Intent

This zone represents an effort to change the typical pattern of strips of underperforming commercial development that often line highways and arterials. Rather than limiting the properties along major entry corridors to commercial uses, this category offers a variety of higher density residential and mixed use opportunities. The policy of allowing this mix of uses along major roadways supports a change in development from a pattern of older commercial structures to new projects with a variety of uses, including mixed use within an individual building project or building.

Principal Permitted Uses

Building, structures and lands shall be used, and buildings and structures shall hereinafter be erected, altered or enlarged only for the following uses as the City Council, by resolution, may deem to be similar to those uses listed and not obnoxious or detrimental to the public health, safety and welfare:

Uses Permitted Subject to Conditional Use Permit

The following uses may be permitted subject to a Conditional Use Permit as provided for in section 5.400.

Property Development Standards

Except as hereinafter provided, no building or structure or part thereof shall be erected, altered or converted for any use permitted in this district unless it is in conformity with all the standards and regulations herein specified for lot area, lot width, lot depth, dwelling unit area, lot coverage, yards and building height. The following standards shall apply except in cases where a lot does not meet the standards herein required but was an official "lot of record" prior to the adoption of this ordinance. In such cases, the present dimension shall be maintained as a minimum standard until such time as the use is removed. The replacement shall meet the standards and regulations herein specified.

Site Development Regulations

Each site in the MU-2 District shall be subject to the following site development regulations:

Additional Special Site and Development Regulations:

1.

All Entry Corridor Standards and Guidelines shall apply to development within the MU-2 District, with the following modifications:

a.

New designs shall be compatible with the design traditions of the established neighborhoods and regional Texas Hill Country aesthetic. It is not the intent of these guidelines to require that new buildings copy older building styles. Therefore, use traditional building forms and broader similarities of design in order to be compatible with existing buildings in the area that reflect the traditional context.

b.

If a shed roof or flat roof design is used, a parapet wall shall be added to screen the roof.

c.

When making transitions to lower density areas, modulate the mass of the building to relate to smaller buildings.

d.

Faux windows and similar details are not appropriate articulation.

e.

Signs shall integrate into building and site design so they do not appear as an afterthought.

f.

Attached signs shall be located above the building entrance, storefront opening, or at other locations that are compatible with the architectural features of the building.

g.

The front door shall connect to the sidewalk along the entry corridor.

h.

Light fixture style and location shall be compatible with the building's architecture, site design and landscape design. Decorative fixtures are highly recommended and where warranted, may be required. Light fixture style shall be consistent throughout the project.

i.

Light fixtures shall be located facing away from adjacent sites (particularly residential parcels) so that the light does not spill-over onto abutting properties. Parking and building light fixtures shall be cut-off luminaries that have less than 90 degree cut-off so that the light is not emitted horizontally or upward.

j.

All roof-top equipment shall be screened from entry corridors, side streets, plazas and parks.

k.

Parking shall be located behind buildings or on the side. Parking in front of buildings may be permitted, subject to a Conditional Use Permit as provided for in section 5.400.

2.

Shared access for pedestrians and vehicles shall be provided between properties and uses.

3.

Pedestrian circulation will be given priority over vehicular access.

4.

A drive-thru associated with any use shall be oriented away from any adjacent residential.

5.

Exterior amplified sound associated with any use shall be prohibited when adjacent to single family residential use.

6.

Required parking may be reduced by up to 25 percent if development can demonstrate that the mix of uses do not conflict with one another.

7.

Residential density for townhomes, condominiums and multi-family dwellings may be increased by 25 percent if utilized above the ground floor level and combined with other permitted uses.

8.

Outdoor storage shall be prohibited.

9.

Outdoor display of merchandise shall be limited to 10 percent of the lot area, and shall be maintained in a neat and orderly manner.

10.

Height may be increased to four stories above grade, with a maximum height of 54 feet, if a minimum of three different uses are included and structured parking is proposed within a single development, and subject to a Conditional Use Permit as provided for in section 5.400.

11.

Screening shall be required where parking is located adjacent to a residential use.

12.

Building setbacks may be reduced by 25 percent when a minimum of three different uses are included, provided that one of the uses is residential.

(Ord. No. 2019-14, § 1, 4-15-2019; Ord. No. 2022-13, § 12(Exh. L), 3-21-2022; Ord. No. 2023-18, § 8J, 11-7-2023)

SECTION 4

USE CLASSIFICATION