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.
3. Minimum requirements.
The required combination of primary and secondary materials stated in section
11.03.152,
General Standards for All Districts, is as follows:
a. Primary.
Minimum 90 percent.
b. Secondary.
Maximum 10 percent; provided, however, that an additional 10 percent (for a maximum of 20 percent) may be considered for architectural features.
c. Exemption.
Portable buildings on school-owned property are exempt from the primary material requirement.
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.
b. Buildings 80,000 square feet or greater. (See figure 11.03.154A2, Building Wall Articulation):
1. Horizontal articulation (footprint).
A. No building wall shall extend laterally for a distance greater than 200 feet without a perpendicular offset of at least five (5) feet.
B. The perpendicular offset shall extend laterally for a distance of at least 25 feet.
2. Vertical articulation (elevation).
A. No building wall shall extend laterally for a distance greater than 200 feet without a change in vertical elevation of at least three (3) feet.
B. The change in elevation shall extend laterally for a distance of at least 25 feet.
Figure 11.03.154A.1 Building Wall Vertical Articulation |
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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.)
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:
1. Three (3) or more roof slope planes;
2. Overhanging eaves or canopy projections, which extend no fewer than two (2) feet past the supporting walls; or
3. Flat roof with an architecturally articulated parapet or cornice.
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 |
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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:
f. Other such focal feature and amenity that enhances the public space.
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:
a. Arterial street or highway: Maximum 6,000 square feet in gross floor area.
b. Collector street: Maximum 4,500 square feet in gross floor area.
c. Local street: Maximum 3,000 square feet in gross floor area.
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.
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:
1. The reduced lot area and/or lot dimensions are in keeping with the historic pattern of development in the area; and
2. The reduced lot area and/or lot dimensions will not inhibit the reasonable use of the lot.
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)
