city
6.02.010 - simplified the lot frontage and access requirements and removed or moved elsewhere
some provisions that did not belong here
6.02 (all tables) - each zoning district table has been modified to add:
a minimum corner lot width
a side/rear street setback
an unloaded street setback
an increase from 20 feet to 25 feet for street-facing garage setback
Note - the aforementioned standards vary for each district depending on density and context.
6.02.060 - Minimum dwelling size removed from TF (Two-Family)
6.04, 6.05, 6.06 - Amendments primarily reflect moving language to a more suitable location or
reflect amendment to other chapters. Parking allowance within the front setback has been
removed.
Page 40 of 168
6.07.030 - Adjustments to the Housing Diversity and Workforce Housing standards to reflect the
common additions throughout the residential zoning districts, including corner lot width, side/rear
street setback, garage setback, and unloaded street setback.
Sections re-numbered as needed.
Chapter 7:
Chapter 7 is primarily the non-residential development standards of the UDC. In conjunction with
proposed amendments to Chapter 12, some sections in Chapter 7 needed to be amended to
reflect the intent of these changes. Additionally, some items within Chapter 7 needed to be moved
or reworded and other sections reorganized due to the changes. A summary of the changes to
the Chapter are as follows:
Title - Simplified title to Non-Residential Development Standards - the chapter represents both
subdivision and zoning provisions
7.01.030 - cleaned up the applicability to clarify what applies in the ETJ and the city
7.02.010 - simplified the lot frontage and access requirements and removed or moved elsewhere
some provisions that did not belong here
Sections re-numbered as needed.
Chapter 9:
Chapter 9 contains the off-street parking and loading requirements. Amendments include
associated changes to the transportation amendments and UDC list #24 (vehicle stacking) and
#25 (tandem parking). Amendments include:
9.02.020 - Clarifies that all off-street parking shall be on a paved surface
9.02.050 - Alternative Parking plans moved to Section 9.06
9.03.03.020 - A.1) Clarifies that parking shall not impede pedestrian facilities. A.4) Allows tandem
parking for apartments only (and in the Downtown Overlay for any use). D.1) Provides for
exception to paved surfaces for Heritage Tree protection. D.3) Provides for exception to paved
surface for estate lots (over 1 acre). E) Provides for Alternative Parking Plan for on-street parking.
9.04.010 - Adds apartment gated entrance to minimum stacking requirements
9.06.020 - Removes certain ineligible uses for an alternative parking plan downtown
Chapter 11:
Chapter 11 is the environmental chapter of the code. Proposed amendments include:
11.02.010 – adds an impervious credit for public trails and sidewalks
11.04.030 - a rewrite of the provisions on stormwater pond design for clarity, including where
ponds can be located, how they are constructed, and adding the Subdivision Variance to the
section
11.06.010 and 11.06.020 – includes a change in approval authority on a Site Analysis Map from
City Council to Planning Director
Page 41 of 168
11.06.060 - a removal of the alternative street design table from the Conservation Subdivision
section – an alternative local street for conservation subdivisions is preserved in Chapter 12
Chapter 12:
Chapter 12 is the transportation section of the code. The purpose of the changes to Chapter 12
were to implement the Overall Transportation Plan, Sidewalk Master Plan, Fire Code, Future Land
Use Plan, and Trails Master Plan. Goals included restructuring and reformatting, plan for the
future, offer clarity, provide choice, provide consistency, consider situation and context, ensure
and promote pedestrian facilities, improve street connectivity, standardize infrastructure while
offering flexibility, return to a subdivision variance process along with additional administrative
discretionary approvals. Staff has received input from the public, professional engineers and
landscape architects, developers, real estate professionals, Williamson County, multiple City
departments, the UDC Committee.
Chapter 12 has been completely re-formatted and re-arranged to the extent that a red-line version
was not achievable. Therefore, the material presented for Chapter 12 is a clean version that will
completely replace most of the existing Chapter 12 (except where specified). The sections have
been re-arranged for simplicity and clarity, and some provisions have been re-located to other
parts of the Code and/or the Development Manual for ease of use.
UDC Amendment List
The proposals of this Chapter address certain 2016 UDC Amendment List items such as:
# 29 - Update the UDC based on the Overall Transportation Plat update (all)
# 30 - Review connectivity requirements (Section 12.05)
# 32 - Update street standards to eliminate inconsistencies with Fire Code and Williamson County
regulations. (12.03, 12.04 and 12.06)
# 33 - Access requirements on numbered county roads (12.08)
# 34 - Naming for private streets and drives for 911/Addressing (12.06)
# 35 - Review sidewalk provisions (12.07)
Summary of changes to Chapter 12
12.01.040 - Add the new Subdivision Variance process to most of the chapter
12.02 - Re-organization of the chapter to distinguish between the regional, comprehensive plan
roadways and local neighborhood streets
12.02.020 - Clarify current practice regarding developer requirements for comprehensive plan
streets, when dedication, reservation and improvements are required. Provide for new Director
discretion to reduce ROW in rare circumstances. Add language regarding bridge responsibilities
12.02.030 - New table specifically for Comprehensive Plan streets. Table includes:
Introduce the regional trail as a transportation pathway
Clarify that paved width measurement on all streets is back-of-curb for consistency of
measurement regardless of curb type
Standardize design speeds per road
Increase the ROW and pavement width of Major Collectors
Add additional ROW at intersections of arterials
Add clear zone for sidewalks on major roads
Page 42 of 168
Standardize sidewalk widths on major roads, regardless of use
12.03 - Created new section for local and neighborhood streets
12.03.020 - Allow private streets for non-residential multi-lot projects
12.03.030 - New table specifically for local streets. Table includes:
Introduce an Unloaded Residential Collector (Neighborhood Collector).
De-emphasize Loaded Residential Collectors by reducing capacity and removing shared
residential driveways. Added curbed bulb-outs at intervals.
Increase pavement on local streets from 28 feet to 30 for mountable curbs, 32 ft for vertical
curbs
Reduce all collector ROW to 60 feet
Introduce optional Local Street cross-section that allows street trees
Adopt DT Master Plan local street section
12.04 - New section for alternative street sections differing from the table
Street width exceptions for conservation subdivision streets and rural residential streets.
Rural/estate streets require sidewalks now on collector and perimeter streets.
Added context sensitive street design flexibility from the OTP that provide more of a
complete street in the context of mixed-use and commercial development.
Add language regarding Downtown Overlay District streets, including ROW minimums,
street trees, parking, and sidewalks. Consistent with the Master Plan
12.05 - New section on subdivision and street design
12.05.010 - Provide a new street connection formula to ensure adequate existing and future
connectivity. Includes new table for number of connections based on lot or unit number.
B. Requires connections existing major streets based on lots.
C. Allows for Director consideration of downsizing a collector within a subdivision. New
provision that existing platted lots cannot be used to create access for purposes of meeting
street connection requirements. New provision that a platted lot cannot be used to connect
a street to a platted street or cul-de-sac.
D. Provide credits for collector roadways to replace local street stubs
12.05.020 - Focus on intersection spacing instead of block length. A cul-de-sac cannot be used
to break the block. B) mid-block pedestrian connection required for long blocks. C) Pedestrian
connection required for a long cul-de-sac.
12.05.030 - Added inter-parcel driveway connectivity requirement for non-residential development
12.05.040 - A) Added some administrative discretion in situations where street connection
requirements are challenging. B) Subdivision Variance created for situations such as
incompatibility of uses and other request. C) Clarify that existing and approved streets follow the
abandonment process in City Code.
12.06. A) provide more consistency in engineering standards with the County. E) Add some
standards for street curbs, including pedestrian safety and utility adequacy. F) Move street light
standards from Chapter 13. Add downtown street pole standards. G) Add new standards for street
trees in the right-of-way, including planting area sizes and root barriers. H) New language for
mailbox kiosks including parking/loading and pedestrian access. I) Street Naming clarified for
private streets and driveways for 911/Addressing safety location.
12.07 - Section for sidewalks and bikes
Page 43 of 168
A) Require Regional Trails to be provided by developer with the public improvements. Shift
sidewalk maintenance to non-residential development following site plan. New bonus that public
sidewalks and trails do not count again max. impervious cover limitations. E) New variance
process for sidewalks
12.08 - Driveways
12.08.010 - Retain the provision that single family platted lots cannot take access from a
numbered county road. Clarify residential driveway separation from an intersection. Reduce
spacing requirement on Residential Collectors but remove shared driveway allowance. Provide
exceptions to spacing rules.
12.09 - Traffic Impact Analysis section unchanged.
Chapter 13:
Chapter 13 is the public improvement and utilities section of the code. Chapter 13 has been
completely re-formatted and re-arranged to the extent that a red-line version was not achievable.
Therefore, the material presented for Chapter 13 is a clean version that will completely replace
most of the existing Chapter 13 (except where specified). Most of the requirements of the existing
chapter are retained in the new proposal, but language and terms have been updated, modified
or clarified as needed. The sections have been re-arranged for simplicity and clarity, and some
provisions have been re-located to other parts of the Code and/or the Development Manual for
ease of use. The changes to Chapter 13 stem from UDC Amendment List # 37, which was a
complete review and update of the chapter. Amendments to the current UDC Chapter 13 include:
13.01.030 - The 80% exemption rule, which exempts utilities from being extended in certain
situations, has been clarified to focus on certain public improvements and does not exempt fire
flow, ROW dedication or sidewalks in certain situations
13.02.050 - Maintenance bonds for public improvements change from 1 year at 25% of cost to 2
years at 10% of cost
13.03.B. - Increases the street Public Utility Easement (PUE) from 10 feet to 15 feet along major
roadways
13.04 - D) Codifies current practice that connection to the City's water system for fire flow
protection trigger's petition for voluntary annexation into the city limits. H) Exceptions alternatives
to the water requirements may be considered by the Development Engineer instead of City
Council.
13.05 - Codifies current practice that connection to the City's wastewater system trigger's petition
for voluntary annexation into the city limits. I) Exceptions alternatives to the wastewater
requirements may be considered by the Development Engineer instead of City Council.
13.06 - New section, addressing electric and communications. When such infrastructure shall be
located underground (based on land use and roadway type); location requirements, access
protection, and alleviating screening conflicts for electric transformers; and exceptions to the
requirements provided to the Development Engineer. Mostly codifies existing practices.
13.08 - Reserves a section for Parkland Dedication, which was formerly located in Section 13.05
and is undergoing a review with the Parks Director and Parks Board. If Chapter 13 is adopted
prior to completion of the parks review, the existing language will remain.
13.09 - Simplifies the language regarding fiscal surety for public improvements. No change to the
requirements.
Page 44 of 168
13.010 - No change to Special Districts section except that embedded definitions were moved to
Chapter 16, Definitions.
Removed from the Chapter - 1) A dedicated section to Rural Residential Subdivisions. Certain
provisions have been moved elsewhere in the UDC, such as street standards and street lighting.
Rural utility options still remain available. 2) A dedicated section to Survey Monumentation. Most
of this language is being moved to the UDC Development Manual.
Chapter 16:
Chapter 16 is the definitions section of the UDC. Most of the proposed and modified definitions
pertain to transportation-related terms such as streets, curbs, and driveways, in addition to some
miscellaneous terms needing attention. Although there are some edits to existing terms, most
definitions presented here are new to the code. These edits satisfy UDC Amendment List #41
(update definitions).
Page 45 of 168
UDC Amendments Update
January 24, 2017
Page 46 of 168
Presentation Outline
•Recap of Action
•Update on Direction Given at
November 2016 workshop
•Next Steps
•Questions/Direction
Page 47 of 168
Process Recap
Nov.
2015
•UDC Committee votes to recommend 2016-17 list
of amendments for City Council consideration
Apr.
2016
•City Council Workshop on proposed amendments
Aug.
2016
•City Council Workshop
•City Council Direction on 2016-17 on UDC work
plan
Page 48 of 168
Process Recap
Oct.
2016
•UDC Committee held a public hearing and voted
to recommend amendments to the UDC
Oct.
2016
•City Council Workshop on proposed amendments
Nov.
2016
•City Council Workshop on proposed amendments
Page 49 of 168
Process Recap
Dec
2016
•P&Z workshop
Jan. 4th
and
11 th
•Advertised Office hours with staff to review UDC
amendments
Jan.
17th
•Planning and Zoning Commission public hearing
and action
Page 50 of 168
Summary of Process
UDC Committee
Meetings
10
City Council
Workshops
4
Public Comment
Opportunities
2-Office Hour
sessions
2-Development
Alliance Updates
1-UDCAC Public
Hearing
1-P&Z workshop
1-P&Z Public
Hearing
Page 51 of 168
Discussion Points of October &
November 2016 workshop
•Electric assignments for Residential
Development
•Specify types of trees permitted as street
trees
•Examine appeal process for connectivity
variances
•Connectivity challenges of existing
neighborhoods
Page 52 of 168
Electric assignments for
Residential Development
Page 53 of 168
Street Trees
Page 54 of 168
Variance Process for
Connectivity Requirements
Page 55 of 168
Connectivity Challenges of
Existing Neighborhoods
Woodland Park
Fountainwood
Page 56 of 168
Next Steps
•Public Hearing and Action
–City Council Public Hearing and 1st Reading:
February 14th
–City Council 2nd Reading: February 28th
•Effective Date
–30 days from City Council action: March 31 st
Page 57 of 168
Questions/Direction
Page 58 of 168
Thank you
Page 59 of 168
Chapter 2 Review Authority
Section 2.01 General
****
2.01.020 Summary of Review Authority
The following Table summarizes the decision‐making authority of each review body for the City of
Georgetown.
Table 2.01.020: Summary of Review Authority
Procedure
Pl
a
n
n
i
n
g
Di
r
e
c
t
o
r
Bu
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l
d
i
n
g
Of
f
i
c
i
a
l
De
v
e
l
o
p
.
En
g
i
n
e
e
r
Ur
b
a
n
Fo
r
e
s
t
e
r
Hi
s
t
o
r
i
c
Pr
e
s
e
r
v
a
t
i
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n
Of
f
i
c
e
r
HA
R
C
ZB
A
P&
Z
Ci
t
y
C
o
u
n
c
i
l
City Council Action
Access Point Connection Exemption R R R <DM>
Annexation R <DM>
Comprehensive Plan Amendment R <R> <DM>
Conservation Subdivision /Site Analysis Map RDM R DM
Development Agreement R <R> <DM>
Historic Overlay District Designation R R <R> <R> <DM>
Historic Landmark Designation R <R> <DM>
Rezoning (Zoning Map Amendment) R <R> <DM>
Special Use Permit R <R> <DM>
UDC Text Amendment R <R> <DM>
Administrative Action
Administrative Exception DM A A*
Administrative Plat (minor or amend plat) DM R A
Administrative Certificate of
Appropriateness DM A
Construction Plans DM A
Courthouse View Height Determination DM A
Driveway Permit DM A
Final Plat DM R A
Heritage Tree Protection Priority DM R R A
Heritage Tree Pruning Permit A DM
Heritage Tree Removal DM A
License to Encroach DM DM A
Master Sign Plan DM A
Sign Permit DM A
Site Development Plan DM R A
Stormwater Permit DM A
Temporary Use Permit DM A
Traffic Impact Analysis DM A
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Procedure
Pl
a
n
n
i
n
g
Di
r
e
c
t
o
r
Bu
i
l
d
i
n
g
Of
f
i
c
i
a
l
De
v
e
l
o
p
.
En
g
i
n
e
e
r
Ur
b
a
n
Fo
r
e
s
t
e
r
Hi
s
t
o
r
i
c
Pr
e
s
e
r
v
a
t
i
o
n
Of
f
i
c
e
r
HA
R
C
ZB
A
P&
Z
Ci
t
y
C
o
u
n
c
i
l
Historic and Architectural Review Commission (HARC) Action
Certificate of Appropriateness R <DM
>
A
HARC Exception (Building Height/ Setback
variations pursuant to Section 4.08) R <DM
>
A
Master Sign Plan R <DM
>
A
Zoning Board of Adjustment (ZBA) Action
Appeal of Administrative Decision <DM
>
Special Exception R <DM
>
Zoning Variance <DM
>
Planning and Zoning Commission
Heritage Tree Protection Priority R R R DM A
Minor or Final Plat w/Waiver R R DM A
Plat Waiver R R DM A
Preliminary Plat R R DM A
Subdivision Variance (floodplain &
stormwater) R R <DM
> A
Variance [water quality regulations
(Section 11.07.003)] R <DM
> A
R – Review or Recommendation DM – Decision Making Authority A – Appeal Authority
< > - Public Hearing * Administrative Exceptions related to Chapter 8 items are sent to the City Council, all others
are appealed to ZBA.
****
Section 2.02 Administrative Officials
2.02.010 Director of Planning and Development Department (Director)
A. Appointment
The City Manager shall appoint a Director of the Planning and Development Department
(Director) to be the administrator of this Unified Development Code. In the absence of a Director
of the Planning and Development Department, the Community Development Director shall serve
in that capacity.
B. Powers and Duties
The Director of Planning and Development Department has the following powers and duties:
1. Final Action
The Director is responsible for taking final action on the following procedures described in
this Code, subject to the specific criteria for each procedure as described in the Code.
a. Administrative Exceptions
b. Administrative Plats
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c. Final Plats
d. Site Development Plans
2. Review and Report
The Director shall review and make either a report or recommendation to the Zoning Board
of Adjustment, Planning & Zoning Commission, or City Council on the following
procedures, subject to the terms and conditions set forth for such procedures in this Code.
a. Access Point Connection Exemption
b. Comprehensive Plan Amendment
c. Development Agreement
d. Historic District Designation
e. Preliminary Plat
f. Rezoning (Zoning Map Amendment)
g. Special Exception
h. Special Use Permit
i. Subdivision Variance
ij. Unified Development Code Text Amendment
jk. Zoning Variance
****
2.02.020 Development Engineer
A. Designation
The Director shall appoint a Development Engineer to function as described in this Code. The
Development Engineer must be an engineer licensed by the State of Texas. For the purposes of
this Code, the Development Engineer is also designated as the Drainage Engineer.
In the absence of a Development Engineer, the Drainage Engineer shall serve in that capacity.
B. Powers and Duties
The Development Engineer shall review and make reports to the Director or other final action
authorities on all Site Plans and plats, and shall have final authority for approving construction
plans, stormwater permits, and driveway permits.
C. Compliance with Rules and Procedures
1. The Development Engineer shall comply with any specific procedures or technical criteria
described in this Code.
2. The Development Engineer shall develop additional procedures or technical criteria to
clarify implementation of this Code, providing that additional procedures do not violate any
other provisions of this Code.
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2.02.030 Drainage Engineer
A. Designation
The City Manager may appoint a Drainage Engineer to function as described in this Code. The
Drainage Engineer must be an engineer licensed by the State of Texas.
B. Powers and Duties
The Drainage Engineer shall review and make reports to the Director or other final action
authorities on all Site Plans and plats, and shall have final authority for approving Stormwater
Permits. In the absence of a Drainage Engineer the Development Engineer shall serve in that
capacity.
C. Compliance with Rules and Procedures
1. The Drainage Engineer shall comply with any specific procedures or technical criteria
described in this Code.
2. The Drainage Engineer may develop additional procedures or technical criteria to clarify
implementation of this Code, providing that additional procedures do not violate any other
provisions of this Code.
****
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Chapter 3 Applications and Permits
Section 3.01 General
****
3.01.020 Applicability of Procedures
The following Table shows which review procedures, applications and permits apply in the City and
its extraterritorial jurisdiction.
Table 3.01.020 Applicability of Procedures
City Limits Extraterritorial Jurisdiction
Prior to Subdivision, Platting and any Development
Annexation (Voluntary) X
Comprehensive Plan Amendment X X
Rezoning (Zoning Map Amendment) X
Historic Overlay District Designation X
Historic Landmark Designation X
Special Use Permit X
Development Agreement X X
Access Point Connection Exemption X X
Subdivision & Platting of Land
Recording Plats X X
Preliminary Plat X X
Construction Plans X X
Plat Vacation X X
Plat WaiverSubdivision Variance X X
Development Application Process
Site Development Plan X
Zoning Verification Letter X
Legal Lot Verification LetterCertification
Regarding Compliance with Platting X X
Temporary Use Permit X
Master Sign Plan X X
Certificate of Appropriateness X
Appeal of an Administrative Decision X X
License to Encroach X X
Zoning Variance X
Administrative Exception X
Special Exception X
Stormwater Permit X X
Driveway Access Permit X X
Sign Permit X X
Courthouse View Height Determination X
3.01.030 Simultaneous Submission of Related Applications
A. Submission of different applications related to the same development may be made
simultaneously, within each application group listed below. although Approval consideration
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of the different applications, however, must shall remain occur in the following sequence: as
listed.
1. Policy Applications
a. Annexation (Voluntary)
b. Development Agreement
c. Comprehensive Plan;
d. Zoning;
e. Preliminary Plat
Exception: A preliminary plat shall not be submitted until final approval of a Planned
Unit Development (PUD) zoning request.
2. Development Applications
a. Construction Plans
b. Final Plat
c. Certificate of Appropriateness; then
d. Site Development Plan.
3. Building Permits
An application for a Building Permit shall not be submitted to the City until review of the
first submittal of the corresponding Site Development Plan has been completed by staff and
the comments have been forwarded to the applicant.
B. Any application submitted simultaneously is subject to approval of all other related
applications. Denial or, disapproval or reconsideration of any concurrently submitted
application shall stop consideration of any related applications.
C. An applicant may withdraw any individual application from a group of simultaneously
submitted applications.
****
Section 3.03 Public Hearing and Notice
3.03.010 Provision of Public Notice
A. Summary of Notice Required
Notice shall be required for application review as shown in the following Table.
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Table 3.03.010: Summary of Notice Requirements
Procedure Published Mailed Posted
Annexation (Voluntary) X
Access Point Connection Exemption X X X
Appeal of Administrative Decision X
Certificate of Appropriateness X
Certificate of Appropriateness for relocation,
removal or demolition, or setback
modification
‡ ‡
Comprehensive Plan Amendment X
Development Agreement * * *
Historic Overlay District Designation X X X
Historic Landmark Designation X X X
Replat without Vacating (§212.0145) X X
Rezoning (Zoning Map Amendment) X X X
Special Exception X X X
Special Use Permit X X X
Subdivision Variance X X X
UDC Text Amendment X
Zoning Variance X X X
X = Notice Required
* = Notice to be determined by Development Agreement Committee per Section 3.20
‡ = Only applicable to Certificate of Appropriateness applications that require consideration by the
Historic and Architectural Review Commission
****
3.03.020 Required Public Hearing
The following Table identifies the types of applications requiring a Public Hearing and the review
body responsible for conducting the Hearing.
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Table 3.03.020: Summary of Required Public Hearing
Type of Application HARC Zoning Board
of Adjustment
Planning &
Zoning
City
Council
Annexation (Voluntary) X (2)
Access Point Connection Exemption X
Appeal of Admin. Decision X
Certificate of Appropriateness ‡
Comprehensive Plan Amendment X X
Development Agreement * X
Historic Overlay District Designation X X X
Historic Landmark Designation X X
Replat (Resubdivision) X X
Rezoning (Zoning Map Amendment) X X
Special Exception X
Special Use Permit X X
Subdivision Variance X
UDC Text Amendment X X
Zoning Variance X
X = Public Hearing Required
* = Public Hearing to be determined by Development Agreement Committee per Section 3.20
‡ = Only applicable to Certificate of Appropriateness applications that require consideration by the Historic
and Architectural Review Commission
****
Section 3.08 Subdivision of Land
3.08.010 Plat Required
A. Pursuant to the authority granted in Texas Local Government Code Chapter 212 and the City
Charter, prior to the subdivision, resubdivision, assembly or development of any land within
the City or its extraterritorial jurisdiction, all a subdivision plats and, where public
improvements are proposed, construction plans for public improvements must first be
approved in accordance with these regulationsthis Chapter. Exemptions to these situations are
found in Section 3.08.020.
B. The owner of a tract of land located within the City limits or the extraterritorial jurisdiction who
divides the tract in two or more parts to lay out a subdivision of the tract or to lay out streets,
parks, or other parts of the tract intended to be dedicated to public use or for the use of
purchasers or owners of lots fronting on or adjacent to the streets, parks, or other parts must
shall have submit a plat of the subdivision preparedin accordance with this Chapter.
C. A division of a tract under this Section includes a division regardless of whether it is made by
using a metes and bounds description in a deed of conveyance or in a contract for a deed, by
using a contract for sale or other executory contract to convey or by using any other method.
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D. No Site Development Plan, Stormwater Permit, Building Permit, Certificate of Occupancy, or
utility services may be approved or issued for the construction or development of any parcel or
tract of land unless such property is in conformity with the provisions of this Code.
E. The division of any lot or any parcel of land by the use of metes and bounds description for the
purpose of development is prohibited.
3.08.020 Exemptions from Required Plat
The following situations shall not require review by the City under the subdivision provisions, but
may require a Certification Regarding Compliance with Plat Requirements per Section 3.08.030.
However, Williamson County may still require subdivision approval under its regulations for
subdivisions located in the City’s ETJ.
A. Land constituting a single tract, lot, site, or parcel for which a legal deed of record describing
the boundary of said tract, lot, site, or parcel was filed of record in the deed records of
Williamson County, Texas, on or before May 10, 1977, provided that such parcel or tract of land
has not thereafter been subdivided into two or more parcels or tracts of land.;
B. A division of land into parts greater than five (5) acres, where each part has at least 25 feet of
frontage on a public street access and no public improvement, including right‐of‐way,
easement, or physical improvement of any kind intended for public use, is being
proposeddedicated;.
C. A division of land created by order of a court of competent jurisdiction, including the probate of
an estate, provided, however, that prior to construction of improvements, a plat meeting the
requirements ofmay be required in accordance with this Chapter shall be approved and
recorded prior to the issuance of permits;.
D. Construction of additions or alterations to an existing building where no public utility extension
or public improvement, drainage, street, parking increase, or street access change is required to
meet the standards of this Code for such building addition or alterations;.
E. Operation of existing cemeteries complying with all state and local laws and regulations; and.
F. Acquisition of land by the City, County, or State for a governmental purposepublic
improvements, as defined in this Code, by dedication, condemnation, or easement.
3.08.030 Certification Regarding Compliance with Plat Requirements
An application for Certification certification regarding of a tract’s compliance with the platting
requirements of this Chapter may be requested submitted as outlined in Section 3.10.020for an
existing tract of land or proposed division of land within the City’s jurisdiction, but shall be required
for tracts of land created via the exemptions outlined in Sections 3.08.020.A – 3.08.020.B. In
compliance with Local Government Code Subsection 212.0115, the Director, or their designee, shall
provide written determination of the following:
A. Whether a plat is required under this Chapter for the tract of land or the proposed division of
land or whether an exemption to platting under Section 3.08.020 applies; and
B. If a plat is required, whether a plat has been reviewed and approved by the applicable
approving body.
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3.08.040 Plat Types
The following table summarizes types of plats required by this Code as well as their corresponding
process. When a proposed division is subject to more than one description within a plat type, the
more restrictive process is applicable.
Table 3.08.030 Plat Summary
Plat Type Description Public
Hearing
Final
Action Expiration
Preliminary
Plat
Required when the extension of public infrastructure,
including public utilities and roadways, is required or
proposed
No P&Z 24 months from approval date unless
Final Plat recorded within that time.
Phased Preliminary Plats expire 24
months from date last Final Plat recorded.Preliminary Plat that includes existing platted property See Replat P&Z
Amendment to approved Preliminary Plat No P&Z Maintains expiration date of original
Preliminary Plat being amended
Re
c
o
r
d
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n
g
P
l
a
t
s
Final Plat
Final Plat of approved Preliminary Plat No Director
Must be recorded within 24 months from
approval date
Plat with more than 4 lots, but with no required or
proposed public infrastructure No P&Z
Combined Preliminary and Final Plat is available when plat
that could qualify as Minor Plat requires land or utility
dedication
No P&Z
Final Plat that proposes qualified Minor Deviations from the
approved Preliminary Plat No Director
Final Plat that proposes qualified Major Deviations from the
approved Preliminary Plat No P&Z
Final Plat processed concurrently with Plat
WaiverSubdivision Variance No P&Z
Minor Plat
Plat involving 4 or fewer lots that does not require or
propose public infrastructure or land or utility dedication No Director Must be recorded within 24 months from
approval date Minor Plat processed concurrently with Plat
WaiverSubdivision Variance No P&Z
Replat
A resubdivision of all or part of an existing plat, involving
more than 4 lots Yes P&Z
Must be recorded within 24 months from
approval date
A resubdivision of all or part of an existing plat, involving 4
lots or less No Director
A Replat involving property that is or has been subject to
single or two-family restrictions or zoning within last 5 years Yes P&Z
A Replat that is processed concurrently with a Plat
WaiverSubdivision Variance No P&Z
Amended
Plat
Plat meeting the standard qualifications of Amended Plat
(i.e. corrections to previous plat, moving lot line, etc.) No Director Must be recorded within 24 months from
approval date
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3.08.080 Recording Plats
Recording plats are those subdivision plats that are to be a document of legal record and include
Final Plats, Minor Plats, Replats, and Amending Plats.
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C. Minor Plats
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2. Approval Criteria
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f. A Plat WaiverSubdivision Variance may be requested as a companion application to
the consideration of a Minor Plat, according to the provisions detailed in Section 3.22 of
this Code. Such WaiversThe Subdivision Variance and the Minor Plat shall be required
to be approved by P&Z.
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D. Replats
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2. Approval Criteria
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f. A Plat WaiverSubdivision Variance may be requested as a companion application to
the consideration of a Replat, according to the provisions detailed in Section 3.22 of this
Code. Such WaiversThe Subdivision Variance and the Replat shall be required to be
approved by P&Z.
g. A Replat may not amend or remove any covenants or restrictions and is controlling
over the preceding plat.
3. Responsibility for Final Action
Pursuant to Texas LGC §212.0065, the Director of Planning and Development shall have
administrative authority for approval of a Replat, without Public Hearing, unless the
proposed Replat meets any of the following criteria. In such case, the Planning and Zoning
Commission, after a Public Hearing on the matter, is responsible for final action on the
Replat, except as otherwise noted.
a. The Replat involves more than 4 lots; or
b. Any lot proposed by the Replat does not front on an existing streets; or
c. The Replat does not require or propose the creation of any new street (requires
approval of a Plat Waiver pursuant to Section 3.22); or
d. The Replat requires or proposes the extension of municipal facilities (requires approval
of Preliminary Plat pursuant to Section 3.08.070); or
e. The area covered by the Replat is subject to the requirements of Paragraph 4Section
3.08.080.E.4 below; or
f. The Replat is companion to a request for Plat WaiverSubdivision Variance, per Section
3.22.
4. Additional Requirements for Certain Replats
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b. If the Replat application is accompanied by a Plat WaiverSubdivision Variance
application, per Section 3.22, and is legally protested in accordance with this Section,
approval of the Replat shall require the affirmative vote of at least three‐fourths of the
voting members of the Commission present at the meeting. For purposes of this
Section, a protest is legal if it is made in writing and signed by the owners of at least
20% of the area of the lots or land (including streets and alleys) that was subject to the
written notification required above and filed with the Commission prior to the close of
the Public Hearing on the Replat.
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3.08.090 Extension and Reinstatement of Approved Subdivision Plats
A. Extension of Approved Subdivision Plat
Prior to expiration of an approved Subdivision Plat, including Preliminary Plats and Recording
Plats, an applicant may request a one‐time extension of the Subdivision Plat approval for a
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period of 24 6 months if the Director determines such extension will have no negative impacts
on the surrounding area and would not be contrary to the public interest. Approval of an
extension for a Final Plat that is subject to the requirement for a Preliminary Plat may only be
granted if the approval of the Preliminary Plat for such is also extended, if applicable. A
request for Subdivision Plat extension shall follow the procedures set forth for such in the UDC
Development Manual.
B. Reinstatement of Approved Subdivision Plat
In the event an approved Subdivision Plat, including Preliminary Plats and Recording Plats,
expires, an applicant may seek a one‐time reinstatement of the approved Subdivision Plat,
without modification, subject to the provisions below. Such reinstatement may be granted by
the Director for a period not to exceed 24 months. Approval of a reinstatement for a Final Plat
that is subject to the requirement for a Preliminary Plat may only be granted if the approval of
the Preliminary Plat for such is also reinstated, if applicable. A request for Subdivision Plat
reinstatement shall follow the procedures set forth for such in the UDC Development Manual.
1. The reinstatement must be requested within 24 months of the expiration date of the
approved Subdivision Plat.
The regulations applicable to the plat per the Code currently in effect may not be
determined to be significantly different from those applied to the original approval of the
Site Plan, such that a new application for the same plan would be substantially the same.
The circumstances of the subject property, roadways and adjacent properties shall have
remained the same, so as to not change the requirements applicable to the property. Such
circumstances could include, but not be limited to, a change in the boundary of the subject
property or a change in classification of the adjacent.
CB. The Director shall have the authority to determine if a Subdivision Plat Extension or
Reinstatement meets the criteria for processing and approval.
3.08.100 Construction Plans
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B. Construction or Financing of Public Improvements
1. After approval of a Preliminary Plat, or Preliminary Final Plat the subdivider shall notify
the Development Engineer as to the construction procedure the subdivider proposes to
follow. One of the following procedures shall be used:
a. The subdivider may file construction plans, and, upon approval of the construction
plans by the Development Engineer, proceed with construction of streets, alleys,
sidewalks, and utilities that the subdivider is required to install.
b. The subdivider may elect to file a “financial guarantee of performance” as provided in
Section 13.08, in which case the guarantee of performance shall be filed with the City.
2. Upon completion of construction the subdivider shall deliver to the City a onetwo‐year
maintenance bond for guarantee of workmanship and materials as provided in Section
13.098.
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D. Approval Criteria
The purpose of the Development Engineer’s review is to ensure conformance to City policies
and standards. However, the Development Engineer’s review is limited to facts as presented on
submitted plans. The Drainage Engineer shall review any stormwater‐related issues and
comment to the Development Engineer.
1. The Development Engineer shall approve construction plans that are submitted and
sufficiently show compliance with any City‐approved or adopted design or construction
criteria manuals or in the absence of City‐approved or adopted design requirements,
standard engineering practices.
2. The City reserves the right to require corrections to actual conditions in the field that are
found to be contrary to or omitted from submitted plans.
3. The Development Engineer shall not approve construction plans that do not adequately
represent construction of the approved infrastructure and public improvements included in
the approved Preliminary Plat or Preliminary Final Plat.
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Section 3.09 Site Development Plan
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3.09.030 Criteria for Approval
A Site Development Plan shall be approved if it is in compliance with the following criteria:
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D. Site Development Plans may not be approved on any parcel of land not otherwise in
conformance with Section 3.08 of this Chapter.
DE. Compliance with any approved plat, Development Agreement or other agreement or
ordinance governing the parcel of land to which the Site Development Plan is related.
EF. Compliance with any additional Site Development Plan approval criteria required for Overlay
Districts or any Site Development Plan approval criteria adopted as part of a special area plan.
FG. Prior to final approval of any plan within the City Limits, the applicant must certify to the
Drainage Engineer that all City Drainage Manual requirements for a Stormwater Permit are met
by the Site Development Plan. Approval of the Site Development Plan constitutes approval of
the Stormwater Permit.
GH. The Site Development Plan shall conform to standard engineering practices and must be
sealed by a Professional Engineer licensed in the State of Texas, except as otherwise provided
for in this Section.
HI. The materials, embedment, and testing of all private main utility lines 6‐inches and above in
diameter shall meet the requirements of the City’s Construction Specifications and Standards
Manual and/or the approved City Building Codes.
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Section 3.10 Letters of Regulatory ComplianceZoning Verification
Letter
3.10.010 Applicability
A Letter of Regulatory ComplianceZoning Verification Letter, as defined in 3.10.020 A and B, may be
obtained upon written request as outlined in the Development Manual.
3.10.020 Types of Letters of Regulatory ComplianceZoning Verification Letter Defined
A. Zoning Verification Letter
A Zoning Verification Letter is a letter that indicates to a property owner that a specified use, clearly
identified in the application, is permitted within the Zoning District. A Zoning Verification Letter
does not authorize the property owner to proceed with a development; does not specify requirements
that must be met for future developm ent; and does not include a determination that a tract of land
may be developed.
B. Legal Lot Verification Letter
An application may be made requesting the Director, or their designee, to provide a
determination of the legal platting status of a tract of land. The determination shall be provided
in written format in compliance with Local Government Code Subsection 212.0115. The
Director shall determine the following:
1. Whether a plat is required under this Chapter for the tract of land; and
If a plat is required, whether it has been prepared and whether it has been reviewed and
approved by the appropriate approving body.
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Section 3.15 Zoning Variance and Special Exception
3.15.010 Applicability
A. Zoning Variance
In accordance with the provisions of the Texas Local Government Code Chapter 211 and 231,
the Zoning Board of Adjustment (Board) shall have the authority to hear and grant requests for
a Variance from the zoning provisions of this Unified Development Code. A Variance to the
development standards of this Code shall be considered an exception to the regulations, rather
than a right.
Waivers of the standards required for plat approval are not considered A Zoning Variance
differs from a Subdivision Variance, which applies to certain regulations pertaining to
subdivision of lands and must be requested from the Planning & Zoning Commission during
the subdivision review process.
Any Variance request up to 10 percent (10%) of any minimum or maximum measurement
required by this Code may be treated as an Administrative Exception if the Director agrees to
act on the Administrative Exception.
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3.15.020 Zoning Variance and Special Exception Process
A. Initiation
Initiation of a request for a Zzoning Variance or Special Exception may be made upon
application by the property owner of the affected property or their authorized agent.
B. Application
Application for a Zoning Variance or Special Exception must comply with the UDC
Development Manual. Applications must include all materials determined necessary by the
Director.
C. Completeness Determination
Upon submission on an application, the Director shall determine whether the application is
complete, as described in Section 3.02.040.
D. Staff Review
1. Once an application for a Zoning Variance or Special Exception request has been received
and the application deemed complete, the Director shall review the application, considering
any applicable criteria for approval, and prepare a report to the Zoning Board of
Adjustment.
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E. Notice and Hearing
1. The Zoning Board of Adjustment shall hold a public hearing for consideration of the Zoning
Variance or Special Exception request no later than 45 calendar days after the date of the
application is filed.
2. Written notice of the public hearing for a Zoning Variance or Special Exception shall be
provided as set forth in Sections 3.03 and 4.09.040 of this Code.
3. The applicant may appear at the hearing in person or by agent or attorney.
3.15.030 Criteria for Zoning Variance Review
A. Required Findings
The Zoning Board of Adjustment may authorize a Zoning Variance from the requirements of
the zoning provisions of this Unified Development Code if the variance from the terms of the
zoning provisions is not contrary to the public interest and, due to special conditions, a literal
enforcement of the requirements would result in unnecessary hardship, so the spirit of this
Code is preserved, and substantial justice done. No Zoning Variance shall be granted unless the
ZBA finds all of the following:
1. Extraordinary Conditions
That there are extraordinary or special conditions affecting the land involved such that strict
application of the provisions of this Unified Development Code will deprive the applicant of
the reasonable use of their land. For example, a Zoning Variance might be justified because
of topographic or other special conditions unique to the property and development
involved, while it would not be justified due to inconvenience or financial disadvantage.
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2. No Substantial Detriment
That the granting of the Zoning Variance will not be detrimental to the public health, safety
or welfare or injurious to other property in the area or to the City in administering this
Code.
3. Other Property
That the conditions that create the need for the Zoning Variance do not generally apply to
other property in the vicinity.
4. Applicant’s Actions
That the conditions that create the need for the Zoning Variance are not the result of the
applicant’s own actions.
5. Comprehensive Plan
That the granting of the Zoning Variance would not substantially conflict with the
Comprehensive Plan and the purposes of this Code.
6. Utilization
That because of the conditions that create the need for the Zoning Variance, the application
of this Code to the particular piece of property would effectively prohibit or unreasonably
restrict the utilization of the property.
7. Insufficient Findings
The following types of possible findings do not constitute sufficient grounds for granting a
Zoning Variance:
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B. Limitations
The Zoning Board of Adjustment may not grant a Zoning Variance when the effect of which
would be any of the following:
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C. Profitability Not to Be Considered
The fact that property may be utilized more profitably should a Zoning Variance be granted
may not be considered grounds for a Zoning Variance.
D. Limitation on Variances for Signs
No Variance for a sign may increase the overall permitted area of a sign. Sign‐related Variances
may only be granted, in accordance with this Section, for height or other location restrictions.
No Variance application(s) shall be accepted for prohibited signs listed in Section 10.04 (“Signs
Prohibited Under this Code”).
E. Variances from Floodplain or Stormwater Management Regulations
The ZBA may not approve a Variance from floodplain or stormwater management regulations.
The Planning and Zoning Commission shall hear and decide a Variance request from floodplain
or stormwater management regulations. The Commission shall use the process and criteria
outlined in Section 3.15 for making its decision on a floodplain or stormwater management
regulation Variance.
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3.15.050 Expiration of Zoning Variance and Special Exception
A. Zoning Variance
Zoning Variance approval shall expire 24 months from the date of ZBA approval unless a
Building Permit has been issued and construction commenced or, if no Building Permit is
required, a Certificate of Occupancy has been issued.
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Section 3.17 Stormwater Permit
3.17.010 Applicability
A To ensure conformance to the stormwater management provisions of this Code, a Stormwater
Permit is required prior to any land disturbance, as defined in Section 16.02, except for a single or
two‐family structure on a legal lot over one (1) acre or greater in the within the City limits or the
City’s extraterritorial jurisdiction (ETJ)to ensure conformance to the stormwater management
provisions and other applicable requirements of this Unified Development Code. Approval of a Site
Development Plan or Subdivision Construction Plans within the City Limits constitutes approval of a
Stormwater Permit for that specific development. The provisions of this Section related to
Stormwater Permitting are adopted pursuant to the authority conferred by the U.S. Environmental
Protection Agency, the Texas Commission on Environmental Quality, The Texas Local Government
Code Chapters 211 and 212, and the City Charter.
3.17.020 Review Process
Review of a Stormwater Permit shall follow the procedure set forth in Section 3.03.040.
3.17.030 Criteria for Approval
A. The applicant must ensure that the application for a Stormwater Permit was prepared or
reviewed, approved, and sealed by a Professional Engineer licensed in the State of Texas prior
to submission to the City, and that the application meets the requirements of the UDC
Development Manual.
B. A Stormwater Permit will be issued after the Drainage Development Engineer has determined
that the development meets the stormwater and pollution management requirements of
Chapter 11.
C. A Stormwater Permit is conditional upon all applicable related permits required from the Texas
Commission on Environmental Quality, the U.S. Environmental Protection Agency or any other
state or federal agency being issued by that agency.
D. A Grading Permit, processed and reviewed as a Stormwater Permit may be considered by the
Development Engineer for vegetation clearing and site grading during consideration of a Site
Development Plan in the city limits. Such a permit may be issued at the discretion of the
Development Engineer for specific activities such as understory removal and rough grading,
and shall not include removal of protected trees, utility work, paving or foundation. The
Development Engineer may revoke the permit and issue a stop‐work order if non‐compliant.
3.17.040 Responsibility for Final Action
The Drainage Development Engineer is responsible for final action on Stormwater Permits.
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3.17.050 Expiration
A Stormwater Permit shall expire 24 months after the date that the permit was issued if the
stormwater facilities are not constructed in a manner consistent with improvements identified in the
permit are not constructed.
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Section 3.19 Driveway Access Permit
3.19.010 Purpose
The purpose of a driveway Driveway Access permit Permit is to determine the safety, mobility, and
operational impacts that a proposed access connection will have on the roadway system.
3.19.020 Applicability
Driveway Access Permits are required for the following:
A. New driveway locations on roadways within the jurisdictional limits of the City of Georgetown;
B. Existing driveways on roadways within the jurisdictional limits of the City of Georgetown for
those developments which represent a change in property usage or zoning.
C. For the purposes of this Section the jurisdictional limits of the City of Georgetown shall include
properties within the municipal limits of the City as well as the Extraterritorial Jurisdiction
(ETJ).
D. The alteration of a public street curb or drainage facility, if not associated with an approved
Construction Plan or Building Permit. Such request shall comply with Chapter 12.08, Street
Excavations, of the Georgetown Municipal Code.
3.19.030 Pre-Application Conference
Pursuant to Section 3.02.010, a Pre‐application Conference is required prior to the issuance of a
permit application.
3.19.0340 Review Process
Review of a Driveway Access Permit shall follow the Administrative Review procedures set forth in
Section 3.03.040, subject to the Criteria for Approval set forth below.
3.19.0450 Criteria for Approval
No Driveway Access Permit will be denied unless it is determined by the Development Engineer that
the proposed location of the driveway will have an adverse effect upon the public safety. In making
this determination the following will be evaluated:
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3.19.0560 Submission Requirements
The Development Engineer will determine during the Pre‐application Conference Meeting if further
studies will be required. Such studies may include, but shall not be limited to, the following:
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3.19.0670 Responsibility for Final Action
The Development Engineer is responsible for final action on driveway Driveway Access
permitsPermits.
3.19.0780 Expiration
A driveway Driveway Access permit Permit will expire 18 months after issuance if the driveway is
not constructed in a manner consistent with the permit.
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Section 3.21 License to Encroach
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3.21.030 Pre-Application Conference
Pursuant to Section 3.02.010, a Pre‐Application Conference is required prior to the application for a
License to Encroach.
3.21.040 030 Review Process
Review of a License to Encroach shall follow the Administrative Review procedures set forth in
Section 3.03.040, subject to the Criteria for Approval set forth below.
3.21.050 040 Criteria for Approval
No License to Encroach will be denied unless it is determined by the Director Development Engineer
that the proposed location or type of improvement will negatively impact the function of the public
street, roadway, sidewalk, right‐of‐way, or easement or have an adverse effect upon the health,
safety, or welfare of the general public. In making this determination, the following will be
evaluated:
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3.21.060 050 Submission Requirements
Staff will may determine during the Pre‐Application Conference whether further studies will be
required. Such studies may include, but are not limited to, an Engineering Study, which may be
required at the determination of the Development Engineer. Only the elements of an engineering
study that are necessary to answer specific questions that arise during the review process will be
required for submittal.
3.21.070 060 Responsibility for Final Action
The Director Development Engineer is responsible for final action on Licenses to Encroach into a
public easement. For those requests that encroach into a public street, roadway, or sidewalk, or right‐
of‐way, the Director may not approve the License to Encroach until final approval is shall be obtained
from the City Council.
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3.21.080 070 Expiration
A. The License shall expire if the encroachment allowed per the License is not installed within 24
months of the date of License approval.
B. The City shall provide written notice at least 180 days in advance to the Licensee, its
representatives, successors, or assigns, to take possession of and use all or any part of the licensed
area in the event that such use be reasonably desired or needed by the City for street, sewer,
transportation, or any other public or municipal use or purpose. During such time, it is the
responsibility of the Licensee, its representatives, successors or assigns to remove the
encroachment(s). In such an event, the City shall have the right to cancel the revocable license as to
that portion of the licensed area so designated and required by the City.
Section 3.22 Plat Waiver Subdivision Variance
3.22.010 Applicability
A waiver variance of the certain subdivision standards of this Code, as allowed by this
Sectionprovided for within this Code, may be considered concurrently with a Preliminary Plat, Final
Plat, Minor, or Final Plat, or Replat to address unforeseen circumstances or other difficulties in
developing a property under the specific provisions of this Code. A Subdivision VariancePlat Waiver
application may be filed without a companion plat application in very limited circumstances if the
granting of the variance would eliminate the requirement of the plat, as determined by the Director.
Justification for the Plat Waiver shall be submitted and demonstrated, following the provisions of
Section 3.23.070. The Waiver(s) may be approved, conditionally approved or disapproved by the
Planning and Zoning Commission. Any approved Waiver shall be noted on the corresponding plat.
A Waiver does not constitute nor equal a Variance, the provisions of which are detailed in Section
3.15 of this Code.
3.22.020 Eligible Provisions
The provisions of this Code that are considered eligible for a plat waiver are listed below. A request
may be made for each specific provision in only these sections:
A. Section 6.02.010
A. Section 6.02.030
B. Section 6.02.040
C. Section 7.02.010
D. Section 7.02.030
E. Section 7.02.040
3.22.030 020 Initiation
Initiation of the Plat WaiverSubdivision Variance may be made upon submittal of a complete
application by a property owner or their designated agent.
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3.22.040 030 Application and Completeness Determination
The applicant shall submit all of the information required in the UDC Development Manual. The
Director is responsible for determining the completeness of an application submitted, pursuant to
Section 3.02.040.
3.22.050 040 Staff Review
A. The Director shall review the application, considering applicable criteria for approval, and
prepare a report to the Planning and Zoning Commission.
B. The Director may establish procedures for administrative review necessary to ensure
compliance with this Code and state statute.
C. The Director may assign staff to review the application and make a report to the Director.
D. The Director’s report may include a recommendation for final action.
3.22.060 050 Planning and Zoning Final Action
Following notice in accordance with Section 3.03, the Commission shall hold a public hearing in
accordance with its rules and state law and consider the Plat WaiverSubdivision Variance, Director’s
report, state law, and compliance with this Code, and take final action. Approval of a Subdivision
Variance shall require a super‐majority vote of the members present. Any approved Subdivision
Variance shall be noted on all corresponding plats, if applicable.
3.22.070 060 Approval Criteria
A Plat WaiverSubdivision Variance may be approved, conditionally approved, or disapproved. At
least three four of the following factors are required for approval:
A. That the granting of the waiver variance will not be detrimental to the public health, safety or
welfare or injurious to other property in the area or to the City in administering this Code.
B. That the granting of the waiver variance would not substantially conflict with the
Comprehensive Plan and the purposes of this Code.
C. That the conditions that create the need for the waiver variance do not generally apply to other
property in the vicinity.
D. That application of a provision of this Code will render subdivision of the land impossible.
E. Where the literal enforcement of these regulations would result in an unnecessary hardship.
3.22.080 Expiration of Plat WaiverSubdivision Variance
The Subdivision VariancePlat Waiver(s) shall expire if the Preliminary, Administrative, or Final
Platcorresponding plat expires, according to the timing specified in Section 3.08 of this Code. The
Subdivision VariancePlat Waiver(s) shall have no authority beyond the recorded plat note(s).
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Chapter 6 Residential & Agriculture Zoning Districts: Lot,
Dimensional & DesignDevelopment Standards
Section 6.01 General
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6.01.020 Purpose and Intent
The Residential Lot, Dimensional and Design StandardsThis Chapter establishes regulations
development standards for residential developmentresidential properties within the city limits and ETJ
of the City of Georgetown in any Residential Zoning District (see Table 4.01.010 for list of Residential
Zoning Districts), development in any other zoning districts as required elsewhere in this Code, and
minimum requirements for development within the City’s extraterritorial jurisdiction (ETJ).
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6.01.030 Applicability
A. Within the Extraterritorial Jurisdiction (ETJ)
All residential development within the City’s ETJ is subject to the following sections:provisions of
1. Section 6.02.010.
2. Section 6.02.020, if fire services are provided by the City of Georgetown.
B. Within the City Limits
1. All residential development within the City Limits isa Residential Zoning District shall be
subject to all the provisions of this Chapter.
2. All residential development within a Non‐residential Zoning District shall be subject to the
provisions of Sections 6.05 and 6.06 in addition to the development standards of the zoning
district in which it is located.
3. All non‐residential development within a Residential Zoning District or the Agriculture
District shall be subject to the Building Design Standards set forth in Section 7.04 and the
Lighting Standards set forth in Section 7.05 in addition to the development standards of the
zoning district in which it is located.
Section 6.02 Uniform Development Standards
6.02.010 General Lot Requirements
No building permits or other development approvals shall be issued for development that does not
meet the following minimum requirements:
A. All new development shall be located on a legal lot or tract meeting the requirements of Section
3.08 of this code.
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B. All new lots or tracts shall have a minimum lot width and street frontage along a public street as
followsdevelopment (with the exception of open space or drainage lots) shall have direct access
and frontage on one of the following:
1. A public streetWithin the city limits the minimum lot width and street frontage shall be in
accordance with the zoning district in which it is located.; or
2. A public street via a public alley.Within the ETJ the minimum lot width and street frontage
shall be 25 feet.
3. A Subdivision Variance varying or waiving these requirements may be requested pursuant
to Section 3.22 of this Code.
C. All development applications submitted after October 27, 2009, shall meet the provisions of
Paragraph (B), above, at a minimum width of 25 feet.
D. Intersection visibility shall comply with the provisions set forth in Section 12.03.050.
E. Side lot lines shall intersect rights‐of‐way at an angle between 60 and 90 degrees on a straight
street or from the tangent of a curved street.
F. All lots must be numbered consecutively within each block, phase and plat.
G. No building or structure shall be constructed across lot lines.
6.02.020 Fire Code Compliance
C. All development within the city limits and areas of the ETJ where the City provides fire
protection services shall comply with the applicable standards contained in the International Fire
Code, as adopted in the City of Georgetown Code of Ordinances, Chapter 8.04. When such
standards conflict with any lot, dimensional, and design standards of this Code, the International
Fire Code standards shall apply.
6.02.030 Lot Standards
A. Structures per Lot
No more than one principal structure may be erected on a single lot or parcel, except as otherwise
specifically provided in this Chapter or under the criteria in Section 5.03.
B. Existing Structures
The subdivision or re‐subdivision of a tract or lot shall not cause an existing permanent structure
to violate the standards of this Code.
C. Structures Crossing Lot Lines
Lots with an existing building or other permanent structure built across a shared lot line shall be
treated as a single lot, with the shared lot line not considered for measurement of all dimensional
standards. All required dimensional standards, including required setbacks and lot coverage
standards shall be applied as if the two individual lots were a single lot. No portion of the two
lots may be replatted if such replatting would cause the combined lots to become noncompliant
with any provisions of this Code or the City Code of Ordinances or any other City requirement.
The provisions of this Section apply only to buildings or permanent structures that were in
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existence on or before March 11, 2003, and no new building or structure shall be constructed
across lot lines.
D. Double Frontage
1. Residential lots shall not have frontage on two non‐intersecting local or collector streets,
unless access is restricted to the street with the lower classification.
2. Residential lots shall not take vehicular access from an arterial street if access to a local street
is available.
3. Non‐Residential development in Residential Districts on lots with double frontage shall have
offset access points from the opposing streets to inhibit cut‐through traffic.
6.02.040 Blocks
A. Width
Blocks shall have sufficient width to provide for two tiers of lots except where a single tier may:
1. Separate lots from an incompatible use;
2. Accommodate a requirement for single loaded streets;
3. Allow for unusual topographical conditions; or
4. When located adjacent to the outer perimeter of a subdivision.
B. Length
Block lengths shall not exceed 20 lots or be longer than 1,320 feet, whichever is shorter. Block
lengths shall be ended only by the intersection of a public street except where there is no public
street intersection due to the presence of parks, open spaces or other similar uses with at least 100
feet of street frontage on the relevant block.
Section 6.03 Development Standards
6.03.010 General
A. In addition to the lot, dimensional, and design standards in this Chapter, all residential
development in a Residential Zoning District or in the Agricultural District shall comply with any
applicable requirements contained in other Chapters of this Code.
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
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code as adopted by the City of Georgetown (e.g., Fire Code, Building Code) the more restrictive
or stringent provision shall apply.
6.0302.020 AG – Agriculture District
****
A. Lot and Dimensional Standards
AG - Agriculture
Lot Size, minimum 2 acres
Lot Width, minimum feet 100
Corner Lot Width, minimum feet 100
Front Setback, minimum feet 25
Side Setback, minimum feet 10
Rear Setback, minimum feet 20
Side/Rear Street Setback, minimum feet 20
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
****
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
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6.0302.030 RE - Residential Estate District
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A. Lot and Dimensional Standards
RE - Residential Estate
Lot Size, minimum 1 acre
Lot Width, minimum feet 100
Corner Lot Width, minimum feet 100
Front Setback, minimum feet 25
Side Setback, minimum feet 10
Rear Setback, minimum feet 20
Side/Rear Street Setback, minimum feet 20
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
****
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
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6.0302.040 RL - Residential Low Density District
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A. Lot and Dimensional Standards
RL - Residential Low Density
Lot Size, minimum square feet 10,000
Lot Width, minimum feet 70
Corner Lot Width, minimum feet 70
Front Setback, minimum feet 20
Side Setback, minimum feet 10
Rear Setback, minimum feet 10
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
****
D. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
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6.0302.050 RS - Residential Single-family District
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A. Lot and Dimensional Standards
RS - Residential Single-family
Lot Size, minimum square feet 5,500
Lot Width, minimum feet 45
Corner Lot Width, minimum feet 55
Front Setback, minimum feet 20
Side Setback, minimum feet 6
Rear Setback, minimum feet 10
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
****
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
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6.0302.060 TF - Two-family District
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A. Lot and Dimensional Standards
TF - Two Family
Lot Size, minimum square feet 7,000
Dwelling Size, minimum square feet 3,500
Dwellings per Structure, maximum 2
Lot Width, minimum feet 70 (C.1)
Corner Lot Width, minimum feet 780
Front Setback, minimum feet 20
Side Setback, minimum feet 6
Rear Setback, minimum feet 10
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
****
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Accessory Structures, Garages and CarportsSite Design Standards, Section 6.0605.
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6.0302.070 TH – Townhouse District
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A. Lot and Dimensional Standards
TH - Townhouse
Townhouse Lot Size, minimum square feet 2,000
Dwelling Units per Row, maximum 6
Townhouse Lot Width, minimum feet 22
Corner Lot Width, minimum feet 32
Front Setback, minimum feet 15
Non-shared Wall Side Setback, minimum feet 10
Shared Wall Side Setback, minimum feet 0
Rear Setback, minimum feet 15
Side/Rear Street Setback, minimum feet 15
Street Facing Garage Setback, minimum feet 250
Unloaded Street Setback, minimum feet 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
****
E. Other Requirements of This Chapter
1. Dimensional Interpretations and Exceptions, Section 6.0504.
2. Site Design StandardsAccessory Structures, Garages and Carports, Section 6.0605.
3. Common Recreation Amenity Area, Section 6.06.020.
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6.0302.080 MF-1 - Low Density Multi-family District
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A. Lot and Dimensional Standards
MF-1 - Low Density Multi-family
Lot Size, minimum square feet 12,000
Dwelling Units per acre, maximum 14
Apartment Units per structure, maximum 12
Lot Width, minimum feet 50
Front Setback, minimum feet 20
Side Setback, minimum feet 10
Side Setback to Residential District, minimum feet 20
Rear Setback, minimum feet 10
Rear Setback to Residential District, minimum feet 20
Side/Rear Street Setback, minimum feet 15
Unloaded Street Setback 20
Building Height, maximum feet 35
Impervious Cover, maximum % See Section 11.02
****
E. Other Requirements of this Code
1. Dimensional Interpretations and Exceptions, Section 6.0504
2. Accessory Structures, Garages and Recreation AreasCarports, Section 6.0605
3. Common Recreation Amenity Area, Section 6.06.020
4. Chapter 8, Tree Preservation, Landscaping, and Fencing
5. Chapter 9, Off‐Street Parking and Loading Dr
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6.0302.090 MF-2 - High Density Multi-family District
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A. Lot and Dimensional Standards
MF-2 - High Density Multi-family
Lot Size, minimum 2 acres
Dwelling Units per acre, maximum 24
Apartment Units per structure, maximum 24
Lot Width, minimum feet 50
Front Setback, minimum feet 25
Side Setback, minimum feet 15
Side Setback to Residential District, minimum feet 30
Rear Setback, minimum feet 15
Rear Setback to Residential District, minimum feet 30
Side/Rear Street Setback, minimum feet 20
Unloaded Street Setback 20
Building Height, maximum feet 45
Impervious Cover, maximum % See Section 11.02
****
E. Other Requirements of this Code
1. Dimensional Interpretations and Exceptions, Section 6.0504
2. Accessory Structures, Garages and Amenity AreasCarports, Section 6.0605
3. Common Amenity Area, Section 6.06.020
4. Chapter 8, Tree Preservation, Landscaping, and Fencing
5. Chapter 9, Off‐Street Parking and Loading Dr
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6.0302.0100 MH - Manufactured Housing District
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Section 6.0403 Mixed Use
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Section 6.0504 Dimensional Interpretations and Exceptions
6.0504.010 Minimum Lot Exceptions
****
B. Minimum Lot Width
1. The minimum lot width for lots fronting a cul‐de‐sac may be reduced to a minimum of 30
feet at the front property line provided that the minimum required lot width is provided at
the front setback line.
2. The minimum lot width may be reduced to 40 feet with approved rear access for any district.
3. The following types of lots, as defined in Section 16.02, are exempt from the minimum lot
width requirements in all Residential Zoning Districts:
a. Open Space Lots;
b. Landscape Lots;
c. Drainage Lots;
d. Median Lots; and
e. Access Lots.
6.0504.020 Setbacks
The setback provisions in this Section apply to lots in the Agriculture District and all Residential
Districts, unless otherwise specified in this Chapter.
A. General
1. No building, structure, or other development feature shall be located within a required
setback or yard unless otherwise specified in this Section.
2. No part of a setback or other open space required in connection with any building, lot or use
for the purpose of complying with this Code shall be included for any other building, lot, or
use as part of a setback or open space.
3. When determining the setbacks for corner lots, the front line shall be adjacent to the shortest
street dimension of the lot. In instances where the lot is relatively square or otherwise
unusually shaped, a request may be made to the Director for a determination of the front lot
line.
4. When determining the setback for lots with more than one street frontage, other than corner
lots, the Planning Director shall determine the front lot line on the basis of street
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classification, lot dimensions, building orientation, access, traffic flow, proximity of building
to the street, and other best planning practices.
B. Setback Reductions and Exceptions
1. Alleys
a. When residential driveway access is taken from an alley, the garage setback to the alley
may be reduced to 10 feet.
b. On lots with where driveway access is only permitted via an alleyapproved rear access,
the minimum front setback may be reduced to 15 feet.
c. 2. On lots with an approved private rear access easement, rear setbacks shall be
measured from the nearest boundary of the easement. For all other lots, rear setbacks
shall be measured from the rear property line.
3. A minimum side setback of 10 feet shall be provided along all side lot lines that parallel a
public street, except as follows:
a. The side setback shall be 25 feet when adjacent to a roadway classified in this Code as a
freeway or the frontage road of a freeway.
b. The side setback shall be 20 feet for a garage or carport taking access from a side street.
(See Section 6.06.010)
42. Where the front, side and rearlot setbacks reduce the buildable width or depth of an existing
corner lot to less than 40 feet, the Director is authorized to reduce the required front setback
on the longer street side as much as necessary to increase theto provide a minimum
buildable width or depth of to 40 feet. In the event that the street sides of the lot are of equal
length, the reduction shall be made on the side which lies on the shorter side of the block.
53. When an existing setback is reduced because of a conveyance to a federal, state or local
government for a public purpose and the remaining setback is at least 50% of the required
minimum setback for the District in which it is located, then that remaining setback will be
deemed to satisfy the minimum setback requirements of this Code.
64. Properties in the Old Town Overlay District may request a Certificate of Appropriateness for
setback exception in accordance with Section 3.13 of this Code.
5. Adjacent lots with a building or other permanent structure built across the shared lot line on
or before March 11, 2003, shall be treated as a single lot, with the shared lot line not
considered for measurement of all dimensional standards.
C. Features Allowed Within Required Setbacks
The following features are allowed tomay be located within a required setback:
****
11. Stormwater ponds, pursuant to the setback limitations and design criteria in Section 11.04 of
this Code.
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11. Parking areas that cover up to 50% of the required front setback provided that:
a. Landscape buffers eight feet wide are provided between the property line and the
nearest side of the parking pad, and also between the structure and the nearest side of
the parking pad. These buffers must be landscaped and each shall contain a 3 foot high
screen consisting of a continuous berm, hedge or wall;
b. The parking is on a paved surface, as that term is defined in this Code; and
c. The impervious coverage requirements in Section 11.02 are met.
12. None of the features above (except plant material and public sidewalks) shall extend into a
public easement without approval of a License to Encroach.
6.0504.030 Building Height
****
Section 6.0605 Accessory Structures, Garages and Amenity
AreasCarports
6.0605.010 Accessory Structures, Garages and Carports
The requirements of this Section apply to the AG, Agriculture District and all Residential Districts,
except as specified.
A. Accessory structures and buildings shall meet the dimensional standards of the base zoning
district, except as specified in this Section. However, properties in the Old Town Overlay District
may request a Certificate of Appropriateness for setback exception in accordance with Section
3.13 of this Code.
B. The accessory structure shall only be located on a lot with a principal structure, unless two
adjacent lots have common ownership, in which case the structures may be located on different
lots. In such instance, the accessory structure shall be located in the rear yard as determined by
the lot with the principal structure on it.
C. The square footage of an accessory structure shall not exceed 25% of the square footage of the
principal structure. However, the maximum accessory structure square footage may exceed 25%
of the principal structure to allow for the construction of a detached two‐car garage, not to exceed
600 square feet. For the purposes of this calculation, the square footage of an attached garage
shall not be considered part of the principal structure.
D. Accessory structures measuring 8 feet or less in height are allowed in the setbacks in the rear
yard up to 3 feet from the property line, but may not extend into any P.U.E.
E. Garages and carports, whether attached or detached from the principal structure, shall be set
back a minimum of 20 feet from the public street from which the associated driveway takes
access or a minimum of 10 feet when taking access from a public alley.
FE. No more than 30% of the rear yard may be covered with accessory buildings or structures.
However, the maximum coverage may be extended to 50% of the rear yard to allow for the
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construction of a detached two‐car garage, not to exceed 600 square feet. All impervious cover
requirements in Section 11.02 shall be met.
GF. Accessory dwelling units located in accessory structures in the AG, RE, RL, and RS Districts are
allowed subject to the limitations provided for in Section 5.02.020.B or within a Housing
Diversity Development without limitations (as detailed in Section 6.07.020).
Section 6.06 Common Amenity Area
6.06.020 010 Common Amenity Area
A. Applicability
The provisions of this Section apply to:
1A. Townhouses;
2B. Attached or detached multifamily development;
3C. Manufactured housing parks; and
4D. Any development type where more than two (2) dwelling units are located on the same parcel.
6.06.020 B. Common Recreation Amenity Area Requirements
1A. Common amenity area shall be provided by the developer. This amenity area is in addition to
any required parkland dedication or private open space requirement.
2B. The amenity area shall be privately constructed, maintained, and operated by the developer,
residents of the subdivision through an incorporated homeowners association or property
owners association, or the owner of the manufactured home lease community, and the person or
entity responsible for ownership and maintenance. Operational responsibilities shall be noted on
the plat and/or on a separate instrument recorded in the Official Records of Williamson County.
3C. Common amenity area(s), accessible to all residents, shall be provided at the following rate:
Number of Dwelling Units Minimum Number of Amenities
0-12 0
13-49 1
50-99 2
100-149 3
150-199 4
200 or more 5
4D. The required amenity area(s) shall be selected from those listed below. Director approval shall be
required for any amenity types not listed. When more than one amenity is required, they shall
differ from one another.
a1. Playground equipment ‐ manufacturer must certify that it meets all commercial recreational
safety standards
b2. Picnic areas – minimum of two (2) tables and two (2) cooking grills per 100 dwelling units
c3. Trails (walkways or bike trails) ‐ at least the distance of the perimeter of the property
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d4. Landscaped sitting areas – minimum of one (1) bench per building either in an organized
grouping or dispersed throughout development
e5. Fenced dog park ‐ minimum size of 2,500 square feet with 25‐foot minimum depth
f6. Private fitness facility
g7. Business center
h8. Sport courts
i9. Clubhouse – to include kitchen and social room for resident use
j10. Swimming Pool
k11. Laundry facility
l12. After school center for children
m13. Community garden – minimum 200 square feet
5E. The common amenity area shall be designed to adequately serve the number of dwellings within
the development, according to accepted City standards set by the Parks and Recreation
Department. All equipment and other improvements must be of commercial quality and
approved by the Director of Parks and Recreation.
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Section 6.07 Special Development Types
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6.07.020 Housing Diversity Development
****
Table 6.07.020.C: Housing Diversity Dimensional Standards ¹
Standard Single Family,
Detached
Single
Family,
Attached
Two- family Townhouse
Lot Size, minimum 7,500 4,500 7,000 6,000 1,750
Dwelling Size, minimum - - 3,500 3,000 --
Dwellings per structure, max. - - 3 2 7
Lot Width, minimum feet 60 35 ² 35 ² 60 20
Corner Lot Width, minimum feet 65 40 40 65 25
Front Setback, minimum feet 15 15 15 15 5 ³
Side Setback, minimum feet 10 6 6 6 10
Rear Setback, minimum feet 10 10 10 10 15
Side/Rear Street Setback,
minimum feet 15 15 15 15 15
Garage Setback 20 20 20 20 20
Unloaded Street Setback 20 20 20 20 20
Building Height, max. feet 35 40 40 40 45
Impervious Coverage, max % See Section 11.02 “Impervious Cover”
Perimeter Buffer, min.
feetLandscaping and
Bufferyards
See Chapter 8 “Tree Preservation, Landscaping and
Fencing”
1. All Standards in Table 6.07.020.C shall meet any specific requirements of the allowed housing
type, as detailed elsewhere in this Chapter. When a conflict occurs between such requirements
and the standards of this Table, the Table shall apply.
2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots.
3. See Section 6.0302.070.C.1.a for clarification.
****
6.07.030 Workforce Housing Development
****
Table 6.07.030 Workforce Housing Dimensional Standards
Standard RS TF TH MF-1 MF-2
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Lot Size, Minimum 4,500 6,000 1,750 12,000 2 acres
Dwelling Units per acre, max -- -- -- 14 24
Dwelling Size, Minimum -- 3,000 1750 --
Dwellings per structure, Max -- 2 8 20 50
Lot Width, minimum feet 35 2 60 20 50 50
Corner Lot Width, minimum feet 40 65 25 - -
Front Setback, minimum feet 10 10 10 15 15
Side Setback, minimum feet 5.5 5.5 7.5 10 10
Side Setback to Residential District,
minimum feet -- -- -- 20 30
Rear Setback, minimum feet 7.5 7.5 10 10 15
Rear Setback to Residential District,
minimum feet -- -- -- 20 30
Side/Rear Street Setback, minimum feet 10 10 10 15 15
Garage Setback 20 20 20 -- --
Unloaded Street Setback 15 15 15 20 20
Building Height, max feet 40 40 45 35 45
Impervious Coverage, max % See Section 11.02 "Impervious Cover"
1. All Standards in Table 6.07.030 shall meet any specific requirements of the allowed housing type, as
detailed elsewhere in this Chapter. When a conflict occurs between such requirements and the
standards of this Table, the Table shall apply.
2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots.
****
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Chapter 7 Non-Residential Zoning Districts: Lot, Dimensional,
and DesignDevelopment Standards
Section 7.01 General
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7.01.020 Purpose and Intent
The Non‐Residential Lot, Dimensional, and Design StandardsThis Chapter establishes lot sizes and
development standards for non‐residential properties within the city limits and ETJ of the City of
Georgetown and minimum requirements for development within the City’s Extraterritorial
Jurisdiction (ETJ). The provisions of this Chapter apply, unless otherwise specified, to development
in the zoning districts classified as Non‐ Residential, Special Purpose (excluding AG, Agriculture),
and Mixed‐Use (see Table 4.01.010 for the list of Zoning Districts) and development in any other
zoning districts as required elsewhere in this Code. For the purposes of this Chapter, all of the
above Districts shall be referred to as Non‐Residential.
****
7.01.030 Applicability
A. Within the Extraterritorial Jurisdiction (ETJ)
All non‐residential development within the City’s ETJ is subject to the following sections:
1. provisions of Section 7.02.010.
2. Section 7.02.020, if fire services are provided by the City of Georgetown.
B. Within the City Limits
1. All non‐residential development within the City Limits isa Non‐Residential Zoning
District shall be subject to all the provisions of this Chapter.
2. All non‐residential development within a Residential Zoning District shall be subject to
the Building Design Standards set forth in Section 7.04 and the Lighting Standards set
forth in Section 7.05 in addition to the development standards of the zoning district in
which it is located.
3. All residential development within a Non‐residential Zoning District shall be subject to
the provisions of Sections 6.05 and 6.06 in addition to the development standards of the
zoning district in which it is located.
Section 7.02 Uniform Development Standards
7.02.010 General Lot Requirements
No building permits or other development approvals shall be issued for development that does not
meet the following minimum requirements:
A. All new development shall be located on a legal lot or tract meeting the requirements of
Section 3.08 of this Code.
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B. All development new lots or tracts shall have a minimum lot width or street frontage along a
public street as follows(with the exception of open space or drainage lots) shall have direct
access and frontage on one of the following:
1. A public street Within the city limits the minimum lot width or street frontage shall be in
accordance with the zoning district in which it is located.; or
2. A public street via a public alleyWithin the ETJ the minimum lot width or street frontage
shall be 25 feet.
3. Private streets may be utilized to meet the minimum requirements when providing
frontage to a non‐residential Multi‐lot Unified Development meeting the requirements of
Section 7.02.030.E.
4. A Subdivision Variance varying or waiving these requirements may be requested
pursuant to Section 3.22 of this Code.
C. All lots created after October 27, 2009, shall meet the provisions of Paragraph (B), above, at a
minimum width of 25 feet.
D. All structures must be situated on a lot so as to provide safe and convenient access for
servicing, fire protection, on‐site parking, landscaping, utility easements, and right‐of‐way.
E. Intersection visibility shall comply with the provisions set forth in Section 12.03.050.
F. Side lot lines shall intersect rights‐of‐way at an angle between 60 and 90 degrees on a straight
street or from the tangent of a curved street.
G. All lots must be numbered consecutively within each block, phase or section.
H. No building or structure shall be constructed across lot lines.
7.02.020 Fire Code Compliance
DC. All development within the city limits and areas of the ETJ where the City provides fire
protection services shall comply with the applicable standards contained in the International
Fire Code, as adopted in the City of Georgetown Code of Ordinances, Chapter 8.04. When
such standards conflict with any lot, dimensional, and design standards of this Code, the
International Fire Code standards shall apply.
7.02.030 Lot Standards
A. Principle Structures Per Lot
More than one principal structure may be erected on a single lot or parcel, provided each
structure and its development site meet all building and site requirements of this Code.
B. Existing Structures on a Lot
The subdivision or re‐subdivision of a tract or lot shall not cause an existing permanent
structure to violate the standards of this Code.
C. Structures Crossing Lot Lines
Lots with an existing building or other permanent structure built across a shared lot line shall
be treated as a single lot, with the shared lot line not considered for measurement of all
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dimensional standards. All required dimensional standards, including required setbacks and
lot coverage standards shall be applied as if the two individual lots were a single lot. No
portion of the two lots may be replatted if such replatting would cause the combined lots to
become noncompliant with any provisions of this Code or the City Code of Ordinances or any
other City requirement. The provisions of this Section apply only to buildings or permanent
structures that were in existence on or before March 11, 2003, and no new building or
structure shall be constructed across lot lines.
7.02.040 Block Width
Blocks shall have sufficient width to provide for two tiers of lots except where a single tier may:
1. Separate lots from an incompatible use;
2. Accommodate a requirement for single loaded streets;
3. Allow for unusual topographical conditions; or
4. When located adjacent to the outer perimeter of a subdivision.
Section 7.03 Development Standards
7.03.010 General
A. In addition to the lot, dimensional, and design standards in this Chapter, all Non‐ Residential
development in a Non‐Residential, Special Purpose and Mixed‐Use Zoning District shall
comply with any applicable requirements contained in other Chapters of this Code.
B. All residential development in a Non‐Residential Zoning District shall comply with the lot,
dimensional, and design standards of this Chapter. Additionally, townhouse development
shall be required to meet the standards of Sections 6.03.070.C and 6.02.020. See Section
5.02.020.E related to Special Use Permits for multi‐family uses in a C‐1, C‐3, BP, or MUDT
district.
C. In the case of any conflict between the lot, dimensional or design standards in this Chapter
and in any other provision of this Code, the City Code of Ordinances or any national or
international code as adopted by the City of Georgetown (e.g., Fire Code, Building Code), the
more restrictive or stringent provision shall apply.
7.0302.020 Non-Residential Lot and Dimensional Standards
****
7.0302.030 Dimensional Interpretations and Exceptions
A. Minimum Lot Size and Width Exceptions
No building permit or development approval shall be issued for a lot that does not meet the
minimum lot size or width requirements of this Code except in the following cases:
1. Nonconforming lots shall be used in accordance with the provisions set forth in Chapter
14.
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2. Utilities using land or an unmanned building covering less than 1,000 square feet of site
area shall be exempt from minimum lot size standards.
3. The following types of lots, as defined in Section 16.02, are exempt from the minimum lot
size and width standards of this Chapter:
a. Open Space Lots;
b. Landscape Lots;
c. Drainage Lots;
d. Median Lots; and
e. Access Lots.
****
C. Setback Reductions and Exceptions
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4. Features Allowed Within Required Setbacks
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ix. Stormwater ponds, pursuant to the setback limitations and design criteria in
Section 11.04 of this Code.
b. None of the features above (except plant material and public sidewalks) shall extend
into a public easement without approval of a License to Encroach.
5. Adjacent lots with a building or other permanent structure built across the shared lot line
on or before March 11, 2003, shall be treated as a single lot, with the shared lot line not
considered for measurement of all dimensional standards.
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Section 7.04 03 Building Design Standards
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Section 7.05 04 Lighting Standards
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Chapter 9 Off-Street Parking and Loading
Section 9.01 General
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9.01.030 Applicability
Off‐street parking and loading standards required by this Chapter apply within Georgetown’s
city limits in the following circumstances, in addition to any additional standards or
requirements provided for this Code:
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Section 9.02 Parking Requirements
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9.02.020 Parking Exceeding Minimum Requirements
All off‐street parking spaces shall be constructed of a Paved Surface, as defined in this Code,
whether meeting or exceeding the minimum requirements. Pursuant to Section 8.04.040.B.2,
each parking stall in excess of the required shall be calculated as 1.5 stalls for purposes of the
required shade trees.
****
9.02.050 Alternative Parking Plans (moved to new Section 9.06)
Section 9.03 Parking Space and Parking Lot Design
9.03.010 Location, Setbacks and Buffering of Required Parking
Except as expressly stated in this Section or in an approved Alternative Parking Plan, all
required off‐street parking spaces must be located on the same lot as the principal use. In ,
except for Housing Diversity Developments, where two spaces or more are required per unit,;
one space shall be located on the same lot, and the remaining spaces within 200 feet of the lot.
9.03.020 Parking Space and Parking Lot Design
A. Parking Space Dimensions
1. Required off‐street pParking spaces shall have minimum dimensions of 9 feet in
width by 18 feet in length, unless otherwise indicated within this Section. When
located adjacent to a public sidewalk, off‐street or on‐street head‐in or angled
parking shall require curb stops so as not to impede the pedestrian
walkway.Parking space length may be reduced to 16 feet provided there is a 2‐foot
overhang from the curb or back of the wheel stop in accordance with Figure
9.03.020.A below:
Figure 9.03.020.A
(Graphic Deleted)
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2. Subject to approval by the Director, parking areas with 20 or more parking spaces,
may allocate up to 10 % of the minimum number of required parking spaces to
reduced size vehicles, including compact cars and motorcycles, if designed to the
following standards:
a. A compact car space shall not be less than 8 feet in width an d 16 feet in length;
b. A motorcycle space shall not be less than 4.5 feet in width and 8 feet in length;
c. Reduced size spaces shall be laid out in a group and appropriately identified as
intended for exclusive use by the specified vehicle;
d. Tandem parking spaces may be utilized only for multi‐family, not to exceed
10% of the required total off‐street parking spaces and only within an enclosed
garage structure. Tandem spaces shall not count towards the required off‐street
parking spaces for single‐ and two‐family dwellings. In the Downtown Overlay,
tandem spaces for any use may considered with an Alternative Parking Plan,
per Section 9.02.060.
d. Other parking space designs may be considered and shall be submitted to the
Director for review.
3. Parallel parking spaces shall not be less than 8.5 feet in width and 22 feet in length.
4. Parking spaces designated as Handicapped shall comply with the design and
location requirements of the American National Standards Institute (A117.1) and
the Texas Department of Licensing and Regulation.
5. Parking spaces internal to the site may be reduced to 16 feet in length with a two‐
foot overhang onto grass or other flat surface. This reduction shall not apply to a
bufferyard, screening area or sidewalk.
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B. Aisle Widths
The minimum two‐way drive aisle width shall be 24 feet when there is not parking on
either side of the drive aisle. One‐way and two‐way drive aisle widths adjoining off‐
street parking spaces must comply with the following standards:
Table 9.03.020B Minimum Aisle Width for Specified Parking
Parking Angle Stall Width (ft) Aisle Width
One Way Two Way
Parallel 8.5 13 26
30° or 45° or less 9 13 26
30° or 45° or less 10 12 24
60° 9 16 --26
60° 10 15 --24
75° 9 23 --26
75° 10 22 --24
90° 9 -- 26
90° 10 -- 24
C. Markings
1. Each required off‐street parking space and off‐street parking area shall be identified
by surface markings at least 4 inches in width. Markings shall be visible at all times.
Such markings shall be arranged to provide for orderly and safe loading,
unloading, parking, and storage of vehicles.
2. One‐way and two‐way accesses into required parking facilities shall be identified
by directional arrows on the pavement.
D. Surfacing and Maintenance
1. All required parking, driveways, drive aisles, and entrances driveway approaches
shall be constructed and maintained withhave a Paved Surface, as defined in this
Code., as approved by the Development Engineer. . Exceptions to the Paved Surface
material requirements may be considered administratively by the Urban Forester and
Development Engineer in order to protect critical root zone for Heritage Trees.
2. All designated fire lanes shall be paved according to the typical street cross sections
for local street design in the City of Georgetown Construction Specifications and
Details, and kept in a dust‐free condition at all times.
3. In a Residential Estate subdivision or rural lot, residential driveways may be
constructed of a non‐Paved Surface material if outside of the right‐of‐way and not in
an area designated for required off‐street parking.
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E. Access
Required off‐street parking spaces shall not have direct access to a public street, with or
highway. Access to required parking spaces shall be providedaccess provided by on‐site
driveways. Off‐street parking spaces shall be accessible without backing into or
otherwise reentering a public right‐of‐way. In unique circumstances on local streets, the
Director may consider, through an Alternative Parking Plan, parking spaces with direct
access from the street if there is determined to be little or no negative impact on
surrounding properties or the function of the public street.
F. Parking
All required parking shall be constructed of a Paved Surface. No parking shall be
allowed on any surface other than a paved surface.
Section 9.04 Vehicle Stacking Areas
9.04.010 Minimum Number of Spaces
Off‐street stacking spaces shall be provided as indicated in the following Table. Off‐street
stacking spaces shall be in addition to any required parking and loading spaces.
Table 9.04.010 Minimum Off-Street Stacking Spaces
Activity Type Minimum
Spaces Measured From
Bank teller lane 4 Teller or Window
Automated teller machine 3 Teller
Restaurant drive through 6 Order Box
Restaurant drive through 4 Order Box to Pick-Up Window
Car lubrication stall 2 Entrance to stall
Car wash stall, automatic 4 Entrance to wash bay
Car wash stall, self-service 3 Entrance to wash bay
Day Care drop off 3 Facility passenger loading area
Gasoline pump island 2 Pump Island
Parking lot, controlled entrance 4 Key Code Box
Apartment gated entrance 4 Key Code Box
School (Public and Private) Determined by Director
Other Determined by Director
9.04.020 Design and Layout
Required stacking spaces are subject to the following design and layout standards.
A. Size
Stacking spaces must be a minimum of 10 feet by 20 feet in size.
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B. Location
Stacking spaces may not impede on‐ or off‐site traffic movements or movements into or
out of off‐street parking spaces.
C. Design
Stacking spaces must be separated from other internal driveways by raised medians if
deemed necessary by the Director for traffic movement and safety. Turnaround space
shall be provided between the Key Code Box and gate for any gate‐restricted entrance to
safely allow a vehicle to exit the entrance queue.
****
Section 9.06 Alternative Parking Plans (moved from Section 9.02.050)
See Section 3.16 for the process of an Administrative Exception for an alternative parking plan.
9.06.010 Alternative Plans
An Alternative Parking Plan, processed through an Administrative Exception in accordance
with Section 3.16 of this Code, may be considered by the Director for alternatives to the
parking, stacking, or loading standards of this Chapter. An alternative plan also may be
approved by the Director for specific developments or uses that are deemed to require a
different amount of parking than the standards shown in the Off‐Street Parking Requirements
Table. The Director shall establish conditions necessary to assure the adequacy of future on‐
site parking when approving an alternate parking standard. Potential alternative parking plan
approaches and specific regulations are described below. See Section 3.16 for the process of an
Administrative Exception for an alternative parking plan.
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9.06.020 Alternative Parking Plans in a Historic Overlay District
****
E. Off‐Site Parking. Historic Preservation Officer, or designee, may approve the location of
required off‐street parking spaces on a separate lot from the lot on which the principal
use is located if the off‐site parking complies with all of the following standards.
1. Ineligible Activities. Off‐site parking may not be used to satisfy the off‐street
parking standards for residential uses (except for guest parking), restaurants
(except in the Downtown Overlay District), convenience stores, or other
convenience‐oriented uses. Required parking spaces reserved for persons with
disabilities may not be located off‐site.
21. Location. No off‐site parking space may be located more than 900 feet from the
primary entrance of the use served (measured along the shortest legal pedestrian
route) unless remote parking shuttle service is provided. Off‐site parking spaces
may not be separated from the use served by a street right‐of‐way with a width of
more than 80 feet, unless a grade‐separated pedestrian walkway is provided or
other traffic control or remote parking shuttle service is provided.
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32. Zoning Classification. Off‐site parking areas require the same or a more intensive
zoning classification than required for the use served.
43. Agreement for Off‐Site Parking. In the event that an off‐site parking area is not
under the same ownership as the principal use served, a written agreement between
the record owners will be required. The agreement must be for a specified time, and
guarantee the use of the off‐site parking area for a minimum of five years. An
attested copy of the agreement between the owners of record must be submitted to
the Historic Preservation Officer, or designee, for recording in form established by
the City Attorney. Recording of the agreement must take place before issuance of a
Building Permit or Certificate of Occupancy for any use to be served by the off‐site
parking area. An off‐site parking agreement may be terminated only if all required
off‐street parking spaces will be provided. No use shall be continued if the parking
is removed unless substitute parking facilities are provided, and the Historic
Preservation Officer, or designee, shall be notified at least 60 days prior to the
termination of a lease for off‐ site parking.
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Chapter 11 Environmental Protection
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Section 11.02 Impervious Cover
These impervious cover limitations are adopted to minimize negative flooding effects from stormwater
runoff and to control, minimize, and abate water pollution resulting from urban runoff of rainwater or
other non‐point specific sources, pursuant to §26.177 of the Texas Water Code.
11.02.010 Impervious Cover Limitation
****
D. Impervious Cover Credits
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5. Credit for Public Trails and Sidewalks
Public trails and sidewalks do not count against the maximum impervious cover percentage
but shall be accounted for in stormwater calculations.
****
Section 11.04 Stormwater Management System Requirements
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11.04.030 General Design Requirements
****
F. Design of all drainage facilities, including detention and water quality ponds, streets, inlets,
storm sewers, outfall, drainage berms, culverts, and ditches, and other associated improvements
shall conform to the City’s Drainage Criteria Manual, the City’s Construction Specifications and
Standards Manual, and the following general design standards.
1. Drainage facilities Setbacks
a. Detention and water quality ponds shall be setback a minimum of 10 feet from any public
street right‐of‐way for a planting buffer area, the requirements of which are provided in
subsection (2). Detention and water quality ponds within a street setback shall be
designed to the greatest extent possible to conform to the natural terrain of the land and,
if possible, in curvilinear, non‐rectangular shapes.
b. Detention and water quality ponds shall not be located are not allowed within any
Gateway Overlay District landscape setback/buffer.
c. All ponds shall be set back at least 20 feet from a platted residential lot.
d. Detention and water quality ponds located within the front any setback shall be designed
with a vegetated slope not to exceed 3:1 and shall not include structural walls. except
those that are necessary to convey drainage in the shortest possible route to or from the
street right‐ of‐way, as determined by the Development Engineer. Drainage facilities
include all detention ponds, water quality ponds, outlet structures, drainage berms,
improved channels, or other improvements associated with the drainage improvements..
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2. Walls, Trees, and Fencing
a. Structural walls of Ddetention ponds and water quality ponds that are located within 125
feet of a street or residential lot and visible from either at a 6‐foot‐tall vantage point within
the front street setback shall not contain concrete walls (or similar material)shall be either
constructed or faced with stone, brick or similar masonry product.
b. Shade Trees shall be planted within the street setback buffer area, spaced a minimum of
30 feet apart, installed with at least 5 feet of pervious area in all directions, shall be
irrigated, and depicted on the Construction Plans. When the tree planting area conflicts
with utilities, the buffer area and pond(s) shall be pushed back in order to accommodate
Outlet structures may be concrete. For detention and water quality ponds located behind
the Gateway landscape buffer, native stone ‐ if mortared in place or dry stacked, or sloped
grass walls are required if visible from the right‐of‐way.
c. 3. Fencing is allowed around detention and water quality ponds only if the fencing is
constructed of wrought iron or tubular steel or other similar product, not to include c. Chain
link fencing is not allowed. . TDetention and water qualityhe fence ponds shall be buffered
from a publicthe street with Shade Trees.
view by planting 5‐gallon evergreen shrubs and vines that shall, at maturity, screen at least 40%
of the view of the detention pond and fence.
43. Separate ponds for each lot within a subdivision may be utilized if they are designed with a
curvilinear contoured shape, do not require fencing, utilize vegetatedive slope stabilization
with a slope not to exceeding 3:1, and do not use structural retaining walls.
4. A Subdivision Variance to these requirements may be requested pursuant to Section 3.22 of
this Code.
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11.04.040 Building Permits and Utility Connections
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B. Plans and design calculations for all drainage facilities shall be submitted to the Drainage
Development Engineer prior to issuance of any permit within the development or subdivision.
11.04.050 Drainage Easements
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B. Design Requirements
1. Where topography or other conditions are such as to make impractical the inclusion of
drainage facilities within the road right‐of‐way, as determined by the Drainage Development
Engineer, perpetual unobstructed easements at least 15 feet in width for such drainage
facilities shall be provided across property outside the road lines and with satisfactory access
to the road. Easements shall be recorded by separate instrument and indicated on the plat.
Drainage easements shall be carried from the road to a natural watercourse or to other
drainage facilities.
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Section 11.06 Conservation Subdivisions
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11.06.010 Applicability
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C. Properties in ETJ Served by Septic Systems
Property located outside of the city limits that will not be developed with collectivized
wastewater systems are not eligible for the incentives or provisions associated with this Section.
11.05.
D. Council Consideration of Applicability of Standards
The City staff shall review a Site Analysis Map (Section 11.06.020.A) for applicable properties and
prepare a report for consideration by the Planning and Zoning Commission and City Council
stating whether the development standards in this Section 11.05 are recommended for the
property.
ED. Limit on Wastewater Service
Property developed under this Section 11.06 may be allowed to connect to the City’s wastewater
system, in compliance with the utility extension policies of this Code and all other applicable City
ordinances and policies, for the level of demand not to exceed that stated in the City’s
Comprehensive Plan for the type of Land Use category applicable to the property shown on the
City’s Future Land Use Plan.
11.06.020 Application Requirements
A. Site Analysis Map Required
The Applicant shall prepare and submit a Site Analysis Map to the Planning staff for review prior
to the submittal of an application for Preliminary Plat or Site Plan, whichever comes first. The
Planning Director shall consider approval of the Site Analysis Map, using the criteria established
in If the property meets the criterion set forth is Section 11.06.010., the Site Analysis Map must be
acted upon by the City Council prior to submittal of any subsequent application for
development. The purpose of the Site Analysis Map is to ensure that the important site features
have been adequately identified prior to the creation of the site design, the proposed open space
set‐aside will meet the requirements of this section, and whether the site is a candidate for
development using conservation subdivision design principles. The Site Analysis Map can be
prepared by a licensed landscape architect, geologist, professional engineer, surveyor or other
professional, set forth in the Development Manual. The Site Analysis Map shall include, but not
be limited to, the following features, if applicable:
****
11.06.060 Geometric and Pavement Standards
Local Sstreets within conservation subdivisions may be constructed to an alternativee cross‐section, as
described in Section 12.04.030. standards than those required in Chapter 12. The neighborhood street
network shall form an organized, connected pattern that defines the community both functionally and
visibly. Streets shall take the form of two‐way streets, two one‐way streets separated by a landscaped
median or a residential lane and shall be designed to respect and follow the existing terrain and
natural contours. Streets should, when possible, parallel existing tree lines, minimize construction and
grading costs, promote pedestrian movement and minimize crossing of primary conservation areas.
Maximum grading can be increased to 12% on local streets, where applicable. In addition, streets
should be shorter and narrower than traditional streets to lessen impervious cover and combine gentle
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curves and grade changes with traffic calming measures for safety purposes. See the Table of standards
below.
Table 11.06.060: Conservation Street Geometric Standards
Criteria Alley Residential
Lane/Loop Local Res.
Collector*
Major
Collector
Minor
Arterial
Major
Arterial
Expected ADT -- <800 <800 >800 >2,500 >12,500 >24,000
Right-of-Way
(minimum feet) 20 50 50 70 112 136 160
Pavement Widths
(minimum feet) 15 20 26 33** 44 48 48-72
Traffic Lanes 1 2 1 shared
lane 2 2-4 2-4 4-6
Lane Width
(minimum width) 15 10 10 10 11 12 12
Parking Lanes None None Both sides Both sides Both
sides*** None None
Design Speed
(mph) -- 20-25 20-25 20-25 30-35 35-40 35-40
Median Width****
(minimum feet) -- -- -- 10 16 24 24
Edge Landscaping
(both sides (in
row))
-- -- -- -- 6 12 12
Sidewalk/Trail None Both Sides Both Sides Both Sides Both Sides Both Sides Both Sides
Sidewalk Width
(minimum feet) -- 5 5 5 8 ft trail*****8 ft trail 8 ft trail
Landscape
Easement (min 10
foot width)
None Both Sides Both Sides Both Sides Both Sides Both Sides Both Sides
* Residential Collectors are required to have a 15x6 foot bulb-out in the parking lanes every 250 feet.
** Pavement widths for Residential Collectors shall only be required at a minimum of 26 feet without parking
lanes if homes do not front onto it. R.O.W. for these streets would remain at 76 feet.
*** Parking required for 2-lane roadways only
**** Edge landscaping and 8’ trails can be interchangeable and meandering according to topography, existing
vegetation, slope or desired path.
***** 8 foot trails will be built to hike/bike standards in place of 5 foot sidewalk standards and can carry both
bicycle and pedestrian traffic.
****
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Chapter 12 High Points
Purpose:
To Implement the Overall Transportation Plan, Sidewalk Master Plan, Fire Code, Future Land Use
Plan, and Trails Master Plan and review existing language
Goals:
Restructure, plan for the future, offer clarity, provide choice, insist on consistency, consider context,
ensure pedestrian facilities, improve street connectivity, standardize infrastructure while offering
flexibility, return to a subdivision variance process
Re‐organization of the chapter to distinguish between the regional, comprehensive plan
roadways and local neighborhood streets. Merged sections of Chapter 13 related to streets,
lighting, driveways, etc.
Clarify ROW dedication, reservation and improvements requirements early in chapter
Clarify that paved width measurement on all streets is back‐of‐curb for consistency of
measurement regardless of curb type
Standardize design speeds for clarity
Introduce the regional trail as a transportation pathway
Increase the ROW and pavement width of Major Collectors
Add additional ROW at intersections of arterials
Allow private streets for non‐residential multi‐lot projects
Introduce an Unloaded Residential Collector (Neighborhood Collector). De‐emphasize Loaded
Residential Collectors by reducing capacity and removing shared residential driveways
Increase pavement on local streets from 28 feet to 30 for mountable curbs, 32 ft for vertical curbs
Reduce collector ROW to 60 feet
Introduce optional Local Street cross‐section that allows street trees
Adopt DT Master Plan local street section
Street width exceptions for conservation subdivision streets and rural residential streets
Added context sensitive street design flexibility from the OTP that provide more of a complete
street in the context of mixed‐use and commercial development.
Focus on intersection spacing instead of Block Length in the code. Cul‐de‐sacs cannot be used to
break the block, mid‐block pedestrian required for long blocks.
Create administrative exception to allow a collector to end or transition into a local street
Provide a new street connection formula ensure adequate existing and future connectivity
Provide credits for collector roadways to replace local street stubs
New provision that existing platted lots cannot be used to create access for purposes of meeting
street connection requirements
Added inter‐parcel driveway connectivity requirement for non‐residential development
Added some administrative discretion in situations where connection requirements are difficult
Subdivision Variance created for situations such as incompatibility of uses and other requests
Require Regional Trails to be provided by developer with the public improvements
Shift sidewalk maintenance to non‐residential development following site plan
Adds sidewalk requirement to Rural/Estate streets depending on the type and volume of the
street
New provision that public sidewalks and trail do not count again max. impervious cover
limitations
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Page 1 of 25
Note: Chapter 12 has been reformatted and there is no red-line
Chapter 12 Pedestrian and Vehicle Circulation
Section 12.01 General
12.01.010 Purpose
An integrated and interconnected vehicle, pedestrian, and bicycle transportation network is essential
for the effective and reliable movement of people and goods. The standards in this Chapter ensure that
streets function in an interdependent manner, provide for accessibility and walkability, plan for
emergency services, and provide continuous and logical transportation routes. Streets shall be planned
and constructed so that their arrangement, size, character, and design is considered in relation to
existing and future streets, topography, public safety and convenience, and an appropriate relationship
with the built environment. The City’s Comprehensive Plan shall guide the location and functionality
of the transportation network.
12.01.020 Authority
The provisions of this Chapter are adopted pursuant to Texas Local Government Code Chapters 211
and 212, and the City Charter.
12.01.030 Applicability
A. The standards of this Chapter apply to development within the corporate limits and
Extraterritorial Jurisdiction (ETJ) of the City of Georgetown.
B. No subdivision, Site Development Plan or Stormwater Permit shall be approved until
conformance to the standards of this Code are demonstrated.
C. All required transportation improvements shall be designed in accordance with this Code and as
detailed in the adopted Construction Specifications and Standards Manual (“Construction
Manual”), as amended, or any other adopted construction standards provided by the
Development Engineer. When the standards of this Code and the Construction Manual conflict,
the more stringent provision shall apply.
12.01.040 Subdivision Variance
A Subdivision Variance, pursuant to Section 3.22 of this Code, may be requested to the provisions of
this Chapter except Section 12.06, Design and Technical Standards, and 12.09, Traffic Impact Analysis.
Section 12.02 Comprehensive Plan Thoroughfares
Regional thoroughfares provide linkages within the community and throughout the region. The City’s
Comprehensive Plan includes an Overall Transportation Plan that is developed in conjunction with the
Capital Area Metropolitan Planning Organization’s (CAMPO) long‐range plan. Goals from the Overall
Transportation Plan include:
A. Improve the local street system, including new thoroughfare linkages to enhance connectivity,
improved and coordinated traffic signalization, and access management standards.
B. Provide a functional, integrated, multi‐modal transportation system with a variety of choices.
C. Reduce reliance on single‐occupant automobile traffic and enhance bicycle and pedestrian
mobility and accessibility by encouraging compact land use development.
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Page 2 of 25
D. Provide for a high degree of safety for motorists, transit users, pedestrians and bicyclists.
E. Discourage primary traffic routing through local streets.
F. Preserve right‐of‐way for future roadway development and expansion.
12.02.010 General
It is necessary and desirable to obtain right‐of‐way for the public street network to support the current
and future needs of the community. Developers share the responsibility of providing adequate streets
through compliance with the minimum standards governing internal and perimeter streets. Perimeter
streets shall include thoroughfares directly abutting the proposed subdivision, whether located within
the boundaries of the subdivision or within adjacent public right‐of‐way.
The precise alignment of thoroughfares included in the Overall Transportation Plan may be varied to
allow for locational adjustments that would increase the compatibility of the right‐of‐way with natural
or man‐made features such as steep slopes, waterways, wildlife habitats, historic structures, existing
development, or existing streets. Each development shall provide for the continuation of all existing
streets and those included in the Overall Transportation Plan, approved plat, concept plan, or other
City‐approved document depicting a planned street.
12.02.020 Developer Responsibilities
The developer shall be responsible for the dedication and improvement of internal and adjacent
comprehensive plan thoroughfares, where required, in accordance with the standards of the street
classifications described in this Section. The developer is responsible for all costs of materials, design,
and construction of the public improvements required by this Code.
A. Minimum right‐of‐way standards shall be in accordance with Table 12.02.030. If the thoroughfare
is a boundary street, one‐half of the balance between the street’s existing right‐of‐way and the
street/intersection right‐of way required shall be required per Table 12.02.030. Where the
thoroughfare is internal to the property, the full section of right‐of‐way shall be required.
B. In addition to the minimum right‐of‐way standards in Table 12.02.030, right‐of‐way reservation
may be required for thoroughfares expressly stated in the City’s Overall Transportation Plan.
Additionally, reservation could be required for County and State roadway plans that exceed the
City’s minimum right‐of‐way standards. The Development Engineer may also seek additional
right‐of‐way and/or easements for drainage, utilities, slopes, etc. necessary to facilitate the
construction of a roadway.
C. In unique circumstances, at the discretion of the Director, the amount of right‐of‐way expansion
may be reduced to accommodate natural or man‐made features such as steep slopes, waterways,
wildlife habitats, historic structures, or existing development.
D. Improvements to comprehensive plan streets, in accordance with Section 12.09.030 (F), shall be
the responsibility of the subdivider unless otherwise provided. Subdividers are not responsible
for construction of any bridge structure at the boundary of the subdivision if the bridging of such
a street does not immediately connect to the network. A pro‐rata contribution towards the future
construction of the bridge may be required, as determined by a Traffic Impact Analysis.
E. There must be a rough proportionality between the traffic impacts created by a new development
and the associated mitigation requirements.
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Page 3 of 25
12.02.030 Comprehensive Plan Streets
The following table provides general standards for typical Comprehensive Plan regional
transportation facilities. All rights‐of‐way listed in the table are minimum dimensions and additional
right‐of‐way and/or easements may be required by the Development Engineer due to drainage,
utilities, or construction necessity. Street width dimensions are measured from back‐of‐curb to back‐of‐
curb and include travel lanes, bicycle lanes, and curb and gutter. Landscape lots and commercial
signage are prohibited within any part of the right‐of‐way of a comprehensive plan street or trail. Full
dimensional cross‐sections for each street classification and corridor‐specific alternatives can be found
in the Chapter 12 Appendix. Utility assignments can be found within the Construction Manual.
Table 12.02.030 Comprehensive Plan Street and Trail Standards
Regional Trail Major Collector Minor Arterial Major Arterial
Average Daily Trip (ADT)
Projected Range --- 2,501-12,500 12,501-24,000 24,001+
Design Speed (mph) 1 ---
35 40 45
Right-of-way
(min. feet) 20 94 110 135
Right-of-way at
intersections (min. feet) 2 --- 94 134 159
Travel Lanes (number of) --- 4 4 6
Travel Lane Width (feet) --- 11 11 12
Bicycle Lanes (feet) 3 --- 4 5 5
Street Width total (feet) 10 60 66 90
Median Width (min. feet) --- 10 16 16
Parking --- Prohibited Prohibited Prohibited
Sidewalks (min. feet) 10 6 6 6
Sidewalk clear zone (min.
feet) 6 6 6 6
Public Utility Easement
(min. feet) --- 15 15 15
Table Notes
1. Design and geometry of all streets, including speed adjustments, can be found in Section 12.06.
2. Right‐of‐way at intersections for Arterial streets are increased according to the table for a distance
of 200 feet from the right‐of‐way of the intersecting street.
3. Bicycle lanes can be combined with sidewalks into a Shared‐use Path at a minimum width of 10 feet
with Clear Zone separation to satisfy the requirements of both. Shared‐use paths in place of
dedicated bike lanes are encouraged on roadways with speeds over 40 mph.
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Section 12.03 Local and Neighborhood Streets
The neighborhood street network shall form an organized, connected pattern that defines the
community both functionally and visually. When possible, streets should be designed to respect
natural features and topography to reduce grading, promote pedestrian movement, and minimize
crossing of open space. In addition, streets should generally be short in length, include cross‐street
access, and incorporate traffic calming design elements to promote safety and discourage speeding.
Local and Neighborhood streets serve both residential and non‐residential uses.
12.03.010 Developer Responsibilities
The developer shall be responsible for the dedication and improvement of all local and neighborhood
streets in accordance with the standards of the street classifications described in the following section.
Where existing right‐of‐way does not meet the minimum standards, right‐of‐way shall be dedicated to
meet the minimum requirement. The developer is responsible for all costs of materials, design, and
construction of the public improvements required by this Code.
12.03.020 Public and Private Streets
All newly created streets shall be public streets, except for local streets serving non‐residential Multi‐
lot developments, described in Section 7.02.030, which can be privately owned and maintained. Private
streets in such situations shall be constructed to local street standards and include a street maintenance
agreement tied to the approved final plat. Private streets, if desired, may include fire‐approved gates to
limit access; public streets shall not be gated. Alleys shall be privately owned and maintained.
12.03.030 Local and Neighborhood Streets
The following table provides general standards for local and neighborhood streets. Average Daily
Trips (ADT) are utilized as a planning tool for a projected development, while Level of Service (LOS) is
used as a measurement of functioning roadway adequacy once the street is in operation. All rights‐of‐
way listed in the table are minimum dimensions and additional right‐of‐way and/or easements may be
required by the Development Engineer due to drainage, utilities, or construction necessity. Street width
dimensions are measured from back‐of‐curb to back‐of‐curb and include travel lanes, parking lanes,
and curb and gutter. Full dimensional cross‐sections for each street classification can be found in the
Chapter 12 Appendix and utility assignments can be found within the Construction Manual.
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Table 12.03.030 Local and Neighborhood Street Standards
Alley Residential
Lane
Local
Street
Local Street
- Tree (alt.)
Local Street
- Rural/Estate
Local Street
- Downtown
Residential
Collector
Neighbor-
hood
Collector
Average Daily Trip
(ADT) Projected Range --- 1-800 1-800 1-800 1-800 N/A 801-1,400 801-2,500
Design Speed (mph) --- 30 30 30 25 30 30 30-35
Right-of-way
(min. feet)
20
(private) 40 50 50-62 50 60 60 60
Street Width Total (feet) 15 22 30-32 1 30-32 1 26 38 36 28
Parking Prohibited Limited 2 2 Sides 2 Sides 1 Side 2 Sides 2 Sides Prohibited
Sidewalks (min. feet) --- 5 5 5 --- 6 – 10 3 5 5
Sidewalk clear zone
(min. feet) --- Optional Optional Varies 4 6 Varies 3 5 10
Driveways Permitted Yes No Yes Yes Yes Yes Limited 5 No 6
Intersection Spacing
(max. feet) 1,500 1,320 1,320 1,320 1,320 N/A 1,320 2,000
Public Utility Easement
(min. feet) --- 10 10 10 10 10 10 10
Table Notes
1. Local Streets vary in street width depending on curb type, in accordance with Section 12.06.E.
2. Residential Lanes require companion alleys to provide access to the lots fronting on the lane. Cut‐out
parallel parking for temporary loading and visitor parking is allowed with additional right‐of‐way.
3. Sidewalks in the Downtown Overlay shall follow width, materials, and standards in Section 12.04.030.B.
4. Sidewalk clear zone (separation from curb) varies by the size of tree wells described in Section 12.06.G.
5. Residential Collectors are subject to the driveway separation requirements pursuant to Section 12.08.
6. Neighborhood Collectors shall not have residential lots fronting on the street, nor permitted access to
residential lots. Only access to parkland, amenity centers, or common areas is permitted.
Section 12.04 Alternative Streets
Alternative street designs may be warranted at times when streets are located in areas that call for
contextual solutions based on density, land use, and pedestrian environment.
12.04.010 Residential Rural Estate Streets
A. Streets
Local Streets within a Residential Rural/Estate subdivision may be constructed to a 26‐foot street
width. Within the City’s designated fire service area, on‐street parking is restricted in accordance
with the adopted fire code. Rural/Estate streets located in the ETJ may be designed to 25 mph
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speeds and constructed with a ribbon curb to allow for sheet flow or open‐ditch stormwater
drainage. Rural/Estate Streets within the ETJ require a stop condition every 1,500 feet which
includes, but is not limited to, a stop or yield sign, roundabout, or other approved traffic calming
measure.
B. Sidewalks
Sidewalks within Residential Rural/Estate subdivisions shall be constructed on both sides of all
collector‐level and higher‐classification streets, including perimeter streets. Sidewalks may be
located within the public utility easement and may meander in and out of the right‐of‐way.
Sidewalks within a Residential Rural/Estate subdivision shall be constructed at the time of street
improvements and shall not be deferred to the building permit. An alternative pedestrian plan
including a trail system in lieu of sidewalks may be considered by the Director. Maintenance of
the sidewalks shall be determined upfront by the governmental entity responsible for the street.
12.04.020 Local Street - Street Tree Alternative
Street trees are permitted in a street right‐of‐way only when planted in a street right‐of‐way approved
for street trees. All other trees planted along streets shall be located in the front yard of the lot. Trees
approved for designated street rights‐of‐way shall be planted within a parkway strip that is sized and
equipped with designated root barrier treatments in accordance with Section 12.06.
12.04.030 Downtown Overlay District Streets
All streets and sidewalks located within the Downtown Overlay District shall comply with the
Downtown Master Plan, as amended. Within the Downtown Overlay District, the developer shall be
responsible for the dedication of half of the remaining right‐of‐way and construction of landscaping,
sidewalks, lighting and other features of the Downtown Master Plan, where such improvements are
non‐existent or in need of re‐construction. If a development is approved for parking to be located
within the right‐of‐way, the developer shall be responsible for any necessary paving and/or
intersection improvements to conform to the standards of subsection (A) below.
The Director may consider a lesser right‐of‐way and/or street design when existing structures, trees, or
other objects preclude the expansion to the minimum right‐of‐way. In such instance, the Director may
consider reduced lanes, alternative on‐street parking configurations, or other alternative design.
A. Street Standards
1. All streets located within the Downtown Overlay District shall meet the minimum right‐of‐
way and pavement widths in Table 12.03.010. Downtown Local Streets shall be designed with
parallel parking inset by intersection bulb‐outs on each side of the street and one travel lane
in each direction.
2. Streets uniquely identified within the Downtown Master Plan shall be dedicated and
constructed according to the cross‐section in the Downtown Master Plan.
3. Intersection crosswalks shall be constructed, at a minimum as Type B crosswalks, as depicted
in the Master Plan. Street lighting shall be in accordance with Section 12.06 of this Code.
B. Sidewalks and Trees
1. Sidewalks located within the Downtown Overlay District shall be at least six (6) feet wide and
constructed according to the design standards of a Level III Sidewalk, as described in the
Downtown Master Plan and depicted in the Construction Manual. Level III sidewalks shall
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include a four (4) foot vegetated strip between the curb and sidewalk when not adjacent to
head‐in or angled street parking. If a sidewalk is identified in the Downtown Master Plan as a
Level I or II sidewalk, it shall be constructed accordingly.
2. Street Trees shall be required at a general spacing of 40 feet for Shade Trees and 20 feet for
Ornamental Trees. The Director may consider alternative spacing, species, and location based
on existing conditions. Shade Trees shall be planted in a parkway strip or tree well that is
sized and equipped with underground root barrier treatments in accordance with Section
12.06. Approved Ornamental Trees shall not require root barrier treatments.
12.04.040 Conservation Subdivision Streets
Local Streets within a designated Conservation Subdivision (per Section 11.06 of this Code) may be
constructed to a 26‐foot street width. Within the City’s designated fire service area, on‐street parking is
restricted in accordance with the adopted fire code. The parking lane shall be inset from the travel
lanes using bulb‐out curb design measuring 15x6 feet at each intersection and at 300‐foot intervals. The
City may consider limited drainage alternatives such as bioswales and landscaped filtration techniques
in conjunction with ribbon curbs for Conservation Subdivision Streets.
12.04.050 Context Sensitive Streets
The City’s Overall Transportation Plan allows for design flexibility for comprehensive plan streets to
accommodate the existing built environment or desired development. Context Sensitive Street (CSS)
alternative cross‐sections are provided within this Code and in the Overall Transportation Plan to
account for settings that contain a mixture of uses, densities, and building types that may affect
pedestrian and bicycle patterns, speed limits, and on‐site parking options. As an alternative to the
standard street types for comprehensive plan roads and neighborhood streets, the cross‐sections
identified in the Overall Transportation Plan and in a Mixed‐Use (MU) Zoning District per Section 4.09
of this Code may be considered as design options for development with this Code. The City may
consider alternative striping on all comprehensive plan roadways to allow for on‐street parking,
narrower lane widths, alternative bike lane design, etc. whether in an interim or permanent situation.
In the event that the City adopts a specific street corridor design or overlay that differs from the design
standards in Section 12.02 and 12.03, any approved cross‐section(s) associated with that street can be
found in the Chapter 12 Appendix.
Section 12.05 Subdivision and Street Design
To further the goals of the Overall Transportation Plan of an interconnected street network, new streets
shall be integrated into existing and planned streets. New subdivisions shall account for primary and
secondary entry points into a subdivision, connect to streets stubbed from adjacent properties, and
provide for a neighborhood street layout focused on the safety of vehicles, bicycles, and pedestrians.
Street network connections shall be made based on the number of proposed residential or commercial
lots/units, the size and configuration of the land, and the type of streets constructed. Connection
locations shall be depicted on the Preliminary Plat, concept plan, if applicable, and any associated
phasing plans, and shall conform to the standards detailed below.
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12.05.010 Street Network Connections
A. Connections to Major Streets
All non‐residential and residential lots and multi‐family complexes shall have direct or indirect
access to an existing major street, defined as a Major Collector, Minor Arterial and Major Arterial.
Table 12.05.010 is used to determine how many connections to an existing major street(s) are
required, based on the number of lots or units. For the purposes of this Section, lots and multi‐family
units are interchangeable for determining connections to existing major streets. Multi‐family
developments do not require more than 2 total connections.
Table 12.05.010
Minimum
Lots/Units
Connections to Existing
Major Streets
1 ‐ 29 1
30 ‐ 79 1 + Fire Code access
80 ‐ 499 2
500 + 3
If a subdivision or multi‐family development does not directly connect to an existing major street, the
number of connections can be satisfied through existing local streets as long as there are enough
distinct, continuous routes to a major street through adjacent development to meet the requirements.
In that situation, the number of lots in the table shall encompass the total accumulated number of lots
or units sharing the street connections to the major street(s), regardless of subdivision boundary.
B. Street Network Connections Required
A proposed subdivision or development shall provide connections to the public street network in
accordance with Table 12.05.020, through either existing streets or by future street stubs to an
adjacent property. The minimum connections in Table 12.05.020 may be increased by further
requirements in this Section, such as intersection spacing and street connectivity ratio. For the
purposes of this Section, lots and multi‐family units are interchangeable for determining connections
to existing major streets. Multi‐family developments do not require more than 2 total connections.
Table 12.05.020
Minimum
Lots/Units
Minimum Connections to
Existing or Future Streets
5 2
80 3
150 4
200 5
300 6
500 7
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C. Additional Street Connection Requirements
1. All existing streets in adjoining areas shall be connected and continued into the new
subdivision in alignment therewith, regardless of the number of street connections required.
Practical downsizing or upsizing of street widths, speeds, and design will be reviewed and
permitted at the discretion of the Development Engineer.
2. Whenever existing or future street connections are required, the right‐of‐way shall be
extended and all public improvements constructed to the property line boundary.
3. The Director can require that a proposed future street connection be shifted to a more suitable
location in order to minimize block length, discourage cut‐through traffic, align compatible
uses, preserve trees, prevent reserve strips, and increase the likelihood of ultimate connection.
4. All Major Collector‐designated streets and higher classifications shall connect or stub on both
ends to an existing or planned collector or higher‐level street. All other collectors should
generally connect to another collector although, on a case‐by‐case basis, exceptions can be
considered through an Administrative Exception.
5. A street stub cannot be used as the basis of lot frontage and/or access for an adjoining lot.
Street stubs are intended only to continue through such property.
6. Streets that are planned to extend in the future shall be constructed with temporary turn‐
arounds when the street stub exceeds 150 feet in length and shall be depicted on the plat as a
temporary easement. The following note should be placed on the plat: “Crosshatched area is
temporary easement for turn‐around until street is extended.” Temporary dead‐end streets
shall not exceed 500 feet. Reserve strips at the end of streets are prohibited.
7. All street network connections shall be provided prior to the final phase of development.
8. A platted residential lot or portion thereof may not be used as a means to connect a proposed
street to an existing street or cul‐de‐sac in order to satisfy the requirements of this Section.
9. In addition to the minimum street network connection requirements, intersection spacing and
connectivity provisions in Section 12.05.020 may increase the total connections required.
D. Street Connection Credits
Credits toward the minimum number of street connections are applicable only after the second
existing street connection has been satisfied. A Neighborhood Collector counts as two (2) local
street connections and a Major Collector or higher‐classification street counts as three (3) local
street connections, whether they are constructed as either an existing or future street connection.
12.05.020 Streets and Blocks
A. Intersection Spacing
Intersection spacing shall not exceed the lengths specified in Table 12.03.030. Intersection spacing
shall apply independently to each side of a street and shall be measured between the centerlines
of two through streets, both on the same side of the street segment to be measured. Cul‐de‐sac
and other non through‐streets do not apply as an intersection when measuring length of spacing.
Intersection spacing shall apply beyond each individual subdivision and measurements shall be
continued into the adjacent subdivision. Intersection spacing requirements do not apply to Major
Collector and higher‐classification streets.
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B. Mid-Block Pedestrian Connection
Where intersection spacing is 1,000 feet or greater in length, a minimum 15‐foot wide pass‐
through lot shall be required near the mid‐point of the block. The pass‐through lot shall connect
on both ends to a public street and shall be owned and maintained by a designated property
owner’s association or similar entity. Within the lot, a minimum 6‐foot wide sidewalk shall be
constructed in an access easement and connect on either end to public sidewalks.
C. Cul-de-sacs
A residential cul‐de‐sac shall not exceed 20 total lots or 500 feet in length, whichever is less. A
cul‐de‐sac exceeding 15 lots shall provide pedestrian access from the end of the cul‐de‐sac
through to the nearest public street, public school, sidewalk or trail, provided that such
connection is located within the same subdivision. A pass‐through lot containing a minimum 6‐
foot sidewalk in a public access easement shall connect on both ends to a public street and shall
be owned and maintained by a property owner’s association. A residential cul‐de‐sac is
permitted only within a subdivision that has more than one public street connection and shall not
take access off of an arterial street.
D. Street Connectivity
The street network for any subdivision with internal roads or
access to any public road shall achieve a connectivity ratio of not
less than 1.20. A Connectivity Ratio is achieved by taking the
number of street links divided by the number of nodes or end links,
including cul‐de‐sac heads. A node is the terminus of a street or the
intersection of two or more streets. A link is any portion of a street
defined by a node at each end or at one end. Streets intersecting to
an external collector or arterial street are not considered nodes, but
are considered links. Street stubs to an adjacent property are
considered links, but alley intersections are not.
The adjacent graphic and sample calculation shows how the street
connectivity ratio for a subdivision shall be calculated.
12.05.030 Inter-Parcel Connectivity
All new commercial Site Development Plans and Stormwater Permits that require off‐street parking
and driveways shall provide driveway connections to adjacent properties parallel to any street fronting
the development, whether such property is developed or undeveloped. Access Easements shall be
provided where necessary to achieve such a connection. The Director may adjust connection locations
and consider alternative connections to the rear where practical.
Numbers (#) indicate Links = Nodes
13 links/11 nodes = 1.18 ratio
(Does not meet required 1.20 ratio)
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12.05.040 Exceptions
Exceptions to the requirements of Section 12.05 may be considered by Administrative Exception,
Subdivision Variance, or by the abandonment of a right‐of‐way, in compliance with this Code and the
City’s Municipal Code.
A. Administrative Exception
The Director may consider an Administrative Exception during subdivision plat or site plan
review for the following situations only: If a natural or man‐made barrier such as a highway,
railroad, floodplain, or severe topography would hinder the possibility of connection. The
administrative exception shall not apply to meeting the minimum connections to an existing
major street, as specified in Table 12.05.010. All other exceptions shall be processed as a
Subdivision Variance or Street Abandonment.
B. Subdivision Variance
A Subdivision Variance pursuant to Section 3.22 can be considered for proposed and required
street connections. The applicant shall demonstrate that all other administrative options have
been exhausted. The following are eligible for Subdivision Variance consideration:
1. Number of required connections, type of street connection, land use compatibility, or
location.
2. A local street that would connect a commercial/industrial development to a residential
development. In such instance, the applicant that is required or is proposing to make such a
connection is eligible to apply for the subdivision variance and must ensure that removal of
such a connection does not cause detrimental effects to the streets in the adjacent subdivision.
3. A connection that would cause an existing local street to exceed the Average Daily Trip
(ADT) projection specified in Table 12.03.030 and cause the Level of Service (LOS) on the
existing street to fall to Level “D” or worse, as determined through a Traffic Impact Analysis
(TIA). The variance should be considered when efforts to re‐route traffic, alter street
classifications, or consider alternative connections have been exhausted.
C. Street Abandonment
If not otherwise eligible for a Subdivision Variance or exception provided for in this Section, a
City‐ approved public street or street stub that is proposed by any party to be closed,
disconnected or never connected to another public street shall be submitted to the City Council
for consideration of abandonment, following the procedures in the City’s Municipal Code. No
public street, right‐of‐way, or street approved by a plat shall be abandoned by the City or County
if not in accordance with this Code. The City and County will collectively determine whether to
abandon the portion of a public street that exists or is planned to be in both jurisdictions.
Section 12.06 Design and Technical Standards
Streets shall be designed in accordance with the design speed standards established in this Chapter in
conjunction with the American Association of State Highway and Transportation Officials (AASHTO)
Manual, as amended. When listed in this Section, the published standard shall apply. When this Section
is silent, the AASHTO standard shall apply.
A. Street Curves and Geometry
1. Vertical curves shall be designed in accordance with AASHTO standards.
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2. Horizontal curves shall be separated by a minimum tangent of 100 feet for Comprehensive
Plan Streets and 50 feet for all other streets.
3. Reverse curves shall be separated by a minimum tangent of 100 feet. Super‐elevated curves
shall not be allowed.
4. Horizontal tangents approaching an intersection shall be a minimum of 50 feet in depth.
5. Street landings shall be a minimum of 30 feet in depth with a grade of less than 2%
approaching an intersection.
6. Grade breaks shall not exceed 1% without a vertical curve.
7. Longitudinal grade shall be a minimum of 0.5% for streets using a curb and gutter drainage
system. Maximum grade shall conform to AASHTO criteria for all Comprehensive Plan
Streets and shall not exceed 15% for all other streets.
8. Roundabouts and traffic circles shall be designed to accommodate emergency service vehicles
and busses. Encouraged on local streets, roundabouts shall require approval by the
Development Engineer for a collector‐level street or higher classification.
9. Collectors shall generally follow a direct path and shall not turn in a perpendicular manner
after a stop or 90 degree bend, nor shall a collector end in a cul‐de‐sac or other permanent
turn‐around.
10. Exceptions to these standards, in addition to the design speeds for streets may be considered
by the Development Engineer on a case‐by‐case basis. Approved design speeds differing
from the statutory prima facie speed limits shall require signage in accordance with the Texas
Manual on Uniform Control Devices.
B. Intersection Alignment
1. All streets shall intersect at a 90‐degree angle. Deviations up to 15 degrees may be considered
by the Development Engineer on a case‐by‐case basis where existing conditions will not
permit.
2. New streets intersecting a street across from existing street shall be aligned with the existing
street on center line with dimensions and bearings to show relationship. Where the
Development Engineer determines that precise alignment of Local Streets or Residential
Collectors is impossible due to natural features or other unique elements of the land, such off‐
sets may be included provided the distance between center lines is not less than 125 feet.
C. Turning Radius
1. Local street intersections with another local street shall include a minimum curb radii of 15
feet. All collector street intersections with both local streets and other collectors shall include
a minimum curb radii of 25 feet. All arterial street intersections with any type of street shall
include a minimum curb radii of 30 feet.
2. Cul‐de‐sac streets shall have a minimum 60‐foot right‐of‐way and a 50‐foot paved radius for
single‐ and two‐family uses, and 70‐foot right‐of‐way and 60‐foot paved radius for all other
uses. Cul‐de‐sacs shall include a 25‐foot inside, 50‐foot outside turning radius. Hammerheads
and other turnaround alternatives shall meet the standards provided in the adopted Fire
Code.
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3. Street intersections containing one or more Neighborhood Collector and
higher‐classification streets shall include 25‐foot right‐of‐way flares. The
25 feet is measured along the tangents from the point of intersection of
the two right‐of‐way lines.
D. Intersection Visibility and Sight Triangle
1. For a street not containing the 25‐foot right‐of‐way flare, a sight
triangle visibility easement shall be established at all street
intersections to ensure street visibility. This area shall measure
25 feet along the right‐of‐way in each direction from the
projected intersection (shown as “x” and “y” in the graphic). At
the intersection of two local streets, however, the sight triangle
can be measured from the back of the curb or, where no curbs
are in existence, the edge of the pavement. Where the right‐of‐
way/curb curves at the intersection, the tangents at the points of
beginning for the corner curve shall be projected to determine
the origination of the sides of the sight triangle.
2. Within the sight triangle, no construction, planting, grading or other natural or manmade
object, including signs and human advertising, that interferes with street visibility shall be
permitted between the heights of three (3) and eight (8) feet, measured from the crown of the
street, except as approved by the Development Engineer.
3. The Development Engineer has the authority to extend the sight triangle based on speeds,
pedestrian facilities, and location of the painted stop bar at the intersecting street.
Furthermore, the Development Engineer may make a determination that objects interfering
with street visibility shall be removed or otherwise altered to restore visibility.
E. Street Curbs
1. Approved street curb types are vertical, mountable, and ribbon curbs. Each curb type shall be
appropriate for the street classification, speed, drainage collection and meet the requirements
of this Chapter. All curbs, gutters, and inlets shall be designed and constructed in accordance
with the Construction Manual.
2. Comprehensive Plan Streets, Neighborhood Collectors, and any street within a Residential
Rural/Estate Subdivision may include ribbon curbs with approved drainage plans. All other
streets shall be constructed with mountable or vertical curbs unless approved by the
Development Engineer.
3. Local Streets and Residential Collectors may be constructed with either a mountable curb or
vertical curb. In accordance with Table 12.03.030 and the Local Street cross‐sections located in
the Chapter 12 Appendix, streets constructed with a mountable curb have a street width of 30
feet and streets constructed with a vertical curb have a street width of 32 feet.
4. Mountable and ribbon curbs require a clear zone safety separation between sidewalks, in
accordance with Section 12.07.
5. Curb Basis for all streets shall be a minimum of nine (9) feet, measured from the back‐of‐curb
to the right‐of‐way line, to ensure that utilities, grading and drainage can be adequately
provided. Unless otherwise specified, the adjacent property owner is responsible for
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maintenance of all pervious surface within this area, including grass, landscaping, trees, etc.
per City Code Section 8.20.100. Encroachments into the right‐of‐way such as trees,
landscaping, signage, and irrigation shall require a License to Encroach unless specified by
plat or maintenance agreement.
F. Street Lights
1. Street lights shall be provided and installed by the subdivider on all public and private streets
located at intervals not exceeding 300 feet, at all street intersections, and at the terminus of a
cul‐de‐sac, except as otherwise specified herein. Subdivision of lots that do not require new
streets shall also provide street lights along existing streets if street lights are non‐existent.
The lighting type, size of luminaire, mounting poles, location, and installation procedures
shall be determined by the City’s Electrical Engineer or designee, in accordance with the
standards in the Construction Manual.
2. In a Residential Rural/Estate Subdivision, installation of street lights shall only be required at
the entrances to the subdivision. The subdivider shall be responsible for the installation and
capping of electrical conduits at all street intersections and cul‐de‐sacs within the subdivision
so as to allow for future installation of street lights. Elevated metering transmission structures
may be required within the subdivision to transmit utility meter readings.
3. In the Downtown Overlay District, street lights shall be provided using either the antique
lighting or standard light poles painted “Dark Green” in accordance with the Downtown
Master Plan and the Construction Manual.
G. Street Trees
Trees are an important part of the streetscape and, when desired, should be planted according to
the context of a street. Shade trees required by this Code or desired by the homeowner shall
typically be planted outside of the right‐of‐way in the front yard except where otherwise
restricted in this Code. Shade trees planted within the right‐of‐way in the optional Local Street –
Tree Option cross section shall be planted between a vertical curb and sidewalk in accordance
with the following criteria:
1. 4‐foot minimum separation from both the curb and the sidewalk with a modular suspended
pavement framing system;
2. 8‐foot minimum separation with plastic root barriers; or
3. 10‐foot minimum separation between back of curb and sidewalk with no root barrier.
4. Approved Ornamental Trees shall not require root barrier treatments.
5. Approved Tree species shall be spaced approximately 40 feet apart, unless otherwise
approved by the Urban Forester on the Construction Plans.
6. All street trees shall be irrigated and maintained by the adjacent property owner, property
owner association, or special district.
7. A maintenance agreement, license agreement and plat notes shall be established prior to
recordation of the final plat for the subdivision.
H. Mailbox Kiosks
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Communal mailbox kiosks facing a public street shall be provided direct pedestrian access from the
public sidewalk, be set back from the public sidewalk so as not to impede the walkway, and provide
either two pull‐in parking spaces or a temporary loading zone that adequately accommodates two
vehicles. The right‐of‐way for the adjacent public street shall be sized appropriately for such features.
I. Construction Entrances
Construction entrance/exit locations must be specified for all subdivision development. Construction
traffic for subdivision public improvements shall not be routed through adjacent neighborhood
streets except on rare occasions at the approval of the Development Engineer.
J. Street Naming
1. Streets shall be named according to the City’s Addressing and Naming Policy.
2. Streets shall be named so as to provide continuity of name with existing streets and so as to
prevent conflict with identical or similar names within the county.
3. Driveways or approved private streets serving more than one internal lot that connect to an
Arterial street shall be named and signed according to the City’s Addressing and Street
Naming Policy.
Section 12.07 Pedestrian and Bicycle Mobility
12.07.010 General
All sidewalks and trails identified in this Code, the City’s Sidewalk Master Plan, Overall
Transportation Plan, Parks Recreation and Open Space Master Plan, Trails Master Plan, Downtown
Master Plan, and any other relevant plan shall be constructed in accordance with this Code. Public
sidewalks and trails do not count against the maximum impervious cover percentage required in
Section 11.02 of this Code.
A. Sidewalks
1. Sidewalks shall be constructed on both sides of all streets, including frontage roads, at the
minimum widths described in Tables 12.03.030 and 12.04.020 of this Code. Sidewalks shall be
constructed consistent with the Construction Manual and in conformance with the
requirements of the Americans with Disabilities Act (ADA).
2. Sidewalks may be located within the street’s public utility easement or right‐of‐way and may
meander in and out of either as approved by the Development Engineer. If located within the
PUE, a public access easement shall be granted by either the recording of a plat or separate
instrument, and shall be identified on any subsequent plans.
3. Sidewalks shall be separated a minimum of six (6) feet from the back of a ribbon curb and
four (4) feet from the back of a mountable curb on local streets, in addition to the Sidewalk
Clear Zone minimums provided in Tables 12.02.030 and 12.03.010. Sidewalks have no
required separation from vertical curbs on a typical local street.
4. Construction of public sidewalks on single‐family and two‐family lots may be deferred to the
building permit, built to the standards and specifications at the time of the permit. Sidewalks
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located in common areas, parks and along Neighborhood Collectors shall be constructed at
the time of street improvements.
5. Pedestrian accessways shall be provided from the public sidewalk to the main entrance of
each building or to a sidewalk leading to the main entrance.
6. Sidewalks located within the Downtown Overlay District shall comply with the design
standards in Section 12.04 of this Code and the Downtown Master Plan, as amended.
7. Sidewalks constructed as infill, retrofitted, or rehabilitation projects should follow the
standards of this Chapter where practical to do so, but consideration shall be given to the
existing conditions of the built and natural environment when locating such sidewalks.
B. Trails
Regional Trails depicted on the Trails Master Plan shall be dedicated and constructed at the time of
development as a public improvement in the general locations and alignments depicted therein.
1. If the trail is not located on public property, a minimum of 20 feet of right‐of‐way or public
access easement, shall be dedicated as approved by the Director of Parks and Recreation.
2. The trail shall be a minimum of 10 feet in width, constructed to the standards depicted in the
Trails Master Plan, or otherwise approved by the Director of Parks and Recreation.
3. A trail constructed to the City’s trail standards may be constructed within the right‐of‐way or
public utility easement as a substitute for a street sidewalk if the Trails Master Plan
designates a trail along the street.
C. On-Street Bicycle Lanes
Bicycle facilities are required along Major Collectors and Arterials at the minimum widths specified
in Table 12.02.030. On Arterial streets, bicycle accommodations are recommended in a shared‐use
path off of the vehicular travel lanes for the safety of the cyclists, though the approved cross‐sections
in Appendix A allow for on‐street striped lanes as well. Design and construction of all bicycle
facilities shall meet or exceed standards set forth in the City’s Overall Transportation Plan.
D. Sidewalk Fund
A designated City fund, entitled “Sidewalk Fund,” shall hold any financial contributions paid in
accordance with the provisions in this Code. Funds shall be held in trust by the City to be used
exclusively for the purpose of purchasing and/or equipping public streets for sidewalks.
E. Alternative Pedestrian Improvements
1. Alternative locations or design variation(s) of sidewalks, pedestrian access facilities, or hike
and bike trails to a standard that deviates from the Construction Manual can be requested to
the Development Engineer. If approved, ownership and maintenance shall be transferred to
the property owner or property/homeowner association and recorded by separate
instrument, along with a public access agreement.
2. When an administrative alternative cannot be achieved, a Subdivision Variance pursuant to
Section 3.22 may be requested for either fees‐in‐lieu of construction, delay of construction, or
waiver. Justifications for the variance include, but are not limited to, the location of the facility
in relation to the existing or planned pedestrian network, the need for the facility, and/or
topography/natural features. Prior to approval of the Final Plat, Site Development Plan, or
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other applicable approval stage, payment of any required fees shall be provided for deposit
into the Sidewalk Fund at a cost not to exceed 125% of the estimated construction plan costs,
as approved by the Development Engineer. A request may be made to City Council for City
participation in any pedestrian improvements required by this Chapter.
Section 12.08 Driveway Standards
All driveways accessing a street shall require a permit through either a Building Permit, Stormwater
Permit, Site Development Plan, or Driveway Access Permit, in accordance with this Code. The
Development Engineer may use discretion on exact driveway spacing distance and location, where
warranted. A lot approved in accordance with this Code has the right to at least one (1) driveway
access point, which may or may not be full‐access depending on conditions. A driveway may provide
access to no more than four (4) lots before a street is required.
12.08.010 Residential Driveways
1. Single‐family and two‐family platted lots shall only take access from an alley, local street,
residential lane, or residential collector and shall not take access road that contains a County
number (Ex. CR 425), arterial, or highway.
2. Residential driveways on a local street serving single‐family or two‐family lots shall be
separated from a street intersection by a minimum of 50 feet, measured from the right‐of‐way
to the center of the driveway. Residential lots with frontage on more than one non‐
intersecting street shall take access from the street with the lower classification, if applicable.
3. Residential driveways on a Residential Collector serving single‐family or two‐family lots shall
be spaced a minimum of 70 feet on center and shared driveways are not permitted.
Exceptions to this provisions include:
a. Does not apply to alley‐loaded only lots fronting on Residential Collectors.
b. Does not apply if less than 25% of the linear street frontage contains front‐loaded lots.
c. Distance separation may be reduced to 55 feet if only one side of the street is front‐loaded
or if the street is divided by a median.
d. A platted lot that is 90 feet or greater in width located on a collector‐level or higher street
may be allowed a second driveway access point irrespective of the 70‐foot separation
provision, in full accordance with all setback provisions.
12.08.020 Non-Residential Driveways
1. Non‐Residential driveways shall be no wider than 30 feet, except where a median is present
within the driveway. When a median is desired or required, the driveway width shall not
exceed 45 feet and the median shall be constructed with a mountable curb. On streets
operated by the Texas Department of Transportation (TxDOT), the Development Engineer
may defer to TxDOT in circumstances where these standards are not practical.
2. Non‐Residential full‐access driveways shall be separated from a street intersection in
accordance with Table 12.08.020, measured from the right‐of‐way to the center of the
driveway. Minimum separation for right‐in, right‐out‐only driveways shall be determined by
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the Development Engineer on a case‐by‐case basis, but in no case be spaced less than 200 feet
from a street or driveway.
3. Non‐Residential driveways on double‐frontage lots located in a Residential Zoning District
shall have offsetting access points from opposing streets to inhibit cut‐through traffic.
4. The Development Engineer shall have the authority to require the closure or relocation of
existing driveway access points where multiple access points to the site are available.
5. A Driveway Access Permit may require an engineering study or a Traffic Impact Analysis in
accordance with Section 3.19 of this Code.
Table 12.08.020 Driveway Spacing
Non-Residential Driveway Spacing
Posted Speed (MPH) Driveway Spacing (Feet)
≤30 200
35 250
40 305
45 360
50 425
Minimum Connection Spacing Criteria for Highway Frontage Roads
Minimum Connection Spacing (feet)
Posted Speed (MPH) One-Way Frontage Roads Two-Way Frontage Roads
≤30 200 200
35 250 300
40 305 360
45 360 435
>50 425 510
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Desirable Spacing between Highway Exit Ramps and Driveways
Total Volume
(Frontage Road + Ramp)
(vph)
Driveway or Side Street Volume
(vph)
Spacing
(feet)
Number of Weaving Lanes
2 3 4
< 2500 < 250 460 460 560
> 250 520 460 560
> 750 790 460 560
> 1000 1000 460 560
>2500 < 250 920 460 560
> 250 950 460 560
> 750 1000 600 690
> 1000 1000 1000 1000
* The standards in this table are derived from the City of Georgetown Driveway Spacing Study, adopted July
2001 and based on AASHTO sight distance standards; and the City of Georgetown Access Management
Policy, adopted December 2003.
Section 12.09 Traffic Impact Analysis (unchanged)
12.09.010 Purpose
To ensure that development impacts are mitigated through specified constructed public improvements
and/or financial contributions thereto and that such requirements are proportional to the traffic
demands created by a new development. There must be a rough proportionality between the traffic
impacts created by a new development and the associated impact requirements placed on the property
owner.
12.09.020 Applicability
The road adequacy regulations in this Section apply to land development activities within the City
limits and within the City’s extraterritorial jurisdiction, as specified in this Section.
12.09.030 Traffic Impact Analysis
A. When Required
1. A Traffic Impact Analysis shall be required with any application for a subdivision, Site
Plan, Stormwater Permit, or Driveway Permit, for which the proposed development generates
traffic in excess of 2,000 average daily trips, based upon the latest edition of the Institute of
Transportation Engineers (ITE) Trip Generation Manual. In the event that specific land uses for
the development are not specified at the time of subdivision or plat application, the daily trip
generation rate for the most intensive land use from the ITE Manual for the land use classification
of the application shall be used to compute the estimated average daily trips.
2. The Traffic Impact Analysis (TIA) shall be prepared by a licensed professional in
accordance with standard transportation engineering practices for purposes of determining the
adequacy of the road network to serve the proposed development, and whether off‐site road
dedication and improvements should be made to mitigate the effects of the development
proposed in the application.
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3. An initial Traffic Impact Analysis shall be submitted with the first application for the
development that triggers the requirement. An updated Traffic Impact Analysis shall be
submitted with each Final Plat submitted for approval and shall be generally consistent with the
initial Traffic Impact Analysis. The initial Traffic Impact Analysis shall be updated whenever a
subdivision plat or Site Plan is modified to authorize more intensive development.
B. Study Scope
When a Traffic Impact Analysis is required, the scope of the analysis shall be determined during
a scoping meeting with the Development Engineer. The scoping meeting may occur during any
required pre‐application meeting, but may also be scheduled after an initial pre‐application
meeting. No application requiring a Traffic Impact Analysis may be made until the scope of the
required analysis has been determined. The Development Engineer may involve representatives
of or request assessments from other agencies and departments. The elements to be determined
during the scoping session shall include the following.
1. Definition of Impact Area
The points of access and key streets and intersections that may be affected by development
of the subject tract constitute the impact area. Traffic recorder and turning movement
assessment locations shall be determined.
2. Period of Analysis
Periods of analysis shall include: average daily traffic, peak AM and PM, or weekend peak
hour.
3. Analysis Scenarios
Scenarios for analysis include: existing conditions, opening year conditions with and without
development, and 10 years after opening with and without development.
4. Process
Process for determining trip generation and distribution including: trip generation category,
diversion assumptions, distribution assumptions, and capacity analysis.
5. Growth Rate Assumption
The rate of growth assumed in background traffic assumptions.
6. Future Development
Planned developments in the area that have been approved or are under review.
C. Traffic Study Elements
A letter report or special report shall only include those elements agreed upon in the scoping
meeting. A full Traffic Impact Study shall include the following elements.
1. Existing Condition Survey
a. Street System Description
The street system shall be described including geometric features, lane usage, traffic
control, signage, sight distances, and adjacent uses and curb cuts.
b. Traffic Volumes
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Existing traffic volumes shall be provided for the impact area including both ADT
(Average Daily Traffic) and “Design” peak hour volumes. ADT shall be derived from the
latest available counts taken by the City or Texas Department of Transportation. Peak
hour volumes shall be obtained from field counts. Data shall be adjusted for daily and
seasonal variations. Turning movement counts for the peak hour shall be provided for
critical intersections. Peak hour periods shall be as determined at the scoping meeting.
c. Capacity Analysis
Existing capacity of signalized and unsignalized intersections.
d. Other
Other items may be required at the discretion of the Director depending upon the type
and scale of the project. These may include but are not limited to: queue length analysis,
pedestrian counts, accident data, traffic speeds (both 50th and 85th percentile), and
stopping sight distances.
2. Future Without Development
Capacity analysis is to be provided for opening year and plus 10‐year for key intersections
(and street segments where appropriate) without the development but including any
planned developments. The analysis shall be based upon the Highway Capacity Manual or
other methodologies approved in advance by the Director.
3. Future with Development
a. Projections of the daily and peak hour traffic generation of the project shall be made
using the latest edition of the ITE Trip Generation Manual unless the Director determines
that locally derived data will provide more accurate forecasts. Data from similar facilities
may be used where the information is not available from ITE.
b. The projected trips shall be distributed onto the road network as agreed in the scoping
meeting.
c. Capacity analysis for opening year and plus 10‐year for key intersections (and street
segments where appropriate).
d. Special analysis as may be required to determine warrants for signalization, minimum
safe sight distances, gap analysis, turning radius requirements, queue length analysis,
turning lane length analysis, curb cut locations, or similar requirements.
4. Mitigation Plan
Where the analysis indicates that the project will create deficiencies in the impact area,
improvements shall be recommended which shall include projected cost estimates. The
design of improvements shall be in accordance with specifications of the Development
Engineer and, where appropriate, the Texas Department of Transportation. The mitigation
plan shall also include any dedications necessary to comply with the Minimum Road
Standards described below. Where the final approval authority for any procedure
determines that a mitigation plan is not adequate to address the traffic impacts of the project,
it may serve as a basis for denial of the permit or subdivision plat.
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E. Consultants
The City may require that an independent licensed professional traffic engineer be hired by the
applicant to perform the required Traffic Impact Analysis or to review all or part of a study
prepared by the applicant’s consultants.
F. Minimum Road Standards
All applications for plat approval, Site Plan approval, or PUD rezoning shall provide for
adequate roads to support proposed development through compliance with the following
minimum standards governing dedication and improvement of internal streets and adjacent
thoroughfares. For purposes of this Section “adjacent thoroughfares” shall include thoroughfares
abutting the proposed subdivision, whether located within the boundaries of the subdivision or
within public rights‐of‐way.
1. Standards and Specifications
The property owner shall dedicate and improve all required rights‐of‐way for internal
streets and adjacent thoroughfares required by these regulations in accordance with the
classification of streets contained in the Comprehensive Plan.
2. Dedication and Improvement of Internal Roadways and Adjacent Thoroughfares
a. The property owner shall dedicate and improve one‐half of the right‐of‐way necessary to
meet the specification in the Comprehensive Plan.
b. The City may require additional land and improvements for rights‐of‐way for adjacent
thoroughfares where necessary to achieve adequacy of the road network and where such
additional land and improvements are proportional to the traffic impacts generated by
the proposed development, depending on factors such as the impact of the development
on the adjacent thoroughfare, the timing of development in relation to need for the
thoroughfare, and the likelihood that adjoining property will develop in a timely
manner.
c. In the case of adjacent frontage or service roads for State and Federally designated
highways, the property owner shall dedicate sufficient right‐of‐way and make
authorized improvements in order to provide an adequate road network to serve the
development.
3. Substandard Street Improvements
Where an existing thoroughfare that does not meet the City’s right‐of‐way or design
standards abuts a proposed new development, the City may require the property owner to
dedicate the right‐of‐way for a standard thoroughfare width, and to improve the street
according to the dimensions and specifications in the Comprehensive Plan or Sections 12.02
and 12.03 of this Code, depending on factors such as the impact of the development on the
thoroughfare, the timing of development in relation to need for the thoroughfare, and the
likelihood that adjoining property will develop in a timely manner.
4. Capital Improvements Plan for Roads
A road improvement may be considered adequate for an application if the required
improvement is included, funded, and approved in the City’s, County’s or State’s two‐ year
capital improvements plan for roads or if the improvement is included, funded, and
approved in the City’s, County’s, or State’s three to five year capital improvements plan for
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roads, provided that the applicant agrees to phase development to conform to such
scheduled improvement. This Section shall not be construed to prevent the City from
requiring dedication of rights‐of‐way for such roads or from assigning trips to such roads in
a traffic impact study in order to determine a development project’s proportionate costs of
improvements.
5. Participation in Costs of Improvements
The City may participate in the costs of improvements required by this Section in order to
achieve proportionality between the traffic impacts created by the proposed development
and the obligation to provide adequate streets. In such cases, the property owner shall be
responsible for the entire initial costs of road improvements, including design costs.
Reimbursement of the City’s agreed share of the costs shall be made as funds become
available. The construction of improvements and the provisions for participation in costs by
the City shall be included in a subdivision improvement agreement.
G. City Evaluation and Action
The City shall evaluate the adequacy of the Traffic Impact Analysis prepared by the applicant.
Based upon such evaluation, the City shall determine (1) whether the application may be
approved in the absence of dedication of rights‐of‐way or construction of improvements to each
affected thoroughfare and (2) the extent of the applicant’s obligations to make such dedications or
improvements. The City shall condition the approval of the subdivision application on one or
more of the following performances by the applicant:
1. Delay or phasing of development until thoroughfares with adequate capacity or intersection
improvements are constructed;
2. A reduction in the density or intensity of the proposed development sufficient to assure that
the road network has adequate capacity to accommodate the additional traffic to be
generated by the development;
3. The dedication or construction of thoroughfares or traffic control improvements needed to
mitigate the traffic impacts generated by the proposed development.
H. Deferral of Obligation
Upon request of the applicant or property owner, the obligation to dedicate or improve
thoroughfare rights‐of‐way or to make intersection improvements imposed on an application
may be deferred to a later stage of the development process.
As a condition of deferring the obligation to dedicate rights‐of‐way for or to improve
thoroughfares, which deferral shall be in the sole discretion of the City, the City shall require the
developer to execute a subdivision improvement agreement specifying the amount and timing of
the rights‐of‐way dedication or improvements to thoroughfares.
I. Cash Contributions
In lieu of the obligation to dedicate or improve thoroughfares or make traffic control
improvements to achieve road adequacy, the applicant may propose to make equivalent cash
contributions based upon the development project’s proportionate share of the costs of
improvements, which the City in its sole discretion may accept in satisfaction of road adequacy
standards in this Section. Any funds accepted by the City shall be earmarked for construction of
the improvements for which the contribution was made.
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J. Options
Whenever the proposed development’s share of the costs of a thoroughfare or traffic control
improvement needed to mitigate traffic generated by the development is less than 100 percent,
the City in its sole discretion may do the following:
1. Participate in the excess costs; or
2. Aggregate the costs of improving multiple thoroughfares or intersections identified in the
Traffic Impact Analysis, and require improvements to only some of the thoroughfares or
intersections affected by the development.
K. Appeal of Traffic Impact Analysis Conditions
Any appeal of a disapproved or denied final action resulting, in full or in part, from a
determination that the Mitigation Plan was insufficient shall include the following.
1. The appeal shall allege that recommended conditions requiring dedication or construction of
thoroughfares or traffic control improvements are not roughly proportional to the nature
and extent of the traffic impacts on the road network created by the development being
proposed.
2. The appeal may also allege that the imposition of the conditions deprives the owner of the
economically viable use of the land or of a vested property right.
3. The applicant shall provide a study in support of the appeal including the following
information:
a. Total vehicle miles of road capacity utilized by the proposed development, employing
average trip length and equivalency Tables provided by the City.
b. Total vehicle miles of road capacity supplied by proposed dedications of rights‐of‐ way
or improvements to thoroughfares.
4. The City Council, shall consider the appeal and determine whether the street or traffic
control dedication and construction requirements are roughly proportional to the nature and
extent of the impacts on the road network created by the development proposed. If the
petition also alleges that the proposed dedication or construction requirements constitute a
deprivation of economically viable use or of a vested property right, the Hearing body also
shall consider such issues. Following such determinations, the appeal Hearing body may
take any of the following actions regarding the road adequacy portion of the appeal only:
a. Deny the appeal, upon determining that the required dedications of rights‐of‐way for or
improvements to thoroughfares or traffic control improvements are roughly proportional
to the nature and extent of the impacts created by the development, and order that such
dedication or improvements be made as a condition of approval of the subdivision
application.
b. Deny the appeal, finding that the dedication or improvement requirements are
inadequate to achieve road adequacy, and either deny the subdivision application or
require that additional dedications of rights‐of‐way dedication for or improvements to
thoroughfares or traffic control improvements, be made as a condition of approval of the
application.
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c. Grant the appeal and waive in whole or in part any dedication or construction
requirement that is not roughly proportional; or
d. Grant the appeal and direct that the City participate in the costs of acquiring rights‐of‐
way or constructing improvements sufficient to achieve proportionality.
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Chapter 13 Infrastructure and Public Improvements
Section 13.01 General
The purpose of this Chapter is to ensure the orderly continuation of public improvements for
development in Georgetown, through the planning, design, and construction thereof. The intent of this
Chapter is to ensure, as part of the development process, the construction of adequate public
improvements in a safe, equitable, and efficient manner.
13.01.010 Applicability
The provisions of this Chapter are adopted pursuant to Texas Local Government Code Chapters 211
and 212, and the City Charter.
13.01.020 Public Improvements
Land proposed for development in the City’s corporate limits and extra‐territorial jurisdiction (ETJ)
shall be adequately served by essential public facilities and services, including but not limited to water
distribution, wastewater collection and treatment, roadways, pedestrian circulation, storm drainage
conveyance, and park and recreational facilities. Development seeking or requiring connection to a
public utility system shall design and install public improvements in accordance with the
Comprehensive Plan, and shall meet the minimum requirements established by this Code, the City’s
Construction Standards and Specification Manual (“Construction Manual”) and any other adopted
City design or technical criteria.
Public improvements required for development under the provisions of this Code include, but are not
limited to:
A. Stormwater drainage system, including but not limited to drainage easements, channels, storm
sewer lines and inlets, in accordance with the provisions of Chapter 11 of this Code.
B. Streets, including but not limited to sidewalks, alleys, bridges, and street lighting, in accordance
with the provisions of Chapter 12 of this Code.
C. Utility system, including but not limited to water, wastewater, and electric infrastructure, in
accordance with the provisions of this Chapter.
D. Utility services for communications, gas, other electric providers, or other approved service shall
be installed in accordance with the approved utility assignment locations and associated
franchise agreements.
13.01.030 Public Improvement Exemptions
A. 80 Percent Rule
Residential subdivisions processed as either a Minor Plat or a Resubdivision of four (4) or fewer
lots may provide certain public improvements to the same or similar level, as determined by the
Development Engineer, as the existing improvements serving 80% of adjacent properties that
contain a residential or agricultural use. For purposes of this section, “adjacent properties”
include properties directly across a street right‐of‐way from the subject property.
The 80% Rule exemption applies to the public improvements required in this Code, except as
follows:
1. Chapter 11, Stormwater.
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2. Section 12.02, Comprehensive Plan roadway right‐of‐way dedication.
3. Section 12.08, Sidewalks, in the city limits only. Sidewalks in the ETJ are exempt.
4. Section 13.03, Public Utility Easements.
5. Section 13.04, Fire Flow, unless granted an exception as authorized by Sections B103 and
B105 of the International Fire Code, considering density, on‐site storage, sprinkler system,
and any other authorized modifications; and
6. Section 13.07, Utility Master Plan infrastructure.
B. Residential Rural/Estate Subdivisions
Single‐family development within the Agriculture (AG) and Residential Estate (RE) Districts, or
in the City’s extraterritorial jurisdiction (“Residential Rural/Estate Subdivisions”) qualify for
certain modified standards throughout this Chapter and other chapters of this Code, where
specified. It is the intent that these modified standards be used to create a rural‐type atmosphere
for a development without sacrificing the integrity of current or future infrastructure systems.
The resubdivision of a Residential Rural/Estate Subdivision to a density which does not meet the
rural exemption shall be upgraded in conformance with this Code.
Section 13.02 Public Improvement Requirements
13.02.010 Developer Responsibilities
The developer is responsible for payment of all costs of materials and installation of all infrastructure
and public improvements required by this Code, unless otherwise specified.
13.02.020 Continuity of Improvements
All public improvements shall be designed and installed to provide for a logical system of utilities,
drainage and streets, and to create continuity of improvements for the development of adjacent
properties. All required public improvements shall be extended along the boundary and/or through
the subject property to the perimeter of the subject property. Utility assignments are depicted in the
Construction Manual.
13.02.030 Inspection of Improvements
A. During the course of installation and construction of the required improvements, the
Development Engineer or designee shall make periodic inspections of the construction to ensure
that all improvements comply with the provisions of this Code. Construction that fails to comply
with the standards and specifications contained or referred to herein shall not be accepted.
B. The City will charge engineering inspection fees during construction and for final inspection. The
City will not provide layout work or daily inspection.
C. Compaction tests on embankments and flexible bases, depth tests on flexible bases and
pavements, and pressure tests on piping systems are required prior to final approval.
13.02.050 Acceptance and Maintenance of Improvements
A. Upon completion of all required public improvements, the City may consider acceptance of the
constructed public improvements only after record as‐built drawings have been submitted to the
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City, which shall include a statement signed by a registered Professional Engineer that all
improvements have been installed and constructed in accordance with this Code.
B. A written guarantee that all workmanship and materials associated with public improvements
shall be free of defects for a period of two (2) years from the date of acceptance by the
Development Engineer shall be provided to the City. A two (2) year maintenance bond in the
amount of 10% of the total construction cost of all workmanship and materials shall be submitted
to the City per the approved City form.
C. The City shall not repair, maintain, install, or provide any streets, public utilities or services in
any subdivision for which a Final Plat has not been approved and recorded, nor in which the
standards contained herein or referred to herein have not been complied with in full.
D. Public improvements constructed to a standard varying from City specifications but approved by
the City shall be accompanied by a maintenance agreement with a Property Owner’s Association
(or similar organization) for the proper and continuous operation, maintenance, and supervision
of such facilities. A copy of the agreement(s) providing for such shall be presented to the
Development Engineer and approved as to form by the City Attorney prior to recordation of a
Final Plat and shall be filed of record with the plat thereof.
13.02.060 Provision of Utilities
A. The City shall not supply water, wastewater, or electricity according to the standards of this
Chapter for any tract of land that is not a legal lot, nor shall the City have any obligation to
extend utility service to any parcel created in violation of the requirements of this Code.
B. A connection to or tap into the City water system, electric system, or wastewater system shall not
be made without a permit or express prior written approval. The developer or builder shall make
available all necessary materials to make the final tap or connection.
C. Temporary utility service may be provided according to the standards and procedures of the
utility provider and are not subject to the requirements of this Chapter.
Section 13.03 Utility Easements
A. Uniform and continuous public utility easements (P.U.E.) shall be provided along all street lot
lines at a minimum of 10 feet. If not dedicated by plat, the easement shall be granted at the time
of Site Development Plan or by separate instrument, at the discretion of the Development
Engineer. The City may consider approval of an alternative easement location other than along
the street lot line.
B. Alongside major collectors, arterials, and highways, the P.U.E. shall be a minimum of 15 feet.
Shade Trees shall not be planted within these easements, unless approved by the Development
Engineer. In any P.U.E. with existing overhead electric lines, Shade Trees are prohibited.
Ornamental Trees are allowed within all P.U.E.s.
C. Utility easements may be required across parts of lots other than as described above, at the
discretion of the Development Engineer. If situated between lots, easements for water,
wastewater and storm sewer lines shall be at least 20 feet in width. Where the proposed
development adjoins an unplatted area, up to a 20‐foot easement may be required along the rear
of lots adjoining the unplatted area.
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D. Where utility easements are not straight due to curved streets, a larger easement shall be
provided where needed for overhead electric, at the discretion of the Development Engineer.
E. Utility easements may be fenced if unlocked gates are provided to allow free movement of
excavating machines, maintenance equipment, and personnel throughout the full length of the
easement.
Section 13.04 Public Water Standards
All development shall be served with an adequate water supply and distribution systems for fire
protection and domestic use, unless otherwise specified. The developer shall be responsible for
providing infrastructure to an approved public water supply system, including but not limited to,
water distribution lines, fire hydrants, valves, elevated metering transmission structures, and water
towers, consistent with the City’s Comprehensive Plan. All improvements shall be designed and
constructed according to the City’s Construction Manual.
A. Where an approved public water collection main or outfall line is less than one‐half (1/2) mile
from the property boundary, connection to the public water system shall be required and public
water shall be installed throughout the development.
B. Extension of water utilities shall conform to the City’s adopted Utility Extension and
Improvement Policy, as amended.
C. The developer shall be responsible for the cost of extension and connection to the existing public
water system.
D. The water main pipe size for water distribution system improvements and extensions shall be a
minimum diameter of eight (8) inches. Water infrastructure shall be of sufficient size to furnish
adequate domestic water supply for fire protection in conformance with the City’s adopted Fire
Code, as amended. Fire hydrants shall be provided in accordance with the Construction Manual.
Properties in the ETJ that desire or require fire flow service from the City of Georgetown shall
first submit a petition for voluntary annexation, in accordance with Section 3.25 of this Code.
E. The design and construction of the components of the public water system shall comply with
regulations covering extension of public water systems adopted by the Texas Commission on
Environmental Quality (TCEQ). For development that is not served by a public water supply,
proof of a safe and adequate water supply shall be provided to the Development Engineer.
F. Where an approved public water collection main or outfall line is more than one‐half (1/2) mile
away from the property boundary, on‐site wells may be utilized; however, if the City’s Capital
Improvement Plan has scheduled the extension of a water collection main or outfall line to be
completed to a location point within one‐half mile away from the property boundary within five
(5) years from the date of the Preliminary Plat submittal, connection to the public water system is
required. In such instance, the subdivider shall be required to install a public water system and
shall bear the cost of connecting the subdivision to such existing water system.
G. Improvements required through the Water Services Master Plan shall be designed and installed
in accordance with Section 13.08 of this Code.
H. Exceptions or alternatives to the requirements of this Section may be considered by the
Development Engineer or their designee.
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Section 13.05 Public Wastewater Standards
All development, where desired or required, shall be served with an approved public wastewater
system, including but not limited to, wastewater lines, manholes, force mains, and lift stations,
consistent with the Comprehensive Plan. Properties in the ETJ that desire or require wastewater
service from the City of Georgetown shall first submit a petition for voluntary annexation, in
accordance with Section 3.25 of this Code. All improvements shall be designed and constructed
according to the City’s Construction Manual.
A. Where an approved public wastewater collection main or outfall line is less than one‐half (1/2)
mile from the property boundary, connection to the public wastewater system shall be required
and a public wastewater collection system shall be installed throughout the development.
B. Extension of wastewater utilities shall conform to the City’s adopted Utility Extension and
Improvement Policy, as amended.
C. The developer shall be responsible for the cost of extension and connection to the existing
wastewater collection system.
D. The wastewater gravity main pipe size for wastewater improvements shall be a minimum
diameter of eight (8) inches.
E. The design and construction of all wastewater systems shall comply with regulations covering
extension of public sanitary wastewater systems adopted by the Texas Commission on
Environmental Quality.
F. All wastewater systems shall be designed and constructed to operate on a gravity flow basis. In
extraordinary circumstances and with the approval of the Development Engineer, lots one (1)
acre and greater may design a low‐pressure, vacuum, or gravity flow system to minimize the
need for lift stations.
G. Where an approved wastewater collection main or outfall line is more than one‐half (1/2) mile
away from the property boundary, on‐site septic system(s) may be utilized; however, if the City’s
Capital Improvement Plan has scheduled the extension of a wastewater collection main or outfall
line to be completed to a location point within one‐half mile away from the property boundary
within five (5) years from the date of the Preliminary Plat submittal, connection to the public
wastewater system is required. In such instance, the subdivider shall be required to install a
public wastewater collection system and shall bear the cost of connecting to such existing
wastewater collection system.
H. Improvements required through the Water Services Master Plan shall be designed and installed
in accordance with Section 13.08 of this Code.
I. Exceptions or alternatives to the requirements of this Section may be considered by the
Development Engineer or their designee.
Section 13.06 Electric and Communication Standards
The City’s Electrical Engineer shall design the electrical system for all development, unless otherwise
authorized. Where permanent electric service is desired and/or improvements required, the electric
improvements shall be installed and maintained in accordance with the following standards:
A. For residential subdivisions, all electric distribution lines and individual service lines shall be
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installed underground unless located within an alley or otherwise approved. If overhead lines
existed prior to underground installation, such poles, guy wires, and related structures shall be
removed following construction of the underground infrastructure.
B. For non‐residential and multi‐family development where no existing overhead infrastructure
exists, underground electric utility lines shall be required along the street and within the site.
Where existing overhead infrastructure is to be relocated, it shall be re‐installed underground
and the existing facilities shall be removed at the discretion of the Development Engineer.
C. Underground electric and communication service lines shall be located and installed according to
the Construction Manual.
D. Electric transformers and related equipment shall be mounted on pads at ground level. For non‐
residential development, such equipment shall be located outside of the street yard where
practical and preferably located behind the front façade of the primary building structure. Such
equipment shall be reasonably separated from pedestrian or vehicular access ways, shall have
approved driveway or all‐weather vehicular accessibility, shall not conflict with roadway sight
visibility, and shall be located outside of future right‐of‐way.
E. Screening of pad‐mounted transformers for non‐residential development shall consist of barrier
fencing or shrub plantings located no closer than three (3) feet from the transformer, except for
the entry side of the transformer, which shall have a minimum of 10 feet of unobstructed
clearance. The entry side of the transformer shall not face a public street unless located behind the
front façade of the primary building structure. The transformer pad shall be located with
adequate room for the required landscape screening to be installed consistent with these
provisions. Transformers in the Downtown Overlay are exempt from these requirements.
F. Once utility service lines have been installed underground, the installation of new above‐ground
lines in that location is prohibited.
G. The installation of public street lights, and connection of electric service thereto, shall be the
responsibility of the developer as provided in Chapter 12 of this Code.
H. Installed overhead and underground electric service shall take into account Heritage and
Protected Trees when locating new service lines.
I. Exceptions or alternatives to the requirements of this Section may be considered by the
Development Engineer or their designee.
Section 13.07 Master Plan Infrastructure
The City’s Comprehensive Plan includes utility master plans for the water distribution, wastewater
collection and electric utility. Each master plan identifies future system improvements that are
necessary to meet or exceed treatment and transport requirements for the specific utility. The planning
horizon for the plan is up to 20 years in the future.
A. Construction of Master Plan Infrastructure
When a master plan requires the installation of regional infrastructure on a property, the developer
shall extend and construct such facilities at their own expense. When these facilities exceed the utility
needs for the specific development beyond the utility minimum size, the facility shall be considered
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oversized. All necessary easements and/or rights‐of‐way for such infrastructure shall be dedicated at
no cost to the City.
B. Oversizing Cost Participation
1. The City may, at its sole discretion, participate with a developer in the cost of oversized
facilities based upon, but not limited to the following factors:
a) The approved utility budget for the current year;
b) The ability of the specific utility to fund any future costs;
c) The degree to which the project conforms to and accomplishes the 5‐year CIP priorities;
d) The degree to which the project accomplishes the utility Master Plan; and
e) The impact to system operations. Any cost participation contract shall be approved by the
City Council prior to approval of the Final Plat.
2. Cost participation shall be based upon the cost differential between the master plan line size
and the minimum line size required to serve the development, for eligible construction costs.
3. When a line extension is included in the current 5‐year CIP, the approved cost participation
contract shall provide for the payment to be scheduled during the same fiscal year as the CIP
project that would have accomplished the line extension, and after the date of notice of
acceptance by the City.
4. The fees shall be calculated by the City based on information from the developer’s engineer,
using a methodology that apportions the development’s projected usage (based upon the
minimum pipe size) to the available usage due to oversizing. The developer’s engineer shall
use the City’s approved water or wastewater master plan as a basis for calculating residential
flow per dwelling unit. Calculations for non‐residential units shall be calculated using the
latest edition of the “Design Criteria for Sewage Systems,” as produced by the Texas
Commission on Environmental Quality.
5. The calculation of cost participation shall be based on construction costs in effect at the time
the connection to the system (the “tap”) is made. All calculations shall be submitted to the
City for appropriate review, verification, and approval.
6. A cost participation contract is not a guarantee of capacity. Guarantee of capacity is achieved
through payment of impact fees.
C. Impact Fee Credits
When a line extension is included in the 10‐year Capital Improvement Plan (CIP), an Impact Fee
credit may be eligible on the fee assessment for each lot in the subdivision. Impact Fee credit shall be
calculated based upon the number and size of service connections and the allocation of costs in the
Impact Fee calculation, as amended.
Section 13.08 Reserved. Parkland Dedication
Section 13.09 Subdivision Improvement Guarantee
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In lieu of full construction of all public improvements prior to Final Plat recordation, a plat may be
recorded without acceptance of the required public improvements through the posting of fiscal
surety. Fiscal surety shall be provided in an amount of at least 125 percent (125%) of the cost of the
required public improvements, as estimated by a licensed engineer and approved by the
Development Engineer. The Development Engineer has the discretion to reduce the percentage of the
fiscal surety instrument based on the amount of the construction completed.
The financial instrument shall state the name of the development or subdivision, and shall list the
required improvements and estimate costs thereof. A plat shall not be recorded until financial
security is delivered to the City in a form provided by the City and approved as to form and legality
by the City Attorney. No release of any security shall occur until the City has formally accepted the
improvement that is the subject of such security.
Section 13.10 Creation of Special Districts (unchanged)
13.10.010 Purpose and Intent
To provide for the prudent use of political subdivisions that are created pursuant to Article III, Section
52, and/or Article XVI, Section 59, of the Texas Constitution and that are authorized by law to provide
water, wastewater, drainage, and other services (“districts”), in order to allow development within the
City’s corporate boundaries and extraterritorial jurisdiction that is generally consistent with the City’s
Comprehensive Plan.
This section is intended to be equitably applied to the creation of, inclusion of land within, and
operation of all proposed districts, while allowing flexibility necessary to address unique factors that
may arise with respect to each proposed district.
Prior to considering whether to consent to or support the creation of a district, the City will consider
whether the City is able to provide water and/or wastewater service to the area proposed to be
included in the district and whether such area is within the City’s projected ultimate city limit
boundary.
The standards established in this section are intended to carry out the following purposes:
• Encourage quality development;
• Protect the water quality within all watersheds of the City;
• Protect the water quality of the City’s drinking water sources;
• Allow the City to enforce land use and development regulations consistent with the City’s
comprehensive plan;
• Provide for construction of infrastructure consistent with City standards and City inspection of
such infrastructure;
• Provide notice to residents of the district that the City may annex the district at some future time;
• Facilitate cost‐effective construction of infrastructure to serve the area within the district,
including police and fire stations, that is consistent with City standards and plans, so that the
potential financial burden on the citizens of Georgetown will be reduced, in the event of
annexation of such land by the City;
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• Provide for extension of water and wastewater lines that will serve future growth in the City and
its extraterritorial jurisdiction consistent with the City’s regional utility planning;
• Establish guidelines for reasonable conditions to be placed on;
• Issuance of bonds by the district; and
• The City’s consent to creation of the district, including conditions consistent with the City’s
water and sewer bond ordinances regarding creation of districts that might otherwise
detrimentally compete with the City’s utility systems;
• Establish guidelines for other mutually beneficial agreements by the City and the district; and
• Provide a procedural framework for responding to an application seeking the City’s consent to
the creation of a district.
13.10.020 Definitions
(moved to Chapter 16, Definitions)
A. Bond. Instrument, including a bond, note, certificate of participation or other instrument
evidencing a proportionate interest in payments due to be paid by an issuer or other type of
obligation that: (1) is issued or incurred by an issuer under the issuer’s borrowing power;
without regard to whether it is subject to annual appropriation; and (2) is represented by an
instrument issued in bearer or registered form or is not represented by an instrument but the
transfer of which is registered on books maintained for that purpose by or on behalf of the issuer.
B. Certificate of convenience and necessity (CCN). A permit issued by the Texas Commission on
Environmental Quality (“TCEQ”) authorizing a specified utility to be the retail water or sewer
service provider in a specified area.
C. City Council. City Council of the City of Georgetown.
D. Consent agreement. An agreement between the City and owners and developers of land in a
proposed district which, if agreed to, shall be attached to the consent resolution adopted by the
City Council.
E. Consent resolution. A resolution approved by the City Council setting forth terms of its consent
to creation of a district.
F. Consent to creation of a district. Authorization for the owners of land in a proposed district to
initiate proceedings to create a district as provided by law.
G. District. A municipal utility district (“MUD”), water control and improvement district (“WCID”),
flesh water supply district (“FWSD”), or similar political subdivision created to provide water,
sewer or drainage utility services, roads, or other services allowed by law to a specified area,
pursuant to Article III, Section 52, and/or Article XVI, Section 59, of the Texas Constitution.
H. Extraterritorial jurisdiction (ETJ). Unincorporated area generally extending two miles from the
City limit, excluding other incorporated municipalities and their ETJ, in which the City has the
authority to annex property, as determined in accordance with Chapter 42 of the Local
Government Code.
I. Strategic partnership agreement. An agreement between the City and a district addressing the
relationship between the City and the district, including limited purpose annexation of
commercial areas and other matters pursuant to Section 43.0751 of the Local Government Code.
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J. TCEQ. The Texas Commission on Environmental Quality or its successor.
13.10.030 Prerequisites to Consent to Creation of a District
A. Before the City Council consents to creation of a district, the following issues shall be considered
in accordance with this chapter:
1. If applicable, whether the area proposed for inclusion in the district meets criteria for
annexation set out in the City’s annexation policy and is within the City’s projected ultimate
city limit boundary; and
2. Whether the City will provide water and/or wastewater services to the land within the
proposed district at a reasonable cost and will commence construction of facilities necessary
to serve the land within 2 years and substantially complete such construction within 4½
years after submittal of the petition pursuant to the City’s policies on the extension of utility
services.
B. If the determination on both issues 1 and 2 above is negative, then before consenting to the
creation of a district, the City Council shall consider further whether the creation of the district is
feasible, practicable, necessary for the provision of the proposed services and would be a benefit
to the land, and therefore warrants the City’s consent, consistent with the other considerations in
this policy.
C. If the determination on either of the two issues is affirmative, then the City Council shall not
consent to creation of the district unless the applicant demonstrates that unique factors justify its
creation. If appropriate under the circumstances, the City shall:
1. Commence negotiations with the owners of at least 50 percent of the land in the proposed
district and a majority of the qualified voters concerning the City’s provision of water and
wastewater services, upon receipt of a petition submitted by such persons in accordance
with Local Government Code, Section 42.042; or
2. Commence proceedings to annex the land in the proposed district.
13.10.040 Staff Analysis
Upon receipt of an application seeking the City’s consent to creation of a district and after a
preliminary determination of the prerequisites in Section 13.10.030, City staff shall analyze the
proposed development and its potential impact on facilities and services. The applicant shall provide
the following preliminary information relative to the land proposed to be included in the district, if
available:
A. Engineering report showing:
1. Preliminary water availability study, including copies of any proposed contracts;
2. Preliminary wastewater treatment availability, including copies of any proposed contracts;
3. Preliminary drainage study; and
4. Preliminary road study for any roads proposed to be reimbursed by bonds.
B. Preliminary cost estimates for water, wastewater, drainage or road facilities or projects, and any
other proposed district facilities to be reimbursed or paid for by the issuance of district bonds;
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C. Master development plan showing general layout of proposed land uses; major streets and roads;
water, wastewater, and drainage facilities; and any other district facilities;
D. Information concerning provision of firefighting and law enforcement services;
E. Estimated build‐out schedule by year with estimated assessed valuations in the district;
F. Estimated ultimate amount of bonds to be issued by the district, ultimate debt service
requirements, and projected district tax rate;
G. District boundary and vicinity map;
H. Traffic study identifying potential impacts on:
1. The City’s road system serving the land proposed to be included in the district, if all or any
portion of the land is located within the City or within two miles of the City’s boundaries;
and
2. The county’s road system, this traffic study is in addition to any traffic studies required by
the City’s subdivision regulations in connection with submittal of subdivision plats;
3. If all or any portion of the proposed district is located outside the City’s boundaries, proof
that the applicant has provided the following information by certified mail to the Williamson
County Judge and each member of the Commissioners Court: the name, acreage, and
location of the proposed district, build‐out schedule, estimated population on total build‐out,
and map of the area;
4. Such other information as City staff may reasonably require to analyze the need for the
proposed facilities and the development’s potential impact; and
5. Any proposed City consent agreements.
13.10.050 Conditions to City’s Consent to Creation of a District
If the City Council elects to consent to the creation of or inclusion of land within a district, then it shall
impose the following requirements as conditions of the City’s consent, and such requirements shall be
stipulated in the consent resolution and/or other ancillary agreement, unless the City Council
determines that requirements are not appropriate with regard to a specific district.
A. All water, wastewater, drainage, and road infrastructure and facilities as well as any other
infrastructure or facilities to be reimbursed or paid for by the issuance of district bonds, shall be
designed and constructed to City standards, including without limitation fire flow standards and
utility and road design, construction and installation standards, in accordance with plans and
specifications that have been approved by the City. In the event of a conflict between City water
and wastewater standards and standards imposed by the CCN holder for the proposed district,
City standards shall prevail, unless otherwise agreed by the City.
B. The City shall have the right to inspect all facilities being constructed by or on behalf of the
district and to charge inspection fees consistent with the City’s inspection fee schedule, as
amended from time to time.
C. Bonds, including refunding bonds issued by the district, shall, unless otherwise agreed to by the
City, comply with the following requirements, provided such requirements do not generally
render the bonds unmarketable:
1. Maximum maturity of 20 years for any one series of bonds;
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2. Interest rate that does not exceed 2% above the highest average interest rate reported by the
Daily Bond Buyer in its weekly “20 Bond Index” during the one month period preceding the
date notice of the sale of such bonds is given;
3. The bonds shall expressly provide that the district shall reserve the right to redeem bonds at
any time subsequent to the tenth (10th) anniversary of the date of issuance, without premium.
No variable rate bonds shall be issued by a district without City Council approval; and
4. Any refunding bonds of the district must provide for a minimum of 3% present value
savings and that the latest maturity of the refunding bonds may not extend beyond the latest
maturity of the refunded bonds unless approved by the City Council.
D. The City shall require the following information with respect to bond issuance:
1. At least 30 days before issuance of bonds, except refunding bonds, the district’s financial
advisor shall certify in writing that the bonds are being issued within the existing water,
sewer, or drainage facilities in the county in which the district is located and shall deliver the
certification to the City Secretary, and the City.
2. At least 30 days before the issuance of bonds, the district shall deliver to the City Secretary,
and the City Manager notice as to:
a. The amount of bonds being proposed for issuance;
b. The projects to be funded by such bonds; and
c. The proposed debt service tax rate after issuance of the bonds.
d. If the district is not required to obtain TCEQ approval of the issuance of the bonds (other
than refunding bonds), the district shall deliver such notice to the City Secretary, and the
City Manager at least 60 days prior to issuing such bonds. Within 30 days after the
district closes the sale of a series of bonds, the district shall deliver to the City Secretary
and the City Manager a copy of the final official statement for such series of bonds. If the
City requests additional information regarding such issuance of bonds, the district shall
promptly provide such information at no cost to City.
E. The purposes for which a district may issue bonds shall be restricted to the purchase,
construction, acquisition, repair, extension and improvement of land, easements, works,
improvements, facilities, plants, equipment, and appliances necessary to:
1. Provide a water supply for the district for municipal uses, domestic uses, and commercial
purposes;
2. Collect, transport, process, dispose of and control all domestic, industrial or communal
wastes from the district whether in fluid, solid, or composite state;
3. Gather, conduct, divert, and control local storm water or other local harmful excesses of
water in the district; and
4. Pay organization and administrative expenses, operation expenses during construction, cost
of issuance, interest during construction, and capitalized interest.
5. If appropriate in a particular district, the City may consent to issuance of bonds for purchase,
construction, acquisition, repair, extension, or improvement of fire stations, roads, and/or
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other capital improvements that are mutually agreed upon by the City Council and the
applicant.
F. The district shall contain sufficient acreage to assure the economic viability of the district but no
more acreage than can feasibly be annexed at one time. In general, a district is not expected to
include less than 200 acres or more than 500 acres.
G. Development within the district shall be consistent with the City’s Comprehensive Plan.
H. No district shall include land in more than one city’s Extraterritorial Jurisdiction.
I. The City and the owners of all land in the proposed district shall reach agreement on the terms of
a development agreement pursuant to Local Government Code, Section 212.171, et seq. to extend
the City’s planning authority over land included in the district by providing for approval of a
development plan, authorizing enforcement by the City of land use and development
regulations, and including other lawful terms and considerations the parties consider
appropriate. The development agreement shall include provisions relating to the following
matters:
1. Land use plan reflecting all approved land uses and residential densities;
2. Compliance with City construction Codes, including permit requirements;
3. Compliance with City and other applicable stormwater and water quality regulations;
4. Development standards comparable to City zoning regulations; and
5. Dedication and development of park land, open space, and trails.
The above list is not intended to be exhaustive. It is expected that the parties will cooperate to
identify those matters unique to the district that may be addressed in a development agreement.
J. At least 30 days before issuance of bonds, the district shall certify in writing that the district is in
full compliance with the consent resolution approved by the City Council and, to the extent such
agreements impose requirements on the district, with the consent agreement, strategic
partnership agreement and all other agreements executed by the City and the district, and shall
deliver the certification to the City Secretary, and the City Manager.
K. No land within the district shall be allowed, at any time in the future, to incorporate, join in an
incorporation, or be annexed into any incorporated city other than the City of Georgetown.
L. No land shall be annexed by the district without prior City Council approval.
M. The district shall not construct or install infrastructure or facilities to serve areas outside the
district or sell or deliver services to areas outside the district without prior City Council approval.
N. After creation of the district, and unless otherwise expressly authorized by the consent agreement
or development agreement, no district shall be converted into another type of district,
consolidated with another district, divided into two or more new districts or seek additional
governmental powers that were beyond its statutory authority at the time the district was
created, without prior City Council approval.
O. If allowed by law, the City may annex any commercial development within the district for
limited purposes pursuant to Local Government Code, Section 43.0751, and may impose a sales
and use tax within the area annexed for limited purposes. If limited purpose annexation is not
allowed by law, then the City may not consent to inclusion of commercial retail areas within the
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district. The City may consider sharing tax receipts with the district, provided the district’s share
is used to finance infrastructure, retire bond debt or for other purposes acceptable to the City.
P. The district shall not issue any bonds other than those authorized by the consent agreement
without City Council approval.
Q. The district shall file a notice in the real property records of all counties in which the district is
located stating that the City has authority to annex the district. The parties may attach a form of
such notice to the consent agreement or development agreement.
R. The district shall send a copy of the order or other action setting an ad valorem tax rate to the
City Secretary, and the City Manager within 30 days after district adoption of the rate.
S. The district shall, send a copy of its annual audit to the City Secretary, and the City Manager
within 30 days after approval.
T. The City shall encourage the district to maintain a debt service structure that will ensure that the
district’s taxes are maintained at a rate at least equal to the City’s tax rate, to the extent feasible.
U. The district shall provide copies of any material event notices filed under applicable federal
securities laws or regulations to the City Secretary, and the City Manager within 30 days after
filing such notices with the applicable federal agency.
V. Construction of capital improvements such as fire stations and recreational amenities shall be
encouraged.
W. Sharing of fire stations, recreational amenities, and other capital improvements by the City and
the district shall be encouraged.
X. If construction or expansion of a wastewater treatment facility is proposed to serve the district,
the plant design shall conform to all applicable state and federal permitting and design
standards. In addition, any wastewater discharge shall be permitted to meet effluent limitations
no less stringent than 5‐5‐2‐1 (5 parts per million {“ppm”} biochemical oxygen demand; 5 ppm
total suspended solids; 2 ppm nitrogen; and 1 ppm phosphorus) or the current limits in permit(s)
held by the City, whichever is strictest. The City reserves the right to protest any wastewater
treatment facility permit application or amendment.
Y. The board of directors of the district and landowners within the district shall assist the City in
annexing one or more areas as reasonably necessary for the City to connect areas to the City that
are outside the district and that the City intends to annex in the foreseeable future.
Z. The City shall require the district to complete a traffic impact analysis pursuant to Section 12.05 of
this Code.
AA. The City may agree not to annex and dissolve the district any earlier than the first to occur of: (i)
extension of water, sanitary sewer, and drainage facilities to serve 90% of the land within the
district; or (ii) 15 years after creation of the district. The contract between the City and the
district may provide that the City may set rates for water and/or sewer services for property that
was within the district that vary from those for other properties within the City in order to
compensate the City for assumption of district obligations upon annexation, in compliance with
any statutory requirements applicable to such an agreement.
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AB. The consent agreement and ancillary documents shall include terms providing for the district to
be fully developed and ready for full purpose annexation by the City within a reasonable time
period.
AC. The applicant shall reimburse the City for expenses incurred by the City in connection with the
City’s consent to formation of the district, including but not limited to professional fees incurred
in connection with negotiation and preparation of the consent resolution, consent agreement,
development agreement, strategic partnership agreement, and related documents.
13.10.060 City Operations Compensation Fee
A fee shall be assessed for each residential unit within the district equal to the proportion of City
operations attributed to serving residents of the district. The fee shall be calculated as follows:
B = Total General Fund budget for the fiscal year in which the consent application is filed.
P = The estimated population of the City at the time the consent application is filed.
H = The estimated average household size within the City at the time the consent application is
filed.
D = The percentage of City services used by district residents. This percentage shall be adopted by
the City annually as a part of the City’s budget adoption process.
Y = Number of years of duration of the district.
R = Discount rate. This rate shall be adopted by the City annually as a part of the City’s budget
adoption process.
PV = Present value.
City Operations Compensation Fee = PV(R,Y,‐((B /(P /H)) * D))
Example:
B = $24,000,000
P = 41,000
H = 2.8
D = 15%
Y = 20
R = 6%
Fee = $2,819.92
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Chapter 16 Definitions
Section 16.02 Definitions
Abutting. Having Sharing a property line or common border or a portion of a property line or
common border.
Alley. A public or private traffic way, secondary means of access. See Street, Alley.
Alternative Parking Plan. A plan approved by the Director that allows for alternatives to the
vehicular parking, stacking, and loading requirements in Chapter 9 of this Code.
AASHTO. American Association of State Highway and Transportation Officials.
Average Daily Trip (ADT). The projected or counted amount of traffic traversing a street. Used
often as a modeled or calculated measurement of expected traffic generation for a development or
neighborhood in order to determine roadway adequacy.
Back-of-curb. The outside edge of an approved curb type not adjacent to a travel way. The basis
of measurement for paved width and curb basis within this Code.
Bicycle Lane. An on‐street defined travel lane for the exclusive use of bicycles.
Bikeway. All thoroughfares that explicitly provide for bicycle travel including facilities existing
within street and highway rights‐of‐way and facilities along separate and independent corridors.
Block. One or more parcels together forming a unit of land bounded by through‐streets, railroad
rights‐of‐way, watercourses, public parks, cemeteries, rural land, or any other barrier to the
continuity of development or any combination thereof. In cases where the platting is incomplete or
disconnected, the Planning Director shall determine the outline of the block.A parcel of land,
entirely surrounded by public streets, highways, railroad right‐of‐way, public walks, parks or
green strips, rural land, drainage channels, or a combination thereof.
Block Length. The length of a street between the intersection of said street and another street,
unless otherwise dictated by this Code, measured from the center point of two streets.
Bond. A sealed instrument under which a person or entity is obligated to pay an agreed‐upon
amount of money on or before a specified expiration date or action. Binding security; firm
assurance. Any form of security including a cash deposit, surety bond, property, or instrument of
credit in an amount and form satisfactory to the City Attorney.
Certificate of Convenience and Necessity (CCN). A permit issued by the Texas Commission
on Environmental Quality (“TCEQ”) authorizing a specified utility to be the retail water or sewer
service provider in a specified area.
Comprehensive Plan Roadway or Thoroughfare. A street or trail identified in the City’s
Overall Transportation Plan as an existing or future roadway needed to accommodate the current
and future transportation needs of the community. Includes Major Collector, Minor Arterial, Major
Arterial, and any identified public trail or railway.
Connectivity Ratio. A numerical calculation determined by the number and linkage
characteristics of streets within a subdivision.
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Consent Agreement. An agreement between the City and owners and developers of land in a
proposed district which, if agreed to, shall be attached to the consent resolution adopted by the
City Council.
Consent Resolution. A resolution approved by the City Council setting forth terms of its consent
to creation of a district.
Construction Specifications and Standards Manual. Referred to often in this Code as the
“Construction Manual,” this City of Georgetown document includes standard details and
specifications for the construction of public improvements.
Curb. A defined concrete edge of a street, which may or may not include a stormwater gutter.
Curb, Mountable. Also described as a rollover or roll‐up curb, a Mountable Curb is a street
border that has sloping faces that allow vehicles to easily encroach upon on them and is not
considered a vehicular barrier curb. Mountable Curbs are considered a combined curb type that is
the primary component of a stormwater conveyance system that carries alongside a roadway.
Curb, Ribbon. Also described as a lay‐down curb, a Ribbon Curb is a street border that is
generally flat and is not considered a vehicular barrier curb. Typically associated with sheet‐flow
or open ditch stormwater conveyance and does not carry stormwater laterally alongside a
roadway.
Curb, Vertical. Also described as a stand‐up curb or barrier curb, a Vertical Curb is a street
border that is generally accepted as a safety barrier separating vehicular traffic from a building,
sidewalk, or other area where vehicles are not desired. Typically paired with a defined stormwater
conveyance gutter that carries stormwater laterally alongside a roadway.
Curb Basis. The dimensional area between the back of a street curb and the outside of the right‐
of‐way.
Curb Stop. A concrete barrier secured to a parking stall to stop the tire of a moving vehicle.
Cut-Out Parking. A designated street parking lane with defining characteristics separating it
from the primary travel way of the street. Cut‐out areas are typically seen in residential
neighborhoods and in the downtown area. Graphical design of cut‐out parking can be found in the
Chapter 12 Technical Appendix.
Developer. A person or entity partaking in an activity governed by this Unified Development
Code including, but not limited to, division of land, erection or modification of buildings,
construction of public improvements, or any other alteration of land or property subject to this
Code. The term “developer” may include the terms “property owner”, “subdivider”, “applicant”,
and/or “builder” as the parties responsible for successive stages of a development project may
vary.
Development. Initiation of any activity governed by this Unified Development Code related to
land or property modification whether for imminent or future construction activities including,
but not limited to, division of a parcel of land into two or more parcels; alteration of the surface or
subsurface of the land including grading, filling, or excavating; mining or drilling operations;
clearing or removal of natural vegetation and/or trees; installation of public infrastructure
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including utilities, roadways, and drainage facilities; and construction or enlargement of any
building, structure, or impervious surface. Exclusions from this definition include maintenance of
lawns, gardens, and trees; repairs to existing utilities; minimal clearing of vegetation for surveying
and testing; and bona fide agricultural activities.The term “development” includes any of the
following occurrences: The division of a parcel of land into two or more lots or parcels; the
construction, reconstruction, conversion, structural alternation, relocation, or enlargement of any
buildings; the extension of any use of land; any clearing, grading, excavation, or other movement
of land, for which permission may be required pursuant to this ordinance; reconstruction,
alteration of the size or material change in the external appearance of a structure; and excavation
for the construction, moving, alteration, or repair, not including ordinary maintenance and repair,
of any building or structure exceeding 144 square feet in area.
Drive Aisle. The vehicular travel ways within a development that provide access to buildings,
parking spaces, loading spaces and other areas of the property. A drive aisle does not constitute
nor equal a public or private street.
Driveway. A private roadway travel way providing vehicular access for vehicles from a street to
the adjacent property. a parking space, garage, dwelling, or other structure.
Driveway, Non-Residential. A driveway serving typically non‐residential development,
including multi‐family and townhouse uses.
Driveway, Residential. A driveway serving single‐ and two‐family uses.
Dwelling or Dwelling Unit, Accessory. A small separate dwelling unit, either detached or
attached to the principal dwelling unit, which includes full kitchen facilities and living quarters.
Often referred to as “guest homes”, “granny flats”, “garage apartments”, or “mother in law units”,
accessory dwelling units are intended to be integrated into primarily single family neighborhoods
to provide housing alternatives for a variety of age groups and income levels with minimal impact
on the character of the neighborhood while providing income for the homeowner living in the
primary residence.
Electrical Engineer. The person designated by the City’s electric utility to make decisions
regarding placement, design, procedures, and other authorized determinations regarding electrical
public improvements.
Existing Street Connection. A public street connection to an existing public street that
ultimately connects in two or more locations to a Major Street.
Future Street Connection. A public street stub to an adjacent property that will not
immediately connect to a public street, and the ultimate connection is dependent upon the
development of the adjacent property.
Impact Fee. A user fee charged for connection to the public utility system.
Internal Roadway. A street that is entirely within a subdivision but not located along the
boundary. Does not constitute or equal a Perimeter Street.
Intersection Spacing. The length of a segment of street as measured between the centerlines of
two through streets (both on the same side of the street segment to be measured).
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Level of Service (LOS). A qualitative assessment of a roadʹs operating conditions, indicating
capacity per unit of demand a street based on and related to the operational characteristics of the
facility.
Lot, Platted. A parcel of land identified as an individual lot on a subdivision plat recorded in the
Williamson County Plat Records.
Median. A raised or depressed curbed division of travel lanes. Does not include a “flush” median,
which acts only as a painted division of travel lanes. May be of a pervious or impervious surface
but is typically covered with grass, landscaping, trees and may contain pedestrian facilities.
Multi-Modal. The availability of multiple modes of transportation within a system or corridor,
which may include but not be limited to, vehicles, pedestrians, cyclists, and transit.
Numbered County Road. A public roadway within the jurisdiction of a county which contains a
numbered designation. For example: CR 140.
Oversized Utility Line. A utility facility that is described in the City’s water or electric master
plan, necessary to accommodate current and future users. May be constructed by various parties
with potential cost‐sharing partnership opportunities.
Parcel. Continuous land area owned by or controlled by the same person or entity.Any legally
described area of land.
Parent Tract. The original tract of land as described by deed from which one or more lots are to
be subdivided from.Tract or lot as described by deed dated prior to May 10, 1977 or plat, which
includes one or more lots that are being subdivided.
Paved Surface. An area surfaced with single or multiple‐course surface treatment, asphalt,
concrete, pervious concrete, or grasscrete pavement constructed on a base course or similar all‐
weather surface,. Does not includinge gravel, grass, stones, decomposed granite, or similar
unpaved materials.
Paved Width. The dimensional width between the back of a street curb to the back of a curb
across travel lanes. Does not include a median.
Plat Waiver. An exception to specifically‐defined regulations of this Code to address difficulties
in developing a property for subdivision. A Plat Waiver does not constitute a Variance, as that
term is defined in this Code, and only applies to certain provisions relating to subdividing a lot or
parcel.
Property Owner’s Association. An entity established to represent the interests of property
owners within a defined area and may include maintenance and enforcement responsibilities.
Reserve Strip. A narrow strip of property usually separating a parcel of land from a roadway or
utility line easement, that is characterized by limited depth, which will not support development
and is intended to may prevents access to the a roadway or utility easement from adjacent
property. and which is prohibited by these regulations unless their control is given to the City.
Residential Rural/Estate Subdivision. A subdivision that is zoned either AG (Agriculture) or
RE (Residential Estate) if within the City Limits or a subdivision in the extraterritorial jurisdiction
(ETJ) that is platted for single‐family residential development with lots of at least one acre in size.
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Right-of-Way Flare. A diagonal cut‐back between two public street rights‐of‐way specified in
Chapter 12.
Setback, Garage. A setback located along and generally parallel to a street right‐of‐way
indicating the minimum distance required between front facing garage or carport access and the
street right‐of‐way.
Setback, Side. The setback located along, and generally parallel to, any side lot line, extending
the full width depth of a lot.
Shared-Use Path. A paved pathway accommodating pedestrians and bicyclists, meeting
accessibility standards. Differentiated from a “hike‐and‐bike trail” which may be a pervious
material and not accessible.
Sidewalk Clear Zone. The dimensional area between the curb or edge of pavement (where no
curb exists) and a pedestrian facility such as a sidewalk, trail or pedestrian accessway. The clear
zone is established to protect pedestrians from vehicular movements, as determined by speed and
street classification.
Sidewalk Fund. A fund established to accept and distribute revenue in accordance with the
provisions of this Code for the purpose of constructing public sidewalks and/or trails.
Sight Triangle. The triangular area formed by an invisible diagonal line at the corner of either
two intersecting street right‐of‐way lines, the edge of street lines, the edge of a driveway or
combination of two thereof, as specified in Chapter 12. The Sight Triangle exists to prevent sight
obstruction for motor vehicles, pedestrians, etc. May also be referred to as “street visibility
triangle” or “sight distance triangle”
Site Development Plan. A detailed site layout plan containing sufficient information to
evaluate the land use, construction plans, and architectural harmony of the proposed development
including compatibility of the development with nearby areas. A Site Development Plan shall
follow the requirements and approval procedures of Section 3.09 of this Code and the
Development Manual.
Special District. A municipal utility district (“MUD”), water control and improvement district
(“WCID”), fresh water supply district (“FWSD”), or similar political subdivision created to
provide water, sewer or drainage utility services, roads, or other services allowed by law to a
specified area, pursuant to Article III, Section 52, and/or Article XVI, Section 59, of the Texas
Constitution.
Strategic Partnership Agreement. An agreement between the City and a special district
addressing the relationship between the City and the district, including limited purpose
annexation of commercial areas and other matters pursuant to Section 43.0751 of the Local
Government Code.
Street. An improved surface used for the transport of automobiles and other motor vehicles from
one location to another. Includes the term “road” and “roadway”
Street, Alley. An alley is a passageway designed primarily to provide access to or from the rear
or side of property otherwise abutting on a public street.
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Street, Arterial. A street designed to carry large volumes of local and regional traffic into or out
of the city which provide for efficient vehicular movement between distant locations, decreasing
traffic on local and collector streets. Separated in this Code by Minor and Major classifications, the
specific characteristics and average daily trip ranges of which each can be found in Section
12.03Chapter 12 of this Code.
Street Cul-de-Sac. A street or series of connected streets that has a single approved vehicular
access point. having one end open to vehicular traffic and having one end terminated by an
approved turnabout.
Street, Collector. A street that connects and distributes traffic between Arterial Streets and Local
Streets providing access and movement between neighborhoods, parks, schools, retail areas and
the arterial street system.. A collector street maycan serve both residential and commercial
development, depending on the type of collector and average daily traffic volume. Separated in
this Code by Residential, Neighborhood and Major classifications, the specific characteristics and
average daily trip ranges of which each can be found in Section 12.03 of Chapter 12 of this Code.
See also “Street”, “Residential Collector”, and “Street, Major Collector”
Street, Context Sensitive. A street constructed to the alternative cross‐sections depicted in the
Overall Transportation Plan to allow for design characteristics compatible with adjacent
development.
Street, FreeHighway. A controlled‐access divided street or highway that is intended to move
high traffic volumes over long distances and serve as primary routes throughout the region.
Includes the term “highwayfreeway” and “expressway.”.
Street, Half. Streets with half the width of the required right‐of‐way on the bounding edge of a
tract being subdivided.
Street Landing. The area of an intersection where the grades of the respective streets need to be
sufficiently flat to accommodate an accessible crosswalk.
Street, Loaded. A street that allows for vehicular access driveways.
Street, Local – Downtown. A street located within the Downtown Overlay District that carries a
Local Street cross‐section design. The characteristics of this street can be found in Chapter 12 of
this Code and in the Downtown Master Plan, May be designated as a collector or arterial in
functionality.
Street, Local (Tree Alternative). A Local Street designed to the alternative cross‐section
identified in this Code that accommodates Street Trees within the right‐of‐way.
Street, Major. An arterial‐level or higher roadway, as classified in the Overall Transportation
Plan. Major Streets provide a high degree of mobility with high traffic volumes, serving as primary
routes within Georgetown and on a regional basis.
Street, Neighborhood. A street that primarily serves the local traffic needs a subdivision,
neighborhood or development, with relatively low traffic counts and lower speeds. Street types
include Residential Lanes, Local Streets, Residential Collectors and Neighborhood Collectors.
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Street, Perimeter. A street directly abutting a development or subdivision, whether the street is
external to, partially or wholly within the boundary.
Street, Residential or Residential Local. A street that serves a limited number of residential
dwelling units and is expected to carry less than 800 vehicles per day. Alleys are permitted in
conjunction with Residential Streets. On‐street parking is provided on both sides within the
standard pavement width of the street.
Street, Rural Residential Rural/Estate. A street serving Rural Residential Rural/Estate
Subdivisions that may include roadside ditches in lieu of curb and gutter and other generally rural
roadway features. Rural streets include residential and collector classifications, as specified in
Section 13.04.
Street, Stub. A non‐permanent, dead‐end street intended to be extended in conjunction with the
subdivision and development of adjacent land.
Street, Through-. A street having two distinct points of ingress and egress from two other
through‐streets. Alleys, cul‐de‐sacs, and loop streets shall not be considered through‐streets.
Street Tree. See Tree, Street
Subdivision Variance. See Variance, Subdivision
Tandem Parking Space. A paired parking space accommodating two or more vehicles that are
parked directly behind each other that is only accessed by passing through another parking space
from a street, lane, drive aisle or driveway.
Total Street Connections. The total number of street connections to the ultimate street network,
including connections to existing public streets and future stubs to adjacent properties.
Transportation Improvement Program (TIP). Staged, multi‐year program of transportation
projects consistent with the Overall Transportation Plan.
Tree, Street. An approved Shade Tree planted within the right‐of‐way in accordance with this
Code.
TxDOT. Texas Department of Transportation.
Unloaded Street. A street where vehicular access driveways are outright prohibited or
provisionally allowed. Includes Neighborhood Collectors, Major Collectors, Arterials and
Highways.
Variance, Zoning. A grant of relief to a person from the Zoning requirements of this Code when
specific application thereof would result in unnecessary hardship, as determined by the Zoning
Board of Adjustment. A Zoning Vvariance, therefore, permits construction or development in a
manner otherwise prohibited by this Code ordinance. Does not constitute nor equal a Waiver of
any kind Subdivision Variance.
Variance, Subdivision. A grant of relief from the Subdivision requirements of this Code, as
determined by the Planning and Zoning Commission. Subdivision Variances may be considered to
the provisions only as specified within this Code. A Subdivision Variance permits construction or
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development in a matter otherwise prohibited by this Code. Does not constitute nor equal a
Zoning Variance.
Waiver. See “Plat Waiver”
WalkwayPedestrian Accessway. Walkways Pedestrian Accessways are strips or sections of
concrete or stone not typically located adjacent to vehicle roadways, which provide pedestrian
access to or through property. This area must be kept free of obstructions, both temporary and
permanent.
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City of Georgetown, Texas
City Council Workshop
January 24, 2017
SUBJECT:
P resentation of the Fisc al Impact Model -- Laurie Brewer, Assistant City Manager and Wayne Reed, Assistant City
Manager
ITEM SUMMARY:
B ackground
The City Council identified expansio n and diversification o f the tax base as one o f the City’s strategic goals. Staff
proposed a proje c t in the 2017 budget to build a Fiscal Impac t Model (FIM), which wo uld objectively predict costs and
revenue impacts asso ciated with de velopment propo sals and citywide growth developme nt patterns. In addition, it can be
an effective tool for financial planning. Essentially, the Fiscal Impact Model is ano ther to ol to assist staff and City
Council understand ho w individual decisio ns impac t Georgetown’s long-term fiscal sustainability. The Co uncil budge ted
$120,000 for this project.
The model can be used whe n evaluating various land use decisions, suc h as annexations, re zo nings, site developme nt
plans, Municipal Utility Districts, and financ ial incentive pro posals. It is expe c ted to estimate the c osts o f pro viding
services, such as stre e t maintenance, public safety, utilities, and o ther services, to ne w residential and comme rc ial
development. It will also predict additional revenues that are expected as a result o f pro jects. This informatio n will
provide Council additional information to consider, in additio n to other factors, when making development and growth
decisions.
This tool will be beneficial to long range budgetary and financial planning as well. It can assist in evaluating re venue
projections, capital improvement programming, levels o f se rvic e change s, and operational and maintenance budgets. The
model can be updated and used by existing City staff as projects come in to be analyzed and during the annual budge t
process once co mpleted. The TischlerBise consultants will be available on an on-call basis to assist as needed.
Recommendati on
Staff advertised a c ompetitive request for proposals to co nsultants with experience and expertise in this field and received
three responses from qualified consultants. A multi-department team, made up of city management, finance, public safety,
planning, economic development, and utility staff, interviewed two firms and references were checked for bo th firms.
The team unanimously reco mmended the selection o f TischlerBise for the project.
TischerBise’s proposal to c omplete the models is at a cost of $108,400. The remaining $11,600 of the project budge t
will be used for additio nal services when needed for major pro ject analysis and revie w.
Next Steps
If the GGAF and Council approve the contract, the first steps would include a kick-off meeting with the proje c t
management te am and interviews with key staff in all service areas. The consultant will also provide a presentation to the
Council and GGAF on metho dology and the final pro duct. The firm will provide training to City staff and may also provide
additional e xpertise when high impact o r complex projects are propo sed (as needed). It is e xpe cted the pro ject will be
completed within six months. This item was prese nted to the GGAF Board on January 11th.
FINANCIAL IMPACT:
TischerBise’s proposal to c omplete the models is at a cost of $108,400. The remaining $11,600 of the project budge t
will be used for additio nal services when needed for major pro ject analysis and revie w.
SUBMITTED BY:
Laurie Brewer, Assistant City Manager and Wayne Re e d, Assistant City Manager
ATTACHMENT S:
Description
F IM Pres entatio n
Page 162 of 168
1/18/2017
1
Fiscal Impact Model
City Council
January 24, 2017
Background
• Council Goal
• Fiscal Impact Model
– Benefits
– Selection Process
– Tasks
– Timeline
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1/18/2017
2
Council Goals
• Four Council Visioning Sessions in November
– Role of Council
– Vision
– Goals
– 14 strategies
• Expand and diversify the tax base
– Fiscal Impact Model strategy
– Budgeted for 2017 at $120,000
City of Georgetown
What is a Fiscal Impact Model?
Increased
Public Service
Demands
Increased
Expenditures
Increased
Revenue
Sources
Increased
Revenue
New
Population
and Business
Growth
New Growth and Development
$
Fiscal
Impact
De
c
i
s
i
o
n
s
o
n
L
a
n
d
U
s
e
Page 164 of 168
1/18/2017
3
Benefit
• Evaluate Fiscal Impact of Future Land Use
Related Decisions
– Future Land Use Scenarios (Comp. Plan)
– Annexation Proposals
– Rezoning Requests
– Site Development Plans
– Municipal Utility Districts
– Financial Incentives
Benefit
• Effective Tool for Financial Planning
– Revenue Projections
– Capital Improvement Programming
– Levels of Service Changes
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1/18/2017
4
7
Design: Model Outputs EXAMPLE
FROM TB presentation
Top 5 Rev enues
1. Real Estate Property Taxes $1,709,500
2. Personal Property Taxes $85,463
3. Charges for Services $57,173
4. Other Taxes $12,361
5. Fines & Forfeitures $7,291
Top 5 Operating Expenses
1. Community Services: Parks, Rec, Library $66,451
2. Community Services: Health and Human Services $48,974
3. Public Works $40,433
4. Public Safety: Fire $31,254
5. Public Safety: Police $19,552
TOP REVENUES & EXPENSES (20-YR Cumulative)
Tasks
Phase A: Cost to Serve
• Conduct Service Area (SA) Interviews
• Identify Land Use Units of Measure Per SA
Phase B: Fiscal Impact Model
• Develop model to evaluate land use decisions
and financial planning
• Training
Phase C: On-call Services
• Project-by-project basis and model updates
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1/18/2017
5
Fees
Phase A: Cost to Serve
Phase B: Fiscal Impact Model
• Two phases - $108,400
Phase C: On-call Services
• Project-by-project basis and model updates
• As needed at hourly rate
• $11,600 estimated
Next Steps
• Contract and Licensing agreement – on
January 24 agenda for consideration
• Study kicks off in February
• Approximately 6 months to complete
Page 167 of 168
City of Georgetown, Texas
City Council Workshop
January 24, 2017
SUBJECT:
Sec. 551.071: Consul tati on w i th Attorney
- Advice from attorney about pending o r co ntemplated litigation and other matters o n which the attorney has a duty to
advise the City Council, including agenda items
Sec. 551.072: De l i berati o n about Real Proper ty
- Rivery Blvd. Exte nsion Pro ject (P arcel 14, Northwe st Bo ulevard)
- SW Bypass P roje c t (Laubach, 4200 IH 35 South)
Sec. 551.074: Personnel Matters
- City Manager, City Attorney, City Sec re tary and Municipal Judge: Consideratio n of the appointment, employme nt,
evaluation, reassignment, duties, discipline, or dismissal
Sec. 551.087: De l i berati o n Regardi ng Economi c Devel opment Negoti ati ons
- P roject CAT
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
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