29 C20-2023-041 - Amendment to the North BurnetGateway Regulating Plan; District 7 Part 2.pdf

Planning Commission – Feb. 27, 2024

29 C20-2023-041 - Amendment to the North BurnetGateway Regulating Plan; District 7 Part 2.pdf — original pdf

Backup

Thumbnail of the first page of the PDF — Page 1 of 65 pages

Regulating Plan for the North Burnet/Gateway Zoning District Austin, Texas Exhibit "A" DATE ADOPTED: March 12, 2009 DATE EFFECTIVE: March 23, 2009 Ordinance No: 20231019-056 Revisions include: Ordinance No: 20120322-088 Ordinance No: 20130425-104 O 140828-159 : 201 rdinance No Ordinance No: 20180412-051 Ordinance No: 20180628-088 Ordinance No: 20190620-112 Ordinance No: 20190808-101 Ordinance No: 20201210-073 Ordinance No: 20210204-058 Ordinance No: 20210826-069 Ordinance No: 20211014-079 Ordinance No: 20220127-082 Ordinance No: 20220609-101 Ordinance No: 20221027-044 Ordinance No: 20230209-046 BASED ON THE NORTH BURNET/GATEWAY MASTER PLAN: Adopted November 1, 2007 1 of 65REGULATING PLAN for the North Burnet/Gateway Zoning District CONTENTS BACKGROUND…………………………………………………………………………………...iv HOW TO USE THIS DOCUMENT…………… ......... ……………………………………………...v 1.3. 1.1. 1.2. ARTICLE 1: GENERAL PROVISIONS ........................................................................................... 1 General Intent ................................................................................................................ 1 Applicability .................................................................................................................. 1 1.2.1. General Applicability ............................................................................................. 1 1.2.2. Land Use and General Development Standards ............................................... 4 1.2.3. NBG Design Standards .......................................................................................... 4 1.2.4. Exemption from Subchapter E of the Land Development Code ..................... 6 1.2.5. Conflicting Provisions ............................................................................................... 6 1.2.6. Accessibility ............................................................................................................... 6 1.2.7. State and Federal Facilities ................................................................................... 7 Review Process .............................................................................................................. 7 1.3.1. Standards Applicable During Subdivision Plan Review ................................... 7 1.3.2. Standards Applicable During Site Plan Review ................................................. 7 1.3.3. Standards Applicable During Building Permit Review ...................................... 8 Alternative Equivalent Compliance ............................................................................... 8 1.4.1. Purpose and Scope ................................................................................................. 8 1.4.2. Applicability ............................................................................................................. 8 1.4.3. Procedure .................................................................................................................. 9 1.4.4. Criteria ..................................................................................................................... 11 1.4.5. Effect of Approval ................................................................................................. 11 Nonconforming Uses and Noncomplying Structures ................................................... 12 Text and graphics within this Document ...................................................................... 12 1.5. 1.6. 1.4. 2.1. 2.2. 2.3. ARTICLE 2: LAND USE STANDARDS ........................................................................................ 13 Intent ............................................................................................................................ 13 Applicability ................................................................................................................ 13 North Burnet/Gateway Subdistricts .............................................................................. 14 2.3.1. Applicability ........................................................................................................... 14 2.3.2. NBG Subdistricts General .................................................................................... 14 2.3.3. Land Use Summary Table .................................................................................... 14 2.3.4. Subdistrict Typologies ........................................................................................... 16 2.3.5. Drive-Through Facilities ......................................................................................... 17 ARTICLE 3: CIRCULATION, CONNECTIVITY AND STREETSCAPE ............................................ 25 Intent ............................................................................................................................ 25 Applicability ................................................................................................................ 26 Sidewalk Standards ..................................................................................................... 26 3.3.1. General Applicability ........................................................................................... 26 3.3.2. Sidewalk Standards for All Roadway Types ................................................... 26 3.3.3. Alternative Requirements for Shallow Lots on NBG Core Transit Corridors 3.1. 3.2. 3.3. .................................................................................................................................. 29 3.3.4. Sidewalk Exemption for Edge Streets ............................................................... 31 3.4. On-Street Parking ......................................................................................................... 32 i City of Austin North Burnet/Gateway Zoning District Regulating Plan 2 of 65Contents 4.3. 3.5. 4.1. 4.2. 3.4.1. Applicability ........................................................................................................... 32 3.4.2. Purpose .................................................................................................................... 32 3.4.3. On-Street Parallel Parking .................................................................................. 32 3.4.4. Head-in and Angle Parking Restrictions ............................................................ 34 Connectivity and Circulation ........................................................................................ 35 3.5.1. Project Circulation Plan ......................................................................................... 35 3.5.2. Dedication of NBG Collector Streets ................................................................. 36 3.5.3. Standards for New Streets .................................................................................. 39 3.5.4. Block Standards ..................................................................................................... 39 3.5.5. Curb Cut Spacing Standards ............................................................................... 41 3.5.6. Curb-Cut Dimensional Standards ........................................................................ 41 3.5.7. Commercial and Residential Alleys .................................................................... 42 3.5.8. Pedestrian, Bicycle, and Vehicular Circulation ................................................. 43 ARTICLE 4: SITE DEVELOPMENT STANDARDS ........................................................................ 44 Intent ............................................................................................................................ 44 General Development Standards ................................................................................. 45 4.2.1. Applicability ........................................................................................................... 45 4.2.2. General Development Standards Summary Table ......................................... 45 4.2.3. Other Site Development Standards ................................................................... 45 4.2.4. Compatibility Standards ...................................................................................... 45 Relationship of Buildings to Streets and Walkways ..................................................... 58 4.3.1. Purpose .................................................................................................................... 58 4.3.2. Building Placement Factors .................................................................................. 58 4.3.3. Building Placement ................................................................................................ 59 4.3.4. Supplemental Zones .............................................................................................. 62 4.4. Off-Street Vehicular and Bicycle Parking ..................................................................... 65 4.4.1. Applicability ........................................................................................................... 65 4.4.2. Parking Requirements ........................................................................................... 65 4.4.3. Reduction of Minimum Off-Street Parking Requirements ............................... 65 4.4.4. Parking Design Standards ................................................................................... 66 4.4.5. Bicycle Parking Requirements .............................................................................. 68 Drive-Through Facility Standards ................................................................................. 70 4.5.1. Applicability ........................................................................................................... 70 4.5.2. Drive-Through Facility Components .................................................................... 70 4.5.3. Driveway Entrances and Exits ............................................................................. 70 4.5.4. Queuing Driveway Configuration and Design ................................................. 71 4.5.5. Drive-through Service Area Location ................................................................. 71 Exterior Lighting ........................................................................................................... 72 4.6.1. Applicability ........................................................................................................... 72 4.6.2. Standards ................................................................................................................ 72 Screening of Equipment and Utilities ........................................................................... 74 4.7.1. Applicability ........................................................................................................... 74 4.7.2. Standards ................................................................................................................ 74 Sign Regulations .......................................................................................................... 75 4.8.1. Applicability ........................................................................................................... 75 4.8.2. Sign Regulations ..................................................................................................... 75 Private Common Open Space and Pedestrian Amenities ............................................ 76 4.9.1. Applicability ........................................................................................................... 76 4.9.2. Purpose .................................................................................................................... 76 ii 4.6. 4.5. 4.7. 4.9. 4.8. City of Austin North Burnet/Gateway Zoning District Regulating Plan 3 of 65Contents 5.1. 5.2. 5.3. 4.9.3. Standards ................................................................................................................ 76 4.10. Public Open Space and Trails ...................................................................................... 79 4.10.1. Applicability ........................................................................................................... 79 4.10.2. Purpose .................................................................................................................... 79 4.10.3. Parkland Dedication.............................................................................................. 79 4.11. Stormwater Management ............................................................................................. 80 4.11.1. Applicability ........................................................................................................... 80 4.11.2. Purpose .................................................................................................................... 80 4.11.3. Creek Setbacks ...................................................................................................... 80 4.11.4. Innovative Water Quality Controls .................................................................... 81 4.11.5. Cooperative Stormwater Management Solutions ............................................ 81 ARTICLE 5: BUILDING DESIGN STANDARDS ........................................................................... 83 Intent ............................................................................................................................ 83 Applicability ................................................................................................................ 83 Building Entrances ....................................................................................................... 84 5.3.1. Building Entrance Standards for Pedestrians ................................................... 84 5.3.2. Building Entrance and Exit Standards for Vehicles ......................................... 84 5.4. Window Glazing .......................................................................................................... 85 5.4.1. Applicability ........................................................................................................... 85 5.4.2. Purpose .................................................................................................................... 85 5.4.3. Standards ................................................................................................................ 85 Shade and Shelter ........................................................................................................ 87 5.5.1. Applicability ........................................................................................................... 87 5.5.2. Purpose .................................................................................................................... 87 5.5.3. Standards ................................................................................................................ 87 Building Façade Articulation ........................................................................................ 88 5.6.1. Applicability ........................................................................................................... 88 5.6.2. Standards ................................................................................................................ 88 Green Building Standards ............................................................................................ 89 5.7.1. Applicability ........................................................................................................... 89 5.7.2. Standards ................................................................................................................ 89 Active Edge Standards ................................................................................................. 90 5.8.1. Applicability ........................................................................................................... 90 5.8.2. Ground Floor Spaces ............................................................................................ 90 Building Step-Back Requirement................................................................................... 91 5.9.1. Applicability............................................................................................................ 91 ARTICLE 6: DEVELOPMENT BONUS ......................................................................................... 92 Intent ............................................................................................................................ 92 Interim Development Bonus Standards ........................................................................ 92 6.2.1. Development Bonus ............................................................................................... 92 ARTICLE 7: DEFINITIONS ......................................................................................................... 97 6.1. 6.2. 5.8. 5.6. 5.5. 5.7. 5.9. APPENDIX A: NBG STREET CROSS-SECTION STANDARDS APPENDIX B: 2035 NBG CONCEPTUAL MASTER PLAN ILLUSTRATION APPENDIX C: INNOVATIVE WATER QUALITY CONTROLS APPENDIX D: ILLUSTRATIONS OF IMPERVIOUS COVER AND DRAINAGE PATTERN ASSUMPTIONS FOR REGIONAL STORMWATER DETENTION PONDS NEAR MOPAC City of Austin North Burnet/Gateway Zoning District Regulating Plan iii 4 of 65BACKGROUND On November 1, 2007 the Austin City Council adopted the North Burnet/Gateway Master Plan as an amendment to the Austin Tomorrow Comprehensive Plan and created the North Burnet/Gateway Overlay District to implement the land use recommendations of the plan. The planning area comprises approximately 2,300 acres in north central Austin that will be well- served by transit and has the potential to include two regional Transit-Oriented Development (TOD) nodes; one along the Capital Metro commuter rail line which will begin service in Spring 2009 and another along the potential future Austin-San Antonio Intermunicipal Commuter Rail line which is in the planning stage. Transit-oriented Development (TOD) is an increasingly popular tool for cities across the U.S. to create more livable communities and combat urban sprawl, which has a number of negative cultural, economic, environmental, and social consequences that are felt in both urban and suburban areas. Sprawl can threaten the quality of life in the central city and inner suburbs due to the risk of deteriorating infrastructure, poor schools, and a shortage of affordable, quality housing. In newer suburban areas, sprawl can cause increased traffic congestion and declining air quality, the absence of a sense of place, and the loss of open space. Since the mid-1990s, the City of Austin has taken steps to redirect Austin’s explosive growth away from suburban areas back towards the central city and improve development patterns through a number of land use and planning initiatives. The North Burnet/Gateway (NBG) Master Plan presents a long-term vision for the area to redevelop the existing low density, auto-oriented commercial, warehouse and industrial uses into a higher density urban mixed-use neighborhood that is more pedestrian- and bicycle-friendly and takes advantage of the links to commuter rail transit and the area’s key position within Austin’s Urban Core. The intent is to allow a significant number of new residents to move into the area to accommodate some of the expected population growth in the region and to provide the associated community and neighborhood services, parks, and public space important to making a great neighborhood. These may include restaurants, small local businesses, retailers, and multi- story, mixed use buildings with direct pedestrian access to public transit. An important element of the plan is to enhance development design quality and create great places where people can live, work, shop, interact and recreate within a walking distance of one another. The type of urban development envisioned in the NBG Master Plan requires modifications to the existing zoning and development regulations. This Document is intended to implement the Master Plan’s land use and urban design recommendations by establishing a clear, user-friendly and legally enforceable ordinance that will result in improved development quality in the North Burnet/Gateway area. In conjunction with the adoption of this Document, properties formerly within the NBG Overlay District will be given North Burnet/Gateway base district zoning. This Document specifies the regulations for the NBG Zoning District (Figure 1-1). For properties within the North Burnet/Gateway Zoning District, this Document will supersede Subchapter E: Design Standards and Mixed Use (Subchapter E), which applies Citywide; however, the intent statements and standards within this Document are consistent with the development and design principles of Subchapter E. This Document was adopted on March 12, 2009, and became effective on March 23, 2009. City of Austin North Burnet/Gateway Zoning District Regulating Plan iv 5 of 65HOW TO USE THIS DOCUMENT Applicability Is Based on NBG Subdistrict and Adjacent Roadway Type Because many of the standards in this Document are defined based on the North Burnet/Gateway (NBG) Subdistrict applicable to the property in question and the roadway type(s) adjacent to it, an important first step in the development process is to identify them. The size of the site and the type of development (residential, commercial, mixed use, etc.) also need to be considered, since different standards may apply. The applicability chart in Article 1 summarizes the applicability of all the standards in this Document, based on the NBG Subdistrict, type of adjacent roadways, and development activity. NBG Subdistricts The boundaries of the NBG Subdistricts are shown in Figure 1-2. Permitted land uses and general development and urban design standards for a property are based upon the applicable NBG Subdistrict. The six Subdistricts in the North Burnet/Gateway Zoning District are: Transit-Oriented Development the North Burnet/Gateway area with the greatest focus on providing active pedestrian oriented uses at the ground level of buildings. Density is enabled to the highest degree in the “TOD-Gateway area” closest to the rail station and to a lesser degree elsewhere. the highest density subdistrict (TOD) in is Within the TOD Subdistrict certain areas are identified as active edges on the NBG Subdistrict Map. An active edge designation imposes additional specific land use and design requirements for development at visible intersections and along key streets that lead to the rail station. Commercial Mixed Use (CMU) is a high density mixed-use subdistrict, appropriate for high rise residential, major employers, destination retail and large scale civic uses. Neighborhood Mixed Use (NMU) is intended to be primarily mid-rise residential with neighborhood-oriented retail and smaller employers. Neighborhood Residential (NR) is used for primarily attached housing and neighborhood retail to transition to existing residential neighborhoods outside the NBG Zoning District. Local retail and supporting civic uses are also allowed. Warehouse Mixed-Use (WMU) accommodates existing and new industrial warehouse uses and enables development of residential and local retail uses. Commercial Industrial (CI) accommodates existing and new industrial uses while enabling diversification. Research and Sciences Mixed Use (RSMU) is a high density mixed-use subdistrict appropriate for life sciences, lab, and biomedical uses as well as high rise and mid rise residential, attached residential, major and smaller employers, retail, large scale civic uses, and industrial uses. City of Austin North Burnet/Gateway Zoning District Regulating Plan v 6 of 65How to Use This Document Roadway Types The four NBG roadway types are shown on the NBG Roadway Type Map in Figure 1-3. Because roadways provide both access to a site and define the urban design framework of the City, roadway types have been used as an organizing tool to establish many of the sidewalk, streetscape and building placement standards in this Document. This approach is intended to provide a consistent regulatory approach between Subchapter E and this Document and to help ensure a cohesive development pattern along Austin’s streets and remove some of the inconsistency that arises from having a variety of zoning districts and development standards fronting a single roadway. Using Subchapter E as a model, the following four types of roadways are applicable to the North Burnet/Gateway Zoning District covered by this Document: NBG Core Transit Corridors include roadways within the NBG Zoning District that have or will have a sufficient population density, mix of uses, and transit facilities to encourage and support transit use. They have a high level of visibility and offer some of the best locations for retail service activity. NBG Core Transit Corridors are the designated portions of the following roadways within the boundaries of the NBG Zoning District:  Burnet Road  Braker Lane  Kramer Lane   Capital of Texas Hwy Stonelake Blvd. NBG Pedestrian Priority Collectors are existing and future collector streets that also serve as primary pedestrian routes within the NBG Zoning District. Article 3 of this Document identifies locations for new collector streets to form direct vehicular, bicycle and pedestrian connections between major roadways in the NBG Planning Area as the area redevelops (see Figure 3-12: NBG Collector Street Plan). All new streets built in accordance with the NBG Collector Street Plan will be designated as an NBG Pedestrian Priority Collector. NBG Urban Roadways are all existing and future streets located within the NBG Zoning District not designated as NBG Core Transit Corridors, NBG Pedestrian Priority Collectors or NBG Highways, excluding smaller circulation routes like alleys. These streets form the finer grained network of streets that complement the transportation framework created by the other roadway types. Any new street in the NBG Zoning District that does not have NBG Core Transit Corridor, NBG Pedestrian Priority Collector or NBG Highway designation, nor is identified as a proposed new collector street on Figure 3-12: NBG Collector Street Plan, will be designated a NBG Urban Roadway for the purpose of applying the standards in this Document. NBG Highways include MoPac (Loop 1) and Highway 183 (Research Blvd.) and their frontage roads in the NBG Zoning District boundaries. City of Austin North Burnet/Gateway Zoning District Regulating Plan vi 7 of 65Figure 1-1 : North Burnet / Gateway (NBG) Zoning District Updated 02/13/2024 LEGEND NBG Zoning District NBG Planning Area Boundary Parcel Boundary Railroads DUVAL G R A F A R C Y M S C I R T E M W O L L O H E N O T S DONLEY DENTON ENERGY R U N D B E R G T E N R U B BRAKER KRAMER MCHALE RUTLAND N O S P M O H T S L I E N LONGHORN INDUSTRIAL D I E R D E T I N U L I E N - C M S T O N E L A K E L S L C A P I T A L G R E A T H I T E X A S O F H W Y 1 8 3 / R E S E A R C H C A P - O M / 1 P O O L YORK TUDOR 8 of 65Figure 1 - 2 : North Burnet / Gateway (NBG) Zoning District Subdistrict Map Updated 02/13/2024 LEGEND NBG Subdistricts : Transit - Oriented Development (TOD / TOD Midway) TOD - Gateway Zone Commercial Mixed - Use (CMU) CMU - Midway Zone CMU - Gateway Zone Neighborhood Mixed Use (NMU) Neighborhood Residential (NR) Warehouse Mixed Use (WMU) Commercial Industrial (CI) Active Edges NBG Planning Area Boundary Parcel Boundary Railroads Research and Sciences Mixed Use (RSMU) S T O N E L A K E S L A T H I L E G R X A S E A L O F T T C A P I H W Y 1 8 3 / R E S E A R C H C A P - O M / 1 P O O L YORK TUDOR DU VAL G R A F A R C Y M S C I R T E M W O L L O H E N O T S DONLEY DEN TON ENERGY C I R T E M R U N D B E R G T E N R U B KRAMER BRAKER UT Pickle Research Campus MCHALE RUTLAND N O S P M O H T S L I E N LONGHORN INDUSTRIAL D I E R D E T I N U L I E N - C M 9 of 65Updated 02/13/2024 Figure 1-3 : North Burnet / Gateway (NBG) Zoning District Roadway Types Map LEGEND Roadway Types : NBG Core Transit Corridor (CTC) NBG Pedestrian Priority Collector (PPC) (Existing streets) NBG Pedestrian Priority Collector (PPC) (New streets) (Refer to Figure 3-12 : Collector Street Plan) NBG Urban Roadway (UR) (Existing streets) *Note: all new streets not identiﬁed as another roadway type on this map will be designated a NBG Urban Roadway DUVAL NBG Highway (HWY) NBG Zoning District NBG Planning Area Boundary Parcel Boundary G R A F A C Y R M S C I R T E M W O L L O H E N O T S DONLEY DENTON ENERGY R U N D B E R G T E N R U B BRAKER KRAMER UT Pickle Research Campus Future roadway connections subject to UT authorization. MCHALE RUTLAND N O S P M O H T S L I E N LONGHORN INDUSTRIAL D I E R D E T I N U L I E N - C M UT property Future roadway connections subject to UT authorization. S T O N E L A K E G R E A T H I L L S C A P I T A L O F T E X A S H W Y 1 8 3 / R E S E A R C H C A P - O M / 1 P O O L YORK TUDOR 10 of 65How This Document is Organized How This Document is Organized This Document is divided into seven Articles. Article 1 includes General Provisions that should be reviewed for all properties in the NBG Zoning District. Article 1 also includes a chart that summarizes the applicability of the various standards based on NBG Subdistricts (Figure 1-2), NBG Roadway Types (Figure 1-3) and development types. This Article also encourages creativity and innovative design by allowing an applicant to propose an alternative approach to meeting the standards of the Document through the “alternative equivalent compliance” provision. Article 2 includes Land Use requirements for each NBG Subdistrict. Standards in this Article address the following:  Permitted, conditional, and prohibited uses Article 3 includes Circulation, Connectivity, and Streetscape requirements. Standards in this Article are based on roadway type and address the following: Sidewalks;   On-street parking; and  On-site circulation and off-site connectivity Article 4 includes Site Development Standards intended to ensure that buildings relate appropriately to surrounding developments and streets, promote efficient on-site pedestrian and vehicle circulation, and provide adequate parking in safe and appropriate locations. Most of these standards are based on NBG Subdistricts or are applicable to all development in the NBG Zoning District. However, the relationship of buildings to streets and walkways is based on roadway type. Standards in this Article address the following: Relationship of buildings to streets and walkways (based on roadway type);  General development standards;   Off-street parking;  Drive-through facility standards;      Exterior lighting and screening of equipment and utilities; Sign regulations; Private common open space and pedestrian amenities; and Public open space and trails; and Stormwater management. Article 5 includes Building Design Standards intended to address the physical appearance of all buildings subject to this Document. Included are standards for:  Building entrances  Window glazing;   Shading; Building façade treatment; City of Austin North Burnet/Gateway Zoning District Regulating Plan x 11 of 65How to Use This Document  Green building standards; and  Ground floor treatment of active edge mixed use buildings. Article 6 includes Development Bonus Standards which provide development incentives for projects to contribute to the provision of “public benefits” by providing new collector streets, affordable housing on-site, or by providing a fee-in-lieu of payment to be allocated by the City to serve one or more of the following purposes: Stormwater management; Parks and open space;  Affordable housing;  Vehicular, bicycle or pedestrian connectivity;    Civic facilities;  Green buildings and sustainability; and/or  Future transit facilities. Article 7 includes Definitions for terms used in this Document. Appendix A includes NBG Street Cross-Section Standards for new streets built within the North Burnet/Gateway Zoning District. Appendix B includes the 2035 Conceptual Master Plan illustration from the NBG Master Plan, adopted November 1, 2007. This illustration includes conceptual locations for distributed parks and open space. Appendix C includes photos and illustrations of Water Quality Control Best Management Practices (voluntary) as described in the City of Austin Environmental Criteria Manual Section 1.6. Development projects and new streets within the NBG Planning Area are encouraged to incorporate these innovative water quality controls into the project design. Appendix D provides illustrations of impervious cover and drainage pattern assumptions for regional stormwater detention ponds near MoPac (Z-K, PSP 1, PSP 2, and MoPac ponds). Properties included on these illustrations, if developed in accordance with the assumptions, may be able to utilize the regional ponds to fulfill stormwater management requirements instead of building individual detention ponds on site. City of Austin North Burnet/Gateway Zoning District Regulating Plan xi 12 of 65ARTICLE 1: GENERAL PROVISIONS 1.1. GENERAL INTENT This Document addresses the physical relationship between development and adjacent properties, streets, neighborhoods, and the natural environment in order to implement the North Burnet/Gateway Master Plan vision of creating a high-density mixed-use neighborhood that is pedestrian and transit-friendly. The general purposes of this Document are: 1.1.1. To promote the Vision for the North Burnet/Gateway Master Plan; 1.1.2. To provide appropriate standards to ensure a high quality appearance for development and redevelopment within the NBG Zoning District and promote pedestrian-friendly design while also allowing for individuality, creativity, and artistic expression; 1.1.3. To improve the area’s access to high quality transit services and create an environment that promotes walking and cycling; 1.1.4. To promote TOD principles around the transit stations in order to successfully integrate land use and transit by providing greater density than the community average, a mix of uses, and a quality pedestrian environment around a defined center; 1.1.5. To encourage development and redevelopment that relates to and connects with adjoining streets, transit, bikeways, pathways, open spaces, and neighborhoods; 1.1.6. To allow for and encourage significant higher density residential uses to accommodate some of the region’s expected population growth; 1.1.7. To encourage development that serves people of all incomes and ages and provides a safe and welcoming environment for all types of households; and 1.1.8. To provide standards to ensure quality usable open space for new residential development, employees, and visitors as redevelopment occurs. 1.1.9. To promote sustainable stormwater management and watershed protection practices, and provide standards that can be administered in a comprehensive manner in the NBG Zoning District. 1.1.10. To provide a set of standards that are clear and consistent throughout the NBG Zoning District to facilitate development, redevelopment, and property assembly, in addition to being flexible and responsive to market conditions and fluctuations. 1.2. APPLICABILITY 1.2.1. General Applicability This Document applies to all development within the NBG Zoning District as shown in Figure 1-1. This Document sets forth the regulations for the North Burnet/Gateway Zoning District. The relevance of the regulations in Articles 2 through 7 will vary based upon the NBG Subdistrict that applies to a specific piece of property and the type of roadway(s) that is adjacent to it as well as the size of the site and type of development. Figures 1-4 and 1-5 summarize the applicability of each Article and section of this Document. City of Austin North Burnet/Gateway Zoning District Regulating Plan 1 13 of 65Article 1: General Provisions Section 1.2. Applicability Subsection 1.2.1. General Applicability Application: Figure 1-4: Applicability Summary Table – Land Use, Dedication of Collector Streets, General Development Standards, Public Open Space, and Development Bonus (applicable to all development in the NBG Zoning District) Section: Standard: Article 2 Land Use Standards: 2.3: NBG Subdistricts Article 3 Circulation, Connectivity and Streetscape 3.5: Connectivity and Circulation Article 4 Site Development Standards 4.2: General Development Standards 3.5.2 Dedication of NBG Collector Streets All properties in the NBG Zoning District All properties in the NBG Zoning District All development. All standards All standards 4.10.3 Parkland Dedication All development subject to the Parkland Dedication Ordinance (LDC Section 25-1- 601) All properties or portions of properties in the NBG Zoning District are eligible for a development bonus. Figure 1-5: Applicability Summary Table – NBG Design Standards (see Subsection 1.2.3 for general applicability of NBG Design Standards) Section: Standard: Article 3 Circulation, Connectivity, and Streetscape: Applies if the NBG Subdistrict Is: Applies if the Principal or Adjacent Street Is: Applies to the Following: All subdistricts All roadway types -All development -Requirement must be met on all adjacent roadway types All subdistricts NBG Core Transit Corridors All development 4.10: Public Open Space and Trails Article 6 Development Bonus: 6.2: Interim Development Bonus Standards All standards All subdistricts All roadway types All development All standards All subdistricts Optional for all development NBG Core Transit Corridors NBG Ped. Priority Collectors NBG Urban Roadways All subdistricts All roadway types All development All subdistricts Not Applicable Any new street built in the NBG Zoning District A site five acres or larger, or any block face exceeding 500 feet in length. 3.5: Connectivity and Circulation All subdistricts All roadway types All subdistricts All roadway types All development All subdistricts All roadway types All development 3.3.2. Sidewalk Standards for All Roadway Types 3.3.3. Alternative Requirements for Shallow Lots on NBG Core Transit Corridors 3.3.4. Sidewalk Exemption for Edge Streets 3.5.1. Project Circulation Plan 3.5.3 Standards for New Streets 3.5.4. Block Standards 3.5.5. Curb-cut Spacing Standards 3.5.6. Curb-cut Dimensional Standards 3.3: Sidewalk Standards 3.4: On-Street Parking City of Austin North Burnet/Gateway Zoning District Regulating Plan 2 14 of 65Article 1: General Provisions Section 1.2. Applicability Subsection 1.2.1. General Applicability Section: Standard: Applies if the NBG Subdistrict Is: Applies if the Principal or Adjacent Street Is: Applies to the Following: 3.5: Connectivity and Circulation (cont’) 3.5.7. Commercial and Residential Alleys 3.5.8. Pedestrian, Bicycle, and Vehicular Connectivity Article 4 Site Development Standards: All subdistricts All roadway types Optional for all development All subdistricts All roadway types All development 4.3: Relationship of Buildings to Streets and Walkways 4.4: Off-Street Vehicular and Bicycle Parking 4.5: Drive- Through Facility Standards 4.6: Exterior Lighting 4.7: Screening of Equipment and Utilities 4.3.3 Building Placement All subdistricts 4.3.4 Supplemental Zones All subdistricts NBG Core Transit Corridors NBG Ped. Priority Collectors NBG Urban Roadways NBG Core Transit Corridors NBG Ped. Priority Collectors NBG Urban Roadways All standards All subdistricts All roadway types All standards All roadway types Drive-through facilities CMU, NMU, WMU, and CI subdistricts All standards All subdistricts All roadway types - All development - Required along the principal street - Corner site provisions - Active Edge standards -Industrial use provisions Optional for all development - All development - Active Edge standards All development except Duplex, Single Family Attached, Townhouse, and Two Family Residential Uses - All development - Exceptions are: local utility services, electric service, transformers within the ROW and telecommunication towers. All standards All subdistricts All roadway types 4.8: Sign Regulations All standards All standards 4.9: Private Common Open Space & Amenities 4.11: Stormwater Management Article 5: Building Design Standards: All standards TOD, CMU, NMU, NR subdistricts NBG Core Transit Corridors NBG Ped. Priority Collectors NBG Urban Roadways All development All subdistricts All roadway types All development sites two acres in size or larger All subdistricts All roadway types All development 5.3: Building Entrances Section 5.3.1 Building Entrance Standards for Pedestrians Section 5.3.2 Building Entrance and Exit Standards for Vehicles All subdistricts All subdistricts NBG Core Transit Corridors NBG Ped. Priority Collectors NBG Urban Roadways NBG Core Transit Corridors NBG Ped. Priority Collectors NBG Urban Roadways 5.4: Window Glazing All standards All subdistricts NBG Core Transit Corridors NBG Ped. Priority Collectors NBG Urban Roadways City of Austin North Burnet/Gateway Zoning District Regulating Plan - All development - Corner site provisions - Active Edge standards - All development except Duplex, Single-Family Attached, Townhouse, and Two-Family Residential uses - Corner site provisions - All development except Duplex, Single-Family Attached, Townhouse, and Two-Family Residential uses - Corner site provisions 3 15 of 65Section: Standard: Applies if the NBG Subdistrict Is: Applies if the Principal or Adjacent Street Is: Applies to the Following: All standards All subdistricts All roadway types All standards All subdistricts All roadway types 5.5: Shade and Shelter 5.6: Building Façade Articulation 5.7: Green Building Standards All standards All subdistricts All roadway types All development 5.8: Active Edge Standards All standards TOD subdistrict NBG Core Transit Corridors NBG Ped. Priority Collectors Article 1: General Provisions Section 1.2. Applicability Subsection 0. - All mixed use and non- residential development - Development along an active edge - Corner site provisions Building facades greater than 40 feet in length. Exception: Buildings for Life Sciences - Development along all active edge designations, except Emergency Service Providers -Off street parking provided as part of a building or parking structure adjacent to any roadway type. 1.2.2. Land Use and General Development Standards A. All properties in the NBG Zoning District are subject to the following Articles and Sections of this Document (see Figure 1-4): 1. Article 2, Land Use Standards; 2. Subsection 3.5.2, Dedication of NBG Collector Streets 3. Section 4.2, General Development Standards; 4. Section 4.10, Public Open Space and Trails; and 5. Article 6, Development Bonus 1.2.3. NBG Design Standards A. For purposes of applying the design standards in this Document, NBG Design Standards are (see Figure 1-5): 1. Article 3, Circulation, Connectivity, and Streetscape (except Subsection 3.5.2 Dedication of NBG Collector Streets); 2. Article 4, Site Development Standards (except Section 4.2 General Standards and Section 4.10 Public Open Space and Trails); 3. Article 5, Building Design Standards. City of Austin North Burnet/Gateway Zoning District Regulating Plan 4 16 of 65Figure 1 - 6 : North Burnet / Gateway (NBG) Zoning District Properties subject to Section 2.3.3 B LEGEND NBG Zoning District NBG Planning Area Boundary Parcel Boundary Railroads Properties subject to Section 2.3.3. B Note: For properties located within the NBG Zoning District and indicated by the hatched boundary shown above, see Section 2.3.3 B for applicability of Land Use Standards. DUVAL Updated 02/13/2024 G R A F A R C Y M S C I R T E M W O L L O H E N O T S DONLEY DENTON ENERGY R U N D B E R G T E N R U B BRAKER KRAMER MCHALE RUTLAND N O S P M O H T S L I E N LONGHORN INDUSTRIAL D I E R D E T I N U L I E N - C M S T O N E L A K E L S L C A P I T A L G R E A T H I T E X A S O F H W Y 1 8 3 / R E S E A R C H C A P - O M / 1 P O O L YORK TUDOR 17 of 65Article 1: General Provisions Section 1.2. Applicability Subsection 1.2.4. Exemption from Subchapter E of the Land Development Code B. General Exemptions from the NBG Design Standards The following types of development are exempt from the NBG Design Standards of this Document: 1. Development that does not require a site plan under LDC Sections 25-5; 2. Interior remodeling of a building. C. New Construction, Redevelopment, and Major Rehabilitation Except as provided in Subsection B, if a particular standard of this Document is applicable to development on a particular site, then that standard shall be applicable to the following activity: 1. New construction; and 2. Redevelopment or major rehabilitation (for redevelopment or major rehabilitation, the Director shall determine the portion of the site to which the standard applies, based on the extent of change proposed). For the purposes of the NBG Regulating Plan, it shall include any project that will, combined with all other redevelopment or rehabilitation of the site that has occurred since the effective date of the NBG Regulating Plan: a. For sites of less than one acre, generate 1,000 vehicle trips or more per day above the estimated trip level on the effective date of the NBG Regulating Plan, and for sites of one acre or more, generate 2,000 vehicle trips or more per day above the estimated trip level on the effective date of the NBG Regulating Plan; or Increase the site’s impervious cover by 25 percent or more beyond the amount of impervious cover existing on the effective date of the NBG Regulating Plan. b. 1.2.4. Exemption from Subchapter E of the Land Development Code For the area within the NBG Zoning District (Figure 1-1), this Document supersedes all standards and regulations in Chapter 25-2 Subchapter E: Design Standards and Mixed Use. 1.2.5. Conflicting Provisions If the provisions of this Document are inconsistent with provisions found in other adopted codes, ordinances, or regulations of the City of Austin, this Document shall control unless otherwise expressly provided. 1.2.6. Accessibility Accessibility, integration and inclusion of people with disabilities are fundamental components of our vision for the future of the City of Austin. This Document shall not supersede any applicable state or federal accessibility statutes and regulations. Administration and enforcement of this Document shall comply with all such statues and regulations. City of Austin North Burnet/Gateway Zoning District Regulating Plan 6 18 of 65Article 1: General Provisions Section 1.3. Review Process Subsection 1.2.7. State and Federal Facilities 1.2.7. State and Federal Facilities Compliance with the standards of this Document at all state and federal facilities is strongly encouraged so that the Master Plan Vision for the North Burnet/Gateway planning area is supported and reinforced. 1.3. REVIEW PROCESS 1.3.1. Standards Applicable During Subdivision Plan Review The standards contained in the following sections of this Document shall be applied in the normal review process for subdivision plans as set forth in Chapter 25-4 of the Austin Code: A. Article 2, Land Use Standards; B. Section 3.5, Connectivity and Circulation; C. Section 4.2, General Development Standards; D. Section 4.9, Private Common Open Space and Pedestrian Amenities; and E. Section 4.10, Public Open Space and Trails; In addition to meeting the review criteria specified in Chapter 25-4 of the LDC, each subdivision plan application shall evidence compliance with the standards listed above. 1.3.2. Standards Applicable During Site Plan Review The standards contained in the following sections of this Document shall be applied in the normal review process for site plans as set forth in Chapter 25-5 of the LDC: A. Article 2, Land Use Standards; B. Article 3, Circulation, Connectivity, and Streetscape; C. Article 4, Site Development Standards; D. Section 5.3, Building Entrances; E. Section 5.5, Shade and Shelter; and F. Article 6, Development Bonus. In addition to meeting the review criteria specified in Chapter 25-5, each site plan application shall evidence compliance with the standards listed above. City of Austin North Burnet/Gateway Zoning District Regulating Plan 7 19 of 65Article 1: General Provisions Section 1.4. Alternative Equivalent Compliance Subsection 1.3.3. Standards Applicable During Building Permit Review 1.3.3. Standards Applicable During Building Permit Review The standards contained in the following sections of this Document shall be applied in the normal review process for building permits as set forth in Chapter 25-11 of the Austin Code: A. Section 4.6, Exterior Lighting (for fixtures affixed to buildings); B. Section 4.7, Screening of Equipment and Utilities (for fixtures affixed to buildings); C. Section 4.8, Sign Regulations; and D. Article 5, Building Design Standards. In addition to meeting the review criteria specified in Chapter 25-11, each building permit application shall evidence compliance with the standards listed above. 1.4. ALTERNATIVE EQUIVALENT COMPLIANCE 1.4.1. Purpose and Scope To encourage creative and original design, and to accommodate projects where the particular site conditions or the proposed use prevent strict compliance with this Document, alternative equivalent compliance allows development to occur in a manner that meets the intent of this Document, yet through an alternative design that does not strictly adhere to the Document’s standards. The procedure is intended to be used for relief from a specific design standard or standards, and it is not a general waiver of regulations. 1.4.2. Applicability The alternative equivalent compliance procedure shall be available only for the following sections of this Document: A. Section 3.3 - Sidewalk Standards; B. Section 3.4 - On-Street Parking; C. Section 3.5 Connectivity and Circulation; D. Section 4.3 - Relationship of Buildings to Streets and Walkways; E. Section 4.4 - Off-Street Vehicular and Bicycle Parking; F. Section 4.5 - Drive-through Facility Standards; G. Section 4.6 - Exterior Lighting; H. Section 4.7 - Screening of Equipment and Utilities; I. Section 4.8 - Sign Regulations; City of Austin North Burnet/Gateway Zoning District Regulating Plan 8 20 of 65Article 1: General Provisions Section 1.4. Alternative Equivalent Compliance Subsection 1.4.3. Procedure J. Section 4.9 - Private Common Open Space and Pedestrian Amenities; and K. Article 5 - Building Design Standards. 1.4.3. Procedure The applicant may select at his or her discretion whether to seek an informal recommendation or a formal approval on a proposal for alternative compliance. A. Option One: Informal Recommendation 1. Pre-Application Conference Required If an applicant desires only an informal response and recommendation as to a proposal for alternative compliance, he or she shall request and attend a pre- application conference prior to submitting the site plan and/or building permit application for the development. At the conference, the applicant shall provide a written summary of the project and the proposed alternative compliance, and the Director, in coordination with the Urban Design Division of the Neighborhood Planning and Zoning Department, shall offer an informal, non-binding response and recommendation regarding the appropriateness of the proposed alternative. Based on that response, the applicant may prepare a site plan and/or building permit application that proposes alternative compliance, and such application shall include sufficient explanation and justification, in both written and graphic form, for the alternative compliance requested. 2. Decision-Making Responsibility Final approval of any alternative compliance proposed under this section shall be the responsibility of the decision-making body responsible for deciding upon the application. The final decision-making body for site plans is the either the Director or the appropriate Land Use Commission, as specified in Chapter 25-5, and the building official for building permits. B. Option Two: Formal Decision 1. Pre-Application Conference If an applicant desires formal approval of a proposal for alternative compliance, he or she shall request and attend a pre-application conference prior to submitting the site plan and/or building permit application for the development. 2. Alternative Compliance Concept Plan Required At least ten days prior to the pre-application conference, the applicant shall submit an alternative compliance concept plan application to the Director, which shall include: a. A written description of and justification for the proposed alternative method of compliance, specifically addressing the criteria in Subsection 1.4.4; and b. A concept plan that describes and illustrates, in written and graphic format, the intended locations and quantities of proposed buildings on the site, the layout of proposed vehicle and pedestrian access and circulation systems, and areas designated to meet requirements for open space, parking, on-site amenities, City of Austin North Burnet/Gateway Zoning District Regulating Plan 9 21 of 65Article 1: General Provisions Section 1.4. Alternative Equivalent Compliance Subsection 1.4.3. Procedure utilities, and landscape. The concept plan shall describe the site’s topography and shall provide a general description of environmental characteristics to assist in determining compliance with this Document. If alternative compliance is requested from the standards of Article 5 Building Design Standards, the concept plan also shall include descriptions and illustrations of the proposed building design elements that would not comply with the standards of this Document. 3. Decision by Director The Director, in coordination with the Urban Design Division in the Neighborhood Planning and Zoning Department, shall review the concept plan for compliance with the criteria in Subsection 1.4.4 and shall approve, approve with conditions, or deny the concept plan in writing. 4. Expiration of Alternative Compliance Concept Plans a. An approved alternative compliance concept plan shall expire if three years pass following its approval and no building permit that implements the concept plan has been issued. b. One, one-year extension may be issued by the Director provided that a written request has been received prior to the expiration of the concept plan, and the Director has determined that no major changes in the City’s development standards, or changes in the development pattern of the surrounding properties, have occurred. 5. Effect of Approval Written approval of an alternative compliance concept plan does not authorize any development activity, but rather authorizes the applicant to prepare a site plan and/or building permit application that incorporates the approved alternative compliance, and authorizes the decision-making body (either the Land Use Commission or the Director for site plans, and the building official for building permits) to review the site plan and/or building permit application for compliance with the alternative compliance concept plan, in addition to all other applicable requirements. The site plan and/or building permit application shall include a copy of the approved alternative compliance concept plan. 6. Amendments to Alternative Compliance Concept Plans a. Minor amendments to any approved alternative compliance concept plan may be approved, approved with conditions, or denied administratively by the Director. For purposes of this provision, minor amendments are those that do not result in: (i) An increase of 10 percent or more in the amount of square footage of a (ii) A change in the types of uses in the project; (iii) An increase or decrease of 20 percent or more in the number of dwelling land use or structure; units in the project; or City of Austin North Burnet/Gateway Zoning District Regulating Plan 10 22 of 65Article 1: General Provisions Section 1.4. Alternative Equivalent Compliance Subsection 1.4.4. Criteria (iv) A change that would bring the project out of compliance with any requirement or regulation set forth in the City Code outside this Document unless a variance to or waiver from such requirement or regulation is obtained. b. Amendments that are not determined by the Director to be minor amendments under Subsection B.6.a. above shall be deemed major amendments. The applicant may seek approval of a major amendment by re-submitting the original approved plan along with the proposed amendment to the Director for review in the same manner prescribed in Subsection B.2. above. If any site plan and/or building permit application includes a major amendment from the terms of the approved concept plan that has not been approved by the Director, the concept plan shall be void and the application shall be reviewed for compliance with the standards of this Document and all other applicable requirements. c. 1.4.4. Criteria Alternative equivalent compliance may be approved only if the applicant demonstrates that the following criteria have been met: A. The proposed alternative will perform as well or better than the standard or standards being modified and achieves the intent of the subject Article of this Document from which the alternative is sought; or B. The proposed alternative achieves the intent of the subject Article of this Document from which the alternative is sought to the maximum extent practicable and is necessary because: 1. Physical characteristics unique to the subject site (such as, but not limited to, slopes, size, shape, and vegetation) make strict compliance with the subject standard impracticable or unreasonable; or 2. Physical design characteristics unique to the proposed use or type of use make strict compliance with the subject standard impracticable or unreasonable. C. In the case of multiple alternative equivalent compliance or variance requests, the Director shall consider the cumulative affect they would have on meeting the intent statements in Sections 1.1, 2.1, 3.1, 4.1, 5.1 or 6.1. 1.4.5. Effect of Approval Alternative compliance shall apply only to the specific site for which it is requested and shall not establish a precedent for approval of other requests. City of Austin North Burnet/Gateway Zoning District Regulating Plan 11 23 of 65Article 1: General Provisions Section 1.5. Nonconforming Uses and Noncomplying Structures Subsection 1.4.5. Effect of Approval 1.5. NONCONFORMING USES AND NONCOMPLYING STRUCTURES All properties within the NBG Zoning District shall remain subject to Article 7 Nonconforming Uses and Article 8 Noncomplying Structures in the City LDC Sections 25-2-941 through 25-2-964. With reference to Article 7, all uses are governed by Group “D” regulations prescribed by Section 25- 2-947. 1.6. TEXT AND GRAPHICS WITHIN THIS DOCUMENT This Document was created with numerous images to enhance understanding and comprehension by providing visual aids to some of the standards. However, in the event of a conflict or inconsistency between the text of this Document and any heading, caption, figure, illustration, table, or map, the text shall control. City of Austin North Burnet/Gateway Zoning District Regulating Plan 12 24 of 65ARTICLE 2: LAND USE STANDARDS 2.1. INTENT The NBG Subdistricts are used as a tool to create lively, walkable, healthy, livable areas where people are able to reduce vehicle usage without sacrificing access to neighborhood amenities. To accomplish this, the intent of Article 2 is to: 2.1.1. Allow for creation of a dense and vibrant “town center” with an urban form and uses less reliant on the automobile. 2.1.2. Provide for and development and encourage redevelopment that achieves a balance of jobs, housing, retail, open space and community facilities within close proximity to each other and to transit. The essence of a mixed-use area is that it allows for opportunities to live, work and play within the same area. 2.1.3. Enable opportunities for transit-oriented development around the rail transit stations. 2.1.4. Locate the highest level of activity and mix of uses in the TOD Subdistrict, around transit and along major streets thereby promoting greater transit ridership. 2.1.5. Enable redevelopment and adaptive reuse while accommodating existing uses. 2.1.6. Allow for significant higher density residential uses to accommodate some of the region’s expected population growth. 2.1.7. Provide for a variety of housing options to be developed in close proximity to potential jobsites as well as public transit so that residents may reduce their dependency on personal vehicles and save on transportation costs. 2.2. APPLICABILITY For the purpose of applying the standards in this Article, refer to Article 1 for descriptions and maps of NBG Subdsitricts. City of Austin North Burnet/Gateway Zoning District Regulating Plan 13 25 of 65Article 2: Land Use Standards Section 2.3. North Burnet/Gateway Subdistricts Subsection 2.3.1. Applicability 2.3. NORTH BURNET/GATEWAY SUBDISTRICTS 2.3.1. Applicability Include RSMU Subdistrict Standard Section 2.3 North Burnet/Gateway Subdistricts Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY • • • • • • • • • • All development. For the area indicated in Figure 1-6, see Section 2.3.3 for applicability of land use standards. 2.3.2. NBG Subdistricts General A. The locations of the NBG Subdistricts in the NBG Zoning District are depicted in Figure 1-2. B. The NBG Subdistricts vary in terms of use, development intensity, and level of urban character. C. All NBG Subdistricts permit combinations of uses within a building or a site. 2.3.3. Land Use Summary Table A. Except as provided in Subsection B and C, the Land Use Summary Table in Figure 2-1 establishes the permitted, conditional, and prohibited uses according to NBG Subdistrict and any additional regulations that apply to a particular use in a specific subdistrict. B. For the area indicated in Figure 1-6: 1. For development authorized by a site plan on or after March 23, 2009, the land use standards in the Land Use summary Table apply. 2. For all other existing development, the permitted, conditional and prohibited land use regulations of the Limited Industrial Services (LI) zoning district under LDC Section 25-2-491 (Permitted, Conditional, and Prohibited Uses) apply, with following exceptions: the a. The following uses are prohibited: Agricultural Sales and Services Bail Bond Services Campground Drop Off Recycling Collection Facility Equipment Sales City of Austin North Burnet/Gateway Zoning District Regulating Plan 14 26 of 65Article 2: Land Use Standards Section 2.3. North Burnet/Gateway Subdistricts Subsection 2.3.4. Subdistrict Typologies Exterminating Services Monument Retail Sales Outdoor Entertainment Outdoor Sports and Recreation Scrap and Salvage Vehicle Storage Basic Industry General Warehousing and Distribution Recycling Center Resource Extraction Community Events Railroad Facilities Automotive Washing Equipment Repair Services Laundry Services Maintenance and Service Facilities b. The following uses are permitted, with conditions: Construction Sales and Services: permitted if the use is operated in an enclosed structure and does of merchandise, construction materials, equipment or vehicles. outdoor storage include not Automotive Rentals: not more than 10 fleet cars are allowed on the site. Automotive Sales: not more than 20 vehicles for sales or rental are allowed on the site. c. Existing private Primary Education Facilities or Private Secondary Educational Facilities uses in place prior to March 22, 2012 are permitted uses. 3. Uses that are classified as H-Occupancy as defined by the International Building Code and the Fire Code are prohibited. C. Any Residential Use in the UT Pickle Research Campus identified in Figure 1-2 shall be Conditional and require a conditional use permit. City of Austin North Burnet/Gateway Zoning District Regulating Plan 15 27 of 65Article 2: Land Use Standards Section 2.3. North Burnet/Gateway Subdistricts Subsection 2.3.4. Subdistrict Typologies 2.3.4. Subdistrict Typologies A. Transit-Oriented Development (TOD) Subdistrict TOD is the most intensively developed land use zone and will typically be expressed as high density residential or office over active ground floor uses, such as retail. This land use designation is concentrated near the Capital Metro commuter rail station. The North Burnet/Gateway Master Plan also anticipates a future TOD zone near a potential future Austin-San Antonio Intermunicipal Commuter Rail (ASA Rail) station, which is in the planning stage. At such time as the ASA Rail, or any other rail transit, is funded and exact station locations in the NBG area have been determined, consideration will be given to designating another TOD Subdistrict in the NBG Zoning District. City Council would need to approve any Subdistrict change and normal public hearing and notification procedures would apply. B. Commercial Mixed Use (CMU) Subdistrict Commercial Mixed Use is a high density mixed use subdistrict in the NBG Zoning District. It allows for development such as high density residential, high rise office and entertainment complexes, destination retail and large scale civic uses. C. Neighborhood Mixed Use (NMU) Subdistrict The Neighborhood Mixed Use Subdistrict provides for mid-rise residential with neighborhood-oriented retail and smaller employers. D. Neighborhood Residential (NR) Subdistrict Neighborhood Residential is the primary residential zone outside of the higher density mixed-use Subdistricts and provides for a height transition to the existing neighborhoods outside of the NBG Zoning District. The Neighborhood Residential Subdistrict provides for a wide range of housing types, including townhomes, lower density apartment and rowhouses, and condominium development. Neighborhood retail and civic uses are also allowed. E. Warehouse Mixed Use (WMU) Subdistrict Warehouse Mixed Use is a transition subdistrict used to accommodate existing warehouse uses and enable City of Austin North Burnet/Gateway Zoning District Regulating Plan 16 28 of 65Article 2: Land Use Standards Section 2.3. North Burnet/Gateway Subdistricts Subsection 2.3.5. Drive-Through Facilities future development to include residential and local retail uses. F. Commercial Industrial (CI) Subdistrict The Commercial Industrial Subdistrict accommodates basic industry, light manufacturing and warehousing uses. G. Research and Sciences Mixed use (RSMU) Subdistrict Research and Sciences Mixed Use (RSMU) is a high density mixed-use subdistrict appropriate for life sciences, lab, and biomedical uses as well as high rise and mid rise residential, attached residential, major and smaller employers, retail, large scale civic uses, and industrial uses. 2.3.5. Drive-Through Facilities A. A use with a drive-through facility is prohibited in the TOD Subdistrict. B. A drive-through facility serving a restaurant use is prohibited in the TOD, Neighborhood Mixed Use (NMU) and Neighborhood Residential (NR) Subdistricts. City of Austin North Burnet/Gateway Zoning District Regulating Plan 17 29 of 65Article 2: Land Use Standards Figure 2-1: NBG Zoning District Land Use Table Figure 2‐1: NBG ZONING DISTRICT LAND USE TABLE P = Permitted Use C = Conditional Use ‐‐ = Prohibited ) l D O T ( t n e m p o e v e D d e t n e i r O ‐ t i s n a r T P P P P ‐‐ P P P ) U M C ( e s U d e x i M l a i c r e m m o C P P P P ‐‐ P P P ‐‐ ‐‐ ‐‐ ‐‐ D O T P U M C P ) U M N ( e s U d e x i M d o o h r o b h g e N i P P P ‐‐ P ‐‐ P P P ‐‐ P ‐‐ U M N P ‐‐ P ) R N ( l a i t n e d i s e R d o o h r o b h g e N i P P P P P P P P P P P ‐‐ R N ‐‐ ‐‐ P ) U M W ( e s U d e x i M e s u o h e r a W P P P ‐‐ P ‐‐ P P P ‐‐ ‐‐ ‐‐ U M W P ‐‐ P ) U M S R ( e s U d e x i M s e c n e i c S d n a h c r a e s e R P P P P P -- P P P P -- P P P -- P ) I C ( l a i r t s u d n I l a i c r e m m o C ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ I C P P P Duplex Residential ‐‐ ‐‐ RESIDENTIAL USES Bed & Breakfast (Group 1) Bed & Breakfast (Group 2) Condominium Residential Group Residential Mobile Home Residential Multifamily Residential Retirement Housing (Small Site) Retirement Housing (Large Site) Single‐Family Attached Residential ‐‐ ‐‐ Single‐Family Residential ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ Townhouse Residential Two‐Family Residential COMMERCIAL USES Administrative and Business Offices Agricultural Sales and Services ‐‐ ‐‐ Art Gallery P P See Section 2.3.3 for applicability of land use standards. ADDITIONAL REQUIREMENTS As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C As regulated by 2.2.3.C ADDITIONAL REQUIREMENTS Use is limited to 5,000 gross sq. ft. in the NR Subdistrict City of Austin North Burnet/Gateway Zoning District Regulating Plan 18 30 of 65Article 2: Land Use Standards Figure 2-1: NBG Zoning District Land Use Table P = Permitted Use C = Conditional Use ‐‐ = Prohibited COMMERCIAL USES (Cont.) Art Workshop D O T P U M C P U M N P R N P U M W P U M S R P I C P ADDITIONAL REQUIREMENTS Automotive Rentals P P P ‐‐ P P C A maximum of 10 fleet cars is allowed in the TOD and NMU subdistricts and a maximum of 20 fleet cars is allowed in the CMU, WMU, and CI subdistricts Automotive Repair Services ‐‐ P ‐‐ ‐‐ P P C A maximum of 20 vehicles for sale or rental is allowed on the site. An existing automotive sales use in place prior to Nov. 1, 2007, located in a subdistrict in which the use is permitted, is not considered a non‐ conforming use and may exceed the 20‐vehicle maximum established in this Document. Building Maintenance Services ‐‐ P In CMU subdistrict use must be in an enclosed structure. Automotive Sales ‐‐ P ‐‐ ‐‐ P P C Automotive Washing (of any type) ‐‐ ‐‐ ‐‐ ‐‐ P P Bail Bond Services ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P P ‐‐ ‐‐ C ‐‐ P ‐‐ P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P P P P P ‐‐ ‐‐ C P P P P P P P ‐‐ ‐‐ C ‐‐ P ‐‐ P P P P ‐‐ ‐‐ C P P ‐‐ P P -- -- -- P P -- -- P -- P P -- P P P P P ‐‐ P ‐‐ P P P P P Business or Trade School Business Support Services Campground Carriage Stable Cocktail Lounge Communications Services Construction Sales and Services Consumer Convenience Services Consumer Repair Services Commercial Blood Plasma Center Permitted subject to LDC Section 25‐2‐803 Commercial Off‐Street Parking P P P ‐‐ P P A commercial off‐street parking use may not exceed one acre in site size. It may not be located within 100 feet of a corner. Not more than one commercial off‐ street parking use site may be located within a single block. The use must meet all applicable design requirements in this Document. Convenience Storage ‐‐ P ‐‐ ‐‐ P P -- In the CMU Subdistrict, the use must be enclosed in a single building on the site with no direct entry to individual storage units from outside. City of Austin North Burnet/Gateway Zoning District Regulating Plan 19 31 of 65Article 2: Land Use Standards Figure 2-1: NBG Zoning District Land Use Table P = Permitted Use C = Conditional Use ‐‐ = Prohibited U M N ‐‐ R N ‐‐ I C ADDITIONAL REQUIREMENTS Use is limited to 5,000 sq. ft. in the NR Subdistrict. COMMERCIAL USES (cont.) Drop‐Off Recycling Collection Facility Electronic Prototype Assembly Electronic Testing Equipment Repair Services Equipment Sales Exterminating Services Financial Services Food Preparation Food Sales Funeral Services General Retail Sales (Convenience) General Retail Sales (General) Hotel‐Motel Indoor Entertainment Indoor Sports and Recreation Kennels Laundry Services Liquor Sales Marina D O T ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P P P ‐‐ P P P ‐‐ ‐‐ ‐‐ ‐‐ P ‐‐ P P ‐‐ U M C ‐‐ P P ‐‐ ‐‐ ‐‐ P P P P P P P P P P ‐‐ P ‐‐ P ‐‐ U M W ‐‐ P P P ‐‐ ‐‐ P P P P P P P P P P P P ‐‐ P P ‐‐ U M S R -- P P -- -- -- P P P -- P P P P P P -- P -- P P -- P P P P P P P P ‐‐ P P P ‐‐ P P P P ‐‐ ‐‐ P P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P P P P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P ‐‐ P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ C ‐‐ Medical Offices ‐‐ exceeding 5,000 sq. ft. gross floor area Medical Offices ‐‐ not exceeding 5,000 sq. ft. gross floor area Monument Retail Sales P ‐‐ Off‐Site Accessory Parking P P P ‐‐ P P P Life Sciences -- -- -- -- -- -- P City of Austin North Burnet/Gateway Zoning District Regulating Plan An off‐street accessory parking use may not exceed one acre in site size. It may not be located within 100 feet of a corner. Not more than one off‐site accessory parking use site may be located within a single block. The use must meet all applicable design requirements in this Document. 20 32 of 65Article 2: Land Use Standards Figure 2-1: NBG Zoning District Land Use Table P = Permitted Use C = Conditional Use ‐‐ = Prohibited COMMERCIAL USES (cont.) Outdoor Entertainment Outdoor Sports and Recreation Pawn Shop Services Personal Improvement Services Personal Services Pet Services Plant Nursery Printing and Publishing Professional Office Recreational Equipment Maintenance & Storage Recreational Equipment Sales Research Assembly Services Research Services Research Testing Services Research Warehousing Services Restaurant (General) Restaurant (Limited) Scrap and Salvage Software Development Special Use Historic Stables Theater Vehicle Storage ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P -- D O T ‐‐ P ‐‐ P P P ‐‐ ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P P ‐‐ P C ‐‐ P ‐‐ U M C ‐‐ P ‐‐ P P P P P P ‐‐ ‐‐ P ‐‐ ‐‐ P P ‐‐ P C ‐‐ P ‐‐ U M N ‐‐ P ‐‐ P P P C C P ‐‐ ‐‐ C ‐‐ ‐‐ P P ‐‐ P C ‐‐ P ‐‐ R N ‐‐ P ‐‐ P P P ‐‐ ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P ‐‐ P C ‐‐ ‐‐ ‐‐ U M W ‐‐ P P P P P P P P ‐‐ ‐‐ P ‐‐ ‐‐ P P ‐‐ P C ‐‐ P ‐‐ U M S R P P -- P P P P P P -- P P P P P P -- P C P -- I C ‐‐ P P ‐‐ ‐‐ P P P P P ‐‐ P ‐‐ ‐‐ P P C P C P P ‐‐ -- Service Station ‐‐ P P P P P P ADDITIONAL REQUIREMENTS Use is limited to 5,000 gross sq. ft. in the NR Subdistrict. Use is limited to 5,000 gross sq. ft. in the NR Subdistrict. Use is limited to 5,000 gross sq. ft. in NR Subdistrict. A service station use may have the capability of fueling not more than eight vehicles at one time in the CMU, NMU, RSMU, and NR subdistricts. Use is limited to 5,000 sq. ft. in the NR Subdistrict. Use must comply with the requirements of LDC Section 25‐2‐807 Veterinary Services P P P ‐‐ P P P A veterinary services use must be conducted entirely within an enclosed structure. Veterinary hospitals for livestock and large animals not permitted. City of Austin North Burnet/Gateway Zoning District Regulating Plan 21 33 of 65Article 2: Land Use Standards Figure 2-1: NBG Zoning District Land Use Table P = Permitted Use C = Conditional Use ‐‐ = Prohibited D O T U M C U M N R N U M W U M S R I C Administrative Services P P P ‐‐ P P ADDITIONAL REGULATIONS Incidental maintenance of administrative services vehicles prohibited on site in TOD, CMU, RSMU, NMU, and NR subdistricts. An existing use in place prior to Nov. 1, 2007 is not considered a non‐conforming use. CIVIC USES Aviation Facilities Camp Cemetery Club or Lodge College and University Facilities Communication Service Facilities Community Events Community Recreation (Private) Community Recreation (Public) Congregate Living Convalescent Services Counseling Services Cultural Services Day Care Services (Commercial) Day Care Services (General) Day Care Services (Limited) Detention Facilities Employee Recreation Family Home Group Home, Class I (Limited) Group Home, Class I (General) Group Home, Class II Guidance Services Hospital Services (Limited) ‐‐ ‐‐ ‐‐ ‐‐ P P ‐‐ P P P ‐‐ ‐‐ P P P P P ‐‐ ‐‐ P P P C P P ‐‐ ‐‐ ‐‐ C P P ‐‐ P P P P P P P P P ‐‐ ‐‐ P P P P P P ‐‐ ‐‐ ‐‐ ‐‐ P P ‐‐ P P P P P P P P P ‐‐ ‐‐ P P P C P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P ‐‐ P P P P C C P P P ‐‐ ‐‐ P P C C ‐‐ C ‐‐ ‐‐ ‐‐ C P P ‐‐ P P P P P P P P P ‐‐ P P P P P P P P -- -- -- C P P -- P P P P -- P P P P P -- -- P P P -- P P ‐‐ ‐‐ ‐‐ C P P ‐‐ C C ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P ‐‐ C C C ‐‐ ‐‐ Convention Center ‐‐ ‐‐ ‐‐ ‐‐ City of Austin North Burnet/Gateway Zoning District Regulating Plan 22 34 of 65Article 2: Land Use Standards Figure 2-1: NBG Zoning District Land Use Table P = Permitted Use C = Conditional Use ‐‐ = Prohibited ADDITIONAL REGULATIONS CIVIC USES (cont.) Hospital Services (General) Local Utility Services Maintenance and Service Facilities Major Utility Facilities Military Installations Park and Recreation Services (General) Park and Recreation Services (Special) Postal Facilities Private Primary Educational Facilities Private Secondary Educational Facilities Public Primary Educational Facilities Public Secondary Educational Facilities Qualified Community Garden Railroad Facilities Religious Assembly Residential Treatment Safety Services D O T ‐‐ P U M C C P U M N C P ‐‐ ‐‐ ‐‐ P ‐‐ P P P P P P ‐‐ P C P ‐‐ ‐‐ ‐‐ P ‐‐ P P P P P P ‐‐ P P P ‐‐ ‐‐ ‐‐ P ‐‐ P P P P P P ‐‐ P C P R N ‐‐ P ‐‐ ‐‐ ‐‐ P ‐‐ P P P P P P ‐‐ P C C U M W C P C ‐‐ ‐‐ P ‐‐ P P P P P P ‐‐ P P P I C ‐‐ P P C ‐‐ ‐‐ ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ P P ‐‐ P Telecommunication tower P P P P P P U M S R C P -- P -- P -- P P P P P P -- P -- P P -- P Subject to LDC Section 25‐2‐839 (13‐2‐235 and 13‐2‐ 273). A telecommunications tower must be located on top of a building or be an architectural component of the building. Free standing towers are prohibited in TOD, CMU, RSMU, NMU, and NR subdistricts Transitional Housing Transportation Terminal ‐‐ P C P ‐‐ P ‐‐ C C P ‐‐ P All private transportation terminals are conditional in all NBG Subdistricts. Use is limited to 5,000 gross sq. ft. in all Subdistricts except CI. Subject to LDC Section 8‐4 City of Austin North Burnet/Gateway Zoning District Regulating Plan 23 35 of 65Article 2: Land Use Standards Figure 2-1: NBG Zoning District Land Use Table P = Permitted Use C = Conditional Use ‐‐ = Prohibited ADDITIONAL REQUIREMENTS Light Manufacturing ‐‐ ‐‐ ‐‐ ‐‐ P P Limited Warehousing and Distribution ‐‐ ‐‐ ‐‐ ‐‐ P P In the WMU Subdistrict, use may not produce noise, vibration, smoke, dust, odor, heat, glare, fumes, electrical interference, or waste run‐off outside an enclosed structure. In the WMU Subdistrict, use may not produce noise, vibration, smoke, dust, odor, heat, glare, fumes, electrical interference, or waste run‐off outside an enclosed structure. INDUSTRIAL USES Basic Industry Custom Manufacturing General Warehousing and Distribution Recycling Center Resource Extraction Stockyards AGRICULTURAL USES Animal Production Crop Production Horticulture Support Housing Urban Farm D O T ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ D O T ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ U M C ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ U M C ‐‐ ‐‐ ‐‐ ‐‐ C U M N ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ U M N ‐‐ ‐‐ ‐‐ ‐‐ C R N ‐‐ C ‐‐ ‐‐ ‐‐ ‐‐ R N ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ U M W ‐‐ P ‐‐ ‐‐ ‐‐ ‐‐ U M W ‐‐ ‐‐ ‐‐ ‐‐ C U M S R -- P P P P -- -- -- -- -- -- -- C I C P P P P ‐‐ ‐‐ I C ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ADDITIONAL REQUIREMENTS City of Austin North Burnet/Gateway Zoning District Regulating Plan 24 36 of 65ARTICLE 3: CIRCULATION, CONNECTIVITY AND STREETSCAPE The applicability of standards in Article 3 is based on the NBG Subdistrict in which a property is located and the Roadway Type adjacent to it. Refer to Article 1 for descriptions and maps of NBG Subdsitricts and NBG Roadway Types. 3.1. INTENT The standards of Article 3 are intended to: 3.1.1. Increase mobility both within the North Burnet/Gateway area and to surrounding areas by improving connectivity and accommodations for pedestrians, cyclists and transit. 3.1.2. Encourage a greater percentage of travel accomplished by walking, biking, and transit. 3.1.3. Provide a built environment, streetscape and street design that are safe and enjoyable for pedestrians and cyclists. 3.1.4. Ensure that site design promotes efficient pedestrian and vehicle circulation patterns; 3.1.5. Ensure the creation of a high-quality street and sidewalk environment that is supportive of pedestrian and transit mobility and that is appropriate to the roadway context; 3.1.6. Ensure that trees, sidewalks, and buildings – three of the major elements that make up a streetscape – are arranged in a manner that supports the creation of a safe, human-scaled, and well-defined roadway environment; 3.1.7. Ensure that there are multiple travel route options for all transportation modes in and around the NBG Zoning District; 3.1.8. Ensure that vehicular parking is accommodated in a manner that enriches and supports, rather than diminishes, the roadside pedestrian environment, and that does not create a barrier between the roadside environment and the roadside buildings; and 3.1.9. Ensure that sites are developed in a manner that supports and encourages connectivity for all modes of that new and existing development, pedestrian and bicycle paths, and open spaces complement and link to one another. travel and City of Austin North Burnet/Gateway Zoning District Regulating Plan 25 37 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.2. Applicability Subsection 3.3.1. General Applicability 3.2. APPLICABILITY For the purpose of applying the standards in this Article, refer to Article 1 for descriptions and maps of NBG Subdsitricts and NBG Roadway Types. 3.3. SIDEWALK STANDARDS 3.3.1. General Applicability In order to create an environment that is supportive of pedestrian and transit mobility, public sidewalks shall be provided on both sides of all streets in the NBG Zoning District. The requirements of this section must be met on all adjacent roadway types. 3.3.2. Sidewalk Standards for All Roadway Types A. Applicability Include RSMU Subdistrict Standard Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY Subsection 3.3.2 Sidewalk Standards for All Roadway Types • • • • • • • • • • -All development -Requirement must be met on all adjacent roadway types B. Sidewalks Public sidewalks shall be located along both sides of all streets. No sidewalk shall be less than the width prescribed in Figure 3-3 for each roadway type. The minimum sidewalk width requirement shall apply regardless of the available right-of-way. Where required, the sidewalk shall extend onto private property to fulfill the minimum requirement, with a sidewalk easement provided. Sidewalks shall consist of two zones: a street tree/furniture zone located adjacent to the curb, and a clear zone (see Figures 3-4 and 3-5). The following standards shall apply: EXCEPTIONS: Sites with life science uses, research services, research testing services, research warehousing services, research assembly services or industrial uses. 1. Street Tree/Furniture Zone b. a. The street tree/furniture zone shall have a minimum width as prescribed in Figure 3-3 for each roadway type (from face of curb) and shall be continuous and located adjacent to the curb. If required based on roadway type, the zone shall be planted with street trees at an average spacing not greater than 30 feet on center. The Watershed Protection and Development Review Dept. maintains a list of acceptable street trees for purposes of this section. c. For properties within the TOD Subdistrict, the zone shall be planted with street trees at an average spacing not greater than 30 feet on center on all roadway types. City of Austin North Burnet/Gateway Zoning District Regulating Plan 26 38 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.3. Sidewalk Standards Subsection 3.3.2. Sidewalk Standards for All Roadway Types d. While not required, the zone is intended for the placement of street furniture including seating, street lights, waste receptacles, fire hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility equipment such as electric transformers and water meters, and similar elements in a manner that does not obstruct pedestrian access or motorist visibility (see Figure 3-1). 2. Clear Zone a. The clear zone shall be a minimum width as prescribed in Figure 3-3 for each roadway type, shall be hardscaped, shall be located adjacent to the street tree/furniture zone, and shall comply with ADA and Texas Accessibility Standards. b. The clear zone shall be unobstructed by any permanent or nonpermanent element for the required minimum width and a minimum height of eight feet (see Figure 3-2). c. Along NBG Highways, the clear zone shall be located a minimum of 2 feet from the curb or ROW in compliance with TCM Section 4.2.1. CLEAR Figure 3-2: Clear zone example Figure 3-1: Street tree/furniture zone example Figure 3-3: SIDEWALK STANDARDS (applicability based on Roadway Type) Standards Applies if the Adjacent Street is: CTC PPC UR HWY Additional Requirements Min. Total Sidewalk Width (Feet) 15’ 12’ 12’ 8’ Min. Street Tree Zone Width (Feet) 7’ Optional Minimum Clear Zone Width 5’ 8’ Street Trees Required 8’ 7’ 7’ 5’ • • Along NBG Highways, sidewalks shall be located a minimum of 2 feet from the curb in compliance with TCM Section 4.2.1. Street trees shall be planted for all properties in the TOD Subdistrict. City of Austin North Burnet/Gateway Zoning District Regulating Plan 27 39 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.3. Sidewalk Standards Subsection 3.3.2. Sidewalk Standards for All Roadway Types 8’ min. 8’ min. REQUIRED REQUIRED street tree/ street tree/ furniture zone furniture zone 7’ min. 7’ min. REQUIRED REQUIRED clear zone clear zone 7’ min. 7’ min. 7’ min. 7’ min. REQUIRED REQUIRED REQUIRED REQUIRED street tree/ street tree/ street tree/ street tree/ furniture zone furniture zone furniture zone furniture zone 5 ’ min. 5 ’ min. 5 ’ min. 5 ’ min. REQUIRED REQUIRED REQUIRED REQUIRED clear zone clear zone clear zone clear zone Figure 3-4: NBG Core Transit Corridor sidewalk requirements. Figure 3-5: NBG Pedestrian Priority Collector and NBG Urban Roadway sidewalk width requirements. Street trees with an average spacing not greater than 30 feet on center are required along NBG Core Transit Corridors, NBG Pedestrian Priority Collectors, and all roadway types in the TOD Subdistrict. 3. Accommodating Bicycle Facilities a. If the adjacent street is identified as an NBG Core Transit Corridor or NBG Pedestrian Priority Collector, sidewalks may only encroach in the street right-of-way (ROW) to the extent that enough ROW remains to be able to accommodate a 6-foot wide bicycle off-street one-way bikeway and 2-foot buffer zone (total of 8 feet) on both sides of the roadway in the future. Alternative Equivalent Compliance may be sought for relief from this standard if bicycle lanes are provided in the street or if bicycle accommodations are provided as part of the sidewalk streetscape (one-way or two-way shared use facility); subject to review and approval by the Directors of the Public Works and Watershed Protection and Development Review Departments. b. Along NBG Highways, a minimum 8 foot clear zone is required in order to provide a shared use path that could be used for both pedestrian and bicycle travel. City of Austin North Burnet/Gateway Zoning District Regulating Plan 28 40 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.3. Sidewalk Standards Subsection 3.3.3. Alternative Requirements for Shallow Lots on NBG Core Transit Corridors 4. Utilities a. All utility lines shall be underground from the building to the property line. Utility lines within the right-of-way shall be placed underground or relocated to the rear of the site to the maximum extent practicable as determined by the Director (see Figure 3-6). b. Where existing electric utilities remain overhead and are located behind the curb, an overhead utility zone shall be provided so that no portion of the building is located within a 10-foot radius of the energized conductor. In addition, street trees shall be set back from an energized conductor by a minimum of ten feet as measured from the centerline of the tree. Options for street tree planting and sidewalk placement in combination with overhead utilities are illustrated in Figures 3-7 and 3-8. c. Utility compatible trees may be used so that the trees can be located beneath, rather than offset from, the overhead electric utilities if the Director determines that one of the following conditions is met: (i) If the depth of a lot is 120 feet or less and electric utilities remain overhead and are located behind the curb; or (ii) If, in order to meet all of the requirements of this section, the building façade would be required to set back 30 feet or more beyond the curb face (Note: if the requirements of this section can be met within existing right-of-way, utility compatible trees may not be used). 3.3.3. Alternative Requirements for Shallow Lots on NBG Core Transit Corridors On lots located on NBG Core Transit Corridors, with a depth of 150 feet or less and where insufficient right-of-way exists to meet sidewalk requirements, the total sidewalk width may be reduced to 12 feet, consisting of a seven-foot minimum street tree/furniture zone and a five- foot clear zone. City of Austin North Burnet/Gateway Zoning District Regulating Plan 29 41 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.3. Sidewalk Standards Subsection 3.3.3. Alternative Requirements for Shallow Lots on NBG Core Transit Corridors . electric electric distribution distribution tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate or planting bed or planting bed or planting bed or planting bed 1’0” 1’0” 1’0” 1’0” 6” 6” 6” 6” wet wet wet utilities wet utilities utilities utilities electric electric distribution distribution electric lights, electric lights, elec. – lts., elec. – lts., signals, signals, signals, tele signals, tele telecom telecom 7’ min. 7’ min. clear zone clear zone 7’ min. 7’ min. 7’ min. clear zone clear zone clear zone 8’ min. 8’ min. street tree/ street tree/ 8’ min. 8’ min. 8’ min. furniture zone furniture zone street tree/ street tree/ street tree/ furniture zone furniture zone furniture zone 15’ sidewalk 15’ sidewalk 15’ sidewalk 15’ sidewalk Figure 3-6: NBG Core Transit Corridor with underground utilities. C.L. C.L. C.L. C.L. C.L. C.L. C.L. C.L. C.L. C.L. C.L. C.L. 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min from energized from energized from energized from energized from energized from energized from energized from energized from energized from energized from energized from energized conductor conductor conductor conductor conductor conductor conductor conductor conductor conductor conductor conductor 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min 10’ min from energized from energized from energized from energized from energized from energized from energized from energized from energized from energized from energized from energized conductor conductor conductor conductor conductor conductor conductor conductor conductor conductor conductor conductor tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate tree pit w/grate or planting bed or planting bed or planting bed or planting bed or planting bed or planting bed or planting bed or planting bed or planting bed or planting bed 1’0” 1’0” 1’0” 1’0” 1’0” 1’0” 1’0” 1’0” 1’0” 1’0” 6” 6” 6” 6” 6” 6” 6” 6” 6” 6” wet utilities wet utilities wet utilities wet utilities overhead utility zone supplemental zone supplemental zone overhead utility zone 8’ min. 8’ min. street tree/ street tree/ furniture zone furniture zone 7’ min. 7’ min. clear zone clear zone City of Austin North Burnet/Gateway Zoning District Regulating Plan 30 42 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.4. On-Street Parking Subsection 3.3.4. Sidewalk Exemption for Edge Streets C.L. C.L. C.L. C.L. 10’ min. 10’ min. 10’ min. 10’ min. from energized from energized from energized from energized conductor conductor conductor conductor overhead utility zone overhead utility zone 8’ min. 8’ min. 8’ min. 8’ min. 8’ min. 8’ min. street tree/ street tree/ street tree/ street tree/ street tree/ street tree/ furniture zone furniture zone furniture zone furniture zone furniture zone furniture zone 7’ min. 7’ min. 7’ min. 7’ min. 7’ min. 7’ min. clear zone clear zone clear zone clear zone clear zone clear zone Figure 3-8: NBG Core Transit corridor with overhead utility zone at curb 3.3.4. Sidewalk Exemption for Edge Streets If the Director determines that a street(s) is not required by the Collector Street Plan and is aligned along an interior and/or rear property line and a street connection to adjacent property is not feasible, the sidewalk standards in this section are not required along the outside edge of the street (Figure 3-9). Figure 3-9: Sidewalk exemption on edge streets City of Austin North Burnet/Gateway Zoning District Regulating Plan 31 43 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.4. On-Street Parking Subsection 3.4.1. Applicability Include RSMU Subdistrict 3.4. ON-STREET PARKING 3.4.1. Applicability Standard Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY Section 3.4 On-street parking • • • • • • • • • Optional for all development. 3.4.2. Purpose On-street parking is encouraged within the NBG Zoning District to serve retail, office, and residential parking needs. It is especially important in areas where there are active edge designations to support ground floor businesses and to serve as a buffer for pedestrian activity along high- volume streets. However, depending on conditions along existing streets in addition to City safety policies and procedures, the provision of on-street parking on all streets within the NBG Zoning District is subject to the approval of the Director of the Public Works Department and compliance with fire access standards. 3.4.3. On-Street Parallel Parking A. NBG Core Transit Corridors 1. On-street parallel parking is encouraged along the following NBG Core Transit Corridors: Kramer Lane, Stonelake Blvd, and Capital of Texas Hwy within the NBG Zoning District, as indicated on the NBG Roadway Types Map (Figure 1-3). 2. The Director of the Public Works Department may determine that such parking is not feasible due to limited right-of-way width or lack of appropriate and adequate easement, transit activity conflict and interference, inadequate sight distance caused by vertical or horizontal curvature of a street, high roadway speeds, or other safety concerns. 3. The design for on-street parallel parking may be accommodated 4. by providing parking inside the curb line (Figure 3-10). If on-street parking is provided, the sidewalk standards under Section 3.3 shall continue to apply, with both a clear zone and street tree/furniture zone placed adjacent to the curb at the inside of the parking spaces. City of Austin North Burnet/Gateway Zoning District Regulating Plan 32 44 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.4. On-Street Parking Subsection 3.4.3. On-Street Parallel Parking 5. On-street parallel parking is not permitted on Burnet Road. The portion of Burnet Road in the North Burnet/Gateway planning area is part of the State Highway System (FM1325) and thus under the Texas Department of Transportation (TxDOT) jurisdiction. The North Burnet/Gateway Master Plan recommends the City of Austin request to take ownership of the roadway, and redesign the roadway into an urban transit boulevard. At such time as the City takes over ownership, consideration will be given to permitting parallel parking on Burnet Road. Figure 3-10: On-Street parallel parking design inside the curb line. City of Austin North Burnet/Gateway Zoning District Regulating Plan 33 45 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.4. On-Street Parking Subsection 3.4.4. Head-in and Angle Parking Restrictions B. NBG Pedestrian Priority Collectors and NBG Urban Roadways 1. On-street parallel parking is encouraged along all NBG Pedestrian Priority Collectors and NBG Urban Roadways and shall be permitted subject to the approval of the Director of the Public Works Department. 2. The design for on-street parallel parking may be accommodated using standard design adjacent to the curb (Figure 3-11) or by providing parking inside the curb line (Figure 3-10). 3. If on-street parking is provided, the sidewalk provisions under Section 3.3 shall continue to apply, with both a clear zone and street tree/furniture zone placed adjacent to the curb at the inside of the parking spaces. 3.4.4. Head-in and Angle Parking Restrictions Head-in and angle parking are not allowed in the TOD Subdistrict or on a NBG Core Transit Corridor or NBG Pedestrian Priority Collector in the NBG Zoning District. City of Austin North Burnet/Gateway Zoning District Regulating Plan 34 46 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.1. Project Circulation Plan 3.5. CONNECTIVITY AND CIRCULATION Include RSMU Subdistrict 3.5.1. Project Circulation Plan A. Applicability Standard Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY Section 3.5.1 Project Circulation Plan • • • • • • • • • • All development B. All projects must provide a Project Circulation Plan as part of the subdivision review process (or site plan if a subdivision plan is not required). The Project Circulation Plan shall be developed and reviewed for its consistency with this Section 3.5 and the NBG Collector Street Plan (Figure 3-12), which illustrates conceptual locations for new collector streets in the NBG Planning Area. C. The Project Circulation Plan shall demonstrate: 1. How the on-site circulation system meets the standards of this Section 3.5. 2. How the on-site circulation system will be integrated with surrounding streets, bicycle facilities, trails, existing or future development, etc. 3. How new street design conforms with street cross section standards in Appendix A and reflects the intent of this Article. 4. How new collector street alignments conform with the NBG Collector Street Plan (Figure 3-12) or how deviations from the Collector Street Plan, in terms of roadway placement, alignment, and design, are consistent with the intent statements in this Document. 5. Consideration for pedestrians, bicyclists, transit, and vehicles. 6. That the street and pathway system will contribute to safe and convenient pedestrian connections between primary destinations within the NBG Area (e.g. transit station, commercial services, parks) and residential areas. City of Austin North Burnet/Gateway Zoning District Regulating Plan 35 47 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.2. Dedication of NBG Collector Streets D. A Project Circulation Plan must be approved by the Directors of the Neighborhood Planning and Zoning and Watershed Protection and Development Review Departments. In reviewing the Project Circulation Plan for approval, the Directors shall consider whether the plan: 1. 2. 3. It is consistent with standards in this Section 3.5. It is consistent with the NBG Collector Street Plan (Figure 3-12) or presents alternatives that demonstrate satisfactory compliance with the Collector Street Plan; and It meets all applicable requirements in the Transportation Criteria Manual (TCM) or presents acceptable alternatives to the standards in the TCM. A subdivision or site plan may not be approved if the Project Circulation Plan is not approved. The Directors’ decision approving or disapproving a Project Circulation Plan is subject to administrative appeal under the requirements of Section 25-1-182 (Initiating an Appeal) of the LDC. 3.5.2. Dedication of NBG Collector Streets A. Applicability Standard Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY Section 3.5.2 Dedication of NBG Collector Streets • • • • • • • All development. B. Right-of-way shall be dedicated for collector streets as identified on the NBG Collector Street Plan (Figure 3-12) in conformance with LDC Section 25-6-51(a)(2) [an approved collector plan] and associated requirements in LDC Chapter 25-6, Article 2 [Reservation and Dedication of Right-of-Way]. 1. New collector streets shall follow one of the Primary Collector Street cross-sections provided in Appendix A. 2. The collector street shown on Figure 3-12 running north-south located east of Burnet Road and west of the railroad tracks shall follow the Primary Collector Street (35 M.P.H or less) off-street bikeway option cross-section. 3. Collector street alignments shown on Figure 3-12 are approximate, are subject to modification as deemed appropriate by the Directors and may be located on different ownership parcels. ROW dedication and reservation on specific parcels shall be determined in accordance with LDC Chapter 25-6, Article 2. If a site is five acres or larger in size and required build a new street(s) to meet the block size standards in Section 3.5.4, a street 4. City of Austin North Burnet/Gateway Zoning District Regulating Plan 36 48 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.2. Dedication of NBG Collector Streets 5. alignment shall follow the collector street alignment as identified in Figure 3-12. If a site is less than five acres in size, or would otherwise not be required to provide a new street(s) on the site in compliance with the block size standards in Section 3.5.4 or any other requirement, b. a. Floor-to-Area (FAR) calculations for the non-dedicated portion of the site shall be made based on the total site area prior to the dedication. If the project builds the collector street following one of the Primary Collector Street cross-sections provided in Appendix A, the site will be eligible for a development bonus in exchange for building the collector street. The development bonus criteria and standards are detailed in Article 6. City of Austin North Burnet/Gateway Zoning District Regulating Plan 37 49 of 65Figure 3-12 : North Burnet / Gateway (NBG) Zoning District Collector Street Plan LEGEND Existing streets and currently planned streets Updated 02/13/2024 Required new collector street Right - of - way (ROW) dedication Recommended collector street extension (R.O.W. dedication will be required if property is rezoned to NBG in the future) Required collector street connection point DUVAL Location of connection is ﬂexible NBG Zoning District NBG Planning Area Boundary Parcel Boundary Railroads G R A F A C Y R M S C I R T E M T E N R U B KRAMER W O L L O H E N O T S DONLEY DENTON ENERGY R U N D B E R G C A P - O M / 1 P O O L YORK TUDOR UT Property: Future roadway connections subject to UT authorization. S T O UT Property: Future roadway connections subject to UT authorization. N E L A K E L S L G R E A T H I C A P I T A L O F T E X A S H W Y 1 8 3 / R E S E A R C H BRAKER UT Pickle Research Campus Future roadway connections subject to UT authorization. MCHALE RUTLAND N O S P M O H T S L I E N LONGHORN INDUSTRIAL D I E R D E T I N U L I E N - C M Note: Collector street alignments shown are approximate and may be located on different ownership parcels. ROW dedication and reservation on speciﬁc parcels shall be determined in accordance with LDC Chapter 25-6, Article 2. 50 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.3. Standards for New Streets 3.5.3. Standards for New Streets Include RSMU Subdistrict A. Applicability Standard Section 3.5.3. Standards for New Streets N/A = Not Applicable. Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY • • • • • • N/A N/A N/A N/A Any new street built in the NBG Zoning District. B. Any new street built in the NBG Zoning District will be required to follow one of the street cross-sections provided in Appendix A. C. New streets are encouraged to incorporate Innovative Water Quality Controls as described in Environmental Criteria Manual Section 1.6 and illustrated in Appendix C. 3.5.4. Block Standards A. Applicability Include RSMU Subdistrict Standard Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: Section 3.5.4 Block Standards TOD CMU NMU NR WMU CI CTC PPC UR HWY • • • • • • • • • • A site five acres or larger, or any block face exceeding 500 feet in length. B. Maximum Block Size A site five acres or larger shall be generally divided into internal blocks. Streets connecting the blocks shall form an interconnected, grid- like transportation system on the site. Notwithstanding the provisions of new streets consistent with the NBG Collector Street Plan, the maximum length of any block face shall be 660 feet and the maximum block perimeter shall be 1,800 feet as measured from the curb line (see Figure 3-21) with the following exemptions, subject to the approval of the Director: 1. Block size should not exceed the standards in Subsection B above unless there are special circumstances including, but not limited to: restricted access due to easements, rail right-of-way, natural (such as waterways and floodplain), existing features development, , and property developed with life science uses, research services, research testing services, research warehousing services, research assembly services, or industrial uses. 2. Contiguous green spaces or parks are not subject to the block- length requirements, but if the green space or park is longer than 500 feet, it must include at a minimum of one pedestrian and bicycle shared use path as a mid-block connection. This path shall City of Austin North Burnet/Gateway Zoning District Regulating Plan 39 51 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.5. Curb Cut Spacing Standards connect to other existing or planned pedestrian/bicycle routes through the site or adjacent to the site. 3. Contiguous areas adjacent to and following the Capital Metro railway right-of-way are not subject length requirements if they do not extend more than 175 feet away from the rail right-of-way. the block to C. Mid-block Pathway For a block face exceeding 500 feet in length, a pedestrian pathway shall be provided as a mid-block route to connect to public streets and/or other existing or planned pedestrian routes through the site or adjacent 3-13). Except for a site developed with life science uses, research services, research testing services, research warehousing services, research assembly services, or industrial uses. Figure (see site the to Figure 3-13: Example of a development meeting block standards and mid-block pathways D. Subdivision of Internal Blocks Internal blocks abutting new streets may be subdivided to allow for the sale and development of individual blocks without frontage on a public street if the Director determines that the new street is equivalent to a public street in terms of pedestrian and bicycle access, utilities, pavement design, and vehicle access requirements. City of Austin North Burnet/Gateway Zoning District Regulating Plan 40 52 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.5. Curb Cut Spacing Standards 3.5.5. Curb Cut Spacing Standards Include RSMU Subdistrict A. Applicability Standard Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY Section 3.5.5 Curb-cut Spacing Standards • • • • • • • • • • All development B. General Standards In addition to the standards under Subsections C and D below, curb-cuts on streets in the NBG Zoning District shall be located in accordance with the driveway spacing standards in Section 5 of the Transportation Criteria Manual (TCM). C. NBG Core Transit Corridors Curb cuts for vehicular connections between the site and any adjacent NBG Core Transit Corridor shall not occur more frequently than every 330 feet. An NBG Pedestrian Priority Collector or NBG Urban Roadway does not count as a curb cut. D. Small Lots on NBG Core Transit Corridors and NBG Pedestrian Priority Collectors For lots with frontage less than 50 feet wide adjacent to an NBG Core Transit Corridor or Pedestrian Priority Collector, access to the lot shall be provided by a single joint use driveway from the CTC or PPC; otherwise access shall be provided from an NBG Urban Roadway, Highway, or Alley. E. NBG Highways Curb-cuts on NBG Highways shall be located in accordance with TxDOT driveway spacing standards located in the TxDOT Access Management Manual. The driveway spacing requirements are related to the posted speed limits. TxDOT is part of the City of Austin review process and all site developments that abut a state highway system are reviewed by the TxDOT Driveway and Utility Permit Office and Area Engineer's office prior to final approval by the City. 3.5.6. Curb-Cut Dimensional Standards Include RSMU Subdistrict A. Applicability Standard Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY Section 3.5.6 Curb-Cut Dimensional Standards • • • • • • • • • • All development City of Austin North Burnet/Gateway Zoning District Regulating Plan 41 53 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.7. Commercial and Residential Alleys B. Curb-Cut Width Standards Section 5 of the Transportation Criteria Manual (TCM) specifies driveway standards in 5.3.2 of the TCM. These standards shall continue to apply to residential (Type 1) and commercial (Type II) driveways, except as provided in this subsection. 1. The maximum Type I driveway width for townhouse residences shall be 18 feet. 2. Driveways along street frontages with an active edge designation are discouraged. When they are deemed necessary by the Director, the maximum Type II driveway width for multi-family residential and commercial uses shall be 30 feet along an active edge. 3. Other Type II driveways within the NBG Zoning District shall be no more than 30 feet wide, and they may be expanded to a maximum width of 35 feet when deemed necessary by the Director for proper traffic circulation and access. 4. The maximum curb return radius for all Type II driveways shall be 15 feet in the TOD, CMU, NMU, and NR Subdistricts. The maximum curb return radius may be expanded when deemed necessary by the Director for proper traffic circulation and access. 5. Sidewalk clear zones crossing a driveway shall be continuous and as straight and level as possible. Curb cuts shall ramp up and down to the level of the sidewalk rather than require additional curb ramps along the sidewalk. 3.5.7. Commercial and Residential Alleys Include RSMU Subdistrict A. Applicability Standard Section 3.5.7 Commercial and Residential Alleys Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY • • • • • • • • • • Optional for all development B. Alleys are encouraged to focus specific types of activity “behind the scenes” and to potentially allow for another point of access to the site. Alleys may provide space for, but not limited to, the following: loading areas, trash collection, utility location, and access to parking. Alleys shall comply with the Commercial Alley or Residential Alley cross- sections as shown in Appendix A. C. Alleys should be used mid-block for service access and shall not substitute for streets required for emergency vehicle access or to meet block size or connectivity requirements. City of Austin North Burnet/Gateway Zoning District Regulating Plan 42 54 of 65Article 3: Circulation, Connectivity and Streetscape Section 3.5. Connectivity and Circulation Subsection 3.5.8. Pedestrian, Bicycle, and Vehicular Circulation 3.5.8. Pedestrian, Bicycle, and Vehicular Circulation Include RSMU Subdistrict A. Applicability Standard Section 3.5.8 Pedestrian, Bicycle, and Vehicular Connectivity Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY • • • • • • • • • • All development All sites or developments subject to this section shall: B. Provide private drive or public/private street connections to existing private drives or public/private streets on adjacent sites; C. Provide direct pedestrian access from any street adjacent to the property line to a building entrance (the pedestrian access point must be fully accessible during operating hours). D. Where public parkland is adjacent to the property line, provide pedestrian and bicycle access from the trail or walkway system on that parkland to the building entrance (the pedestrian and bicycle access points must be fully accessible during operating hours and shall meet City standards for pedestrian and bike ways). E. Development projects in the TOD Subdistrict shall consult with the City of Austin Bicycle and Pedestrian Program prior to or during the Project Circulation Plan review about possible ways to achieve separated off- street bikeways. City of Austin North Burnet/Gateway Zoning District Regulating Plan 43 55 of 65ARTICLE 4: SITE DEVELOPMENT STANDARDS The applicability of standards in Article 4 is based on the NBG Subdistrict in which a property is located and the Roadway Type adjacent to it. Refer to Article 1 for descriptions and maps of NBG Subdsitricts and NBG Roadway Types. 4.1. INTENT The standards of Article 4 are intended to: 4.1.1. Ensure that buildings relate appropriately to the surrounding area, create a cohesive visual identity and attractive street scene, and frame the pedestrian environment; 4.1.2. Ensure that buildings relate appropriately to their roadway context, allowing for easy pedestrian access to buildings and providing well-defined edges to the roadway environment; 4.1.3. Provide opportunities for roadside uses that enliven and enrich the roadway and pedestrian environment, such as outdoor dining, porches, patios, and landscape features; 4.1.4. Ensure that vehicular parking is accommodated in a manner that enriches and supports, rather than diminishes, the pedestrian environment; 4.1.5. Provide adequate, secure, and convenient bicycle parking to meet the needs of the users of a development and to encourage cycling activity; 4.1.6. Ensure that utilities and mechanical equipment are obscured and are not prominent features of a development that negatively impact the visual experience; 4.1.7. Ensure that exterior lighting creates a safe night-time atmosphere and encourages activity in the evening, but does not overwhelm the environment and intrude onto adjacent properties; and 4.1.8. Provide both private and public open space amenities to residents, workers, and visitors of the NBG Zoning District so that the urban character of the NBG area is balanced with the open space needs of these populations. 4.1.9. Encourage innovative stormwater management practices. City of Austin North Burnet/Gateway Zoning District Regulating Plan 44 56 of 65Article 4: Site Development Standards Section 4.2. General Development Standards Subsection 4.2.1. Applicability 4.2. GENERAL DEVELOPMENT STANDARDS 4.2.1. Applicability Include RSMU Subdistrict Standard Section 4.2 General Development Standards Applies if the NBG Subdistrict is: Applies if the Adjacent Street is: Applies to the following: TOD CMU NMU NR WMU CI CTC PPC UR HWY • • • • • • • • • • All development. 4.2.2. General Development Standards Summary Table The General Development Standards Summary Pages in Figure 4-1 establish site development standards for each NBG Subdistrict and any additional regulations that apply in a specific subdistrict. 4.2.3. Other Site Development Standards For all development in the NBG Zoning District: A. Maximum Units Per Acre There are no maximum units per acre requirements. B. Minimum Site Area Requirements There are no minimum site area requirements. C. Maximum Building Coverage Maximum building coverage shall be equal to the maximum impervious cover permitted. D. Minimum number of Building Stories 1. The minimum number of stories for a building located within the Transit Oriented Development (TOD) subdistrict is two stories. For properties located in all other subdistricts there is no minimum number of building stories. 2. A minimum of 50% of the entire building footprint must be a full two stories. 3. For the purposes of this document, two story minimum is defined in Article 7: Definitions. 4.2.4. Compatibility Standards A. Development within the NBG Planning Area does not trigger the standards in Article 10 Division 2 of the LDC. City of Austin North Burnet/Gateway Zoning District Regulating Plan 45 57 of 65FIGURE 4 - 1 TOD : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS TRANSIT ORIENTED DEVELOPMENT (TOD) SUBDISTRICT LOT SIZE FLOOR TO AREA RATIO BUILDING HEIGHT Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: TOD Gateway Zone TOD Midway Zone 12:1 12:1 is FAR may be granted in exchange for e de- velopment bonus criteria and standards are detailed in Article 6. Revised 10-25-23 Minimum Building Height: 2 Stories Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus* TOD Gateway TOD Midway 491 Feet 491 Feet is building height may be granted in exchange for the provision of public e development bonus crite- ria and standards are detailed in Article 6. Typical example of buildings in the Transit Oriented Development Subdistrict. 491’ Max. Height with Development Bonus (TOD Gateway & TOD Midway) Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 0 Feet 0 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard and street side yard setbacks for build- ings three or more stories in height shall be 30 feet from the center line of the re access. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: * vious cover requirements of Section 25-8-394(C) of the LDC. is requirement supersedes imper- 80% 58 of 65FIGURE 4 - 1 CMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS COMMERCIAL MIXED USE (CMU) SUBDISTRICT LOT SIZE FLOOR TO AREA RATIO BUILDING HEIGHT Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: CMU Zone CMU Midway Zone CMU Gateway Zone 3:1 10:1 12:1 This FAR may be granted in exchange for the provision of public benefits. The development bonus criteria and standards are detailed in Article 6. Revised 10-25-23 Minimum Building Height: Not applicable Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus*: CMU Zone CMU Midway Zone CMU Gateway Zone 180 Feet 350 Feet 420 Feet exchange for the provision of public ben- standards are detailed in Article 6. MAXIMUM IMPERVIOUS COVER Typical examples of buildings in the Commercial Mixed Use Subdistrict. Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 0 Feet 0 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from access. If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: * vious cover requirements of Section 25-8-394(C) of the LDC. 80% - PLATTING REQUIREMENTS If located in the CMU Gateway Zone: Section 24-4-171(Access to Lots) of the abut a dedicated public street or a Major Internal Drive. 420’ Max. Height with Development Bonus (CMU - Gateway) 350’ Max. Height with Development Bonus (CMU - Midway) 180’ Max. Height with Development Bonus (CMU) 59 of 65FIGURE 4 - 1 NMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS NEIGHBORHOOD MIXED USE (NMU) SUBDISTRICT Revised 10-25-23 LOT SIZE FLOOR TO AREA RATIO Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: 3:1 is FAR may be granted in exchange e development bonus criteria and stan- dards are detailed in Article 6. BUILDING HEIGHT* Minimum Building Height: Not applicable Maximum Building Height by Right: re Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus: 120 Feet is building height may be granted in exchange for the provision of public e development bonus criteria and standards are detailed in Article 6. * Properties may be required to comply with the building height restrictions in Subsection 4.2.10 Compatibility Stan- dards, if triggered by a property outside of the NBG Planning Area. Minimum Lot Size 1,600 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 0 Feet 5 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from access. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: 80% is requirement supersedes imper- * vious cover requirements of Section 25-8-394(C) of the LDC. Typical examples of buildings in the Neighborhood Mixed Use Subdistrict. 120’ Max. Height with Development Bonus 60 of 65FIGURE 4 - 1 NR : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS NEIGHBORHOOD RESIDENTIAL (NR) SUBDISTRICT Revised 10-25-23 LOT SIZE FLOOR TO AREA RATIO Minimum Lot Size 1,600 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Front and Street Side setbacks: Interior Side Yard: Rear Yard: 0 Feet 5 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from re access. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: * is requirement supersedes imper- vious cover requirements of Section 25-8-394(C) of the LDC. 60% Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: 2:1 is FAR may be granted in exchange e development bonus criteria and stan- dards are detailed in Article 6. BUILDING HEIGHT* Minimum Building Height: Not applicable Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus: 60 Feet is building height may be granted in exchange for the provision of public e development bonus criteria and standards are detailed in Article 6. * Properties may be required to comply with the building height restrictions in Subsection 4.2.10 Compatibility Stan- dards, if triggered by a property outside of the NBG Planning Area. 60’ Story Max. Height with Development Bonus Typical examples of buildings in the Neighborhood Residential Subdistrict. 61 of 65FIGURE 4 - 1 WMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS WAREHOUSE MIXED USE (WMU) SUBDISTRICT Revised 10-25-23 LOT SIZE FLOOR TO AREA RATIO Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 0 Feet 0 Feet Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: 3:1 is FAR may be granted in exchange e development bonus criteria and stan- dards are detailed in Article 6. BUILDING HEIGHT Minimum Building Height: Not applicable * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from access. Maximum Building Height by Right: re Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus: 120 Feet is building height may be granted in exchange for the provision of public e development bonus crite- ria and standards are detailed in Article 6. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek): Not applicable 120’ Max. Height with Development Bonus Typical examples of buildings in the Warehouse Mixed Use Subdistrict. 62 of 65FIGURE 4 - 1 CI : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS COMMERCIAL INDUSTRIAL (CI) SUBDISTRICT Revised 10-25-23 LOT SIZE FLOOR TO AREA RATIO Minimum Lot Size 5,750 SF Minimum Lot Width 50 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 5 Feet 5 Feet Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: is FAR may be granted in exchange 2:1 e development bonus criteria and stan- dards are detailed in Article 6. BUILDING HEIGHT Minimum Building Height: Not applicable * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from access. Maximum Building Height by Right: re Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek): Not Applicable 120’ Max. Height with Development Bonus Maximum Building Height with Development Bonus: 120 Feet is building height may be granted in exchange for the provision of public e development bonus criteria and standards are detailed in Article 6. Typical examples of buildings in the Commercial Industrial Subdistrict. 63 of 65FIGURE 4 - 1 RSMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS RESEARCH AND SCIENCES MIXED USE (RSMU) SUBDISTRICT Revised 02/13/2024 LOT SIZE FLOOR TO AREA RATIO BUILDING HEIGHT Maximum Floor-to-Area Ratio (FAR) by Right: RSMU Subdistrict 3:1 Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: RSMU Subdistrict 12:1 This FAR may be granted in exchange for the provision of public benefits. The development bonus criteria and standards are detailed in Article 6. Maximum Building Height by Right Established on Figure 4-4* (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this : Document.) *The maximum building height by right for Life Science Uses only shall be 125 feet. All other uses are limited to 120 feet by right as shown in Figure 4-4. Maximum Building Height with Development Bonus* RSMU 491 Feet is building height may be granted in exchange for the provision of public e development bonus crite- ria and standards are detailed in Article 6. Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 0 Feet 0 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard and street side yard setbacks for build- ings three or more stories in height shall be 30 feet from the center line of the re access. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: 80% * vious cover requirements of Section 25-8-394(C) of the LDC. is requirement supersedes imper- 95% Typical example of buildings in the Research Sciences Mixed Use Subdistrict 491’ Max. Height with Development Bonus (RSMU) 64 of 65Figure 4-2 : Maximum Floor - to - Area - Ratio (FAR) by Right (with no Development Bonus) Updated 02/13/2024 LEGEND Maximum FAR 0.75 : 1 Maximum FAR 1 : 1 Maximum FAR 2 : 1 Maximum FAR 3 : 1 Maximum FAR NBG Planning Area Boundary Parcel Boundary Railroads See label on parcel for maximum FAR DUVAL G R A F A C Y R M S C I R T E M 0.7:1 W O L L O H E N O T S T E N R U B BRAKER KRAMER DONLEY DENTON ENERGY R U N D B E R G MCHALE RUTLAND N O S P M O H T S L I E N LONGHORN INDUSTRIAL D I E R D E T I N U L I E N - C M 1.07:1 C A P - O M / 1 P O O L S T O N E L A K G R E A T H I L L S 0.45 : 1 0.5 : 1 E C A P I T A L O F T E X A S YORK TUDOR H W Y 1 8 3 / R E S E A R C H Note : Maximum FAR by Right is based on the maximum FAR allowed . by the property’s zoning prior to adoption of this Document 65 of 65