Buda City Zoning Code
Subsection 2.08
Form Based Code
2.08.01 General Provisions.
A.
Purpose. The purpose of the Form Based Code is to increase the range of options for development in select "Form Districts" within Buda while still preserving the character and appearance of Buda by regulating the form of the development.
B.
Intent. The intent and purpose of the Form Based Code is to enable, encourage and qualify the implementation of the following policies:
1.
Encourage a mix of commercial, residential and office uses to lessen the tax burden on residential property owners;
2.
Transition between higher intensity development and traditional residential neighborhoods;
3.
Increase pedestrian and bicycle linkages;
4.
Preserve and enhance Buda's unique, small town character; and
5.
Minimize impact of development within sensitive environmental areas.
The Buda 2030 Comprehensive Plan identifies key Mixed Use Nodes where mixed use developments are appropriate and encouraged. Three Mixed Use Nodes were selected for location of multiple Form Districts: The 1626/967 Community Node, the Downtown Node and the Green Meadows/Old Goforth Neighborhood Node. |
Figure 10. Buda 2030 Comprehensive Plan Future Land Development Plan  |
C.
Components.
1.
Regulating Plan for Districts. The regulating plans in section 2.08.02, Regulating Plans for Form Districts serve as the zoning map for the development of the Form Districts. The Form District Standards in section 2.08.03, Form District Standards are applied by Form District, as shown on the Regulating Plan.
2.
Form District Standards. The Form District model is used to establish the intent and general scale of development. Each Form District has corresponding regulations.
3.
Street Standards.
4.
Street Types.
5.
Building Standards.
6.
Building Types.
D.
How to Use the Form Based Code.
1.
Applicability. This Code applies in the assessment of all Applications within Form Districts (except as exempted in section 2.10.13, Nonconforming Lots, Structures, and Uses).
2.
Review Process. Every required Application shall be subject to a determination of completeness in accordance with section 2.10.01B. Determination of Completeness for Zoning-Related Applications.
3.
Other Standards and Procedures. Unless otherwise specified within this Form Based Code, Applicants must also comply with the standards and procedures outlined in section 2.06.05, Use Chart, Subsection 2.09, Zoning Development Regulations, Subsection 2.10, Zoning Procedures, Subsection 2.11, Zoning Relief Procedures, and all other provisions in Subdivision Regulations and Development Standards, Section 4, Supplemental Development Regulations.
E.
Site Design Standards for All Form Districts.
1.
Cross-access shall be provided between all developments within the Form Districts.
2.
Connections are required for any development within a Form District located adjacent to a residential development according to the following:
a.
For developments less than ten (10) acres, at least one (1) street connection and one (1) pedestrian connection shall be required.
b.
For developments ten (10) acres and larger, at least two (2) street connections and two (2) pedestrian connections shall be required.
c.
Connections shall be located to avoid conflicts with the service areas of the Form District development.
d.
The Development Services Director may approve a reduction in the number of connections where physical or site development constraints exist.
3.
Crosswalks are required at all street intersections and shall be delineated with variations in material, textures, paving patterns, and color.
4.
Parking areas cannot extend beyond the facade of the building on the primary or side street. Circulation routes are permitted.
5.
Adjacent on-street parking (along the lot line or within the development) meeting City standards shall be credited toward the minimum parking requirement.
6.
Screening of outdoor waste storage for all nonresidential, mixed use, and multi-family properties in the Form Based Districts shall follow the standards below. Requirements from section 2.09.02C, Screening of Outdoor Waste Storage for All Nonresidential, Mixed Use, Multi-Family, and Manufactured Home Park Properties shall not be applicable to the Form Based Districts.
a.
Refuse containers, trash dumpsters/containers, trash compactors, box compactors, and other similar containers shall be setback from all residential uses a minimum of five (5) feet except in the following cases:
i.
No setback is required from property lines that abut rear alleys.
ii.
Trash roll carts up to 100 gallons may be located within a setback provided that they are kept behind building lines adjacent to the Right-of-Way as established by the primary structure except on garbage pickup days.
iii.
Should the trash service provider contracted by the City require a waste receptacle to be placed in a location that does not comply with Section 2, Zoning Regulations, the Development Services Director may authorize an alternative location.
iv.
When two property owners agree to an easement for shared trash facilities, no setback is required at the shared property line between those property owners.
b.
Refuse containers, trash dumpsters/containers, trash compactors, box compactors, and other similar containers, except for trash roll carts up to 100 gallons, shall be visually screened from adjacent residential uses and pedestrian Right-of-Way.
i.
Screening shall be achieved through the installation of a wall, a semi-opaque fence, solid vegetative surface with bollards, or a combination thereof. Screening must be six (6) feet in height or a height sufficient to obscure the refuse receptacles.
7.
In the case of irregular lots, refer to Figure 6 in Subsection 2.07, Zoning Dimensional Regulations as an example of how to apply dimensional requirements.
8.
See section 2.09.03C, Shared Parking Calculation for shared parking options.
9.
Outside Storage is prohibited in Form District developments.
10.
The Development Services Director may approve a reduction of parking spaces required by section 2.06.05, Use Chart, based on quantitative information provided by the applicant that documents the need for fewer spaces (e.g., alternative transportation, connectivity to adjacent neighborhoods, sales receipts, documentation of customer frequency, etc.).
F.
Form District Locations.
1.
Figure 11. Form District Locations identifies the location and boundaries of the Form Districts.
Figure 11. Form District Locations  |
(Ordinance 2017-13 adopted 10/2/2017; Ordinance 2021-10 adopted 4/20/2021; Ordinance 2025-28 adopted 5/6/2025; Ordinance 2025-47 adopted 10/8/2025)
2.08.02 Regulating Plans for Form Districts.
A.
967/1626 Community Node.
1.
Intent. According to the Comprehensive Plan, the 967/1626 Community Node should provide a mix of retail, housing, and professional office space for a catchment area of around four or five miles. Reflection of historic character and pedestrian accessibility within the node should be emphasized.
2.
Regulating Plan. The Regulating Plan serves as the zoning map for the development of the 967/1626 Community Node. Regulations in section 2.08.03, Form District Standards are applied by Form District, as shown on the Regulating Plan. Interpretation of district boundaries (see section 2.02.01E) applies to the Regulating Plan. When two Form Districts are present within a single property, the intent is to approach the proposed or existing road frontage.
Figure 12. Regulating Plan for the 967/1626 Community Node  |
3.
Additional Requirements.
a.
All development within the 967/1626 Community Node must include at least four (4) low impact development elements in addition to the required elements from Table 22 on page 155 throughout the site to minimize environmental impact and protect the Edwards Aquifer. The area in the TCEQ Recharge Zone must comply with standards in Subsection 4.05, Environmental Protection and Water Quality Regulations. The Edwards Aquifer zones may change from those depicted on the regulating plan and that the City will maintain accurate information.
b.
Buildings exceeding 35' in height require a SUP. Refer to section 2.10.09, for SUP requirements.
c.
The area in the Rural Heritage Overlay (O-R) District must comply with standards in section 2.10.11. In the event of a conflict, the more restrictive regulations shall apply.
B.
Downtown Node.
1.
Intent. As recommended in both the Downtown Plan and Comprehensive Plan, the Downtown Node development should be compatible with the existing character of downtown. Infill development should help create a continuous retail edge along Main Street. The scale should reflect that of the historic Main Street and Old Town. The character of the historic neighborhood adjacent to Main Street should be preserved. Access should promote a park-once-and-walk environment, with parking along all of Main Street and a pedestrian friendly environment.
2.
Regulating Plan. The Regulating Plan serves as the zoning map for the development of the Downtown Node. Regulations in section 2.08.03, Form District Standards are applied by Form District, as shown on the Regulating Plan. Interpretation of district boundaries (see section 2.02.01E) applies to the Regulating Plan. When two Form Districts are present within a single property, the intent is to approach the proposed or existing road frontage.
Figure 13. Regulating Plan for the Downtown Node  |
3.
Additional Requirements. The area in the Historic Overlay (O-H) District must comply with standards in section 2.05.03 and section 2.10.10.
4.
Parking and Driveway Access.
a.
Parking within the Downtown Node (Figure 13).
i.
Commercial uses within the Downtown Node (Figure 13) District must provide public parking directly in front of their property within the right-of-way
(a)
Parking shall extend across full property frontage, subject to the City's Engineer's discretion.
(b)
Where Right-of-Way in inadequate portions of the depth of parking may be located within the private and public property with a public access parking easement.
ii.
Commercial uses within the Downtown Node (Figure 13) are not subject to off-street parking requirements
(a)
Uses that require a Special Use Permit (SUP) may be subject to off-street parking requirements through the SUP process.
(b)
Residential uses within the Historic Overlay are required to provide one (1) parking space per Dwelling Unit.
C.
Green Meadows/Old Goforth Neighborhood Node.
1.
Intent. The Comprehensive Plan states the Green Meadows/Old Goforth Neighborhood Node is intended to provide every-day services and products within easy walking distance to nearby residents without significantly impacting the character of residential areas. The catchment area should be about one or two miles. The center should be easily accessible from adjoining neighborhoods via safe pedestrian facilities.
2.
Regulating Plan. The Regulating Plan serves as the zoning map for the development of the Green Meadows/Old Goforth Neighborhood Node. Regulations in section 2.08.03, Form District Standards are applied by Form District, as shown on the Regulating Plan. Interpretation of district boundaries (see section 2.02.01E) applies to the Regulating Plan. When two Form Districts are present within a single property, the intent is to approach the proposed or existing road frontage.
Figure 14. Regulating Plan for the Green Meadows/Old Goforth Neighborhood Node  |
(Ordinance 2017-13 adopted 10/2/2017; Ordinance 2024-27 adopted 6/4/2024)
2.08.03 Form District Standards.
A.
Form District 1 (F1).
 |
1.
Intent. Form District 1 (F1) contains minimal development aside from those functions related to recreation and community gathering. Form District 1 (F1) is intended to protect the most sensitive landscapes, ecosystems and habitats within Buda and ensure public access to Garlic Creek and Onion Creek.
2.
Form District 1 (F1) Standards. The following table establishes the standards that apply to all development within Form District 1 (F1). In the event that a single block contains more than one Form District, the most restrictive requirement applies.
Block Size | Standards |
Block Length (max) | N/A |
Block Perimeter (max) | N/A |
Impervious Coverage | Standards |
All Development (max) | 30% or standards in Subsection 4.05, Environmental Protection and Water Quality Regulations if applicable. |
3.
Allowed Street Types.
Allowed Street Types | Reference Standards |
Section A — Parkway Boulevard | § 2.08.05A |
Section B — Community Boulevard | § 2.08.05B |
Section H — Neighborhood Local Street | § 2.08.05H |
4.
Allowed Building Types.
Allowed Building Types | Reference Standards |
Open Space Building | § 2.08.07A |
5.
Allowed Uses.
§ 2.06.05, Use Chart |
B.
Form District 2 (F2).
1.
Intent.
Reserved.
2.
Form District 2 (F2) Standards.
Reserved.
3.
Allowed Uses.
Reserved.
C.
Form District 3 (F3).
 |
1.
Intent. Form District 3 (F3) supports a mix of small-to-medium sized building types with predominantly residential uses on an interconnected street network.
2.
Form District 3 (F3) Standards. The following table establishes the standards that apply to all development within Form District 3(F3). In the event that a single block contains more than one Form District, the most restrictive requirement applies.
Block Size | Standards |
Block Length (max) | 650 ft |
Block Perimeter (max) | 2,000 ft |
Impervious Coverage | Standards |
All Development (max) | 60% or standards in Subsection 4.05, Environmental Protection and Water Quality Regulations if applicable. |
3.
Allowed Street Types.
Allowed Street Types | Standards |
Section A — Parkway Boulevard | § 2.08.05A. |
Section B — Community Boulevard | § 2.08.05B. |
Section C — Neighborhood Boulevard | § 2.08.05C. |
Section E — Community Connector Street | § 2.08.05E. |
Section H — Neighborhood Local Street | § 2.08.05H. |
4.
Allowed Building Types.
Allowed Building Types | Standards |
Single Family Detached | § 2.08.07.B. |
Accessory Building | § 2.08.07C. |
Duplex | § 2.08.07D. |
Multiplex | § 2.08.07E. |
5.
Allowed Uses.
§ 2.06.05, Use Chart |
D.
Form District 3H (F3H).
 |
1.
Intent. Form District 3H (F3H) supports a mix of small-to-medium sized building types with predominantly residential uses within or adjacent to Buda's historic downtown. Development in Form District 3H (F3H) must match the existing character and form of the existing fabric of Buda's historic downtown. These standards apply to parcels zoned Form District 3H (F3H) within the boundaries of the Downtown Node.
2.
Form District 3H (F3H) Standards. The following table establishes the standards that apply to all development within Form District 3H (F3H). In the event that a single block contains more than one Form District, the most restrictive requirement applies.
Block Size | Standards |
Block Length (max) | 650 ft |
Block Perimeter (max) | 2,600 ft |
Impervious Coverage | Standards |
All Development (max) | 50% or standards in Subsection 4.05, Environmental Protection and Water Quality Regulations if applicable. |
3.
Allowed Street Types.
Allowed Street Types | Standards |
Section B — Community Boulevard | § 2.08.05B. |
Section C — Neighborhood Boulevard | § 2.08.05C. |
Section E — Community Connector Street | § 2.08.05E. |
Section H — Neighborhood Local Street | § 2.08.05H. |
4.
Allowed Building Types.
Allowed Building Types | Standards |
Single Family Detached | § 2.08.07B. |
Accessory Building | § 2.08.07C. |
Duplex | § 2.08.07D. |
Multiplex | § 2.08.07E. |
5.
Allowed Uses.
§ 2.06.05, Use Chart |
E.
Form District 4 (F4).
 |
1.
Intent. Form District 4 (F4) consists of a mixed-use urban fabric. It may have a wide range of building types, setbacks and street types and can be used to transition from higher to lower intensity development. The intent of Form District 4 (F4) is to reinforce appropriate scale development and encourage uses that are compatible with existing residential and provide a transition from a residential neighborhood to a mixed use core.
2.
Form District 4 (F4) Standards. The following table establishes the standards that apply to all development within Form District 4 (F4). In the event that a single block contains more than one zoning district, the most restrictive requirement applies.
Block Size | Standards |
Block Length (max) | 500 ft |
Block Perimeter (max) | 2,000 ft |
Impervious Coverage | Standards |
All Development (max) | 70% or standards in Subsection 4.05, Environmental Protection and Water Quality Regulations if applicable. |
3.
Allowed Street Types.
Allowed Street Types | Standards |
Section B — Community Boulevard | § 2.08.05B |
Section C — Neighborhood Boulevard | § 2.08.05C |
Section E — Community Connector Street | § 2.08.05E |
Section F — Active Street | § 2.08.05F |
Section G — Neighborhood Connector Street | § 2.08.05G |
Section H — Neighborhood Local Street | § 2.08.05H |
4.
Allowed Building Types.
Allowed Building Types | Standards |
Single Family Detached | § 2.08.07B |
Accessory Building | § 2.08.07C |
Duplex | § 2.08.07D |
Multiplex | § 2.08.07E |
Townhouse | § 2.08.07F |
General Building | § 2.08.07G |
Apartment* | § 2.08.07H |
Mixed Use Building | § 2.08.07I |
*Apartments require an SUP. Refer to § 2.10.09. | |
5.
Allowed Uses.
§ 2.06.05, Use Chart |
F.
Form District 4H (F4H).
 |
1.
Intent. Form District 4H (F4H) consists of a mixed-use urban fabric within or adjacent to Buda's historic downtown. Development in Form District 4H (F4H) may have a wide range of building types, setbacks and street types and can be used to transition from higher to lower intensity development but must match the existing character and form of the existing fabric of Buda's historic downtown. These standards apply to parcels zoned Form District 4H (F4H) within the boundaries of the Downtown Node.
2.
Form District 4H (F4H) Standards. The following table establishes the standards that apply to all development within the Form District 4H (F4H). In the event that a single block contains more than one zoning district, the most restrictive requirement applies.
Block Size | Standards |
Block Length (max) | 650 ft |
Block Perimeter (max) | 2000 ft |
Impervious Coverage | Standards |
All Development (max) | 70% or standards in Subsection 4.05, Environmental Protection and Water Quality Regulations if applicable. |
3.
Allowed Street Types.
Allowed Street Types | Standards |
Section B — Community Boulevard | § 2.08.05B |
Section C — Neighborhood Boulevard | § 2.08.05C |
Section E — Community Connector Street | § 2.08.05E |
Section G — Neighborhood Connector Street | § 2.08.05G |
Section H — Neighborhood Local Street | § 2.08.05H |
4.
Allowed Building Types
Allowed Building Types | Standards |
Single Family Detached | § 2.08.07B |
Accessory Building | § 2.08.07C |
Duplex | § 2.08.07D |
Multiplex | § 2.08.07E |
Townhouse | § 2.08.07F |
General Building* | § 2.08.07G |
Mixed Use Building** | § 2.08.07I |
* General Building type allowed in F4H where not located within the Historic Overlay. |
** Mixed Use Building type allowed in F4H where not located within the Historic Overlay, if proposed within the Historic Overlay requires an SUP. |
5.
Allowed Uses.
§ 2.06.05, Use Chart |
G.
Form District 5 (F5).
 |
1.
Intent. Form District 5 (F5) consists of higher density mixed-use buildings that accommodate retail, offices, townhomes and apartments. It should have a tight network of streets, with wide sidewalks, steady street tree planting and buildings set close to the sidewalks.
2.
Form District 5 (F5) Standards. The following table establishes the standards that apply to all development within Form District 5 (F5). In the event that a block contains more than one Form District, the most restrictive requirement applies.
Block Size | Standards |
Block Length (max) | 500 ft |
Block Perimeter (max) | 1,600 ft |
Impervious Coverage | Standards |
All Development (max) | 75% or standards in Subsection 4.05, Environmental Protection and Water Quality Regulations if applicable. |
3.
Allowed Street Types
Allowed Street Types | Standards |
Section D — Promenade Street | § 2.08.05D |
Section E — Community Connector Street | § 2.08.05E |
Section F — Active Street | § 2.08.05F |
Section G — Neighborhood Connector Street | § 2.08.05G |
4.
Allowed Building Types.
Allowed Building Types | Standards |
Accessory Building | § 2.08.07C |
Multiplex | § 2.08.07E |
Townhouse | § 2.08.07F |
General Building | § 2.08.07G |
Apartment* | § 2.08.07H |
Mixed Use Building | § 2.08.07I |
*Apartments require an SUP. Refer to § 2.10.09. |
5.
Allowed Uses.
§ 2.06.05, Use Chart |
H.
Form District 5H (F5H).
 |
1.
Intent. Form District 5H (F5H) preserves the existing historic commercial buildings and new compatible infill to accommodate retail, offices, townhouses and apartments. It should have a tight network of streets, with wide sidewalks, steady street tree plantings and buildings set close to the sidewalks and must match the existing character and form of the existing fabric of Buda's historic downtown. These standards apply to parcels zoned Form District 5H (F5H) within the boundaries of the Downtown Node.
2.
Form District 5H (F5H) Standards. The following table establishes the standards that apply to all development within Form District 5H (F5H). In the event that a block contains more than one Form District, the most restrictive requirement applies.
Block Size | Standards |
Block Length (max) | 500 ft |
Block Perimeter (max) | 1,600 ft |
Impervious Coverage | Standards |
All Development (max) | 75% or standards in Subsection 4.05, Environmental Protection and Water Quality Regulations if applicable. |
3.
Allowed Street Types
Allowed Street Types | Standards |
Section D — Promenade Street | § 2.08.05D |
Section E — Community Connector Street | § 2.08.05E |
Section F — Active Street | § 2.08.05F |
Section G — Neighborhood Connector Street | § 2.08.05G |
4.
Allowed Building Types
Allowed Building Types | Standards |
Accessory Building | § 2.08.07C |
Townhouse | § 2.08.07F |
General Building | § 2.08.07G |
Apartment* | § 2.08.07H |
Mixed Use Building | § 2.08.07I |
*Apartments require an SUP. Refer to § 2.10.09. |
5.
Allowed Uses.
§ 2.06.05, Use Chart |
(Ordinance 2017-13 adopted 10/2/2017; Ordinance 2021-10 adopted 4/20/2021)
2.08.04 Street Standards.
A.
Lighting.
1.
Intent. Lighting varies in brightness and also in the character of the fixture according to the Form District. The table shows common types of lighting. See section 2.09.12, Lighting for glare control and standards for the control of light and glare.
2.
Applicability. These standards apply to all Form Districts (except as exempted in section 2.10.13, Nonconforming Lots, Structures, and Uses). See section 2.09.12, Lighting for additional applicability.
Table 12. Lighting Standards for Form Districts | ||||
|---|---|---|---|---|
Lighting Type | Cobra Head | Pipe | Post | Column |
Image(s) |   |   |  |   |
Appropriate Streets | Section A — Parkway Boulevard | Section B — Community Boulevard Section C — Neighborhood Boulevard | Section C — Neighborhood Boulevard Section F — Active Street Section G — Neighborhood Connector Street Section H — Neighborhood Local Street | Section D — Promenade Street Section F — Active Street Section G — Neighborhood Connector Street Section H — Neighborhood Local Street |
(Ordinance 2017-13 adopted 10/2/2017)
2.08.05 Street Types.
A.
Section A — Parkway Boulevard (F1, F3, F4). Parkways are multi-lane roadways with well-landscaped medians and sidewalks that provide recreational paths. They move vehicles, bicycles, and pedestrians through the City. These streets function not only as transportation corridors connecting one part of the City to the others, but also as linear green spaces with multi-use trails, shade, seating, open space, and stormwater management.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 8 ft Sidewalk: 6 ft Multi-Use Path: 10 ft Tree Spacing: 30 ft | Planting: no max Sidewalk: no max Multi-Use Path: no max Tree Spacing: 40 ft | A multi-use path is recommended on high volume roadways that do not have bicycle lanes in order to accommodate cyclists, joggers and walkers. |
E: Travel Lanes | 11 ft Number of Lanes: 4 | 12 ft Number of Lanes: 6 | Travel lane widths vary by speed limit and number of lanes. |
F: Median/Turn Lane | 16 ft | 30 ft | Median width is residual depending on the amount of travel lanes required. |
* Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
B.
Section B — Community Boulevard (F3, F4). Community Boulevards are balanced, multi-purpose streets. They are a central spine of the larger street network for vehicles, bicycles and pedestrians, and therefore should be located in areas that enhance the existing street system and give it clarity and coherence. In designing boulevards, care must be taken to ensure that all components of the boulevard are working together in a coherent whole. Boulevards are especially appropriate where there is a need to carry both slow, local traffic and fast, through-moving traffic.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 5 ft Sidewalk: 6 ft Tree Spacing: 30 ft | Planting: no max Sidewalk: no max Tree Spacing: 40 ft | Sidewalk varies based on demand and land use. Planting area is residual but should be maximized in areas with high traffic speeds and volume. |
B: Bicycle Lanes | 6 ft | 8 ft | Optional, but required if road is specified as a City bicycle route. |
E: Travel Lanes | 11 ft Number of Lanes: 2 | 12 ft Number of Lanes: 4 | Travel lane widths vary with speed limit and number of lanes. |
F: Median/Turn Lane | 16 ft | 24 ft | Optional, but median width is residual depending on the amount of travel lanes required. |
* Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
C.
Section C — Neighborhood Boulevard (F3, F4, F4H). Neighborhood Boulevards are intended to calm traffic on medium to high-speed roads that travel through residential or mixed-use areas. Neighborhood Boulevards are intended to reduce high travel speeds, make it easier and more comfortable to walk along the street, cross the street, improve bicycling conditions and make left turns.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 8 ft Sidewalk: 6 ft Multi-Use Path: 10 ft Tree Spacing: 30 ft | Planting: no max Sidewalk: no max Multi-Use Path: no max Tree Spacing: 40 ft | Sidewalk varies based on demand and land use. Planting area is residual but should be maximized in areas with high traffic speeds and volume. |
C: Shoulder | 2 ft | 4 ft | Shoulders should be wide enough to accommodate fire trucks and yielding. Subject to adopted Fire Code and Fire Marshal approval. |
E: Travel Lanes | 10 ft Number of Lanes: 2 | 12 ft Number of Lanes: 4 | Travel lane widths vary with speed limit and number of lanes. Travel lanes can be marked as bicycle sharrows as an alternative to Multi-Use Paths. Sharrow lanes should be 11' and are only recommended for two-lane streets with speed limits less than 30 miles per hour. |
F: Median/Turn Lane | 12 ft | 18 ft | Optional, but median width is residual depending on the amount of travel lanes required. Turn lanes should provide pedestrian refuge islands where appropriate. |
* Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
D.
Section D — Promenade Street (F4, F5, F5H). Promenade Streets handle high pedestrian volumes and levels of activity throughout the day. Due to their importance, visibility, and high levels of pedestrian activity, Promenade Streets should have generous sidewalks, consistent shade, pedestrian amenities, formal design treatments, and provide short term parking for shoppers and visitors.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 5 ft (tree wells can be grated) Sidewalk: 6 ft Tree Spacing: 25 ft | Planting: no max Sidewalk: no max Tree Spacing: 30 ft | In high volume pedestrian areas, replace planting with grate. Sidewalk width can be asymmetrical and varies by use. |
D: Parking | 9 ft | 20 ft | Parallel or angled parking |
E: Travel Lanes | 10 ft Number of Lanes: 2 | 12 ft Number of Lanes: 3 | Travel lane widths vary with speed limit and number of lanes. Travel lanes can be marked as bicycle sharrows. Sharrows should be 11 ft and are only recommended for two-lane streets with speed limits less than 30 miles per hour. Travel lanes adjacent to parking must be at least 12 ft to allow safe maneuvering. Subject to adopted Fire Code and Fire Marshal approval. |
*Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
E.
Section E — Community Connector Street (F3, F4, F4H, F5, F5H) Community Connectors carry local traffic to major destinations such as downtown, regional shopping centers, parks and larger roadways. They are intended to accommodate people walking, biking and driving through town.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 5 ft Sidewalk: 5 ft Tree Spacing: 30 ft | Planting: no max Sidewalk: no max Tree Spacing: 40 ft | Sidewalk varies based on demand and land use. Planting area is residual but should be maximized in areas with high traffic speeds. |
B: Bicycle Lane or Cycle Track | Cycle Track: 6.5 ft Shoulder: 2 ft | Cycle Track: 10 ft Shoulder: 3 ft | Optional, but required if road is specified as a City bicycle route. Cycle tracks are encouraged as an alternative to bicycle lanes. Use a cycle track with a raised physical separation on roads with higher speeds and traffic. |
D: Parking | 9 ft | 9 ft | Optional, parallel parking can be added based on land use need and can provide additional separation between cars and cycle track. |
E: Travel Lanes | 10 ft Number of Lanes: 2 | 11 ft Number of Lanes: 2 | Travel lanes can be marked as bicycle sharrows. Sharrows should be 11 ft and are only recommended for two-lane streets with speed limits less than 30 miles per hour. Travel lanes adjacent to parking must be at least 12 ft to allow safe maneuvering. |
* Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
F.
Section F — Active Street (F4, F5, F5H). Active Streets are designed to balance the needs of pedestrians, cyclists, moving vehicles and parked vehicles. They are intended for vibrant areas that serve a variety of land uses from residential to retail and community uses.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 5 ft Sidewalk: 5 ft Tree Spacing: 30 ft | Planting no max Sidewalk: no max Tree Spacing: 40 ft | Sidewalk varies based on demand and land use. Planting area is residual. |
B: Bicycle Lane or Cycle Track | 6 ft | 6 ft | Optional, but required if road is specified as a City bicycle route. |
D: Parking | 9 ft | 11 ft | Parking can be on one or both sides of the street depending on demand. |
E: Travel Lanes | 10 ft Number of Lanes: 2 | 12 ft Number of Lanes: 2 | Travel lanes can be marked as bicycle sharrows. Sharrows should be 11 ft and are only recommended for two-lane streets with speed limits less than 30 miles per hour. Travel lanes adjacent to parking must be at least 12 ft to allow safe maneuvering. |
* Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
G.
Section G — Neighborhood Connector Street (F4, F4H, F5, F5H). Neighborhood Connector Streets are intended to provide connections within neighborhoods. They are not intended for through traffic beyond the neighborhood.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 5 ft Sidewalk: 5 ft Tree Spacing: 30 ft | Planting: no max Sidewalk: no max Tree Spacing: 40 ft | Sidewalk varies based on demand and land use. Planting area is residual. |
D: Parking | 9 ft | 9 ft | Bump outs can be used to minimize crosswalk distance at intersections. Parking can be on one or both sides of the street depending on demand. |
E: Travel Lanes | 10 ft Number of Lanes: 2 | 11 ft Number of Lanes: 2 | Travel lanes can be marked as bicycle sharrows. Sharrows should be 11 ft and are only recommended for two-lane streets with speed limits less than 30 miles per hour. Travel lanes adjacent to parking must be at least 12 ft to allow safe maneuvering. Subject to adopted Fire Code and Fire Marshal approval. |
* Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
H.
Section H — Neighborhood Local Street (F1, F3, F3H, F4, F4H). The primary role of Neighborhood Residential Streets is to contribute to a high quality of life for residents of Buda. Typically, they are not more than two travel lanes (one in each direction) and are not intended for through-traffic. Parking can be accommodated on either side of the street, and will act to slow down traffic as drivers will need to yield to pass. The design of Residential Streets focuses on encouraging slow speeds.
 |
Minimum Standards* | Maximum Standards* | Notes | |
|---|---|---|---|
A: Pedestrian Zone | Planting: 5 ft Sidewalk: 5 ft Tree Spacing: 30 ft | Planting: no max Sidewalk: no max Tree Spacing: 40 ft | Sidewalk varies based on demand and land use. Planting area is residual. |
C: Shoulder | 2 ft | 4 ft | Shoulders account for informal parking. |
E: Travel Lanes | 10 ft Number of Lanes: 2 | 10 ft Number of Lanes: 2 |
* Parking and travel lanes shall be required to comply with the City of Buda's adopted fire code. |
(Ordinance 2017-13 adopted 10/2/2017)
2.08.06 Building Standards.
A.
Intent. Frontage type standards are intended to create areas of cohesive community character.
B.
Applicability. These standards apply to all Form Based Zoning Districts (except as exempted in section 2.10.13, Nonconforming Lots, Structures, and Uses).
C.
Allowed Frontage Types. Every block face must have a common approach to frontages.
Frontage Strategy | Image | Appropriate Building Type | Street Type |
|---|---|---|---|
Common Yard: Planted frontage wherein the facade is set back substantially from the frontage line. The front yard created remains unfenced and is visually continuous with adjacent yards, supporting a common landscape. The deep setback provides a buffer from the higher speed thoroughfares. |   | Open Space Building Single Family Detached Duplex Multiplex | Neighborhood Boulevard Neighborhood Connector Street Neighborhood Local Street |
Porch and Fence: Planted frontage where the facade is set back from the frontage line with an attached porch permitted to encroach. A fence at the frontage line maintains street spatial definition. Porches shall be no less than 8 feet deep. |   | Single Family Detached Duplex Multiplex Townhome Apartment | Community Connector Street Neighborhood Connector Street Neighborhood Local Street |
Forecourt: Frontage wherein the facade is close to the frontage line and the central portion is set back. The forecourt created is suitable for vehicular drop-offs. Large trees within the forecourts may overhang the sidewalks. |   | Multiplex Apartment | Neighborhood Boulevard Community Connector Street Active Street Neighborhood Connector Street |
Stoop: Frontage wherein the facade is aligned close to the frontage line with the first story elevated from the sidewalk sufficiently to ensure privacy for the windows. The entrance is usually an exterior stair and landing. This type is recommended for ground-floor residential use. |   | Townhome Apartment | Community Connector Street Active Street Neighborhood Connector Street |
Shopfront: Frontage wherein the facade is aligned close to the frontage line with the building entrance at sidewalk grade. This type is conventional for retail use. It has substantial glazing on the sidewalk level and an Awning/Canopy that should overlap the sidewalk. Fence standards need to comply with section 2.09.02, Fencing and Screening. |   | General Building Mixed Use Building | Community Boulevard Neighborhood Boulevard Promenade Street Community Connector Street Active Street |
Gallery: Frontage wherein the facade is aligned with the frontage line with an attached cantilevered shed or lightweight Colonnade overlapping the sidewalk. This type is conventional for retail use. The gallery should be no less than 10 feet wide and may overlap the sidewalk to within 2 feet of the curb. |   | General Building Mixed Use Building | Community Boulevard Neighborhood Boulevard Promenade Street Community Connector Street Active Street |
Arcade: Colonnade supporting habitable space that overlaps the sidewalk, while the facade at sidewalk level remains at or behind the frontage line. This type is conventional for retail use. The arcade shall be no less than 12 feet wide and may overlap the sidewalk to within 2 feet of the curb. |   | General Building Mixed Use Building | Community Boulevard Neighborhood Boulevard Promenade Street Community Connector Street Active Street |
Slip Road Parking: A parking area separated from a major auto oriented boulevard with a planted frontage. The building facing internally onto the parking area should have a pedestrian-friendly frontage. |  | General Building Mixed Use Building | Parkway Boulevard Community Boulevard |
(Ordinance 2017-13 adopted 10/2/2017)
2.08.07 Building Types.
A.
Open Space Building (F1).
 | Lot Dimension | F1 |
A1. Area (min) | n/a | |
A2. Width — interior lot (min) | n/a | |
A2. Width — corner lot (min) | n/a | |
A3. Depth (min) | n/a | |
A4. Building Coverage | 5% | |
A5. Impervious Coverage | 15% | |
 | Building Setbacks | F1 |
B1. From primary street (min) | 50 ft | |
B2. From side street (min) | 50 ft | |
B3. From side lot line (min) | 50 ft | |
B4. From rear lot line (min) | 50 ft | |
Height | ||
C1. All Building (max) | 35 ft | |
Frontage Types | ||
Common Yard | ||
B.
Single Family Detached (F3, F3H, F4, F4H).
 | Lot Dimension | F3 | F3H | F4 | F4H |
A1. Area (min) | 6000 sf | 10000 sf | 5000 sf | 6000 sf | |
A2. Width — interior lot (min) | 55 ft | 65 ft | 45 ft | 60 ft | |
A2. Width — corner lot (min) | 60 ft | 75 ft | 55 ft | 75 ft | |
A3. Depth (min) | 110 ft | 110 ft | 110 ft | 110 ft | |
A4. Building Coverage | 50% | 40% | 60% | 55% | |
A5. Impervious Coverage | 60% | 50% | 70% | 65% | |
Building Setbacks | F3 | F3H | F4 | F4H | |
B1. From primary street (min) | 15 ft | 20 ft* | 10 ft | 15 ft* | |
B2. From side street (min) | 10 ft | 10 ft* | 10 ft | 10 ft* | |
B3. From side lot line (min) | 5 ft or 20% lot width, which - ever is greater | 5 ft or 20% lot width, which - ever is greater | 5 ft or 20% lot width, which - ever is greater | 5 ft or 20% lot width, which - ever is greater | |
B4. From rear lot line (min) | 20 ft | 20 ft | 20 ft | 20 ft | |
* or the average of the setbacks on the block, whichever is greater | |||||
 | Parking Setbacks | F3 | F3H | F4 | F4H |
C1. From Primary Street (min)* | 30 ft | 30 ft | 50 ft | 50 ft | |
C2. From Side Street (min)* | 15 ft | 15 ft | 15 ft | 15 ft | |
C3. From side lot line (min) | 5 ft, 0 ft if shared with adjacent lot. | ||||
C4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
*Parking area must be setback a minimum of 15 ft from the wall of the home on the primary street or a minimum of 5 ft from the wall of the home on the side street. | |||||
Build-to Zone | F3 | F3H | F4 | F4H | |
D1. Primary Street (min/max) | B1./B1. plus 10 ft | ||||
D2. Building Width in Build-to (min) | 40% | 40% | 70% | 60% | |
Height | F3 | F3H | F4 | F4H | |
E1. All Buildings (max) | 30 ft | 30 ft | 35 ft | 35 ft | |
Pedestrian Access | F3 | F3H | F4 | F4H | |
F1. Main pedestrian entrance must front onto Primary Street | |||||
Frontage Types | F3 | F3H | F4 | F4H | |
Common Yard, Porch and Fence | |||||
C.
Accessory Building (F3, F3H, F4, F4H, F5, F5H).
 | Lot Dimension | F3 | F3H | F4 | F4H | F5/F5H |
A1. Area (min) | Calculated according to Primary Building. | |||||
A2. Width — interior lot (min) | ||||||
A2. Width — corner lot (min) | ||||||
A3. Depth (min) | ||||||
A4. Building Coverage | 20% of the maximum allowed building coverage for the primary building. Building coverage counts towards the allowed coverage for the primary building. | |||||
A5. Impervious Coverage | Impervious coverage counts towards the maximum allowed impervious coverage of the primary building. | |||||
 | Building Setbacks | F3 | F3H | F4 | F4H | F5/F5H |
B1. From Primary Street (min) | 50 ft* | 50 ft* | 50 ft* | 50 ft* | ||
B2. From Side Street (min) | 10 ft | 10 ft | 10 ft | 10 ft | 10 ft | |
B3. From side lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | 5 ft | |
B4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | 5 ft | |
* or 10 ft behind the primary building, whichever is greater | ||||||
Height | F3 | F3H | F4 | F4H | F5/F5H | |
C1. Accessory Building (max) | 25 ft | |||||
C2. Accessory Building — alley access only (max) | 30 ft | |||||
D.
Duplex (F3, F3H, F4, F4H).
 | Site/Lot Dimensions* | F3 | F3H | F4 | F4H |
A1. Area (min) | 6000 sf | 10000 sf | 5000 sf | 6000 sf | |
A2. Width — interior lot (min) | 60 ft | 65 ft | 50 ft | 60 ft | |
A2. Width — corner lot (min) | 70 ft | 75 ft | 60 ft | 75 ft | |
A3. Depth (min) | 110 ft | 110 ft | 110 ft | 110 ft | |
A4. Building Coverage | 50% | 40% | 60% | 55% | |
A5. Impervious Coverage | 60% | 50% | 70% | 65% | |
*Units can be divided into two individual lots as long as the combined site area is equal to the standards above. | |||||
Building Setbacks | F3 | F3H | F4 | F4H | |
B1. From primary street (min) | 15 ft | 20 ft* | 10 ft | 15 ft* | |
B2. From side street (min) | 10 ft | 10 ft* | 10 ft | 10 ft* | |
C3. From side lot line (min) | 5 ft or 20% lot width, which - ever is greater | 5 ft or 20% lot width, which - ever is greater | 5 ft or 20% lot width, which - ever is greater | 5 ft or 20% lot width, which - ever is greater | |
C4. From rear lot line (min) | 20 ft | 20 ft | 20 ft | 20 ft | |
* or the average of the setbacks on the block, whichever is greater. | |||||
 | Parking Setbacks | F3 | F3H | F4 | F4H |
C1. From Primary Street (min)* | 30 ft | 35 ft | 50 ft | 50 ft | |
C2. From Side Street (min)* | 15 ft | 15 ft | 15 ft | 15 ft | |
C3. From side lot line (min) | 5 ft, 0 ft if shared with adjacent lot. | ||||
C4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
*Parking area must be setback a minimum of 15 ft from the wall of the home on the primary street or a minimum of 5 ft from the wall of the home on the side street. | |||||
Build-to Zone | F3 | F3H | F4 | F4H | |
D1. Primary Street (min/max) | B1./B1. plus 10 ft | ||||
D2. Building Width in Build-to (min) | 40% | 40% | 70% | 60% | |
Height | F3 | F3H | F4 | F4H | |
E1. All Buildings (max) | 30 ft | 30 ft | 35 ft | 35 ft | |
Pedestrian Access | F3 | F3H | F4 | F4H | |
F1. One pedestrian entrance must front onto Primary Street. | |||||
Frontage Types | F3 | F3H | F4 | F4H | |
Common Yard, Porch and Fence | |||||
Use note: Accessory dwelling not permitted in addition to Duplex | |||||
E.
Multiplex (F3, F3H, F4, F4H, F5). A multiplex would typically take the form of a 3-plex or 4-plex, but would functionally look like a large single-family home. These are sometimes nicknamed a "houseplex." These are often seen in historic areas where a large house/mansion is broken up internally and remodeled to have 2-4 living units.
 | Lot Dimensions | F3 | F3H | F4 | F4H | F5 |
A1. Area (min) | 9,000 sf | 11,000 sf | 8,000 sf | 9,900 sf | 7,000 sf | |
A2. Width - interior lot (min) | 90 ft | 100 ft | 80 ft | 90 ft | 70 ft | |
A2. Width - corner lot (min) | 100 ft | 110 ft | 90 ft | 100 ft | 100 ft | |
A3. Depth (min) | 110 ft | 110 ft | 100 ft | 110 ft | 100 ft | |
A4. Building Coverage | 55% | 40% | 60% | 55% | 70% | |
A5. Impervious Coverage | 65% | 50% | 70% | 65% | 80% | |
Building Setbacks | F3 | F3H | F4 | F4H | F5 | |
B1. From primary street (min) | 15 ft* | 15 ft* | 15 ft | 15 ft* | 15 ft* | |
B2. From side street (min) | 10 ft* | 10 ft* | 10 ft | 10 ft* | 10 ft* | |
B3. From side lot line (min) | 5 ft* | 5 ft* | 5 ft | 5 ft | 5 ft* | |
B4. From rear lot line (min) | 15 ft* | 15 ft* | 15 ft | 15 ft | 15 ft* | |
*or the average of the setbacks on the block, whichever is greater | ||||||
 | Parking Setbacks | F3 | F3H | F4 | F4H | F5 |
C1. From Primary Street (min)* | 50 ft | 50 ft | 50 ft | 50 ft | 50 ft | |
C2. From Side Street (min)* | 15 ft | 15 ft | 15 ft | 15 ft | 15 ft | |
C3. From side lot line (min) | 5 ft, 0 ft if shared with adjacent lot. | |||||
C4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | 5 ft | |
*Parking area must be setback a minimum of 30 ft from the wall of the home on the primary street or a minimum of 5 ft from the wall of the home on the side street. | ||||||
Build-to Zone | F3 | F3H | F4 | F4H | F5 | |
D1. Primary Street (min/max) | B1./B1. Plus 10 ft | |||||
D2. Building Width in Build-to (min) | 50% | 40% | 70% | 60% | 80% | |
Height | F3 | F3H | F4 | F4H | F5 | |
E1. All Buildings (max) | 35 ft | 35 ft | 35 ft | 35 ft | 35 ft | |
Pedestrian Access | F3 | F3H | F4 | F4H | F5 | |
F1. One pedestrian entrance must front onto Primary Street. | ||||||
Frontage Types | F3 | F3H | F4 | F4H | F5 | |
Common Yard, Porch and Fence | ||||||
Use note: Accessory dwellings are not allowed on a lot containing a Multiplex. | ||||||
F.
Townhouse (F4, F4H, F5, F5H).
 | Site Dimensions | F4 | F4H | F5 | F5H |
A1. Net Site Area (min) | 6000 sf | 7000 sf | 5000 sf | 6000 sf | |
A2. Net Site Width (min) | 50 ft | 70 ft | 50 ft | 50 ft | |
A3. Net Site Depth (min) | 100 ft | 100 ft | 100 ft | 100 ft | |
A3. Outdoor Amenity Zone | 10% | 10% | 10% | 10% | |
Lot Dimensions | F4 | F4H | F5 | F5H | |
B1. Area (min) | 2500 ft | 3000 ft | 2000 ft | 3000 ft | |
B2. Width (min) | 25 ft | 30 ft | 20 ft | 30 ft | |
B3. Building Coverage | 60% | 55% | 80% | 60% | |
B4. Impervious Coverage | 70% | 65% | 90% | 70% | |
Building Setbacks | F4 | F4H | F5 | F5H | |
C1. From primary street (min) | 10 ft | 10 ft | 0 ft | 0 ft | |
C2. From side street (min) | 10 ft | 10 ft | 10 ft | 10 ft | |
C3. From side lot line (min) | 0 or 5 ft | 0 or 5 ft | 0 or 5 ft | 0 or 5 ft | |
C4. From rear lot line (min) | 15 ft | 15 ft | 10 ft | 10 ft | |
Use note: Accessory dwelling not permitted in addition to Townhouse | |||||
 | Parking Setbacks | F4 | F4H | F5 | F5H |
D1. From Primary Street (min)* | 50 ft | 50 ft | 50 ft | 50 ft | |
D2. From Side Street (min)* | 15 ft | 15 ft | 15 ft | 15 ft | |
D3. From side lot line (min) | 0 or 5 ft | 5 ft | 0 or 5 ft | 0 or 5 ft | |
D4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
* Parking area must be setback a minimum of 30 ft from the wall of the home on the primary street or a minimum of 5 ft from the wall of the home on the side street. | |||||
Build-to Zone | F4 | F4H | F5 | F5H | |
E1. Primary Street (min/max) | C1./C1. plus 10 ft | ||||
E2. Building Width in Build-to (min) | 80% | 80% | 90% | 90% | |
Height | F4 | F4H | F5 | F5H | |
F1. All Buildings (max) | 35 ft | 35 ft | 35 ft | 35 ft | |
Pedestrian Access | F4 | F4H | F5 | F5H | |
G1. All pedestrian entrances must front onto Primary Street. | |||||
Frontage Types | F4 | F4H | F5 | F5H | |
Porch and Fence, Stoop | |||||
G.
General Building (F4, F4H, F5, F5H).
 | Lot Dimension | F4 | F4H | F5 | F5H |
A1. Area (min) | 5000 ft | 5000 ft | 4500 ft | 4000 ft | |
A2. Width -interior (min) | 50 ft | 50 ft | 45 ft | 30 ft | |
A2. Width - corner (min) | 55 ft | 55 ft | 40 ft | 35 ft | |
A3. Depth (min) | 100 ft | 100 ft | 100 ft | 150 ft | |
A4. Building Coverage | 60% | 60% | 75% | 60% | |
A5. Impervious Coverage | 75% | 75% | 90% | 75% | |
Building Setbacks | F4 | F4H | F5 | F5H | |
B1. From primary street (min) | 0 ft | 0 ft | 0 ft | 0 ft | |
B2. From side street (min) | 10 ft | 10 ft | 5 ft | 5 ft | |
B3. From side lot line (min) | 5 ft | 0 ft | 0 ft | ||
B4. From rear lot line (min) | 15 ft | 15 ft | 10 ft | 10 ft | |
Parking Setbacks | F4 | F4H | F5 | F5H | |
C1. From Primary Street (min) | 50 ft | 50 ft | 50 ft | 50 ft | |
C2. From Side Street (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
C3. From side lot line (min) | 0 ft | 0 ft | 0 ft | 0 ft | |
C4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
 | Build-to Zone | F4 | F4H | F5 | F5H |
D1. Primary Street (min/max) | B1./B1. plus 10 ft | ||||
D2. Building to Lot Width in Build-to (min) | 70% | 70% | 90% | 90% | |
Height | F4 | F4H | F5 | F5H | |
E1. Primary Building (max) | 45 ft | 35 ft | 45 ft | 35 ft | |
Transparency | F4 | F4H | F5 | F5H | |
F1. Ground Story (min) | 20% | 20% | 30% | 30% | |
F2. Upper Story (min) | 15% | 15% | 20% | 20% | |
Pedestrian Access | F4 | F4H | F5 | F5H | |
One pedestrian entrance must front onto Primary Street. | |||||
Vehicular Access | F4 | F4H | F5 | F5H | |
Vehicular access should be located off of the alley or secondary street. Vehicular access should be discouraged off of the primary street. | |||||
Frontage Types | F4 | F4H | F5 | F5H | |
Shopfront, Gallery, Arcade, Slip Road Parking | |||||
H.
Apartment (F4, F5, F5H).
 | Lot Dimensions | F4* | F5* | F5H* |
A1. Area (min) | 15,000 ft | 10,000 ft | 12,000 ft | |
A2. Width (min) | 100 ft | 100 ft | 100 ft | |
A3. Depth (min) | 150 ft | 100 ft | 120 ft | |
A4. Building Coverage | 65% | 75% | 60% | |
A5. Impervious Coverage | 75% | 85% | 75% | |
A6. Green Space | 25% | 15% | 20% | |
Building Setbacks | F4* | F5* | F5H* | |
B1. From primary street (min) | 10 ft | 10 ft | 10 ft | |
B2. From side street (min) | 10 ft | 5 ft | 5 ft | |
B3. From side lot line (min) | 5 ft | 0 ft | 0 ft | |
B4. From rear lot line (min) | 15 ft | 10 ft | 10 ft | |
Parking Setbacks | F4* | F5* | F5H* | |
C1. From Primary Street (min) | 20 ft | 20 ft | 20 ft | |
C2. From Side Street (min) | 5 ft | 5 ft | 5 ft | |
C3. From side lot line (min) | 0 ft | 0 ft | 0 ft | |
C4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | |
 | Build-to Zone | F4* | F5* | F5H* |
D1. Primary Street (min/max) | B1./B1. plus 10 ft | |||
D2. Side Street (min/max) | 10 ft/20 ft | 5 ft/15 ft | 5 ft/15 ft | |
D3. Building to Lot Width in Build-to (min) | 70% | 90% | 90% | |
Height | F4* | F5* | F5H* | |
D1. Primary Building (max) | 45 ft | 45 ft | 35 ft | |
Transparency | F4* | F5* | F5H* | |
F1. Ground Story (min) | 15% | 20% | 20% | |
F2. Upper Stories (min) | 15% | 15% | 15% | |
Pedestrian Access | F4* | F5* | F5H* | |
G1. A minimum of one pedestrian entrance must front onto Primary Street for every 80 feet of building frontage width. | ||||
Vehicular Access | F4* | F5* | F5H* | |
Vehicular access should be located off of the alley or secondary street. Vehicular access should be discouraged off of the primary street. | ||||
Frontage Types | F4* | F5* | F5H* | |
Porch and Fence, Forecourt, Stoop | ||||
*Apartments require an SUP when located in F4, F5 or F5H. Refer to § 2.10.09. | ||||
Use note: Accessory dwelling not permitted in addition to Apartment | ||||
I.
Mixed-Use Building (F4/F4H, F5, F5H).
 | Lot Dimensions | F4 | F4H* | F5 | F5H |
A1. Area (min) | 15,000 ft | 15,000 ft | 10,000 ft | 12,000 ft | |
A2. Width (min) | 100 ft | 100 ft | 100 ft | 100 ft | |
A3. Depth (min) | 150 ft | 150 ft | 125 ft | 120 ft | |
A4. Building Coverage | 65% | 65% | 80% | 60% | |
A5. Impervious Coverage | 85% | 85% | 90% | 75% | |
A6. Green Space | 25% | 25% | 10% | 10% | |
Building Setbacks | F4 | F4H* | F5 | F5H | |
B1. From primary street (min) | 0 ft | 0 ft | 0 ft | 0 ft | |
B2. From side street (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
B3. From side lot line (min) | 0 ft | 0 ft | 0 ft | 0 ft | |
B4. From rear lot line (min) | 15 ft | 15 ft | 10 ft | 10 ft | |
Parking Setbacks | F4 | F4H* | F5 | F5H | |
C1. From Primary Street (min) | 20 ft may not be within the building setback | 20 ft may not be within the building setback | 20 ft | 20 ft may not be within the building setback | |
C2. From Side Street (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
C3. From side lot line (min) | 0 ft | 0 ft | 0 ft | 0 ft | |
C4. From rear lot line (min) | 5 ft | 5 ft | 5 ft | 5 ft | |
 | Build-to Zone | F4 | F4H* | F5 | F5H |
D1. Primary Street (min/max) | 0 ft/20 ft or the average setback of adjacent buildings on the block face | 0 ft/20 ft or the average setback of adjacent buildings on the block face | 0 ft/10 ft | 0 ft/10 ft or the average setback of adjacent buildings on the block face | |
D2. Side Street (min/max) | 5 ft/15 ft | 5 ft/15 ft | 5 ft/15 ft | 5 ft/15 ft | |
D3. Building to Lot Width in Build-to (min) | 80% | 80% | 90% | 90% | |
Height | F4 | F4H* | F5 | F5H | |
E1. Primary Building (max) | 45 ft | 35 ft | 45 ft | 35 ft | |
Transparency | F4 | F4H* | F5 | F5H | |
F1. Ground Story (min) | 50% | 50% | 50% | 50% | |
F2. Upper Stories (min) | 15% | 15% | 15% | 15% | |
Ground Floor Retail | F4 | F4H* | F5 | F5H | |
% of ground floor commercial use (min) excluding commercial uses incompatible with mixed use such as Gasoline Filling Stations, and retail in excess of 75,000 square feet | 40% | 40% | 60% | 60% | |
Pedestrian Access | F4 | F4H* | F5 | F5H | |
A minimum of one pedestrian entrance must front onto Primary Street for every 80 feet of building frontage. | |||||
Vehicular Access | F4 | F4H* | F5 | F5H | |
Vehicular access should be located off of the alley or secondary street. Vehicular access should be discouraged off of the primary street. | |||||
Frontage Types | F4 | F4H* | F5 | F5H | |
Shopfront, Gallery, Arcade, Slip Road Parking | |||||
J.
Activation within the Building to Lot Width in Build-To
In cases where a physical extension of the building is not practical or feasible, activation of this space in order to create interest may be considered at the discretion the Planning Director for up to 15% of the Building to Lot Width in the Build-to requirement.
1.
Acceptable forms of activation must be focused toward pedestrian activity and may include courtyards, outdoor dining areas, art exhibition space, gardens, and other similar forms of activation.
a.
Activated space must be a minimum of 20 ft in depth[.]
2.
Driveways, parking spaces, and other automobile-oriented uses are not considered appropriate forms for the purpose activation.
3.
Applicants wishing to use street activation instead of meeting the Building to Lot Width in the Build-to for more than 15% of the required area, or are not a minimum of 20' in depth, or propose a type of activation that is not listed above, must submit an Alternative Compliance request.
K.
Alternative Compliance Option
A request for the following Alternative Compliance options may be submitted and acted upon in accordance with section 2.11.01, Alternative Compliance.
1.
Major Reductions of the Building to Lot Width in the Build-to:
a.
Major changes to the width of the Building to Lot Width in the Build-to, which are considered to be more than fifteen (15) percent of the required width, may be requested.
b.
A request for a Major Reduction of the Building to Lot Width in the Build-to will not be approved without a proposal to provide activation within the area in which the Alternative Compliance is requested.
2.
Requests to activate property with uses other than those stated in section 2.08.07J above within the Building to Lot With within the Build-to.
a.
Applicants may request an Alternative Compliance for the type of desired if it is determined by the Planning Director to be dissimilar activations discussed above.
b.
Driveways, parking spaces, and other automobile-oriented uses are not considered appropriate forms of activation.
i.
This section should not be interpreted to preclude innovative uses of certain types of temporary uses, such as mobile food vendors or mobile retail, as long as all other codes and ordinances are met, and activation is street facing.
(Ordinance 2017-13 adopted 10/2/2017; Ordinance 2021-10 adopted 4/20/2021; Ordinance 2022-24 adopted 9/20/2022)