The provisions of this chapter are adopted pursuant to Texas Local Government Code chs. 211 and 212 and the City Charter.

(Ord. No. 2017-15, § 2, 2-28-2017)

This Chapter establishes development standards for non-residential properties within the City limits and ETJ of the City of Georgetown.

The provisions of this chapter allow for a variety of development while maintaining the overall character of neighborhoods and commercial areas of Georgetown. The standards are established to regulate the manner in which land is developed, minimize adverse effects on surrounding properties and the general public, and ensure that high quality development is maintained throughout the community.

The approach to development standards has several public benefits:

1.

It allows for development that is more sensitive to the environment.

2.

It allows for the preservation of open and natural areas.

3.

It promotes better site layout and opportunities for recreational areas.

4.

It promotes energy-efficient development.

(Ord. No. 2017-15, § 2, 2-28-2017)

A.

Within the Extraterritorial Jurisdiction (ETJ).

All non-residential development within the City's ETJ is subject to the provisions of Section 7.02.010.

B.

Within the City Limits.

1.

All non-residential development within a Non-Residential Zoning District shall be subject to the provisions of this Chapter.

2.

All non-residential development within a Residential Zoning District shall be subject to the Building Design Standards set forth in Section 7.04 and the Lighting Standards set forth in Section 7.05 in addition to the development standards of the zoning district in which it is located.

3.

All residential development within a Non-residential Zoning District shall be subject to the provisions of Sections 6.05 and 6.06 in addition to the development standards of the zoning district in which it is located.

(Ord. No. 2017-15, § 2, 2-28-2017)

A.

All new development shall be located on a lot or tract meeting the requirements of Section 3.08 of this Code.

B.

All new lots or tracts shall have a minimum lot width or street frontage along a public street as follows:

1.

Within the City limits the minimum lot width or street frontage shall be in accordance with the zoning district in which it is located.

2.

Within the ETJ the minimum lot width or street frontage shall be 25 feet.

3.

Private streets may be utilized to meet the minimum requirements when providing frontage to a non-residential Multi-lot Unified Development meeting the requirements of Section 7.02.030.E.

4.

A Subdivision Variance varying or waiving these requirements may be requested pursuant to Section 3.22 of this Code.

C.

All development within the City limits and areas of the ETJ where the City provides fire protection services shall comply with the applicable standards contained in the International Fire Code, as adopted in the City of Georgetown Code of Ordinances, Chapter 8.04. When such standards conflict with any lot, dimensional, and design standards of this Code, the International Fire Code standards shall apply.

(Ord. No. 2017-15, § 2, 2-28-2017)

The lot and dimensional standards provided in Table 7.02.020 are in addition to the interpretations and exceptions in Section 7.02.030. Table 7.02.020 contains cross-references and notes to specific sections or chapters of this Code when additional requirements or explanations may apply.

Table 7.02.020: Non-Residential Lot and Dimensional Standards

A.

For properties located in an Overlay Zoning District, additional or alternative provisions may apply. See Chapter 4 for all applicable Overlay Districts.

B.

For Non-Residential development in a Conservation Subdivision, see Section 11.06 for alternative development standards.

C.

Additional design limitations may be required for specific uses in Chapter 5 of this Code. When in conflict, the stricter provision shall apply.

(Ord. No. 2017-15, § 2, 2-28-2017; Ord. No. 2017-66, § 2(Exh. A), 10-10-2017; Ord. No. 2018-11, § 2(Exh. A), 4-24-2018; Ord. No. 2019-37, § 2(Exh. D), 6-11-2019)

A.

Minimum Lot Size and Width Exceptions.

No building permit or development approval shall be issued for a lot that does not meet the minimum lot size and width requirements of this Code except in the following cases:

1.

Nonconforming lots shall be used in accordance with the provisions set forth in Chapter 14.

2.

Utilities using land or an unmanned building covering less than 1,000 square feet of site area shall be exempt from minimum lot size standards.

3.

The following types of lots, as defined in Section 16.02, are exempt from the minimum lot size and width standards of this chapter:

a.

Open Space Lots;

b.

Landscape Lots;

c.

Drainage Lots;

d.

Median Lots; and

e.

Access Lots.

B.

Setbacks General.

1.

No building, structure, or other development feature shall be located within a required setback or yard unless otherwise specified in this section.

2.

When determining the setbacks for corner lots, the front lot line shall be adjacent to the shortest street dimension of the lot. In instances where the lot is relatively square or otherwise unusually shaped, a request may be made to the Director for a determination of the front lot line.

3.

When determining the setback for lots with more than one street frontage, other than corner lots, the Planning Director shall determine the front lot line on the basis of street classification, lot dimensions, building orientation, access, traffic flow, proximity of building to the street, and other best planning practices.

4.

Any setback to a public street shall be considered a street setback and meet the required front setback for lot lines adjacent to the street. The Planning Director may reduce the street setback to be consistent with the side setback of the district on a case by case basis based on lot configuration, building orientation, access, proximity of buildings to the street on lots on the same block and on either side of the street, and existing character of the district.

C.

Setback Reductions and Exceptions.

1.

Front Setback, Build-to Option.

a.

For properties in the CN, C-1, OF and PF Districts, the front setback may be reduced to zero feet from the right-of-way line or any applicable public easement, if at least twenty-five percent (25%) of the street-facing building wall of the principal structure is built within five feet of the right-of-way line or applicable public or landscape easement on the primary street.

b.

Notwithstanding the foregoing provision in Subsection a., parking shall be set back ten feet from the right-of-way line and shall not be located in a public or landscape easement.

2.

Front Setback, Downtown Gateway Overlay District.

All non-residential uses located in the Downtown Gateway Overlay District, regardless of the underlying Zoning District, have special setback requirements. For these properties, the front setback of the underlying Zoning District is reduced to zero feet from the right-of-way line or any applicable public or landscape easement. Additional requirements for properties in the Downtown Gateway Overlay District can be found in Section 4.13.040.

3.

Side Setback, MU-DT District.

Development in the MU-DT District may have no side setback if access to the rear of the building is provided on the site or by a dedicated public alley.

4.

Features Allowed Within Required Setbacks.

a.

The following features may be located within a required setback:

i.

Landscape features (as defined in Chapter 16).

ii.

Fences and walls.

iii.

Driveways.

iv.

Sidewalks.

v.

Minor utilities.

vi.

Mechanical equipment such as air conditioning units, pool pumps and similar equipment, but such equipment is not allowed in the front setback and is allowed in the side and rear setbacks only if such equipment cannot be reasonably located behind the structure.

vii.

Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and other architectural features that extend less than 18 inches into the setback.

viii.

On-site parking may be located within a side or rear setback if:

• Such parking is located no closer than five feet from the lot line; and

• The lot complies with the applicable bufferyard requirements in Section 8.04 of this Code.

ix.

Stormwater ponds, pursuant to the setback limitations and design criteria in Section 11.04 of this Code.

b.

None of the features above (except plant material and public sidewalks) shall extend into a public easement without approval of a License to Encroach.

5.

Adjacent lots with a building or other permanent structure built across the shared lot line on or before March 11, 2003, shall be treated as a single lot, with the shared lot line not considered for measurement of all dimensional standards.

D.

Building Height.

1.

Measurement.

Building height refers to the vertical distance between the lowest finished grade at the edge of the building or the base flood elevation, where applicable, and:

a.

The average height level between the eaves and ridge line of a gable, shed, hip, or gambrel roof;

b.

The highest point of a mansard roof; or

c.

The highest point of the coping of a flat roof.

2.

Exceptions to Height Limits.

Except within the Courthouse View Protection Overlay District or as otherwise expressly stated in this Code, building height limitations shall not apply to any of the following:

a.

Electrical power transmission and distribution lines;

b.

Belfries, cupolas, spires, domes, monuments, chimneys, radio/television receiving antennas, or chimney flues;

c.

Bulkhead, elevator, water tank or any other similar structure extending above the roof of any building where such structure does not occupy more than thirty-three percent (33%) of the area of the roof; and

d.

Roof parapets, as described in Subsection 7.04.040.D, may exceed the height limitations of this Code by no more than ten feet.

E.

Multi-Lot Unified Development.

1.

Abutting properties with similar zoning districts and that are part of a Multi-Lot Unified Development pursuant to Section 4.05.030 of this Code may be developed in accordance with the following standards:

a.

Landscape and hardscape improvements may be located within the required setback of an interior lot line and cross interior lot lines of a Multi-Lot Unified Development.

b.

Buildings and structures may be located within the required setback along an interior lot line of a Multi-Lot Unified Development. However, in no case shall a building or structure be constructed across an interior lot line in accordance with Section 7.02.010 of this Code.

c.

The exceptions allowing development within a required setback or across lot lines shall only apply to the interior lot lines of a Multi-Lot Unified Development, and shall only be permitted when no bufferyard is required per Table 8.04.060 of this Code. All setback and bufferyard requirements shall apply along the outer perimeter lot lines of the Multi-Lot Unified Development.

2.

This subsection does not waive specific setbacks required per any applicable Planned Unit Development District (PUD) or overlay zoning districts as identified in Chapter 4 of this Code, or specific setbacks and/or spacing requirements for specific uses as identified in Chapter 5 of this Code.

(Ord. No. 2017-15, § 2, 2-28-2017)

In order to ensure a high quality, safe and sustainable built environment throughout the community, building design standards apply to all new buildings and expansions to existing buildings subject to this Chapter, except as specifically stated herein.

(Ord. No. 2017-15, § 2, 2-28-2017)

A.

New buildings of less than 250 square feet and 15 feet in height are exempt from all requirements of Section 7.03.

B.

New buildings and expansions to existing buildings located in an Industrial District are exempt from the requirements of Section 7.03, with the exception of Section 7.03.030; however, all requirement of Section 7.03 shall be applicable when those buildings are adjacent to a public park, Residential District, or arterial or freeway level roadway as identified in the Thoroughfare Plan.

C.

Where building expansions are less than twenty percent (20%) of the existing building's square footage, an applicant may request an Administrative Exception to those requirements of Section 7.03 that are not met by the original structure, using the process established in Sections 7.03.070 and 3.16.

D.

Agricultural buildings used for the purposes of farming, ranching or sheltering of animals are exempt from the requirements of Section 7.03.

E.

Temporary buildings used for Temporary Uses, as identified in Section 5.08, are exempt from the requirements of Section 7.03.

(Ord. No. 2017-15, § 2, 2-28-2017)

All Non-Residential buildings shall be placed on a poured-in-place permanent slab foundation, an approved engineered pier and beam foundation or other type of approved engineered foundation. Foundation requirements apply only to enclosed covered buildings and do not apply to outdoor structures, open porches or buildings less than 250 square feet and 15 feet in height.

(Ord. No. 2017-15, § 2, 2-28-2017)

A.

Building Materials.

At least eighty percent (80%) of the collective walls of a building shall be finished in one or more of the following building materials:

1.

Brick, stone, cast stone, rock, marble, granite, glass block or tile;

2.

Stucco or plaster;

3.

Split-face concrete block, poured-in-place concrete, and tilt-wall concrete. Any use of concrete products shall have an integrated color and be textured or patterned. Tilt-wall concrete structures shall include reveals, punch-outs or other similar surface characteristics to enhance the wall on at least ten percent (10%) of each wall;

4.

Glass with less than twenty percent (20%) reflectance. However, a maximum of fifty percent (50%) of the first two stories or floors of a building may be constructed in glass. Above the first two stories or floors, there are no restrictions on the amount of glass;

5.

The following materials may be counted towards the minimum building material requirement if they are installed a minimum of four feet above ground level, but shall not comprise more than sixty percent (60%) of the collective walls of the building.

a.

Exterior insulation and finish system (EIFS) or equivalent product; or

b.

Cellulose fiber-reinforced cement building siding that is horizontally installed, such as Hardi-plank or similar product approved by a nationally-recognized building products evaluation service.

B.

Color.

1.

Side and rear walls shall be finished in a similar color as the front of the building. For sites with multiple buildings, outparcels/pad sites, secondary or accessory buildings, see Section 7.03.060.

2.

Any use of color such as bands, stripes, patterns, outlines or delineations displayed for the purpose of commercial identification (corporate colors) shall not comprise more than twenty percent (20%) of any wall or visible roof face, per the Code definition of "sign" in Chapter 16.

C.

Roof Styles.

The following types of roof styles are prohibited:

1.

Mansard roofs and canopies without a minimum vertical distance of eight feet and at an angle not less than 25 degrees and not greater than 70 degrees;

2.

Roofs less than or equal to a 2-to-12 pitch unless full parapet coverage is utilized; and

3.

Back-lit awnings used as a mansard or canopy roof.

D.

Roof Treatments.

1.

Parapets shall be used on all flat roofs and meet the following minimum requirements:

a.

Parapets shall extend a minimum of two feet above the roof line;

b.

Parapets shall conceal all roof top equipment located on a flat roof from the view of adjacent properties and rights-of-way;

c.

Parapets shall adhere to the vertical and horizontal requirements for the relevant building wall as described in Subsection 7.03.040.C above;

d.

Parapets shall require cornice detailing;

e.

Parapets shall consist of similar materials and colors as the building walls;

f.

Parapets shall not be considered during calculations for building height to determine articulation requirements.

2.

Where overhanging eaves are used, overhangs shall be no less than two feet beyond the supporting walls.

3.

All roof-mounted mechanical equipment shall be screened from view on four sides in accordance with Section 8.04.070.

4.

Roof-mounted photovoltaic solar panels are not considered roof-mounted mechanical equipment for the purposes of this section, but any form of electrical conveyance equipment shall be screened.

5.

Roof lighting shall comply with Subsection 7.04.010.C.

E.

Entryways and Entrance Treatments.

1.

Any front entry to a building shall be set back from the drive aisle a minimum distance of 15 feet.

2.

Single-use or multi-tenant buildings over 60,000 square feet in size shall provide clearly defined, highly visible customer entrances that include an outdoor patio area that is a minimum of 200 square feet in area and incorporates the following:

a.

Benches or other seating components;

b.

Decorative landscape planters or wing walls that incorporate landscaped areas; and

c.

Structural or vegetative shading.

3.

Pedestrian routes shall be provided between the parking and building(s).

(Ord. No. 2017-15, § 2, 2-28-2017)

A.

Purpose.

In order to provide attention in design and human scale and to avoid the massive appearance of large walls and structures, articulation techniques, and architectural features shall be incorporated into the building design.

B.

Applicability.

Articulation shall apply to all building walls facing a public street, public park or adjacent Residential Zoning District. However, a wall facing an adjacent Residential District or public park is not required to meet the articulation provisions for such a wall meeting the following criteria:

1.

The wall is on a building that is less than 20 feet in height;

2.

The wall is set back at least 30 feet from the lot line; and

3.

The wall is screened by a High Level Bufferyard that includes a solid screening wall.

C.

Building Articulation.

1.

Horizontal Articulation (Footprint).

a.

No building wall shall extend laterally for a distance greater than three times the building's average height without a perpendicular offset of at least twenty-five percent (25%) of such height.

b.

Where the length of the wall is less than 60 feet, articulation is not required.

c.

The perpendicular offset shall extend laterally for a distance equal to at least seventy-five percent (75%) of the building's average height.

d.

The perpendicular and lateral offset(s) may be divided and distributed throughout the length of the wall if the applicant demonstrates, to the satisfaction of the Director, that the intent of this section has been met.

2.

Vertical Articulation (Elevation).

a.

No building wall shall extend laterally for a distance greater than three times the building's average height without a change in vertical elevation of at least twenty-five percent (25%) of such height.

b.

The change in elevation shall extend laterally for a distance equal to at least seventy-five percent (75%) of the building's average height.

c.

The vertical change(s) in elevation may be divided and distributed throughout the length of the wall if the applicant demonstrates, to the satisfaction of the Director, that the intent of this section has been met.

D.

Architectural Features.

In addition to the horizontal and vertical articulation requirements, all building walls shall incorporate at least three of the architectural features listed in Subsections 1. and 2. below. Building walls greater than 100 feet in length or buildings greater than 30 feet in height shall incorporate an additional two items from Subsection 2. below.

1.

Awnings, canopies, arcades, alcoves, windows, projections, recessed entries ornamental cornices, pillar posts, decorative light features, variation in building wall materials, integrated planters or water features or other similar building element features as approved by the Director or their designee.

2.

Offsets, covered porches, stepped-back heights, porticos, varied wall surfaces, or other similar building elements as approved by the Director or their designee.

(Ord. No. 2017-15, § 2, 2-28-2017)

A.

Building Walls.

All building walls facing a public street, public park, or adjacent Residential District shall be designed with consistent architectural style, detail, and trim features as required by the provisions of Section 7.03. The building materials, color, window and entrance door details, and other similar architectural elements on these walls shall continue onto and be compatible with the architectural elements on the adjoining walls for the length of the adjoining walls.

B.

Buildings.

Sites with multiple buildings, outparcels/pad sites, secondary, and accessory buildings shall be designed to employ architectural elements that are integrated with and common to those used on the primary structure of the site. Architectural elements shall be deemed compatible if consistent in, but not limited to: building materials, color, roof style and pitch, and architectural design and detail. For structures on outparcels/pad sites, all exterior walls shall meet the highest level of treatment outlined in Subsection A. above and the preceding sections.

(Ord. No. 2017-15, § 2, 2-28-2017)

To provide flexibility in the attainment of harmonious building design, an applicant may request an Alternative Building Design using the Administrative Exception process detailed in Section 3.16 of this Code. An Alternative Building Design may be proposed to the provisions for the Building Articulation and Architectural Features, Building Elements, and Architectural Compatibility Sections of this chapter. The Director shall consider the following criteria and standards in determining whether to grant an Administrative Exception for an Alternative Building Design:

A.

Whether, if the Administrative Exception is granted:

1.

The design would meet the intent, if not the letter, of the design standards set forth in this chapter;

2.

The design would produce an aesthetically pleasing building(s) that is comparable to buildings meeting the minimum design standards of Section 7.03;

B.

Alternative materials such as wood, metal, and glass if they are incorporated into an overall architectural design in an appropriate manner;

C.

The locations of building walls in relation to an interior public street or an exterior public street in regards to a Business Park or Industrial Park;

D.

If building walls are significantly screened from view by other buildings on site, natural features, or fencing; and

E.

A variety of building elements or design techniques, additional screening or landscaping or other site design features are used.

(Ord. No. 2017-15, § 2, 2-28-2017)

All lighting fixtures designed or placed so as to illuminate any portion of a site shall be shown on a detailed lighting plan and meet the following requirements:

A.

Outdoor Lighting.

1.

Fixture (Luminaire).

The light source shall be completely concealed, fully shielded within opaque housing and shall not be visible from any street right-of-way. Non-Residential Uses providing residential-style lighting fixtures may use unshielded light sources provided that a single light source fixture does not exceed 75 watts and a multiple light source fixture shall not exceed an accumulated total of 125 watts. In no case shall the illumination level standards exceed those in Subsection D. of this section.

2.

Light Source (Lamp).

Only incandescent, fluorescent, light-emitting diode (LED), color-corrected high-pressure sodium or metal halide may be used. The same type must be used for the same or similar types of lighting on any one site throughout any master-planned development.

3.

Mounting.

Fixtures must be designed and mounted in such a manner that the cone of light does not cross any adjacent property lines of neighboring sites.

4.

Illumination Levels.

All site lighting must be designed and installed so that the level of illumination as measured in foot candles at a height of three feet at the property line does not exceed two foot candles.

B.

Lighting Requirements for Specific Uses.

1.

Roads, Driveways, Sidewalks, and Parking Lots.

All roads, driveways, sidewalks, and parking lots shall be sufficiently illuminated to ensure the security of property and safety of persons using such areas and facilities. Where roads, driveways, sidewalks, or parking lots fall on private property, the responsibility for lighting such areas shall fall upon the developer.

2.

Entrances and Exits in Non-Residential and Multi-Family Buildings.

Buildings with a Non-Residential or Multi-Family primary use that are open to the general public, shall have adequately lighted entrances and exits to ensure the safety of persons and the security of the building.

3.

Commercial Parking Lot Lighting.

All commercial parking lots shall be lit during nighttime hours of operation. Lighting fixtures affixed to poles shall be reduced in height to 15 feet if the use adjoins a Residential District.

4.

Canopy Lighting.

All development that incorporates a canopy area over fuel sales, automated bank machines or similar installations shall be required to provide lighting for the canopy area. For the purposes of this section, the canopy area shall be defined as that area immediately below the canopy. Canopy light fixtures shall be full cut-off/walled lighting fixtures or recessed into the canopy so that the bottom of each lighting fixture is flush with the ceiling of the canopy.

C.

Roof Lighting Standards.

1.

All bulbs or tubing shall be encased so that the bulb is not naked and that direct glare is prevented.

2.

Lights shall not run along the highest peak of a roof line, except that perimeter lighting around the top of a flat roof is allowed.

3.

Roof lighting that qualifies as a sign under this Code is prohibited.

D.

Excessive Illumination.

Lighting within a property that unnecessarily illuminates and substantially interferes with the use or enjoyment of any other property is prohibited. Lighting unnecessarily illuminates another property if it clearly exceeds the requirements of this section or if the standard could reasonably be achieved in a manner that would not substantially interfere with the use or enjoyment of neighboring properties. Lighting shall not be oriented so as to direct glare or excessive illumination onto streets in a manner that may distract or interfere with the vision of drivers on such streets.

(Ord. No. 2017-15, § 2, 2-28-2017)