Cedar Park City Zoning Code
ARTICLE 11
03 DEVELOPMENT AND DESIGN STANDARDS
§ 11.03.001 Purpose.
A.
This Article provides the dimensional standards for established and new neighborhoods, nonresidential, and mixed use development; outlines where exceptions to the standards are allowed; and articulates the site and building design standards for the City.
B.
The regulations of this Article are adopted in accordance with Texas Local Government Code (TLGC), chapter 211, Municipal Zoning Authority.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.01.01, adopted 11/9/17)
§ 11.03.002 Applicability.
This Article establishes regulations for parcels proposed for development or redevelopment, applicable to established and new neighborhoods, as well as nonresidential and mixed use development.
A.
Established and new neighborhoods.
The density, lot and building standards for each residential district and development type are stated in division 2 of this Article, Standards for Established Neighborhoods, and division 3 of this Article, Standards for New Neighborhoods.
B.
Nonresidential and mixed use development.
The lot and building standards for each district are stated in division 4 of this Article, Standards for Nonresidential and Mixed Use Development.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.01.02, adopted 11/9/17)
§ 11.03.031 Purpose and applicability.
A.
Purpose.
This division establishes standards for the development, redevelopment, and substantial improvement of buildings in the established neighborhoods that exist as of the effective date of this Chapter.
B.
Applicability.
The provisions of this division apply to all platted subdivisions wholly or partially within the Development Reserve (DR), Estate Residential (ES), Suburban Residential (SR), Semi-Urban Residential (SU), and Urban Residential (UR) districts. More specifically, the provisions of this apply to the following:
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.02.01, adopted 11/9/17)
§ 11.03.032 Conformity.
A.
Conforming buildings.
All principal buildings that lawfully existed and were lawfully constructed, or are the subject of a permit for which an application was filed prior to the effective date of this Chapter, are deemed “conforming” principal buildings with respect to the building height, building coverage, square footage of living area, and building setbacks. However, this division does not make the following buildings conforming that were:
1.
Constructed without required permits;
2.
Constructed in violation of permit requirements;
3.
Razed and are proposed for reconstruction that exceeds the building coverage and square footage of living area of the dwelling that existed prior to its razing;
4.
Permitted and originally constructed as a single-family detached dwelling and later converted to multifamily units; or
5.
Accessory buildings that were constructed with or without permits that violate the standards of this division, or any other standards of this Chapter.
B.
Conforming lots.
All lawfully platted lots that existed on the effective date of this Chapter are deemed “conforming” with respect to the pre-existing lot area and width standards. However, this division does not make any originally platted conforming lot, later split by a metes and bounds description, into a conforming lot.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.02.02, adopted 11/9/17)
§ 11.03.033 Established neighborhood standards.
A.
Generally.
Lots of record and principal buildings that exist as of the effective date of this Chapter may remain as conforming lots of record and buildings, subject to the exceptions set out in section 11.03.032, Conformity.
B.
Applicable standards.
1.
New construction and redevelopment or expansion of an existing home.
a.
The principal building:
1.
May be constructed in accordance with the setbacks on the recorded subdivision plat, even if they are different than the setbacks of the zoning district within which it is located;
2.
May be constructed, redeveloped or expanded to the same dimensions of building height, building coverage, and square footage of living area; and
3.
Shall be clad or constructed with a minimum 50 percent primary materials. For reconstruction or expansion, if the original principal structure was clad or constructed with more than 50 percent primary materials, the reconstructed or expanded area of the structure shall be clad or constructed with that same percentage of primary materials.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.02.03, adopted 11/9/17)
§ 11.03.061 Residential lot and building standards.
A.
Generally.
The lot and building standards for each residential zoning district and development type are provided in table 11.03.061A, Single-Family Residential Lot and Building Standards and table 11.03.061B, Townhome and Garden-Style Apartment Lot and Building Standards.
B.
Applicability.
These standards apply to:
1.
Detached single-family developments on a lot that is platted after the effective date of this Chapter;
2.
Resubdivisions of property that are replatted after the effective date of this Chapter to create two (2) or more buildable lots; or
3.
Townhome (in the UR district) or apartment (in the MF district) developments with three (3) or more dwelling units on a single parcel located on a lot that is platted after the effective date of this Chapter.
C.
Single-family dwellings.
Single-family detached dwellings are permitted in the Development Reserve (DR), Estate Residential (ES), Suburban Residential (SR), and Semi-Urban Residential (SU) districts. The maximum gross density, lot area and width; front, interior and street side, and rear setbacks; building height; and minimum living area are stated in table 11.03.061A, Single-Family Lot and Building Standards.
D.
Townhome dwellings.
Townhome dwellings are permitted in the Urban Residential (UR) district. The maximum gross density, lot area and width; front yard; interior side yard; street side yard; and rear yard setbacks; maximum building height and minimum living area are established for townhome dwellings are stated in table 11.03.061B, Townhome and Garden-Style Apartment Lot and Building Standards.
E.
Garden-style apartments.
This multifamily housing type is typically in the form of apartments of two (2) or more stories in the MF district.
Table 11.03.061A. Single-Family Residential Lot and Building Standards | |||||||||
|---|---|---|---|---|---|---|---|---|---|
Minimum Lot | Minimum Setbacks | ||||||||
District and Development Type | Maximum Gross Density (units/acre) | Area | Standard/ Corner Width | Front2 | Interior Side2 | Street Side2 | Rear2,3 | Maximum Building Height | Minimum Living Area |
Development Reserve (DR) | |||||||||
Acreage | 0. 25 | 35 ac. | 750' | 75' | 75' | 75' | 150' | 40' | 2,000 sf |
Estate Residential (ES)1 | |||||||||
Standard | 1.85 | 15,000 sf | 100' | 30' | 15' | 20' | 25' | 40' | 4,000 sf |
Suburban Residential (SR) | |||||||||
Standard | 1.85 | 15,000 sf | 100' | 30' | 12' | 20' | 25' | 40' | 2,000 sf |
Semi-Urban Residential (SU) | |||||||||
Standard | 3.65 | 8,250 sf | 75' / 90' | 25' | 10' | 15' | 20' | 35' | 1,500 sf |
Table Notes: | |
1. | See section 11.03.153(C), Residential Development, for additional development standards. |
2. | The front, side and rear setbacks may be reduced up to five (5) feet from that required when needed to shift the building to preserve existing protected or heritage trees. Approval from the administrator is required. Such approval is discretionary and approval shall consider the preservation of existing tree(s), impact on the neighborhood character and continuity, availability of parking, and that the tree is of a variety listed in the preferred plant list. |
3. | Rear setbacks on a double frontage lot shall be the same as that required for the front setback. |
Table 11.03.061A. Single-Family Residential Lot and Building Standards | |||||||||
|---|---|---|---|---|---|---|---|---|---|
Minimum Lot | Minimum Setbacks | ||||||||
District and Development Type | Maximum Gross Density (units/acre) | Area | Standard/ Corner Width | Front2 | Interior Side2 | Street Side2 | Rear2,3 | Maximum Building Height | Minimum Living Area |
Development Reserve (DR) | |||||||||
Acreage | 0. 25 | 35 ac. | 750' | 75' | 75' | 75' | 150' | 40' | 2,000 sf |
Estate Residential (ES)1 | |||||||||
Standard | 1.85 | 15,000 sf | 100' | 30' | 15' | 20' | 25' | 40' | 4,000 sf |
Suburban Residential (SR) | |||||||||
Standard | 1.85 | 15,000 sf | 100' | 30' | 12' | 20' | 25' | 40' | 2,000 sf |
Semi-Urban Residential (SU) | |||||||||
Standard | 3.65 | 8,250 sf | 75' / 90' | 25' | 10' | 15' | 20' | 35' | 1,500 sf |
Table Notes: | |
1. | See section 11.03.153(C), Residential Development, for additional development standards. |
2. | The front, side and rear setbacks may be reduced up to five (5) feet from that required when needed to shift the building to preserve existing protected or heritage trees. Approval from the administrator is required. Such approval is discretionary and approval shall consider the preservation of existing tree(s), impact on the neighborhood character and continuity, availability of parking, and that the tree is of a variety listed in the preferred plant list. |
3. | Rear setbacks on a double frontage lot shall be the same as that required for the front setback. |
F.
Alternative standards.
1.
Applicability.
These alternative standards are permitted in the Development Reserve (DR), Estate Residential (ES), Suburban Residential (SR), and Semi-Urban Residential (SU) districts.
2.
Front setbacks.
The following standards may be applied to front setbacks as an alternative to the general standards in table 11.03.061A, Single-Family Residential Lot and Building Standards:
a.
Enclosure of front porch.
Front setbacks may be reduced by up to two (2) feet from their existing location in order to enclose an existing front porch.
b.
Addition of front porch.
Front setbacks may be reduced by up to five (5) feet from the general standards in order to allow for the construction of a front porch, provided that:
G.
Requirements for phased developments.
The maximum residential development capacity of the entire parcel proposed for development shall be used for calculating compliance with the maximum gross density set out in table 11.03.061A, Single-Family Residential Lot and Building Standards.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.03.01, adopted 11/9/17; Ordinance CO06-21-01-14-E1 adopted 1/14/21)
§ 11.03.091 Nonresidential development standards.
A.
Purpose.
The purpose of this division is to provide the dimensional standards for all nonresidential and mixed use developments.
B.
Applicability.
The standards and requirements provided in table 11.03.091, Nonresidential and Mixed Use Standards, apply to the new development, redevelopment, and substantial improvement of properties within the nonresidential (NB, LB, GB, PO, HC, LI, HI, H, PS, OG and OR) and mixed use (MU and PA) districts.
C.
Standards.
Table 11.03.091. Nonresidential and Mixed Use Standards | |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Standard | Zoning Districts | ||||||||||||
Nonresidential | Mixed Use | ||||||||||||
NB | LB | GB | PO | HC | LI | HI | H | PS | OG | OR5 | MU7 | PA | |
Minimum lot area | 8,000 sf | 15,000 sf | 20,000 sf | 15,000 sf | 43,560 sf | 43,560 sf | 150,000 sf | 60,000 sf | 8,000 sf | NA | NA | 20,000 sf | See Note #6 |
Minimum lot width | 80' | 100' | 100' | 100' | 200' | 100' | 500' | 200' | 65' | NA | NA | 100' | |
Minimum lot depth | 100' | 150' | 200' | 150' | 200' | 200' | 300' | 300' | 100' | NA | NA | 200' | |
Maximum building height1, 3 | 30' | 45' | 100' | 100' | 60' | 60' | 60' | 100' | 100' | NA | NA | 100' | |
Building setbacks4 | |||||||||||||
- Front2 | 25' | 25' | 25' | 25' | 50' | 50' | 100' | 50' | 25' | 25' | 25' | 0' | See Note #6 |
- Interior side | 12' | 12' | 12' | 12' | 20' | 20' | 100' | 20' | 12' | 10' | 12' | 0' | |
- Street side | 25' | 25' | 25' | 25' | 50' | 50' | 100' | 50' | 25' | 10' | 20' | 0' | |
- Rear to property line | 5' | 5' | 5' | 5' | 25' | 25' | 100' | 20' | 15' | 10' | 10' | 0' | |
- Rear to street right-of-way | 25' | 25' | 25' | 25' | 50' | 50' | 100' | 50' | 20' | 10' | 20' | 0' | |
- ES, SR or SU residential district boundary | 30' | 30' | 30' | 30' | 100' | 100' | 200' | 30' | 30' | 10' | 20' | 30' | |
Outdoor uses | |||||||||||||
- Maximum display area8 | 0% | 10% | 10% | 0% | 15% | 15% | 0% | 0% | 10% | 0% | 0% | 10% | See Note #6 |
- Maximum storage area9, 10 | 0% | 0% | 10% | 0% | 20% | 30% | 65% | 0% | 50% | 0% | 0% | 0% | |
Table Notes: | |
|---|---|
NA - Not Applicable | |
1. | In the LB, GB, PO, HC, LI, HI, H, and PS districts, no portion of a building within 100 feet of the property line of a single-family residential d–istrict shall exceed 35 feet. In the MU district, no portion of a building within 150 feet of the property line of a single-family residential district shall exceed 35 feet. |
2. | All front setbacks adjacent to the major corridors shall comply with the provisions stated in section 11.03.151, Major Corridors. |
3. | Building height is measured from finished grade if the structure is located more than 100 feet from an ES, SR, or SU residential district. If the structure is abutting or within 100 feet of an ES, SR or SU residential district, building height is measured by the existing grade. |
4. | If the district or use requires a bufferyard that is wider than the setback that is required by this section, then the width of the setback shall be at least the width of the required bufferyard, as stated in Cedar Park Code of Ordinances, Chapter 14, Site Development. |
5. | All trails shall be located no less than 10 feet from any single-family detached residential property line. Swimming pools, spectator stands for ball fields, or similar facilities shall be located no less than 100 feet from any single-family detached residential property line. Ball fields, courts or similar uses shall be located no less than 50 feet from any single-family detached residential property line. |
6. | The dimensional standards for the PA district shall be established with the review and approval of a master development plan. |
7. | Refer to section 11.03.155, Mixed Use Development, for additional development standards. |
8. | Measured as a maximum percentage of the ground floor area of the building. Excludes automobile sales, florist, garden shop, or landscape nursery uses where live vegetation and landscape materials may be kept outdoors. |
9. | Measured as a percentage of the gross site area, in square feet. Outdoor storage is not allowed in required parking spaces or in landscaped areas. |
10. | Outdoor storage is prohibited along major corridors, as stated in section 11.03.151, Major Corridors. Also, outdoor storage shall be limited to 25 feet in height when located within 200 feet of any single-family residential zoning district or any park or greenbelt. |
5. | All trails shall be located no less than 10 feet from any single-family detached residential property line. Swimming pools, spectator stands for ball fields, or similar facilities shall be located no less than 100 feet from any single-family detached residential property line. Ball fields, courts or similar uses shall be located no less than 50 feet from any single-family detached residential property line. |
6. | The dimensional standards for the PA district shall be established with the review and approval of a master development plan. |
7. | Refer to section 11.03.155, Mixed Use Development, for additional development standards. |
8. | Measured as a maximum percentage of the ground floor area of the building. Excludes automobile sales, florist, garden shop, or landscape nursery uses where live vegetation and landscape materials may be kept outdoors. |
9. | Measured as a percentage of the gross site area, in square feet. Outdoor storage is not allowed in required parking spaces or in landscaped areas. |
10. | Outdoor storage is prohibited along major corridors, as stated in section 11.03.151, Major Corridors. Also, outdoor storage shall be limited to 25 feet in height when located within 200 feet of any single-family residential zoning district or any park or greenbelt. |
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.04.01, adopted 11/9/17; Ordinance CO32-18-06-28-E1, exh. A, adopted 6/28/18; Ordinance CO22.23.05.30.B1 adopted 5/30/2023)
§ 11.03.121 General exceptions.
§ 11.03.122 Residential districts.
A.
Setback encroachments.
1.
Eaves and cornices may extend no more than two (2) feet into a required setback, except that eaves may encroach up to three (3) feet into a required setback when such yard is 10 feet or more in width or depth.
2.
Chimneys, when not more than four (4) feet wide, may extend one (1) foot into any required interior side setback or street side setback. Such chimneys may extend two (2) feet into any setback when such setback is 10 feet or more in width or depth. Chimneys of more than four (4) feet in width must conform to the setback requirements.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.05.02, adopted 11/9/17)
§ 11.03.123 Nonresidential districts.
A.
Setback encroachments.
1.
Canopies and overhangs on any side of a building may extend no more than four (4) feet into a required setback.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.05.03, adopted 11/9/17)
§ 11.03.151 Major corridors.
A.
Purpose.
The standards of this section establish requirements of site design that supplement the standards of the applicable zoning district. The intent of these standards is to heighten the design and aesthetic appearance for highly visible properties that are directly adjacent to the City’s most highly traveled thoroughfares. These roadways serve as major entrances to the community, where higher development standards enhance the visual appearance, economic viability, and hence, quality of life for the citizens of Cedar Park.
B.
Applicability.
This section establishes standards for development along major corridors which is defined to mean land within 500 feet on either side of the street right-of-way of the following roadways:
1.
Anderson Mill Road.
2.
Arterial A: Arrow Point Drive south of East Whitestone Boulevard.
3.
Bagdad Road from West Whitestone Boulevard to the City limits.
4.
Brushy Creek Road.
5.
C-Bar Ranch Trail, north of East Whitestone Boulevard.
6.
Colonial Parkway.
7.
Cottonwood Creek Trail (CR 185).
8.
Cypress Creek Road and East Cypress Creek Road.
9.
Lakeline Boulevard.
10.
Little Elm Trail from Wood Ridge Lane to U.S. 183.
11.
Medical Parkway.
12.
East New Hope Road.
13.
West New Hope Road from U.S. 183 to West Whitestone Boulevard.
14.
East Park Street from Greater Scaup Lane to Vista Ridge Boulevard.
15.
West Park Street from Lakeline Boulevard to Anderson Mill Road.
16.
Parmer Lane.
17.
Ronald W. Reagan Boulevard.
18.
Vista Ridge Boulevard.
19.
RM 620 (SH 45).
20.
RM 1431 (Whitestone Boulevard).
21.
Sam Bass Road (CR 175) north of East Whitestone Boulevard.
22.
Toro Grande Boulevard from RM 1431 (Whitestone Boulevard) to Parmer Lane.
23.
U.S. 183 (Bell Boulevard).
24.
183A Toll Road.
D.
Relationship to other ordinances.
Within the major corridors, all other ordinances, standards, and requirements of the City apply. Specifically, the standards of Cedar Park Code of Ordinances, Chapter 12, Subdivision, and Chapter 14, Site Development, apply as they relate to sidewalks, parking within 25 feet of street right-of-way, driveway spacing, restrictions on above-ground utilities, minimum 25-foot landscape area corresponding with the 25-foot building setback, landscaping, buffering of loading and service zones, fencing, dumpster locations, and all other applicable provisions.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.06.01, adopted 11/9/17; Ordinance CO06-21-01-14-E1 adopted 1/14/21)
§ 11.03.152 General standards for all districts.
A.
Applicability.
This section establishes allowable building materials and roof types within all zoning districts.
B.
Permitted exterior building materials.
1.
Primary.
The primary building materials used for building exterior finishes include:
a.
Fired brick, including thin brick or brick veneer;
b.
Stone, including cast stone, limestone, granite, marble, or other native or naturally occurring or manufactured stone and stone veneers;
c.
Architectural (textured) concrete masonry units (CMU), including split face, weathered face, sandblasted face, and ground face blocks;
d.
Portland cement stucco (traditional);
e.
Cementitious or acrylic stucco;
f.
Glass; and
g.
Architecturally textured or patterned tilt panel walls.
2.
4.
Others.
Other building materials may be used by approval of the Administrator if it is demonstrated that they meet or exceed the durability, impact resistance, and aesthetic qualities of the materials permitted above.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.06.02, adopted 11/9/17)
§ 11.03.153 Residential development.
A.
Purpose and applicability.
1.
Purpose.
The purpose of this section is to provide building and site standards to achieve quality design and development outcomes that reflect positively on the community and its character and values.
2.
Applicability.
This section is applicable to the Development Reserve (DR), Estate Residential (ES), Suburban Residential (SR), Semi-Urban Residential (SU), and Urban Residential (UR) districts.
B.
Single-family detached dwellings.
1.
Applicability.
a.
The standards of this subsection apply to all dwellings constructed or reconstructed on lots platted after the effective date of this Chapter.
2.
Building entrances.
All single-family residences shall be designed and oriented so the primary entrance to the residence faces the public street. In the instance of a corner lot, the primary entrance shall face the shortest lot line.
3.
Building materials and form.
(See also section 11.03.152, General Standards for All Districts.)
a.
Primary materials.
Stated below are the minimum primary material cladding requirements (percentage) for the building elevation for lots that face one (1) or two (2) or more streets. The percentages are based on the exterior wall surface of the entire structure, excluding doors, windows, and the foundation.
1.
Applicable to the Development Reserve (DR) and Suburban Residential SR) districts: 50 percent primary materials, or 75 percent primary materials when facing two (2) or more streets.
2.
Applicable to the Semi-Urban Residential (SU) district: 75 percent primary materials, with the remaining 25 percent as cementitious concrete siding (Hardiplank or like material). Use of stucco as a primary material may not exceed 25 percent of the total primary materials used.
b.
Roofs.
When used, pitched roofs shall have a minimum slope ratio of 4:12 and eaves shall be a minimum of 18 inches.
c.
Garages.
The principal dwelling shall have at least a fully enclosed two (2) car garage. The garage may be detached or attached as part of the principal building. In the SU district, garage conversions are permitted provided parking requirements are met. The exterior doors of the garage shall remain intact and in working order so as to retain the appearance of a garage from the street.
C.
Estate Residential standards.
1.
Site standards.
a.
Communities shall be gated, utilizing private streets to be owned and maintained by the homeowners’ association (HOA);
b.
All required detention shall be provided for in a wet retention pond (constant water level) with a fountain; and
c.
The required landscape and pedestrian easement along major corridors shall be 40 feet, which shall include enhanced landscaping, berms, and a six (6) to eight (8) foot tall masonry wall constructed of natural stone.
2.
Building standards.
a.
Facades.
The exterior facades of a principal building or structure, excluding glass windows and doors, shall be constructed of 100 percent primary materials. Cementitious fiber board may be used for architectural features, not to exceed 10 percent of the entire structure, including window box-outs, bay windows, roof dormers, garage door headers, columns, chimneys that are not part of an exterior wall or other architectural features approved by the Building Official.
b.
Roofs.
1.
The roof pitches of a principal building or structure, including garages, shall meet the following roof pitch standards:
a.
A minimum of 65 percent of the surface area of composition roofs (architectural shingles) shall maintain a minimum roof pitch of 8:12.; and
b.
A minimum of 75 percent of the surface area of clay tile, cement tile, slate or slate products, or metal roofs shall maintain a minimum roof pitch of 3:12.
2.
Wood roof shingles are prohibited.
c.
Garages.
1.
All homes shall have a three (3) car garage/enclosed parking spaces, which shall include cedar-clad garage or carriage style doors;
2.
No more than two (2) garage doors shall face the street (note that one (1) double - approximately 20' wide - door counts as two (2) garage doors);
3.
All homes shall incorporate swing-in driveways and/or side-facing garages;
4.
All front entry garage doors shall incorporate three (3) of the following details:
5.
Carports shall be prohibited.
d.
Driveways.
Enhanced paving treatments are required for all driveways and shall consist of one (1) of the following:
1.
Stamp and stain/patterned concrete (must use dust-on color application to wet concrete);
2.
Acid-etched colored concrete for the field with scored smooth colored borders (must use dust-on color application to wet concrete);
3.
Colored concrete with scored smooth border (must use dust-on color application to wet concrete);
4.
Brick or interlocking pavers or pave stone;
5.
Stone or slate;
6.
Other similar treatment as approved by the Administrator.
e.
Elevations.
Plan elevations shall alternate at a minimum of every eight (8) homes on both sides of a street.
f.
Fences.
Privacy fences on single-family residential lots shall be located 10 feet behind the front elevation of the principal building and shall not exceed six (6) feet in height above grade.
g.
Lighting.
All homes shall provide an exterior lighting package to illuminate front entrances, garages, landscaping, and trees located in the front yard.
D.
Nonresidential uses in residential districts.
1.
Purpose.
As indicated in section 11.02.064, Nonresidential Uses by Zoning District, certain nonresidential uses are allowed within the residential districts. To protect the value and compatibility of both residential and nonresidential uses, the standards of this subsection were established.
2.
Applicability.
These standards are applicable to all nonresidential uses, buildings, and structures in the residential districts indicated on table 11.02.064, Nonresidential Uses by Zoning District.
3.
Building standards.
a.
Size.
1.
Buildings for agricultural support services or a farm/ranch shall be located a minimum of 50 feet from any property line.
2.
With the exception of utility structures, nonresidential principal buildings shall be a minimum size of 2,000 s.f. in the RA, ES, and SR districts, 1,500 s.f. in the SU district, and 1,100 s.f. in the UR district.
b.
Facade.
The exterior facade of a principal building or structure shall provide a minimum of 90 percent primary materials. A maximum of 10 percent secondary materials may be provided; however, an additional 10 percent (for a maximum of 20 percent) may be considered for architectural features.
c.
Roofs.
Pitched roofs shall be required on all buildings, which shall have a minimum slope ratio of 4:12 and eaves shall be a minimum of 18 inches.
d.
Fenestration.
Glazed window and door openings shall account for no less than 25 percent of the overall wall surface of each face or building level on walls facing a public street. Mirrored glass is prohibited.
4.
Location.
Nonresidential uses shall be located on a collector or higher classification roadway.
E.
Townhomes.
1.
Applicability.
The standards of this subsection on single-family attached dwellings apply to all dwellings constructed or reconstructed after the effective date of this Chapter.
2.
Garages and parking.
a.
Front garages and driveways.
Townhome dwelling units with front garages and parking require a minimum width of 30 feet. Driveways may be a maximum width of 20 feet. The facade of the garage shall be set back no less than 20 feet from the street rights-of-way (public) or street easement (private). Alleys and rear parking courts may also be for temporary or overflow parking.
b.
Rear alley-access garages and parking courts.
Rear garages and parking is required for dwelling units with a width of 25 feet or less. If there are individual driveways, they shall have a maximum width of 20 feet. The facade of the garage shall be set back a minimum of 20 feet from the alley or drive access to a rear parking court. Front yard parking is prohibited for dwelling units with alley-access garages or parking.
c.
Tandem garages are permitted. The two (2) car garage shall count toward one (1) required parking space.
3.
Streets and alleys.
All dwellings must front on and take access to a public street or private street built to public street standards, or may take access to an alley in which case the dwellings may front on streets or common open space.
4.
Courtyards.
All dwelling units with parking in the front yard shall have a pervious front courtyard adjacent to the driveway, which shall be a minimum width of 10 feet and a minimum depth that is the same as the front building setback.
5.
Building materials and form.
a.
Articulation.
Townhome groupings shall be designed with a variation in the horizontal and vertical elevations of at least three (3) feet for every two (2) attached townhomes to prevent the appearance of straight, unbroken lines in their horizontal and vertical planes.
b.
Primary materials.
The exterior wall surface of the entire structure, excluding doors, windows, and the foundation, shall be constructed of at least 75 percent primary materials. Use of stucco as a primary material may not exceed 25 percent of the total primary materials used. For lots that face two (2) or more streets, the exterior wall surface of the entire structure, excluding doors, windows, and the foundation, shall be constructed of 100 percent primary materials.
6.
Alternative ownership arrangements.
a.
The standards of section 11.03.061, Residential Lot and Building Standards, with respect to lot area and width and building setbacks relate to the development of residential dwellings on legally platted lots that are intended to be owned in fee-simple by the landlord or residents of the dwellings. However, the standards are not intended to preclude other ownership types, such as single ownership of all units (rentals); condominiums (in which the land is owned in common by the owners of the condominium units); or common maintenance communities (in which fee-simple ownership is limited to the land under the building, and, in some cases, a small area around it). The alternative standards of this section are intended to allow such alternative ownership arrangements, provided that the development complies with this Chapter.
b.
The proposed pattern of development will be allowed if it is demonstrated that it will comply with the maximum gross density and applicable front, interior and street side, and rear setbacks as if it were platted with lots that meet the minimum requirements of the Urban Residential (UR) district as noted in table 11.03.061B, Townhome and Garden-Style Apartment Lot and Building Standards.
c.
Any development having attached units and/or common areas shall have a common maintenance or ownership agreement and shall be required to file all covenants and declarations governing those agreements at the time of platting. When property owner associations are established, membership shall be mandatory. The final plat shall include the official public record document number of such covenants and declarations filing at the respective county. The mandatory homeowners’ association shall maintain the common landscape areas, fences, all structures and other improvements on the site owned in common, including the driveways, amenities, and any common parking areas and garages, and exterior maintenance of the principal structures.
F.
Manufactured and industrialized homes.
1.
Skirting.
The vacant space between the finished grade of the property on which each manufactured or industrialized home is located and the exterior edges of the finished floor of each unit is skirted as follows:
a.
Installation.
Skirting shall be installed on a concrete footing so there is no visible gap between the finished floor and the ground.
b.
Materials.
The material used for skirting shall be rock, brick or concrete masonry construction. All skirting materials are compatible in appearance with the home and allow for adequate ventilation and drainage.
c.
Design.
The skirting shall be a continuous, complete, opaque, and rigid surface that lends permanency to the appearance of the unit and totally screens the crawl space under the unit.
2.
Per the Texas Occupations Code, section 1202.253, Municipal Regulation of Single-Family and Duplex Industrialized Housing, single-family industrialized homes shall:
a.
Have a value equal to or greater than the median taxable value for each single-family dwelling located within 500 feet of the lot on which the industrialized home is proposed to be located, as determined by the most recent certified tax appraisal roll of the county in which the property is located; and
b.
Have exterior siding, roofing, roof pitch, foundation fascia, and fenestration compatible with the single-family dwellings located within 500 feet of the lot on which the industrialized home is proposed to be located.
G.
Garden-style apartments in Multifamily (MF) district.
1.
Applicability.
The standards of this subsection apply to development in the Multifamily (MF) district.
2.
Architecture.
a.
The architectural style of the front facade of the building(s) shall be expressed on all sides of the building(s) fronting on, most directly facing, or within 150 feet of street right-of-way or a private street easement.
b.
The rear facade of a building shall not face street right-of-way unless a rear facade must face street right-of-way by way of parcel size or orientation. When a rear facade of a building faces the street right-of-way and is located in the corridor overlay, landscaping shall be provided between the building(s) and street right-of-way as stated in Cedar Park Code of Ordinances, Chapter 14, Site Development.
c.
Residential buildings located within the interior of a multifamily development that are not fronting on, most directly facing, or within 150 feet of street right-of-way are exempt from these architectural standards.
3.
Building facade.
Each exterior wall surface, excluding doors, windows, and the foundation shall be constructed of 100 percent primary materials.
4.
Building design.
a.
Form.
A multifamily building containing more than eight (8) dwelling units shall be designed to break up a rectangular footprint and avoid a box-like or monolithic appearance. Any of the following techniques, or any technique that would produce a comparable effect, may be used to avoid the appearance of a box-like or monolithic building:
1.
Varying roof lines;
2.
Changes in wall planes of at least five (5) feet at intervals of not more than 60 feet;
3.
The use of dormers, bay windows, or other windows that create dimensions that break up the facade;
4.
Balconies that are used irregularly, some projecting, some recessed;
5.
Primary entrance treatments that are recessed or project from the main facade; or
6.
Changes in floor plans that create rooms with corner windows.
b.
Stairwells.
Stairs that provide primary access to units on upper floors shall be covered and integral to the building and roof design.
c.
Design features.
Elements such as eaves, rakes, cornice lines, or frieze boards shall be used to contribute to the visual interest of the building.
d.
Building scale.
1.
Any portion of a building that is closer than 50 feet from a common property line that abuts a single-family residential district shall be no higher than 12 feet above the highest point of the closest residential structures. This does not apply if the residential structure is located across a street from the development.
2.
The apparent exterior floor-to-floor height of each story of a building shall be limited to 12 feet. Individual floors shall be delineated on the building facade through the use of window placement and horizontal details. Interior floor-to-floor heights may exceed 12 feet.
e.
Garages.
When visible from street rights-of-way, garages shall be located on the side or behind the rear facades of the multifamily buildings. Alternatively, landscaping shall be provided between the garage building(s) and street right-of-way, as stated in Cedar Park Code of Ordinances, Chapter 14, Site Development. The materials, building design, and roof type of garages shall be compatible with the building form and materials of the multifamily buildings.
f.
Pedestrian facilities and amenities.
1.
Walkways with a minimum width of five (5) feet shall directly connect each front door or front entrance with surrounding sidewalks, walkways, or paths.
2.
All buildings shall provide a minimum 10-foot pedestrian zone between the building and parking area. The pedestrian zone shall contain walkways and landscape planting areas, plazas, and/or gardens. These areas shall also be protected from vehicular traffic by curbs, fencing, walls, wood posts, concrete bollards, or other barriers.
3.
In conjunction with each pedestrian zone and for each 10 dwelling units, or portion thereof, there shall be one (1) bench or picnic table and one (1) trash receptacle accessible by a sidewalk, walkway, or path that is located no more than 25 feet from a building entrance. Benches, tables, and trash receptacles shall be anchored to the ground. Each shall be constructed of a non-corrosive, weather-resistant material, excluding wood.
4.
All crossings of internal streets, access drives, and driveways shall have well-defined pavement markings and pedestrian crossing signs.
5.
Covered sidewalks or walkways that are part of or adjacent to a building may be used for outdoor seating and dining or as terraces and arcades, provided [there is] a minimum passable width of four (4) feet.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.06.03, adopted 11/9/17)
§ 11.03.154 Nonresidential development.
A.
Generally.
1.
Purpose.
The purpose of this section is to ensure a higher degree of building construction, quality, and durability for structures built to promote public health, safety, and welfare within the City. Additionally, the standards of this section are to promote a high aesthetic appeal, promote compatible and uniform design, and reflect the characteristics of building materials and styles commonly found in Central Texas.
2.
Applicability.
This section is applicable to the Neighborhood Business (NB), Local Business (LB), General Business (GB), Professional Office (PO), Hospital (H), Heavy Commercial (HC), Light Industrial (LI), Heavy Industrial (HI), Planning Area (PA), Mixed Use (MU), Open Space Greenbelt (OG), Open Space Recreation (OR) and Public Services (PS) districts.
B.
Nonresidential developments.
1.
Design standards.
The building and site design standards shall be as stated below.
a.
Exterior building facades.
The design of buildings in the applicable districts shall comply with the standards stated in this section, and all other applicable standards and requirements of this Chapter.
b.
Building facades.
1.
Building articulation. Each facade that is greater than 100 linear feet and faces public or private street, public or private park, residential use or district, or has a public entrance shall be articulated as follows:
a.
Buildings less than 80,000 square feet. (See figure 11.03.154A, Building Wall Articulation.)
1.
Horizontal articulation (footprint). Recesses or projections shall total no less than 25 percent of the overall facade length and shall be a minimum depth of two (2) percent of the length of the facade. No uninterrupted length of any facade shall exceed 75 linear feet.
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b.
c.
The changes in elevation, offsets or projections may be divided and distributed throughout the length of the wall if the applicant demonstrates, to the satisfaction of the Administrator, that the intent of this section has been met.
2.
Any public, ground floor entrance facade(s) shall have arcades, display windows, entry areas, awnings, or other such design features along no less than 60 percent of the entrance facade. (See figure 11.03.154B, Animating Features.)
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c.
Mechanical equipment and meters. Mechanical equipment associated with building operations (e.g., HVAC systems, electric meter banks, etc.) shall be screened as stated in this subsection.
1.
Roof-mounted equipment.
Mechanical equipment shall be fully screened from ground-level views from the subject property boundary and adjacent rights-of-way by:
a.
Parapet walls, which shall include cornice treatments that are of adequate height to fully screen the equipment such that the equipment cannot be seen by pedestrian- level at the property line; or
b.
Screening walls of adequate height to fully screen the equipment, which use materials and colors that match or are consistent with the design of the principal building; or
c.
Sloped roof systems or other architectural elements of adequate height to fully screen the equipment from all adjacent property and rights-of-way.
2.
Building-mounted equipment.
Mechanical equipment that is mounted on a building wall that is within public view shall be enclosed, screened by opaque fencing, landscaping, or painted to match the building facade.
d.
Canopies.
Gasoline canopies, carwashes, and other accessory uses with canopies shall be constructed of the same materials as the principal structure. The design of the canopy shall complement the design of the principal structure.
e.
Service entrances.
All service entrances and other non-public building sides or areas shall be screened from public rights-of-way using vegetation or masonry fencing of the same materials as the principal structure.
f.
Outdoor displays.
In addition to the requirements stated in table 11.03.091, Nonresidential and Mixed Use Standards, permanent and seasonal outdoor sales areas shall be incorporated into the design of the building and site. Only designated and approved permanent or seasonal outdoor sales areas shall be permitted. Unenclosed areas for the sale and storage of seasonal inventories shall be permanently designated and separated with walls or fences, while keeping with the common design of the principal structure.
g.
Outdoor storage, trash collection, and loading areas.
In addition to the requirements stated in table 11.03.091, Nonresidential and Mixed Use Standards, as well as Cedar Park Code of Ordinances, Chapter 14, Site Development, these areas shall be screened, recessed, or enclosed as follows:
1.
No area for outdoor storage, trash collection, compaction, loading, or other such uses shall be located within 20 feet of any public street, public sidewalk, or internal pedestrian walkway.
2.
Outdoor shopping-cart storage areas shall be provided in the parking lot, and adjacent to the buildings if they are not available at the entrance.
3.
Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash dumpsters, trash compaction, and other such service functions shall be incorporated into the overall design of the structure and landscaped so that they are visually screened from public view.
h.
Parking and vehicular and pedestrian circulation.
The parking lot design and pedestrian circulation routes shall provide safe, convenient, and efficient access for vehicles, pedestrians, and bicyclists. Pedestrian circulation via internal public sidewalks shall be required. The placement of structures shall enhance and promote pedestrian circulation on the site.
1.
At a minimum, one (1) internal continuous sidewalk with at least five (5) feet of clearance shall be provided from the public street to the building entrance(s). Additionally, walkways at least four feet in width shall connect focal points of pedestrian activity, and shall feature adjoining landscaped areas to provide a separated and pedestrian-friendly access route.
2.
All internal pedestrian walkways shall be physically separated from the drive lanes. Additionally, all sidewalks and crosswalks shall be visually distinct from the driving surface by use of striping, pavers, bricks, or scored concrete.
3.
Sidewalks, at least six (6) feet in width, shall be provided along any facade featuring a customer entrance, and along any facade abutting public parking areas. At all times, such sidewalks shall maintain a clear pedestrian passage that extends the entire width of the sidewalk. Additionally, such sidewalks shall connect all customer entrances to other internal sidewalks, and shall be located an average of at least three (3) feet from the facade of the building to provide planting beds for living foundation landscaping, except where architectural features, such as covered walkways, arcades, or entryways, are part of the facade.
i.
Roofs.
In addition to the regulations stated in section 11.03.152, General Standards for All Districts, all roof designs must use at least one (1) of the following design features:
j.
Facade treatments.
Each building facade shall provide the minimum number of design and architectural features listed below based on the façade length as provided in the table below. The Administrator may allow minor deviations to the full requirement of each chosen feature if the petitioner adequately demonstrates that the overall intent and spirit of this subsection adheres to the overall development design.
Table 11.03.154.B.1.j Number of Design and Architectural Features | |
|---|---|
Facade Length | Number of Features (minimum) |
20 feet or less | 2 |
20+ feet–50 feet | 3 |
More than 50 feet | 4 |
1.
Colors, materials or textures.
Facades shall have two (2) or more exterior contrasting colors and have more than three (3) exterior materials or texture changes.
2.
Building wall offsets.
Building facades shall have minimum 12-inch horizontal or vertical offsets, such as pilasters, columns, and/or reveals, or other decorative elements.
3.
Awnings or canopies.
Across at least 50% of the facade of the structure, an awning or canopy with a minimum depth of four (4) feet is provided.
4.
Windows.
Clear glass windows cover no less than 20 percent of the facade.
5.
Integral planters.
Above ground planters, landscape walls or trellises constructed to incorporate living landscaped areas into the building design. Each planter or landscape wall shall be a minimum of two (2) feet deep, 19 inches high, and five (5) feet wide. Landscape trellises shall be a minimum of five (5) feet wide and seven (7) feet tall and incorporate evergreen vines to be grown on the trellis Planters, landscape walls and/or trellises shall cover at least 50 percent of the facade.
Figure 11.03.154C Integral Planters |
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6.
Open space pedestrian plaza.
A plaza may be incorporated for gathering and sitting adjacent to the main entrance or on the front facade, which must be equivalent to two (2) percent of the gross square footage of the subject building. Such area shall include seating with benches and/or tables and chairs at a minimum rate of one (1) seat per 15,000 square feet of gross floor area, and may include any of the following features:
7.
Atrium skylight(s). Skylights shall be a minimum depth of 20 feet that visually enhances the exterior architectural style and design of the front entrance, facade, or roof area.
8.
Enhanced lighting.
Enhanced exterior lighting, such as wall sconces, are located at points of entry or exit, windows, and/or points of architectural interest.
9.
Prominent landmark.
The public facing façade of the building contains a unique, prominent, three-dimensional architectural feature such as a tower, turret, arches, etc.
10.
Any other design or architectural feature approved by the Administrator.
C.
Neighborhood business (NB).
1.
Applicability.
The requirements of this subsection apply to all buildings within the neighborhood business (NB) zoning district.
2.
Building scale.
Buildings fronting on the following street classifications shall be limited to the following scale standards:
3.
Building Height.
Building height shall be limited to one (1) story.
4.
Building Design.
a.
Articulation.
No street-facing facade may have a continuous length of 50 feet or more without a minimum offset of four (4) feet in the building elevation. Maximum building length of any facade shall not exceed 100 feet.
b.
Detailing.
For each elevation fronting on or most directly facing street right-of-way, a private street easement, or parking lot, the facade shall contain a minimum of three (3) architectural details that promote good design from the list below.
1.
Entry portico;
2.
Chimneys or cupolas;
3.
Transom windows;
4.
Dormers;
5.
Window canopies;
6.
Eaves in excess of 18 inches;
7.
Covered porches (extending along 50 percent of the building facade and projecting a minimum of four (4) feet from the face of the building);
8.
Decorative window shutters; or
9.
Other similar design feature approved by the Administrator.
5.
Roofs.
Roofs shall be gable, hip or shed style roofs with a slope at a minimum ratio of 4:12. Permitted roof materials include asphalt shingles, slate or simulated slate shingles, or standing seam metal. Eaves shall extend a minimum of 12 inches from the building facade. The use of flat, gambrel and mansard roofs is prohibited.
6.
Restrictions.
a.
All allowed uses must be operated entirely indoors, with the exception of an outdoor restaurant or café seating area. However, the outdoor seating area may not face directly upon or be within 50 feet of a single-family residential district;
b.
Delivery hours shall be limited to a period from 7:00 a.m. to 6:00 p.m.;
c.
Hours of operation shall be limited to 7:00 a.m. to 10:00 p.m.; and
d.
Drive-through uses are prohibited.
D.
Redevelopment.
1.
Purpose.
The purpose of this subsection is to facilitate redevelopment on lots or tracts that do not, or cannot, meet the minimum standards of this section and other provisions of this Chapter. These provisions are intended to provide a means by which administrative relief may be granted from unforeseen applications of this Chapter that create unique challenges or practical difficulty in redevelopment of a site.
2.
Applicability.
The standards of this subsection apply to the following nonresidential districts: NB, LB, GB, PO, HC, LI, HI, H, OG, OR and PS district.
3.
Applicable standards.
In no case shall these standards be interpreted to lessen the requirements for reasons other than those causing unique challenge or practical difficulty in redeveloping a site. Pursuant to this subsection, the Administrator may review applications for and authorize the following modifications from the requirements of this Chapter:
a.
Site area and lot area, width, and depth.
The standards stated in table 11.03.091, Nonresidential and Mixed Use Standards, are waived when a site that is subject to redevelopment is less than the required minimum area, width or depth. The minimum site and lot dimensions must be such that they accommodate a building, together with adequate parking, site access and circulation, and the building setbacks pursuant to this subsection. Such reductions may be approved upon a finding that the following conditions exist:
b.
Building setbacks.
The required minimum building setbacks stated in table 11.03.091, Nonresidential and Mixed Use Standards, may be reduced by up to 20 percent for interior side setbacks and 40 percent for front and street side building setbacks, provided that the setback reduction is the minimum necessary to accommodate the land use and meet the other applicable standards on the site. A setback reduction may be approved upon a determination that one (1) or more of the following conditions exists:
1.
There are site or structural conditions that preclude strict adherence to the setback requirements, such as:
a.
The lot does not meet the dimensional standards established for the zoning district in which it is located;
b.
The lot has topographic limitations that require placement of the structure into the required setback area; or
c.
The design features of the principal building are compatible with other pre-existing, legally established principal buildings of adjacent properties on the same side of the street.
2.
The part of the proposed structure that would encroach into the minimum setback area is less than 50 percent of the width of the encroaching building facade, provided the part of the structure that would encroach into a front setback shall either be open (such as a porch or screen room) or not subject to occupancy.
3.
The part of the proposed structure that encroaches into the minimum setback area is necessitated by a life safety code, flood hazard reduction, Americans with Disabilities Act standard, or other public safety code requirements.
4.
The encroachment of the proposed structure is necessary due to significant existing vegetation.
c.
Major corridors.
The standards stated in Cedar Park Code of Ordinances, Chapter 12, Subdivision, and Chapter 14, Site Development, shall apply, except the minimum 25-foot building setback and landscape area may be reduced to no less than 15 feet provided:
1.
Conformance with the sidewalk requirements;
2.
No parking is allowed within the landscape area;
3.
No new above-ground utility support structures (poles) are installed; and
4.
All existing four-inch caliper or larger hardwood trees within the landscape area are preserved and credited toward the landscape requirements.
4.
Conditional approval.
The Administrator may place conditions on an approval to assure that the circumstances which warranted the application of the flexible development standards are maintained.
5.
Written decisions.
Decisions by the Administrator shall be in writing and may be appealed to the Planning and Zoning Commission.
6.
Variances.
No variances shall be allowed with regard to deviations from the development standards that are approved pursuant to this subsection nor shall any deviations from these development standards make void or otherwise modify any variance decision by the board of adjustment.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.06.04, adopted 11/9/17; Ordinance CO32-18-06-28-E1, exh. A, adopted 6/28/18; Ordinance CO06-21-01-14-E1 adopted 1/14/21; Ordinance CO22.23.05.30.B1 adopted 5/30/2023)
§ 11.03.155 Mixed use development.
A.
Purpose.
The purpose of the Mixed Use (MU) district is to create a vibrant pedestrian-oriented environment by providing for vertically and horizontally mixed-use buildings. This district is specifically intended to establish an urban form along internal streets through specific design and building form standards, as well as to integrate enhanced connections to the adjacent streets, neighborhoods, and districts. The intent of these standards is to:
B.
Applicability.
These standards are applicable to all properties zoned Mixed Use (MU), and properties zoned Planning Area (PA) that are designated for mixed use development within a master development plan. If the standards of this section conflict with the standards established in section 11.03.154, Nonresidential Development, the standards of this section shall apply.
C.
Mixed use requirements.
1.
Building area and density.
Depending on whether a development includes horizontal or vertical mixed use, the residential and nonresidential building areas and residential densities vary.
a.
In horizontal mixed use developments, the maximum percentage of gross building area allowed for residential uses is 60 percent and the minimum percentage of gross building area allowed for nonresidential uses is 40 percent. Amenities associated directly with the residential component of the development including amenity centers, laundry, business and exercise facilities, shall not be included in the nonresidential building area. The minimum residential density shall be 60 dwelling units per acre, based upon the net acreage of the residential development.
b.
In vertical mixed use buildings, the maximum percentage of gross building area allowed for residential uses is 85 percent and the minimum percentage of gross building area allowed for nonresidential uses is 15 percent. Amenities associated directly with the residential component of the development including amenity centers, laundry, business and exercise facilities shall not be included in the nonresidential building area. The minimum residential density shall be 40 dwelling units per acre, based upon the net acreage of the site.
2.
Building types.
a.
Vertically mixed use buildings require the ground floor to be devoted to retail, services, office or institutional uses, with residential uses on the upper floors.
b.
Single-use multifamily buildings are allowed provided they are of an urban character, using on-street or structured parking in lieu of surface parking.
c.
Single-use retail, office, services, and institutional buildings are allowed provided they are a minimum of two (2) stories.
D.
Design standards.
1.
Layout.
a.
Nonresidential and/or mixed use buildings.
Nonresidential and/or mixed use buildings are to be:
1.
Located near the center of the development; adjacent to transportation corridors; or close to the central open space.
2.
Grouped together along streets to create short walking distances between buildings.
3.
Located and oriented to minimize the walking distances to residential areas and public open spaces.
b.
Streets.
All streets and drive aisles shall be interconnected with one another and connected to adjacent neighborhoods in a grid or modified grid pattern. Cul-de-sacs are restricted and only to be used as approved by the Administrator to alleviate specific design issues.
c.
Blocks.
Blocks shall be not less than 300 feet and no more than 600 feet in length, with public access easements to provide mid-block pedestrian connections to common parking and public spaces, as displayed by figure 11.03.155A, Pedestrian Connections.
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2.
Frontage.
a.
Walls longer than 30 feet without fenestration, building wall articulation, or material changes are not permitted on any street or private drive frontage, except alleys.
b.
One (1) fully functional and visibly identifiable public entrance shall be provided along the frontage of each building adjacent to an arterial or collector street.
c.
Buildings shall front on the street or private drive and be designed to encourage pedestrian activity within and along the site. As applicable, portions of site frontages devoted to off-street parking or site access shall include design features such as landscaping, seat walls, and other pedestrian amenities to maintain visual continuity of the street or private drive and sidewalk to the fullest extent practicable.
3.
Pedestrian improvements.
a.
Sidewalks shall be installed to connect public walkways to all building entrances, parking structures or areas, open spaces, and any other destinations warranting pedestrian access.
b.
Sidewalks shall connect to existing sidewalks on abutting and adjacent lots or tracts.
c.
Sidewalk widths adjacent to streets and private drives (see figure 11.03.155B, Sidewalk Widths).
1.
Sidewalks abutting residential buildings shall include a minimum 12-inch dismount area from back of curb, a minimum eight (8) foot pedestrian zone, and a minimum six (6) foot tree zone.
2.
Sidewalks abutting nonresidential or mixed use buildings shall include a minimum 12-inch dismount area from back of curb, a minimum 18-foot pedestrian zone with a minimum eight (8) foot clear zone and a minimum six (6) foot tree zone.
3.
The tree zone shall include a minimum four (4) inch caliper shade tree every 30 linear feet of frontage.
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4.
Residential buildings.
a.
Dwellings must have a primary entrance on the front facade.
b.
Buildings shall be a minimum of four (4) stories.
c.
Dwelling units shall be a minimum of 450 square feet.
d.
The front maximum build-to line for all buildings adjacent to streets or private drives shall be no more than 20 feet. Building step-backs are permitted above the second floor of any building.
e.
Uncovered stairs may extend to the front property line.
f.
The front yard may contain ornamental metal fencing and retaining walls not more than four (4) feet in height above the sidewalk.
5.
Nonresidential and/or mixed use buildings.
a.
Residential dwelling units within mixed use buildings shall be a minimum of 450 square feet.
b.
The gross floor area of a single commercial establishment shall not exceed 25,000 square feet per floor.
c.
Nonresidential buildings shall be a minimum of two (2) stories or thirty (30) feet in height. Mixed use buildings shall be a minimum of four (4) stories in height.
d.
Front facades of buildings shall be oriented toward commercial streets within the mixed use tract, and must include a public entrance on this facade.
e.
Walls without fenestration or building wall articulation shall not be permitted along any exterior wall facing a public or private street, parking area, or pedestrian area. Comparable materials and design elements must be used on all exposed sides of a building.
g.
Building facades along streets, private drives, pedestrian areas, or common open spaces must be articulated with projections or recesses that cumulatively equal 10 percent of the average building wall height, with a minimum depth of two (2) feet. Such variations shall contribute to the building architecture, which may be expressed in any manner provided the cumulative relief is achieved, as shown in figure 11.03.155C, Building Wall Articulation. Such relief may be met through the use of oriel or bay windows, porches, porticos, vestibules, building articulation, towers, and other architectural treatments.
h.
The front maximum build-to line for all buildings adjacent to streets or private drives is 30 feet. Building step-backs are permitted above the second floor of any building.
i.
Building materials, windows, doors, and architectural detailing shall be compatible with adjoining residential buildings within the development.
6.
Massing and scale of unified street frontages.
a.
Facades.
Building facades shall be architecturally differentiated in an obvious manner and shall include at least two (2) of the following:
1.
Different colors;
2.
Cladding materials;
3.
Varying, height, provided that the change is at least 10 percent of the building height of the tallest module;
4.
Varying roof forms;
5.
Window arrangement; and/or
6.
Other facade articulation details (e.g., arcade, balcony, gallery, oriel or bay windows, pavilion, pergola, porches, porticos, terrace, tower, or vestibules, etc.).
7.
Floor-to-floor heights. All commercial floor space provided on the ground floor of a mixed use building shall have a minimum floor-to-ceiling height of 12 feet.
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E.
Open space.
Open space is an important organizing element within a mixed use development, and must be integrated into the overall design of the project. Open space, both public and private, shall be distributed throughout the development and should provide not only aesthetic quality, but serve recreational and civic functions as well. A variety of types of open spaces shall be conveniently accessible to all residents and provide physical linkages throughout the development.
1.
Amount required.
The minimum total required on-site, or alternatively approved by the Administrator, off-site open space is seven (7) percent of the gross land area of the mixed use development, which includes the central open space and drainage areas.
2.
Types of open space.
Various types of open space shall be provided, but shall include a central open space such as a park, square, piazza, green, or plaza, or if alternatively approved, must be within one-quarter mile (1,320 feet) of an off-site open space that serves the same or an equivalent function (see figure 11.03.155D, Types of Open Space).
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3.
Active and passive.
Additional open spaces may include active recreation facilities as well as passive open spaces such as greenways, creeks, detention or retention ponds, drainage areas, or other similar types of open space.
4.
Central open space requirements.
a.
On- or off-site detention basins and other stormwater impounding areas, except for permanent wet ponds, may not be counted toward satisfying the central open space area requirement.
b.
The central open space shall be located near the middle of the development or if alternatively approved, shall be easily and conveniently accessible by sidewalk or paved trail from all dwelling units and nonresidential buildings in the development. 90 percent of the buildings within the development shall be located within one-quarter mile (1,320 feet) of the central open space.
c.
In order to facilitate public interaction, the central open space shall be improved with a focal point such as a gazebo, public art or sculpture, pavilion, or paved patio area with a fountain or other iconic feature to help identify the park as a primary gathering place for the development. The area of this focal point shall be a minimum of 300 square feet in size.
d.
The central open space in the development shall be accessible by pedestrians, bicycles, and vehicles. Sidewalks shall be provided adjacent to all roadways and shall be a minimum of six (6) feet wide and not be adjacent to a street curb.
e.
The central open space is a key component of a mixed use development. It shall be owned and maintained by a mandatory property owners’ association (POA), management district, or another City-approved legal instrument.
F.
Parking.
1.
On-street.
Street cross-sections shall be designed to include parallel or angled parking on both sides of all streets that are internal to the mixed use development, which shall be used to create a desirable, pedestrian-oriented streetscape environment.
2.
Off-street.
Off-street surface parking shall only be permitted for nonresidential uses and shall not front on any arterials or collector streets. Off-street surface parking is prohibited in front of any structure within a designated front yard, with the exception of nonresidential buildings only. The Administrator may approve two (2) rows of parking between nonresidential buildings and the arterial or collector roadway. Refer to figure 11.03.155E, Off-Street Surface Parking. Off-street surface parking shall generally be located to the side or rear of main buildings. All off-street surface parking lots shall be landscaped with hedges or other types of low planting materials and screening walls along 100 percent of all street frontages and other public places. Off-street surface parking shall only be accessed from minor streets or alleys and shall be angled or parallel. Each off-street surface parking lot shall not exceed a total of 50 parking spaces, unless otherwise approved by the Administrator, to allow for adequate circulation.
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3.
Structured parking.
Parking structures shall be provided to achieve the intended urban form, scale and intensity, density, and mixture of uses of a mixed use development. To fulfill these requirements, upon initial construction, structured parking is required for the residential use component of a mixed use development. In addition, structured parking must account for no less than 75 percent of the total required parking for a vertical mixed use building or 90 percent of a horizontal mixed use development. Parking shall be encapsulated within or below buildings in a manner that conceals it from predominant public view and that does not interrupt the continuity of the pedestrian environment, as displayed by figure 11.03.155F, Structured Parking. All above-grade parking structures must be designed to be consistent with and complementary to the architectural style of the main building(s). Freestanding parking structures are permitted provided they are either not situated along arterial or collector streets or they incorporate active ground-level, street-facing uses within the structure. Parking structures shall be positioned within the development to accommodate maximum shared use.
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4.
(Reserved)
5.
Shared parking.
Uses within a mixed use development may have different hours of operation and peak parking demand hours. Shared parking offers the potential to reduce the amount of impervious area and to enhance the efficiency of site design. Where a mixture of land uses creates synergy with respect to the use of parking spaces due to differences in when the spaces are most likely to be used, the City may allow a reduction in the required number of spaces. To do so, an applicant may submit a shared parking study to demonstrate that the parking required for mixed uses is less than the cumulative total of the parking requirements for each individual use. The shared parking study is required to be undertaken by a qualified, certified traffic engineer.
G.
Phasing.
For horizontal mixed use developments, a certificate of completion for a minimum of one (1) nonresidential building shall be issued prior to issuance of any certificates of occupancy for residential buildings. Each phase of the development shall maintain the land use split noted in section 11.03.155C above.
(Ordinance CO02-17-11-09-H1, exh. A, sec. 11.03.06.05, adopted 11/9/17; Ordinance CO06-21-01-14-E1 adopted 1/14/21; Ordinance CO22.23.05.30.B1 adopted 5/30/2023)