HomeMy WebLinkAboutMinutes_P&Z_03.07.2000Minutes
Planning and Zoning Commission
Tuesday, March 7, 2000
Chair, Patrick Walsh, called the March 7, 2000, Planning and Zoning Commission meeting to order at
6:02 p.m., and explained the meeting process. Other Commissioners present were Charles Parker,
Gabe Sansing, Sarah Milburn, Jack Noble, Marjorie Herbert and Don Nadon. Staff members present
were Ed Barry, Director, Donna Stump, Legal Counsel, Clyde von Rosenberg, Chief Long Range
Planner, Scott Ingalls, Chief Development Planner, David Munk, Development Engineer, Wendy
Walsh, Development Planner, Tom Bolt, Development Planner, Carla Benton, Development
Technician, Jim Babcock, Development Technician, and Janis Russell, Recording Secretary.
1. Action from Executive Session
Consent Agenda
2. Consideration and possible action on the Minutes of the February 1, 2000, Planning and
Zoning Commission Meeting.
3. Variance to the Subdivision Regulations for Riverview Estates, Block A, Lot 6, located at 100
Oakmont Court.
Agenda Item #4 was pulled from the Consent Agenda to be considered individually by the Commission.
Gabe Sansing made a motion to approve the remainder of the Consent Agenda. Charles Parker
seconded the motion which passed by a vote of 7-0.
Regular Agenda
4. Third Revised Concept Plan of 1029.12 acres in the Joseph Fish, Mary Ann Lewis, Leroy Lord
and William Roberts Surveys, known as Georgetown Village Planned Unit Development,
located 1.5 mile east of Williams Drive on Shell Road. Wendy Walsh gave the staff report and
recommendation. Patrick Walsh and Marjorie Herbert asked questions regarding the PUD and
plat approval process. Ed Barry responded that this request would enable the applicant to ask
for Variances to the Subdivision Regulations for collector streets only, such as right-of-way
width, pavement cross section and radii curvature. Jim Mills, developer, addressed the
Commission and responded to questions. After the discussion, Charles Parker made a motion
to approve a Third Revised Concept Plan of Georgetown Village Planned Unit Development, to
remove the PUD standard which requires that collector streets are built to the design standards
outlined in the Subdivision Regulations, with the appropriateness of variances to be evaluated
on a case-by-case basis at the subdivision plat stage. Sarah Milburn seconded the motion. Don
Nadon asked about the comments from surrounding property owners in the packet. Ed Barry
clarified that the comments from surrounding property owners in packet were sent in, but most
have to do with Agenda Item 7. The motion passed by a vote of 7-0.
5. Presentation and discussion on the Century Plan Development Plan Element and the City of
Georgetown Traffic Impact Analysis. Clyde von Rosenberg gave a presentation to the
Commission regarding the Century Plan and the Traffic Impact Analysis currently underway and
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March 7, 2000
Page 2
explained that the traffic study is not for a specific development, but for the City as a whole.
6a. Consideration and possible action on a Century Plan Amendment of River Hills, Section 4
and The Rivery, Lots 1, 2 and 3, from Intensity Levels 3, 4 5 and 6 to Intensity Level 5, to be
known as The Rivery, Phase 1, located on IH35 and Rivery Boulevard.
Consideration and possible action on a Rezoning of River Hills, Section 4, from RM-3,
Residential-Office and Service District to C-1, Local Commercial; and a 43.99 acre portion of
The Rivery, Lot 1, from C-2A, Commercial First Height Restricted, to C-2A, Commercial First
Height, removing the prohibition against residential use, or any more restrictive district.
Consideration and possible action on a Concept Plan of Rivery Subdivision, Lot 1 and River
Hills, Section 4, to be known as The Rivery, Phase 1, located on IH35 and Rivery Boulevard.
Scott Ingalls gave the staff report and recommendation. Sarah Milburn asked if there were
changes in the application since last month. Scott Ingalls responded that the applicant has met
with property owners and applicant is prepared to offer additional im provements to be
addressed at the plat and DDP stages such as buffering, landscaping, berming and privacy
fencing. Don Nadon asked about the connectivity to the River Hills subdivision. Scott Ingalls
stated that staff is going forward with requiring the connectivity per City Council policy. Sarah
Milburn restated that she does not see why this was being applied in this case. Ms. Milburn
asked for clarification regarding the intensity level run that Scott Ingalls handed out. Mr. Ingalls
explained the exhibit. Charles Parker asked how an overall Intensity Level 5 would reduce the
demand. Scott Ingalls explained that by eliminating Intensity Level 6, it would reduce the
demand overall. Sarah Milburn asked if studies had been done to show that Rivery Boulevar d
can handle traffic from Williams Drive and 1,311 apartments units proposed for The Rivery and
Rivery Park. Ed Barry responded that what the developer is proposing to do, and the upgrade
and construction of Rivery Boulevard and construction of the bridge which the City is
participating in, will meet the demand for the Rivery project. There will be City-wide
improvements that will have to be made, because of growth, that are not attributable to this
development. He stated that the City is working closely with TXDoT because IH35, Williams
Drive, Leander Road, Austin Avenue and FM971, are all State roadways and while the City can
assist them and try to work with them to provide funding, TXDoT makes the decisions. The
City is working with TXDoT now to provide a free loop or turn-around from the north bound to
the south bound lanes which should provide significant relief for that part of town. However,
because Williams Drive has been chosen to be the main traffic arterial, this has put more
pressure on Williams Drive. Patrick Walsh clarified that the City Council has a policy that new
development that abuts existing developments, will connect. The Commission can recommend
differently, but the staff brings applications forward with City Council direction. Don Nadon
asked if there is flexibility on when the road is opened to through-traffic. Scott Ingalls said that
there is flexibility. Gabe Sansing stated again that transportation is his biggest concern. He
asked what the City’s progress is toward connectivity to SH29 from Williams Drive. Ed Barry
stated that very general, preliminary discussions have taken place, but the addition of the third
lane on the frontage road and the Rivery Boulevard crossing should address the needs for the
Rivery project. In terms of relief system-wide, the City is working in conjunction with the
County to upgrade D.B. Wood Road, continue the Inner Loop and ultimately get it from Williams
Drive, south to Leander Road on the west side of town. The County is optimistic that within
the next 2 years we will be able to see significant progress. John Weber, the applicant, stated
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March 7, 2000
Page 3
that he has had two meetings with homeowners and agrees with homeowners on the
connectivity issue. He stated that they discussed buffering, landscaping, berming, lighting
levels and tree preservation with the property owners. The developer agrees that River Hills
Drive has a limited level of sight at the “T” with IH35 and will work with TXDoT to alleviate this
problem. He stated that they are in agreement with t he proposal to put in a third lane on the
Interstate and agree that special studies need to be done on how that lane is striped, how it’s
marked, as you leave the River Hills Subdivision. Patrick Walsh asked what’s different this
month from last month. Mr. Weber stated that buffering, screening, berming and landscaping
areas can be looked upon differently, the third lane on the frontage road, safety from the River
Hills subdivision and connectivity agreement that construction traffic will not go through River
Hills.
Jimmy Redwine - 108 Hillview - handed out a radar survey done in 1999 and showed pictures
of traffic on the frontage road leading to River Hills subdivision and asked the Commission to
postpone action on this development until Rivery Boulevard and the bridge are under
construction.
Maura Crichton - 201 River Hills Drive - Read a memo from the River Hills residents who are
opposed to project. Density is unsafe. Major factor is the impact the density will have on the
traffic in Georgetown. A TIA should be done expressly for this site. Until Williams Dr. connects
to SH29, no development with this density should be allowed.
Dick Seemann - 211 River Hills Drive- Stated that the biggest problem is not being able to get
any information from TXDoT. Discussed the proposed free “U” and asked how it would
accommodate this new site’s traffic with the existing traffic.
Richard Winter - 203 North Oak Hollow - Stated objection to placement of road shown on the
Concept Plan and the buffering behind his lot. Showed excerpts from the Century Plan and
what it showed for The Rivery when he first moved to Georgetown, stating that what is being
planned now is dramatically more intensive. Recommended to defer or table this item.
Mary Faith Sterk - 109 North Oak Hollow Road - Stated that she was appreciative of the
meetings with developers but the main issue is what Georgetown will become in the next 3 -5
years and that the traffic needs to be addressed now, not later.
Renee Hanson - 1252 Austin Avenue - Stated her concern for the prospect of creating another
1325. Pointed out that the approval of the Concept Plan constitutes acceptance of the type,
density and intensity indicated on the plan. She stated that the traffic from the multi-family is
going to be generated at the worst time of day. She also asked who is going to pay for the
third lane on the frontage road.
John Weber responded to the speakers, stating that they will attempt to get 150' of buffer area
behind Mr. Winter’s home. Mike McInturff, traffic consultant for the project, addressed the traffic
concerns, stating that the additional lane on the frontage road will be beneficial. He stated that
the increase in trip generation will be gradual, as the project build out will take years an d will
give time for road system improvements to be designed and constructed. He explained the
benefits of a multi-use project and how it relates to traffic flow. Don Nadon asked Mr. McInturff
his opinion of connectivity to the River Hills subdivision. He responded that the residents in
River Hills will want to shop at the proposed development and connectivity would be beneficial
for them and there will also be an opportunity for pedestrian connectivity. Gabe Sansing asked
if there was ever an instance to ask TXDoT to change the on-ramp back to the way it was. Mr.
McInturff stated that spacing is not enough between Williams Drive and SH29, to have three
ramps and that the river restricts this also. Patrick Walsh asked about the third lane on the
frontage road. Mr. McInturff stated that the developer will pay for the third lane on the frontage
road along The Rivery frontage as well as the River Hills frontage, which will provide for
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March 7, 2000
Page 4
movement in and out of both subdivisions, and will make the ones currently being made much
more safe, with less friction and conflict for new traffic that would be generated along the west
side. He stated that the site distance improvement is a long term and more costly issue, but
they will continue to work with TXDoT to identify those sorts of needs and see if they can
correct those issues. Patrick Walsh asked how important the bridge and Rivery Boulevard are.
Mike McInturff responded that they were important features as part of the ultimate network plan
for the City and will help ease the Williams Drive intersection for those going to the Rivery.
John Noell, of the Urban Design Group, addressed the Commission and stated that this plan
reduces traffic intensity by what is approved there now by 30%. Based on what was approved
in the original plan, plus River Hills, there would be an allowable allotment of 800 units: 400 in
the Rivery and 400 in River Hills. The developer is proposing to move the residential units off
the IH35 frontage road and put them to the back of the property. Locating residential units on
Interstate frontage is a troublesome thing to do. He stated that the developer has proposed to
extend his cooperation to the point of constructing improvements to the frontage road, not just
in front of his property but extending it in front of the River Hills property, to improve safety.
The City staff is working with TXDoT to improve the frontage road sight distance problems.
John Weber closed with a statement on the timing of the project. The current projections are
July 2002 for the opening for Phase I of the shopping center. First apartment development will
be 325-350 units depending on market demand at that time. Over time the north/south
connection to SH29 will happen. Gabe Sansing asked about changing the on and of f ramps of
the Interstate again. Extensive discussion followed regarding possible arrangements of the on
and off ramps on IH35.
Patrick Walsh recessed the meeting at 8:20 p.m.
The meeting reconvened at 8:34 p.m.
Sarah Milburn stated that she was okay with the Century Plan Amendment. She stated that she
did have a problem with the large number of multi-family units and the number of trips, but did
like the proposed third lane on the frontage road. She stated that she can’t support the
Concept Plan with connectivity to River Hills.
Don Nadon - Stated that the sight distance problem is an existing one. He stated that he
supports the proposal but is opposed to connectivity.
Jack Noble -Problem with the overall intensity of the project.
Marjorie Herbert - Concerned about infrastructure having to support the development including
the traffic and roadway. Not convinced that this is a really good plan for this area.
Charles Parker - Opposed to connectivity to River Hills. Stated that the developers are doing
their best to work with the neighbors, City and TXDoT, but not sure if all questions were
answered tonight.
Gabe Sansing - Problem with the traffic, not the development. Polled the property owners about
connectivity after development is built out.
Patrick Walsh - Problem with timing of development. Century Plan Amendment seems to be
okay. Rezoning would be fine if infrastructure was in place. He stated that connectivity is
important and should be included in the Concept Plan.
Sarah Milburn made a motion to approve the Century Plan Amendment from Intensity Levels 3,
4, 5 and 6 to Intensity Level 5 and the allocation of utility capacity for River Hills, Section 4 an d
for the Rivery, Lots 1, 2 and 3. Don Nadon seconded the motion. Jack Noble stated that he
will vote opposed until traffic studies are complete. Motion passed by a vote of 5-2 (Marjorie
Herbert and Jack Noble opposed).
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March 7, 2000
Page 5
Sarah Milburn made a motion to approve the rezoning for River Hills, Section 4 from RM -3,
Residential-Office Service District to C-1, Local Commercial; and a 43.99 acre portion of The
Rivery, Lot 1 from C-2A, Commercial First Height Restricted to C-2A, Commercial First Height
Unrestricted to allow multi-family residential and exclude all other residential uses and to be tied
to this specific Concept Plan. Charles Parker seconded the motion which passed by a vote of
5-2. (Marjorie Herbert and Jack Noble voted opposed).
Sarah Milburn made a motion to approve the concept plan for River Hills, Section 4 and Th e
Rivery, Lot 1 to be known as The Rivery, Phase 1, provided the connecting street between the
existing Hillview Drive and the proposed road, Hillview Drive, is deleted from the Concept Plan.
Charles Parker seconded the motion which passed by a vote of 4-3. (Marjorie Herbert, Jack
Noble and Gabe Sansing voted opposed).
Sarah Milburn made a motion to move on to agenda item #7. Jack Noble seconded the motion which
passed by a vote of 7-0.
7. Rezoning from A, Agricultural to RP, Residential Planned, or any more restrictive district for
20.188 acres in the Joseph Fish Survey, to be known as Georgetown Village Planned Unit
Development, Section Three-B, located along Shell Road, Village Commons Boulevard,
Greenside Lane and Hickory Lane.
Public Review Final Plat of 20.188 acres in the Joseph Fish Survey, to be known as
Georgetown Village Planned Unit Development, Section Three-B, located along Shell Road,
Village Commons Boulevard, Greenside Lane and Hickory Lane, with Variances to the
Subdivision Regulations.
Wendy Walsh gave the staff report and recommendation. Patrick Walsh asked why reduce
ROW from 60-56 feet. Wendy Walsh responded that it would match the existing section of
Village Commons Boulevard and would be consistent with that and they are able to provide the
utilities within that ROW to the City’s satisfaction. Sarah Milburn asked about reducing the
front setback from 25 feet to 15 feet. She asked if the reason for that was that the garages
were to the rear and the houses had alleys behind them. Wendy stated that that was one of
the reasons and another reason was to provide the houses closer to the street. Sarah Milburn
asked if the lots were the same size. Wendy Walsh stated that these lots were smaller than in
other sections of the subdivision. Jim Mills, the developer, addressed the Commission. He
stated that he had met with the residents of the subdivision and identified the major concerns of
the property owners: lack of the alley system and proposed to put an alley system back in the
subdivision, similar to subdivisions in the Dallas area, with 20' ROW and 10' paving section
(amending the proposed plat) instead of 15' paving and 25' ROW, on a portion of the lots.
Another concern of the residents is that there is less park land in this section than others. He
stated that he thought that they were going to have more parks than required, as a whole.
Under the park dedication requirements, they would be required to have .55 acres for the
proposed 82 lots. The park shown is .22 acres and they have a bank of park land that they will
draw on to meet the requirement. He also proposed to dedicate some land as green space or
park land, which was originally part of the lot count. Patrick Walsh asked if the Commission can
take action on the Public Review Final Plat with the proposed changes. Ed Barry responded
that staff would need to review the proposed changes, and if there is a provision on the concept
plan for the alley width, that would need to be chang ed as well. Mr. Mills stated that he is
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March 7, 2000
Page 6
willing to work with the staff on the proposed changes to the plat, including the reduced alley
widths. The following people addressed the Commission:
Mark Weibel - 205 Westbury Lane - There has been a constant erosion of what he purchased:
the size of the pool, no sport court, approximately 3.3 acres in green space, for the 59 existing
homes and this current plan has 82 homes and .50 acres. He stated that they are regressing
from neighborhood concept.
Kent James - 223 Westbury Lane - Residents pay an assessment of .20, in addition to the
existing tax rate, to maintain alley-ways and pocket parks. The residents have concerns
because of all the variances requested for this plat. He hopes that P&Z will work with the
developer on the alley-ways, and asked the Commission to take a look at the park land on this
plat. The banking concept of trading park land here for park land there, does not do anything for
what he thought was the intent, which was to try to place green space and parkland close to
residents.
William Knodle - 110 Summers Green - Residents feel misled by what was proposed when
they purchased their homes. He handed out a list of proposals signed by property owners.
Some of the proposals were the preference of side setbacks of 7.5 feet, increasing green space
and alternatives for alley size to keep with the alley-way concept. Suggested tabling action on
this item tonight.
Patrick Walsh made a motion, with the concurrence of the applicant, to table this item until the
April 4th P&Z meeting. Marjorie Herbert seconded the motion which passed by a vote of 7-0.
6b. Rezoning of Rivery Subdivision, Lots 2 and 3, from C-2A-Restricted, Commercial First Height,
to C-2A-Restricted, Commercial First Height to allow multifamily uses, and C-2B, Commercial
Second Height, or any more restrictive district, to be known as The Rivery Park, located on
South IH35 along the proposed Rivery Blvd.
Concept Plan of Rivery Subdivision, Lots 2 and 3, to be known as The Rivery Park, located on
South IH35 along the proposed Rivery Blvd.
Scott Ingalls gave the staff recommendation. Bruce Barton, representing the applicant,
addressed the Commission. Apartments on the 25 acres at the rear, overlooking the golf
course. At the front of the property there will be offices and retail in buildings and the
developers will participate in the frontage road improvements.
Renee Hanson - 1252 Austin Avenue, had a concern for the 60' tall, 5-6 story building and how
it relates to the view corridors of Georgetown.
Ed Barry responded that there are no standards for view corridors at this time and the original
plan showed a 70' building. He also stated that there would be only 2 buildings with that height.
Sarah Milburn voiced her concern for setting precedence for future buildings on this tract.
Charles Parker disagreed and said that they would handle each on its own. Discussion
followed regarding setting a precedence. Bruce Barton spoke again and stated that there
would only be one 60' tall building on this site and will be out of the view corridor. The rest of
the site will be 40' tall office/retail buildings. After the discussion, Sarah Milburn made a
motion to approve the rezoning of a 25.05 acre portion of The Rivery, Lot 2 f rom C-2A,
Commercial, First Height Restricted to C-2A, Commercial, First Height Unrestricted to allow
multi-family residential and exclude all other residential uses; and approval of the rezoning
request for a 9.91 acre portion of The Rivery, Lot 3 from C-2A, Commercial, First Height
Restricted to C-2B, Commercial, Second Height Restricted to allow a maximum building height
P&Z Meeting
March 7, 2000
Page 7
of 60 feet and to be tied to this specific Concept Plan; and approval of the Concept Plan for The
Rivery, Lots 2 and 3 to be known as Rivery Park. Charles Parker seconded the motion which
passed by a vote of 7-0.
Don Nadon made a motion to proceed with item #8. Jack Noble seconded the motion which passed
by a vote of 7-0.
Commissioners Sarah Milburn and Marjorie Herbert left at 10:20 p.m.
8. Century Plan Amendment from Intensity Level 1 to Intensity Level 4, or any more restrictive
Intensity Level, for 144 acres in the A. Manchaca Survey, to be known as North Interstate
Commercial Park, located at the northeast corner of the IH35 frontage road and FM972.
Concept Plan of 144 acres in the A. Manchaca Survey, to be known as North Interstate
Commercial Park, located at the northeast corner of the IH35 frontage road and FM972.
Carla Benton gave the staff report and recommendation. Charles Parker asked how they get
access to IH35. Carla Benton responded that they will work with TXDoT on access along the
frontage road. Hunter Shadburne, the applicant, was present and concurred w ith staff. Don
Nadon made a motion to approve a Century Plan Amendment for a change from Intensity Level
One to Level Four, or any more restricted classification for 144 acres in the A. Manchaca
Survey, to be known as North Interstate Commercial Park; and to approve of a Concept Plan of
144 acres in the A. Manchaca Survey, to be known as North Interstate Commercial Park, with
1) a Detailed Development Plan required at the time of development for each lot, 2) that
mini-storage facilities be placed at least 500 feet off both IH35 and FM 972 and, 3) that a
right-of-way survey be provided to establish an estimated right-of-way dedication, provided the
Technical Issue is addressed prior to City Council consideration. Charles Parker seconded the
motion which passed by a motion of 5-0.
9. Staff comments and reports.
a. Council action update. Commission will be updated at the workshop.
b. Discuss topics for March 22nd P&Z Training Workshop. Ed Barry said that staff would
put together a workshop for the 22nd and they will decide on topics for workshops in the future.
With no further business, the meeting was adjourned at 10:30 p.m.
/jmr