HomeMy WebLinkAboutORD 2022-75 - McCoy PUDORDINANCE NO. �ZJQZ?_
An Ordinance of the City Council of the City of Georgetown, Texas,
amending part of the Official Zoning Map to rezone a 12.695-acre tract and
a 2.041 acre tract in the Nicholas Porter Subdivision Abstract No. 497,
generally located at 1313 Williams Drive, from the Residential Single -
Family (RS) zoning district to a Planned Unit Development District (PUD)
with a base zoning of General Commercial (C-3) zoning district and High -
Density Multi -Family (MF-2) zoning district repealing conflicting
ordinances and resolutions; including a severability clause; and establishing
an effective date.
Whereas, an application has been made to the City for the purpose of amending the
Official Zoning Map, adopted on the 12th day of June, 2012, for the specific Zoning District
classification of the following described real property ("The Property"):
12.695-acre tract and a 2.041 acre tract in the Nicholas Porter Subdivision Abstract
No. 497 of Williamson County, Texas recorded in cabinet R slide 12 of the of the
Official Plat Records of Williamson County Texas, hereinafter referred to as "The
Property'; and
Whereas, public notice of such hearing was accomplished in accordance with State Law
and the City's Unified Development Code through newspaper publication, signs posted on the
Property, and mailed notice to nearby property owners; and
Whereas, the Planning and Zoning Commission, at a meeting on August 2, 2022, held
the required public hearing and submitted a recommendation of denial to the City Council for
the requested rezoning of the Property; and
Whereas, the City Council, at a meeting on August 23,2022, held an additional public
hearing prior to taking action on the requested rezoning of the Property.
Now, therefore, be it ordained by the City Council of the City of Georgetown, Texas,
that:
Section 1. The facts and recitations contained in the preamble of this Ordinance are
hereby found and declared to be true and correct, and are incorporated by reference herein and
expressly made a part hereof, as if copied verbatim. The City Council hereby finds that this
Ordinance implements the vision, goals, and policies of the Georgetown 2030 Comprehensive
Plan and further finds that the enactment of this Ordinance is not inconsistent or in conflict with
any other policies or provisions of the 2030 Comprehensive Plan and the City's Unified
Development Code.
Section 2. The Official Zoning Map, as well as the Zoning District classification(s) for the
Property is hereby amended from Residential Single Family (RS) zoning district to Planned Unit
Ordinance Number: ZDZZ' —L5 Page 1 of 2
Description: McCoy PUD Case File Number: 2021-12-PUD
Date Approved: Exhibits A-C Attached
Development District (PUD) with a base zoning of General Commercial (C-3) zoning district
and High Density Multi -Family (MF-2) zoning district, in accordance with the attached Exhibit
A (Location Map) and Exhibit B (Legal Description) and Exhibit C (PUD Plan) incorporated
herein by reference.
Section 3. All ordinances and resolutions, or parts of ordinances and resolutions, in
conflict with this Ordinance are hereby repealed, and are no longer of any force and effect.
Section 4. If any provision of this Ordinance or application thereof to any person or
circumstance shall be held invalid, such invalidity shall not affect the other provisions, or
application thereof, of this Ordinance which can be given effect without the invalid provision or
application, and to this end the provisions of this Ordinance are hereby declared to be
severable.
Section 5. The Mayor is hereby authorized to sign this ordinance and the City Secretary
to attest. This ordinance shall become effective in accordance with the provisions of state law
and the City Charter of the City of Georgetown.
16:10
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APPROVED on First Reading on the 23rd day of August 2022.
APPROVED AND ADOPTED on Second Reading on the 111h day of October 2022.
OF GEORGETOWN:
APPROVED AS TO FORM:
Skye Masi -on
City Attorney
Ordinance Number: 1p22 — 15
Description: McCoy PUD
ATTEST:
I'— �_
Robyn D nsmore, TRMC
City Secretary
Page 2 of 2
Case File Number: 2021-12-PUD
Date Approved:
Exhibits A-C Attached
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Ord. Exhibit B and C
Old McCoy Site
Planned Unit Development
Development Plan
A. PROPERTY
The McCoy School Site Planned Unit Development district consists of a 2.041 acre tract
(Area B) and a 12.667 acre tract (Area A and C) located within the McCoy School
Subdivision of the Nicolas Porter Survey, at the intersection of Williams Dr and Cedar Dr.
The site is bisected by Rivery Blvd. with the south site being approximately 12.667 acres
and the northern site being 2.041 acres, more fully described in Exhibit B, herein
defined as the "Property".
B. PURPOSE
The purpose and intent of the PUD zoning district is to create a vibrant mixed -use
development that compliments the surrounding land uses while meeting the intent of
the Williams Drive Gateway Plan that establishes desired policies for development of
the area. This PUD serves to augment and/or modify the standards for development
outlined in the City of Georgetown Unified Development Code (UDC) to create a
modern, pedestrian friendly, mixed -use development that blends the current natural
aesthetics of the site with contemporary amenities to enhance the surrounding
community that could not be otherwise achieved by the current zoning districts. This
project proposes a mix of commercial, retail, office, and high -density multifamily uses.
The Old McCoy Site PUD conceptual land plan, attached hereto as Exhibit C, depicts the
integration of the above stated land uses along with automobile and pedestrian
pathways through the project.
To meet the city's vision for this Property specified in the 2030 Comprehensive Plan and
support the goals stated in Policy LU.2 for infill locations promoting more compact,
higher density, well-connected developments, this site will provide more housing and
retail options off the major artery of Williams Drive in a pedestrian oriented
environment. This mix of commercial retail, office, and high -density housing
accommodates Georgetown's future land use plans for the Property with High -Density
Mixed Housing and Urban Mixed -Use zones.
While prioritizing the future designated land use, the intended development strives to
maintain a sense of place and community gathering as its prior use once did. Walking
paths and a central outdoor green space or plaza tie the community together by
creating a natural sense of respite from dense urban areas and become a destination to
host public events and activities such as farmers' markets, group exercise, art
installations, food trucks, and other programming. This connectivity and dedicated open
space tie together the varying uses within the mixed -use development; create a vibrant,
mixed use, walkable activity center; and establish a precedent for connectivity of future
development and within the scope of the Williams Drive Gateway Plan.
C. APPLICABILITY AND BASE ZONING
The Williams Drive study includes specific recommendations and concepts that were
developed within a context that prioritized multimodal transportation, mixed land use,
housing choices, environment, economic development, and equity. By including the C-
3, General Commercial, base zoning and High Density Residential MF-2 base zoning to
establish an Urban mixed -use district several prioritized concepts within the
recommendations of the Williams Study will be addressed.
In accordance with UDC Section 4.06.010.A "Compatibility with Base Zoning District",
all development of the property shall conform to the base zoning district of C-3 General
Commercial and MF-2 High Density Residential. Except for those requirements
specifically deviated by this Development Plan, all development standards established
in the most current version of the UDC at time the PUD is approved shall be applicable.
In the case that this Development Plan does not address a specific item, the City of
Georgetown UDC and any other applicable Ordinances shall apply. In the event of a
conflict between the regulations of this PUD and the regulations of the base zoning
district, the PUD shall control.
S The PUD will have two base zoning districts, with noted exceptions:
1. General Commercial (C-3) shall be the base zoning for both tracts - Area A and B
as shown in the attached Exhibit C and shall have the purpose of commercial
uses with a focus on retail development along the major arterial roadways
(Williams Drive and Rivery Blvd).
2. Area C as shown in the attached Exhibit C shall have the purpose of High -
Density Multifamily units. Area C shall be governed by the High Density
Residential MF-2 zoning requirements and be allowed no more than 300 units.
• Prohibited Uses (Area A and B)
Outdoor Driving Range
Hospital Psychiatric
Flea Market
Correctional Facility
Substance abuse facility
Transient service facility
Multi -family attached
Government or postal office except retail oriented postal stores
Emergency service station
Blood plasma center
Hospital
Cemetery, Columbaria, Mausoleum or Memorial Park
Motel
Personal Services, Restricted
Small Engine Repair
Funeral Home
Automobile Sales, Rental or Leasing Facility
Commercial Vehicle Sales, Rental or Leasing Facility
Automobile Parts and Accessories Sales, Outdoor
Automobile Repair and Service, Limited
Automobile Repair and Service, General
Fuel Sales
Car Wash
Fuel Sales with more than ten multi -fuel dispensers
Recreational Vehicle Sales, Rental or Service
• Special Use Permits (Area A and B)
• Restaurant, single tenant with drive -through
• Self -Storage (Indoor and Outdoor)
D. LAND USE PLAN
A Conceptual Land Use Plan is attached to this development plan as Exhibit C to
illustrate the approximate parcels and land uses intended for the Property. Exhibit C is
intended to serve as a guide to illustrate the general vision and is not intended to serve
as a final site plan. The Conceptual Site Plan attached as Exhibit D, depicts a series of
buildings, parking, outdoor areas, landscaping, and roadways.
The intent within the site plan is to enhance the urban form and character of the area
while strengthening its identity. This is established through the mixed -use nature of the
buildings to define open space as a sense of place as well as the carefully designed and
maintained green. The flexibility of the space allows for a greater diversification of
audiences to visit the space. Visitor parking occurs at the edge of the development,
allowing the pedestrian experience to be emphasized within the core of the
development. The multi -use facet allows a typical weekday to see young professionals
working remotely, young children running through the green while parents enjoy a meal
from a patio, or an older generation step out of their residence to enjoy a walk through
the property. Activity enthusiasts will be provided a refreshing establishment just off
the path of the river while still absorbing a natural setting with numerous retail and
restaurant options.
E. VEHICULAR AND PEDESTRIAN CIRCULATION
The improvements within the PUD will be designed to maximize pedestrian circulation
within the Property, while accommodating the Williams Drive Gateway Plan for a
vibrant mixed -use development. A safer biking environment will be created along the
perimeter and through the site with an internal access drive and wider sidewalks along
Williams Drive. Landscaping and sidewalks shall be allowed in easements along Williams
Drive to accommodate the overall intent of the proposed Williams Drive in lieu of
additional ROW dedication. In no circumstance shall Williams Drive have an ultimate
ROW less than 88 feet and half of the required ROW to achieve this requirement shall
be dedicated during the platting process for the property. Traffic calming devices along
the interior drive such as reduced drive widths, raised medians, and alternate paving
options will be used. Parallel parking for convenient access, drop off and pick up will
line this drive as is found in many denser urban settings. Pedestrians shall have access to
the site at driveways and other designated pedestrian only access points such as the
sidewalks along Rivery Boulevard, Williams Drive, and Park Lane to the East. The focus
of this development is to provide an example of how providing space for community
engagement and social interactions within good urban mixed -use design can improve
the quality of life for those within the neighborhood as well as create a sense of place
and identity for the community itself. By inviting pedestrians into the site where the
amenities are located and providing transparency in the surrounding establishments,
they become insulated from the bustle and heavy flow of vehicular traffic along Williams
Drive. This is reflected in the conceptual renderings attached as Exhibit I.
• Vehicular Access and Circulation
A. At the time of Plat 15'-0" along Williams Drive shall be dedicated to the city
of Georgetown for right of way use. Adjacent to this dedicated land area, an
additional 15'-0" PUE (public utility easement) will also be granted. Within
the dedicated ROW and PUE a 10'-0" wide meandering bike path / sidewalk
will be constructed. The remaining 20'-0" of dedicated area will be utilized as
a landscape buffer for street yard tree plantings per UDC Section 8.04.030
and as defined in this PUD. Any additional landscape screening adjacent to
the parking field shall also be provided as defined in the landscape section of
this PUD. One example of achieving this is shown in the conceptual cross-
section of the adjacent landscape buffer and perimeter parking, attached as
Exhibit E-2.
B. Internal circulation drive shown in Exhibit D shall be constructed per the
cross section in Exhibit E-1.
C. Driveways/Access. The locations of the driveways as shown on the
Conceptual Site plan, per Exhibit D, are conceptual in nature and locations
shall be finalized attime of site plan in accordance with an approved Traffic
Impact Analysis.
• Pedestrian Access and Circulation
A. 6'-0" pedestrian trails, comprised of crushed rock, shall be located
throughout the property and along detention ponds shall be used to meet
common amenity area requirements per UDC Sec. 06.06.020, as generally
depicted in the Conceptual Circulation Plan attached as Exhibit F for the
purpose of a common amenity.
B. Pedestrian sidewalks along Williams Drive shall be 10'-0" in width, as noted
above, and shall retain the 8'-0" existing sidewalk width along Rivery
Boulevard.
C. Internal primary sidewalks shall be 6'-0" in width, and be constructed per the
UDC Sect 12.07.010, and placed as generally depicted in the Conceptual
Circulation Plan attached as Exhibit F.
F. DESIGN STANDARDS
All uses shall incorporate similar architectural features to bring a cohesive master
planned development aesthetic between areas A, B, and C.
• Old McCoy Site PUD Design Standards
A. Height Restrictions (Area A and B)
i. Building height shall be a maximum ofthirty-five (35')
B. Height Restrictions (Area C)
i. Building height shall be a maximum of sixty feet (60')
• Architectural Design/ Building Standards for Areas A and B
A. Entryways and Entrance Treatments.
i. Any front entry to a building shall be set back from the drive aisle a
minimum distance of 10 feet.
B. Single -use or multi -tenant buildings over 60,000 square feet in size shall
provide clearly defined, highly visible customer entrances that include an
outdoor patio area that is a minimum of 200 square feet in area and
incorporates the following:
Benches or other seating components
ii.. Decorative landscape planters or wing walls that incorporate
landscaped areas; and
iii. Structural or vegetative shading.
C. Pedestrian routes shall be provided between the parking and building(s).
D. Minimum of twenty percent (20%) ofthe first two stories or floors of building
shall be constructed in glass or a glass appearance. There shall be no maximum.
E. Minimum of 10'-0" wide sidewalk shall be installed on any side of a building that
directly frontsthe interior plaza.
F. All Building facades facing Williams Drive or Rivery Boulevard will have the
appearance of a building fronting the street eitherthrough a primary means of
egress, glazing, or other increased aesthetic feature. Any "back of house"
utilities or equipment on this fagade will be screened through increased
landscape or low opaque walls to coincide with the aesthetics and color scheme
of the overall building.
G. Maximum frontyard setback along Williams Drive will be 100'.
G. IMPERVIOUS COVER
Impervious cover on the property shall not exceed eighty (80) percent, when landscape
site amenities are taken into account (internal drives, walking trails, plaza and open
patio space), but can be increased to ninety (90) percent per the requirements of
allowed waivers in UDC 11.02. Area A and C shall have a commitment of 12,500 square
feet of open space. Area B shall have a commitment of 2,500 square feet of open space.
Individual site plans shall tabulate cumulative totals per the preliminary plat relative to
impervious cover for the property, and shall provide a balance of urban environment
and open landscape amenity space. In no case shall a site plan be approved if it causes
impervious cover on the comprehensive area of land comprising the preliminary platto
exceed ninety (90) percent with proposed waivers. Stormwater control infrastructure
shall meet the City of Georgetown requirements.
H. LANDSCAPE REQUIREMENTS
Landscaping on the Property shall serve as an example of how mixed -use developments
can accommodate the intentions of the Williams Drive Gateway plan. Except provided in
this section, landscaping shall meet the requirements of the Georgetown UDC Chapter 8
Tree Preservation, Landscaping and Fencing. Landscaping shall be designed in a wayto
create an inviting streetscape to bikers and pedestrians, while inviting pedestrians and
vehicles into the site.
A. Street Yard Landscaping
i. Each non-residential property shall provide a landscaped area totaling 20
percent (20%) of the street yard, and a minimum of one shade tree, and
three five -gallon shrubs shall be planted per sixty (60) linear feet of
frontage road. Trees shall be planted within the street yard to allow for
retainage and flexibility of existing shade trees to remain, and shrubs
shall be provided to screen parking and headlights.
ii. Plantings shall be taken from the City of Georgetown approved plant list,
and as noted on the attached Exhibit G.
B. Planting shall be placed to provide an attractive streetscape and building
frontage. Parking Lot Landscaping
i. Twenty square feet of pervious landscape area shall be provided within
the parking lot for each parking stall located between the building line
and the street right-of-way per the UDC Sec. 8.04.040.
ii. Landscaped islands or peninsulas with a minimum of one shade tree shall
be spaced at least every 18 parking stalls provided.
iii. Shade tree requirements for parking lots can be accommodated by any
shade trees onsite if the 50-foot building setback requirement is met.
iv. Parking Lot landscape shall also include a berm and screening shrub for
any parking spaces that face Williams Drive to screen vehicles from the
right of way. The proposed berm shall be 2 feet in height and screening
shrubs shall be spaced a maximum of three feet on center, shall be a
minimum of 30 inches in height at installation, and shall be capable of
reaching a minimum height of three feet within 18 months of planting.
At least 30 percent of the shrubs planted shall be flowering shrubs or
perennial plants and shall be on the approved planting list.
V.
C. Bufferyards/Setbacks
i. All non-residential and multi -family land uses within the PUD that border
a single family (SF) residential zoning district or two family (TF) residential
zoning district shall include a 10ft landscape buffer, and shall comply
with the requirements of a low level bufferyard with one shade tree, two
evergreen ornamental trees and eight evergreen shrubs per 50 linear feet
of bufferyard. In addition, a solid six-foot high screening wall constructed
of brick, stone, reinforced concrete, or other similar two-sided masonry
materials shall be provided between the PUD and the SF or TF residential
district.
ii. Shade trees shall be planted in a parkway strip or tree wall that is sized
and equipped with underground root barrier treatments in accordance
with Section 12.06 of the UDC. In addition, root barriers are to extend
twice the distance of the root ball (Le. a 24" box will require 48" of root
barrier in either direction.
iii. All non-residential land uses bordering a multi -family land use shall have
no bufferyard requirement internal to the multi -site unified
development.
iv. Land uses bordering public rights -of -way shall allow parking in the
building setback but shall be no closer than 10' from the ROW when all
street yard landscaping and parking lot landscaping is met.
I. SIGNAGE
This PUD shall adhere to Chapter 10 of the UDC except for the exceptions noted in this
PUD. A master sign plan shall be prepared for the mixed -use development prior to the
issuance of any sign permits. The intent of the development will be to create a master
sign package which will have a common theme, material palette and appearance which
will visually relate to the architecture and tie the various land uses together.
The proposed conceptual sign types and locations for the project are as follows:
• Each building will be allowed to contribute area toward a master sign plan as
though it were its own separate lot per the areas identified in chapter 10 of
the UDC.
• The sign areas noted per the UDC will apply toward sign panels advertising
businesses only.
• An additional signage base constructed of brick, masonry, metal, or other
solid material height will be allowed to be constructed up to 48" tall and not
count toward the overall sign height.
• A decorative cap will be allowed on any multi -tenant sign up to 24" in height.
The decorative cap will not be allowed to advertise any specific business
within the center. The decorative cap will not contribute toward the overall
height of the sign.
• No sign shall be constructed within the site triangle of any access drive.
• No sign shall exceed 18' in height.
J. PARKING
To establish a mixed -use urban environment, multimodal transportation should be
prioritized. In this development pedestrian and bicycle transportation as well as
vehicular transportation are the primary sources of accessing the site. The intention of
this PUD is to create a network of pedestrian and vehicular friendly streets. One way of
achieving this is by primarily maintaining vehicular parking along the perimeter of the
site adjacent to the vehicular corridors. This allows the pedestrian experience of the
urban center to be enhanced the while still providing convenient access where it may be
necessary for retailers. Connectivity between adjacent commercial parcels will be
available if future re -development of those parcels would occur. Connectivity between
Williams Drive and Rivery Boulevard will also be maintained through an internal access
drive with traffic calming features.
The mixed -use nature of the development will consist of a varietyof businesses that
conduct business at varying times. Shared parking among the residential and non-
residential portions of the site shall be allowed to accommodate guest parking for the
multi -family users. In order to maximize the natural aesthetics and landscaping on the
Property as well as enhance the character and aesthetics along Williams Drive, this PUD
will include a reduction in the minimum parking requirements for improvements on the
site. A 10% reduction in parking required by code is permitted without a shared parking
study due to the mixed -use nature of the development. Further reduction, not to
exceed twenty percent (20%) of the number of spaces required by code shall be allowed
based on a Shared Parking Study to be completed by the developer and approved by the
planning director at the time of the Site Plan approvals.
A. Area C
i. 1.5 parking spots per one bedroom unit
ii. 2 parking spots per two -bedroom unit
iii. Additional 5% of total spaces for visitor parking
iv. Surface parking lots off the internal drive to be used strictly for
multifamily use shall not be allowed.
B. Area A and B
i. Parking requirements shall follow the UDC with the noted exception of
the parking reduction.
C. Internal Access Drive
i. A minimum of 25 additional parking spots will be provided on any portion
of the site not attributed toward the parking minimums of any building
within Area A, B, or C to offset any parking reductions.
K. TREE PRESERVATION
The tree inventory as shown in Exhibit H identify the location, size, and species of all
existing trees onsite. To promote the preservation of quality trees, reduce the mitigation
owed, and contribute value to the built environment the site shall preserve a minimum of
20% of fair or above condition heritage trees across the multi -site unified development per
Section 8.02.030 of the UDC. Heritage trees on site are shown in Exhibit L. Mitigation for
any protected or heritage tree removed due to building footprints, parking, site circulation,
etc. shall be mitigated by on -site replacement, and per payment to the city per Section
8.02.040 of the UDC with the exception for Mitigation by Payment; however, additional
approval for removal shall not be required beyond this Planned Development.
L. OPEN SPACE AND AMENITIES PLAN
To provide engaging common amenities to satisfy the standards of Sec. 6.06.202, open
spaces for the community shall offer respite from the bustling city fabric that surrounds
them, plazas shall be placed to to contribute socially, economically, and culturally to the
cities in which they are located. The Property will have pedestrian friendly open space with
amenities and streetscapes as depicted on Exhibit D, Exhibit E, and Exhibit I. The central
open space will be reserved with Area A. Trails and sidewalks will also be maintained
throughout the site as shown on Exhibit Fto provide not only a network of vehicular
connections through the site, but pedestrian ones as well. Trails and sidewalks shall be
constructed with each site plan in general conformance with Exhibit D.
The multi -family development shall be required to provide five (5) amenities per the UDC
Sec. 6.06.020, and can be installed in any open space on the property. List of acceptable
amenities, but not all inclusive shall be as follows:
1. Picnic Areas — minimum of two (2) tables and two (2) cooking
grills per 100 dwelling units.
2. Trails (walkways or bike trails) - comprised of crushed rock and 6'-
0" in width, as noted anddefined in Section E above.
3. Landscape Seating Areas — minimum of one (1) bench per building
either in an organized grouping or dispersed throughout
development.
4. Fenced Dog Park— minimum of 2,500 square feet with 25'-0"
minimum depth.
5. Private Fitness Facility.
6. Business Center.
7. Community Garden —minimum of 200 square feet.
A. Parkland Requirement
The parkland dedication for the residential component of the property shall be
met through payment of fee -in -lieu minus the area of the plaza at time of site
plan approval.
B. Detention Pond
All detention ponds shall be designed per the UDC Sec. 11.06.050 stormwater
management. In addition, all ponds shall meet the requirements of the City Drainage
Manual.
The detention pond shall be used for functional purposes as well as an amenity for the
entire development, and shall devote of a minimum of 2,500 sf to usable pedestrian
space, comprised of seating areas with a minimum of one (1) bench for respite.
A 10'-0" landscaped bufferyard shall be provided along the detention pond
facing the public right of way per the UDC Sec. 8.04.060, as well as a 6'-0"
pedestrian walking trail per Section E above.
"ZONING EXHIBIT"
12.695 ACRE TRACT
Nicholas Porter Survey, Abstract No. 497
Patented in conflict with the Orville Perry Survey, Abstract No. 10
in the City of Georgetown, Williamson County, Texas
DESCRIPTION of a 12.695 acre (552,991 square feet) tract of land located in the Nicholas Porter Survey, Abstract Number 497, patented
in conflict with the Orville Perry Survey, Abstract Number 10, Williamson County, City of Georgetown; said tract being a portion of Lot 1,
McCoy School Subdivision, a map of which is recorded in Cabinet R, Slide 12, of the Plat Records of Williamson County, Texas, being a
portion of 17.147 acres conveyed to the Georgetown Independent School District in a Deed to Georgetown Independent School District
and recorded in Volume 463, Page 631, of the Deed Records of Williamson County, Texas, said 12.695 acre (552,991 square feet) tract
being more fully described as follows:
BEGINNING, at a point at the intersection of the northeast line of Ranch -to -Market Road 2338 (RM 2338), commonly known as Williams
Drive, an 80-foot wide right-of-way and the southwesterly line of Park Lane, a 50-foot wide right-of-way, same being the most southerly
corner of said Lot 1, McCoy School Subdivision;
THENCE, with the northeast line of said Williams Drive, same being the southwesterly line of said Lot 1 and the herein described tract,
along a curve to the right, having a central angle of 06 degrees, 03 minutes, 03 seconds, a radius of 1870.08 feet, a chord bearing and
distance of North 39 degrees, 24 minutes, 50 seconds West, 197.40 feet, an arc distance of 197.49 feet to a point for corner at the end
of said curve;
THENCE, North 36 degrees, 19 minutes, 09 seconds West, with the northeast line of said Williams Drive, same being the southwesterly
line of said Lot 1 and the herein described tract, a distance of 543.32 feet to a point for corner; said point being the most southerly corner
of Lot 2 of said McCoy School Subdivision and being the most westerly corner of said Lot 1;
THENCE, departing the northeast line of said Williams Drive, and along the common lines of said Lot 1 and Lot 2, the following four (4)
calls:
North 53 degrees, 39 minutes, 51 seconds East, a distance of 219.81 feet to a point for corner;
North 35 degrees, 56 minutes, 08 seconds West, a distance of 24.45 feet to a point for corner;
North 36 degrees, 12 minutes, 26 seconds West, a distance of 170.03 feet to a point for corner;
South 54 degrees, 12 minutes, 04 seconds West, a distance of 60.32 feet to a point for corner; said point being the most easterly
corner of Lot 3-A, Block One, Gabriel Heights Addition, according to the plat recorded in Cabinet J, Slide 100 of said Plat
Records;
THENCE, along the westerly line of said Lot 1, McCoy Schools Subdivision and the easterly line of said Lot 3-A, the following three (3)
calls:
North 36 degrees, 10 minutes, 26 seconds West, a distance of 112.32 feet to a point for corner;
North 36 degrees, 28 minutes, 26 seconds West, a distance of 112.59 feet to a point for corner; said point being the most
westerly corner of said Lot 1;
North 53 degrees, 37 minutes, 43 seconds East, along the most westerly line of said Lot 1, a distance of 70.42 feet to a point
for corner; said point being in the southerly line of Rivery Boulevard, a 92-foot wide right-of-way, at the beginning of a non -
tangent curve to the left;
THENCE, departing the westerly line of said Lot 1 and along the southerly line of said Rivery Boulevard in an easterly direction along
said curve to the left, having a central angle of 01 degrees, 15 minutes, 20 seconds, a radius of 404.06 feet, a chord bearing and distance
of South 65 degrees, 10 minutes, 53 seconds East, 8.85 feet, an arc distance of 8.85 feet to a point for corner, sapid point also being the
beginning of a compound curve to the left;
THENCE, in a easterly direction, along said curve to the left, having a central angle of 35 degrees, 17 minutes, 21 seconds, a radius of
546.07 feet, a chord bearing and distance of South 82 degrees, 33 minutes, 30 seconds East, 331.04 feet, an arc distance of 336.33 feet
to a point for corner;
THENCE, North 79 degrees, 48 minutes, 16 seconds East, a distance of 14.08 feet to a point for corner at the beginning of a tangent
curve to the left;
THENCE, in a northeasterly direction along a said curve to the left, having a central angle of 26 degrees, 38 minutes, 35 seconds, a
radius of 546.06 feet, a chord bearing and distance of North 66 degrees, 29 minutes, 00 seconds East, 25.64 feet, an arc distance of
253.92 feet to a point for corner;
Sheet 1 of 6
EXHIBIT B-1
SURVEY DESCRIPTION
"ZONING EXHIBIT"
12.695 ACRE TRACT
Nicholas Porter Survey, Abstract No. 497
Patented in conflict with the Orville Perry Survey, Abstract No. 10
in the City of Georgetown, Williamson County, Texas
THENCE, North 53 degrees, 09 minutes, 44 seconds East, a distance of 148.18 feet to a point for corner;
THENCE, along the northeasterly and easterly line of said Lot 1 and the westerly and southwesterly line of Block 4, Gabriel Heights,
according to the plat recorded in Cabinet B, Slide 5 of said Plat Records, the following ten(10) calls;
South 36 degrees, 11 minutes, 07 seconds East, a distance of 53.17 feet to a point for corner;
South 36 degrees, 09 minutes, 48 seconds East, a distance of 70.04 feet to a point for corner;
South 36 degrees, 31 minutes, 48 seconds East, a distance of 70.22 feet to a point for corner;
South 36 degrees, 16 minutes, 46 seconds East, a distance of 16.89 feet to a point for corner;
South 13 degrees, 22 minutes, 31 seconds West, a distance of 19.97 feet to a point for corner;
South 13 degrees, 46 minutes, 04 seconds West, a distance of 45.05 feet to a point for corner;
South 13 degrees, 44 minutes, 11 seconds West, a distance of 69.96 feet to a point for corner;
South 13 degrees, 36 minutes, 33 seconds West, a distance of 69.96 feet to a point for corner;
South 13 degrees, 43 minutes, 24 seconds West, a distance of 498.94 feet to a point for corner;
South 36 degrees, 18 minutes, 47 seconds East, a distance of 156.25 feet to a point for corner in the northwesterly line of said
Park Lane; said point being the most southerly east corner of said Lot 1 and the most southeasterly corner of Lot 17 of said
Gabriel Heights;
THENCE, South 45 degrees, 58 minutes, 57 seconds West, along the southeasterly line of said Park Lane, a distance of 332.81 feet to
the POINT OF BEGINNING;
CONTAINING: 12.695 acres of land or 552,991 square feet, more or less.
(A survey plat of even survey date herewith accompanies this description.)
The undersigned, Registered Professional Land Surveyor, hereby certifies that this document was prepared under 22 Texas
Administrative Code §138.95, does not reflect the results of an on the ground survey, and is not to be used to convey or establish interests
in real property except those rights and interests implied or established by the creation or reconfiguration of the boundary of the political
subdivision for which it was prepared.
9/10/2021
(��6�H'A*�C[L�AiiiYYE1�1s'
, JFMichael
Larry Le Jr. Date
773��Registered
Professional Land Surveyor No. 5773
U ti'I ���
Pacheco Koch Consulting Engineers, Inc.
_
4060 Bryant Irvin Road, Fort Worth, TX 76109
(817) 412-7155
TX Reg. Surveying Firm LS-10008001
12.695AC.doc
4670-21.455EX1.dwg DJS
Sheet 2 of 6
EXHIBIT B-2
SURVEY DESCRIPTION
Q
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0
rn
W
z
0
z
a
0
LEGEND
ADJOINING PROPERTY LINE
SUBJECT PROPERTY LINE
O POINT FOR CORNER
(UNLESS OTHERWISE NOTED)
(C.M.) - CONTROLLING MONUMENT
P.O.B. -POINT OF BEGINNING
- T
BLOCK 4
GABRIEL HEIGHTS
(CAB. B, SLIDE 5)
LOT 8 1 LOT 9
LOT 5 a
�I
LOT 4
LOT 1
McCOY SCHOOL
SUBDIVISION
(CAB. R, SLIDE 12)
LOT 3
LOT 2
LOT 1
I
/
L6
0 50 100 200
GRAPHIC SCALE IN FEET
BLOCK 4
GABRIEL HEIGHTS LOT 12
CAB. B, SLIDE 5)
0
LOT 11 L11
L8 L9 L1 ❑ L12 I
J �. rr
c
H
w
W_
N
w
W
N
1 v
W
Z
J
H
Afi m
MATCH LINE (SEE SHEET 3)
Pacheco KochQ60 FORT WORTH,BRYANIRVIN ROAD
FORT WORTH, TX 76109 817.412.7155
TX REG. ENGINEERING FIRM F-469
TX REG. SURVEYING FIRM LS-10008001
DRAWN BY I CHECKED BY SCALE DATE JOB NUMBER
DJS MLL 1"=100� 09/09/2021 4670-21.455
12.595 ACRE TRACT
LOCATED IN THE CITY OF GEORGETOWN
AND BEING A PART OF LOT 1, BLOCK 4,
McCOY SCHOOL SUBDMSION AND BEING OUT OF
THE NICHOLAS PORTER SURVEY, ABSTRACT
NO. 497 PATENTED IN CONFLICT WITH THE
ORVILLE PERRY SURVEY, ABSTRACT NO. 10
WIL.LIAMSON COUNTY, TEXAS.
SHEET 3 OF 6
EXHIBIT B-3
SURVEY DESCRIPTION
W
Z
0
V)
Z
a
0
0
LEGEND
- - ADJOINING PROPERTY LINE
SUBJECT PROPERTY LINE
O POINT FOR CORNER
(UNLESS OTHERWISE NOTED)
(C.M.) - CONTROLLING MONUMENT
P.O.B. - POINT OF BEGINNING
C2-�I
L
LOT 3—A
LOTS 3A AND 4A,
BLOCK ONE
GABRIEL HEIGHTS
ADDITION
(CAB. J, SLIDE 100)
MATCH LINE (SEE SHEET 3)
N 36*12'26" W
J 170.03'
0 50 100 200
GRAPHIC SCALE IN FEET
L
W
a
LOT 2 0 00
McCOY SCHOOL M 0;
I SUBDIVISION i� N
(CAB. R, SLIDE 12)`n
z
543.52'
N 36*19'09" W
WIL L IQ MS DRIVE
(RM 2338)
(80' RIGHT—OF—WAY)
This document was prepared under 22 Texas Administrative
Code §138.95, does not reflect the results of an on the
ground survey, and is not to be used to convey or establish
interests in real property except those rights and interests
implied or established by the creation or reconfiguration of
the boundary of the political subdivision for which it was
prepared.
�P 11;% S T Ej';:r 1
9/10/2021
Michael Larry Lewi r. _ Date (M�ICHAEL,LARRY LEMS,�
,J
Registered Professional ..5773..•.��
Land Surveyor No. 5773 q0'„__,nt.Q:�p,
AWORTPacheco Koch FORT IRVIN ROAD
H,
FORT WORTH, TX 76109 817.412.7155
TX REG. ENGINEERING FIRM F-469
TX REG. SURVEYING FIRM LS-10008001
DRAWN BY I CHECKED BY SCALE DATE JOB NUMBER
DJS MLL 1 "=100' 09I09I2021 4670-21.455
NOTES:
W
W
N
W
W
rn
W
z
H
Q
1. A metes and bounds description of even
survey date herewith accompanies this plat
of survey.
2. Bearing system for this survey is based on
the State Plane Coordinate System, North
American Datum of 1983 (2011), Texas
Central Zone 4203. Distances reported have
been scaled by applying a surface
adjustment factor of 1.0001313201.
12.695 ACRE TRACT
LOCATED IN THE CITY OF GEORGETOWN
AND BEING A PART OF LOT 1, BLOCK 4,
McCOY SCHOOL SUBDIVISION AND BEING OUT OF
THE NICHOLAS PORTER SURVEY, ABSTRACT
NO. 497 PATENTED IN CONFLICT WITH THE
ORVILLE PERRY SURVEY, ABSTRACT NO. 10
WILLIAMSON COUNTY, TEXAS.
SHEET 4 OF 6
EXHIBIT B-4
SURVEY DESCRIPTION
a
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0
N
0
0
rn
W
z
0
z
z
a
En
0
D
n
z
m
(A
rn
m
(N
m
m
m
w
D
n
2
C
z
rn
m
m
(A
m
r*m
m
I
`O] 1.7
/
7
N 36'19'09" W 543.52'
W1L L IA MS DRI VE
(RM 2338)
(80' RIGHT -OF- WA Y)
FORT BRYANT IRVIN ROAD
Pacheco Koch WORTH,
FORT WORTH, TX 76109 817.412.7155
TX REG. ENGINEERING FIRM F-469
TX REG. SURVEYING FIRM LS-10008001
DRAWN BY I CHECKED BY SCALE DATE JOB NUMBER
DJS MLL 1 "=100' 09/09/2021 4670-21.455
0 50 100 200
GRAPHIC SCALE IN FEET
It
Q.B.
12.695 ACRE TRACT
LOCATED IN THE CITY OF GEORGETOWN
AND BEING A PART OF LOT 1, BLOCK 4,
McCOY SCHOOL SUBDIVISION AND BEING OUT OF
THE NICHOLAS PORTER SURVEY, ABSTRACT
NO. 497 PATENTED IN CONFLICT WITH THE
ORVILLE PERRY SURVEY, ABSTRACT NO. 10
WILLIAMSON COUNTY, TEXAS.
SHEET 5 OF 6
EXHIBIT B-5
SURVEY DESCRIPTION
Z
0
V)
Z
a
0
O
LINE TABLE
LINE
BEARING
LENGTH
L1
N 35'56'08" W
24.45'
L2
S 54*12'04" W
60.32'
L3
N 36'10'26" W
112.32'
L4
N 36'28'19" W
112.59'
L5
N 53'37'43" E
70.42'
L6
N 79*48'16" E
14.08'
L7
N 53'09'44" E
148.18'
L8
S 36'11'07" E
53.17'
L9
S 36'09'48" E
70.04'
L10
S 36'31'48" E
70.22'
L11
S 36*16'46" E
16.89,
L12
S 13'22'31" W
19.97'
L13
S 13'46'04" W
45.05'
L14
S 13*44'11" W
69.96'
L15
S 13'36'33" W
69.96'
CZIR►/E TABLE
CURVE
DEL TA
RAO/US
LENGTH
TANGENT
CHORD BEARING CHORD
Cl
006'03'03"
1870.08'
197.49'
98.84'
N 3924'50" W 197.40'
C2
001"5'20"
404.06'
8.85'
4.43'
S 65'10'53" E 8.85'
C3
035'17'21"
546.07'
336.33'
173.69'
S 82'33'30" E 331.04'
C4
026'38'35"
546.06'
253.92'
129.30'
N 66'29'00" E 251.64'
4060 BRYANT IRVIN ROAD
Pacheco Koch
FORT WORTH, TX 76109 817.412.7155
TX REG. ENGINEERING FIRM F-469
TX REG. SURVEYING FIRM LS-10000001
DRAWN BY I CHECKED BY SCALE DATE JOB NUAWER
DJS MLL 1 "=10009/09/2021 1 4670-21.455
12.695 ACRE TRACT
LOCATED IN THE CITY OF GEORGETOWN
AND BEING A PART OF LOT 1, BLOCK 4,
McCOY SCHOOL SUBDIVISION AND BEING OUT OF
THE NICHOLAS PORTER SURVEY, ABSTRACT
NO. 497 PATENTED IN CONFLICT WITH THE
ORVILLE PERRY SURVEY. ABSTRACT NO. 10
WILLIAMSON COUNTY, TEXAS.
SHEET 6 OF 6
EXHIBIT B-6
SURVEY DESCRIPTION
"ZONING EXHIBIT"
2.010 ACRE TRACT
Nicholas Porter Survey, Abstract No. 497
in the City of Georgetown, Williamson County, Texas
DESCRIPTION of a 2.010 acre (87,542 square feet) tract of land located in the Nicholas Porter Survey, Abstract Number
497, patented in conflict with the Orville Perry Survey, Abstract Number 10, Williamson County, City of Georgetown; said
tract being a portion of Lot 1, McCoy School Subdivision, a map of which is recorded in Cabinet R, Slide 12, of the Plat
Records of Williamson County, Texas, being a portion of 17.147 acres conveyed to the Georgetown Independent School
District in a Deed to Georgetown Independent School District and recorded in Volume 463, Page 631, of the Deed Records
of Williamson County, Texas, said 2.010 acre (87,542 square feet) tract being more fully described as follows:
BEGINNING, at a point in the northwest line of Rivery Boulevard, a 92-foot wide right-of-way; same being in the southeast
line of Lot 3-A, Block One, Gabriel Heights, according to the plat recorded in Cabinet J, Slide 100 of the Plat Records of
Williamson County, Texas and the northwest line of said Lot 1;
THENCE, North 54 degrees, 29 minutes, 47 seconds East, a distance of 7.72 feet to a point for corner being the most
easterly corner of said Lot 3-A and in the northwest line of said Lot 1;
THENCE, North 53 degrees, 42 minutes, 50 seconds West, a distance of 24.75' to a point for corner being the most southern
corner of Lot 1, Block 4, McCoy School Subdivision, according to the plat recorded in Cabinet B, Slide 5 of said Plat Records;
said point being in the northwest line of said Lot 1 of McCoy School Subdivision;
THENCE, along the southeast line of said Gabriel Heights and the northwest line of said Lot 1, McCoy School Subdivision,
the following six (6) calls:
North 53 degrees, 42 minutes, 50 seconds East, a distance of 226.54 feet to a point for corner;
North 53 degrees, 28 minutes, 10 seconds West, a distance of 103.38 feet to a point for corner;
North 53 degrees, 28 minutes, 10 seconds West, a distance of 179.52 feet to a point for corner being the most
northerly corner of said Lot 1, McCoy School Subdivision;
South 36 degrees, 48 minutes, 37 seconds East, a distance of 55.07 feet to a point for corner;
South 36 degrees, 30 minutes, 11 seconds East, a distance of 83.80 feet to a point for corner;
South 36 degrees, 01 minutes, 32 seconds East, a distance of 59.66 feet to a point for corner in the northwest line
of said Rivery Boulevard; said point being in the northeasterly line of Lot 1, McCoy Subdivision and the Southwest
line of said Gabriel Heights to the beginning of a curve to the right;
THENCE, departing the northeasterly line of said Lot 1 and the Southwest line of said Gabriel Heights in a southwesterly
direction along said curve to the right, having a central angle of 16 degrees, 00 minutes, 48 seconds, a radius of 182.65
feet, a chord bearing and distance of South 45 degrees, 07 minutes, 43 seconds West, 50.88 feet, an arc distance of 51.05
feet to a point for corner;
THENCE, South 53 degrees, 09 minutes, 44 seconds West, a distance of 98.72 feet to a point for corner at the beginning
of a tangent curve to the right;
THENCE, in a southwesterly direction along said curve to the right, having a central angle of 26 degrees, 38 minutes, 33
seconds, a radius of 454.06 feet, a chord bearing and distance of South 66 degrees, 29 minutes, 00 seconds West, 209.24
feet, an arc distance of 211.14 feet to a point for corner;
THENCE, South 79 degrees, 48 minutes, 16 seconds West, a distance of 14.08 feet to a point for corner at the beginning
of a tangent curve to the right;
THENCE, in a southwesterly direction along said curve to the right, having a central angle of 29 degrees, 54 minutes, 10
seconds, a radius of 545.07 feet, a chord bearing and distance of North 85 degrees, 14 minutes, 38 seconds West, 234.30
feet, an arc distance of 236.98 feet to the POINT OF BEGINNING;
Sheet 1 of 4
EXHIBIT B-7
SURVEY DESCRIPTION
"ZONING EXHIBIT"
2.010 ACRE TRACT
Nicholas Porter Survey, Abstract No. 497
in the City of Georgetown, Williamson County, Texas
CONTAINING: 2.010 acres of land or 87,542 square feet, more or less.
(A survey plat of even survey date herewith accompanies this description.)
The undersigned, Registered Professional Land Surveyor, hereby certifies this document was prepared under 22 Texas
Administrative Code §138.95, does not reflect the results of an on the ground survey, and is not to be used to convey or
establish interests in real property except those rights and interests implied or established by the creation or reconfiguration
of the boundary of the political subdivision for which it was prepared.
9/10/2021
Michael Larry Le i , Jr. Date
Registered Professional Land Surveyor No. 5773
Pacheco Koch Consulting Engineers, Inc.
4060 Bryant Irvin Road, Fort Worth, TX 76109
(817) 412-7155
TX Reg. Surveying Firm LS-10008001
2.010AC.doc
4670-21.455EX2.dwg DJS
c� .OF. rF
�P •4►sFiR' +9
...................... LARRY LEUVI5.
Q
STl3
F5773
suR
Sheet 2 of 4
EXHIBIT B-8
SURVEY DESCRIPTION
a
N
9
N
N
0
W
z
0
z
a
N
O
LEGEND
- - - -- ADJOINING PROPERTY LINE
SUBJECT PROPERTY LINE
POINT FOR CORNER
(UNLESS OTHERWISE NOTED)
(C.M.) - CONTROLLING MONUMENT
P.O.S. - POINT OF BEGINNING
T
BLOCK 4
GABRIEL HEIGHTS
(CAB. B, SLIDE 5)
LOT 8 LOT 9
L3 L4 L5
U Q
W
LOT 5 = J
o�
. LO00
i
/Nn
LO 4
LOT 4 z PC
1
o0
uD M " r
N
LOT 3 � a
C]
z
LOT 2 w /
_
L7
to
/ CO
IM LO N
LOT 1 z
Cs�
L2
L1
P. 0.B. /
(K)
0 50 100 200
GRAPHIC SCALE IN FEET
BLOCK 4 1
GABRIEL HEIGHTS LOT 12
,CAB. B, SLIDE 5)
LOT 11
LOT 1
McCOY SCHOOL
SUBDIVISION
(CAB. R, SLIDE 12)
2.010 ACRE TRACT
LOCATED IN THE CITY OF GEORGETOWN
4060 BRYANT IRVIN ROAD AND BEING A PART OF LOT 1, BLOCK 4,
Pacheco Koch WORTH, TX 76109 817.412.7155 McCOY SCHOOL SUBDIVISION AND BEING OUT OF
TX REG. ENGINEERING FIRM F-469 THE NICHOLAS PORTER SURVEY, ABSTRACT
TX REG. SURVEYING FIRM LS-10008001 NO. 497 PATENTED IN CONFLICT WITH THE
ORVILLE PERRY SURVEY, ABSTRACT NO. 10
DRAWN BY I CHECKED 0Y SCALE DATE JOB NUMIBER WILLIAMSON COUNTY, TEXAS.
DJS MLL 1 "=100� 09/09/2021 4670-21.455 I SHEET 3 OF 4
EXHIBIT B-9
SURVEY DESCRIPTION
z
0
V)
z
a
0
0
LIME TABLE
LIME
BEARING
LENGTH
L1
N 54'29'47" E
7.72'
L2
N 54'26'27" E
24.75'
L3
S 36'48'37" E
55.07'
L4
S 36*30'11" E
83.80'
L5
S 36'01'32" E
59.66'
L6
S 53'09'44" W
98.72'
L7
S 79*48'16" W
14.08'
C11ROF TABLE
CURIAE
DEL TA
RADIUS
LENGTH
TANGENT
CHORD BEARING
CHORD
C1
016'00'48"
182.65'
51.05'
25.69'
S 45'07'43" W
50.88'
C2
02638'33"
454.06'
211.14'
107.51'
S 66'29'00" W
209.24'
C3
02954'10"
454.07'
236.98'
121.26'
N 85"4'38" W
234.30'
This document was prepared under 22 Texas Administrative
Code §138.95, does not reflect the results of an on the
ground survey, and is not to be used to convey or establish
interests in real property except those rights and interests
implied or established by the creation or reconfiguration of
the boundary of the political subdivision for which it was
prepared.
'LE •0 F••7.
9/10/2021
.
Michael Larry Le rs Jr. Date MICHAELLARRY LEMS,•JR.
Registered Professional • ••A 5773 ,• • %��
Land Surveyor No. 5773
FORT BRYANT IRVIN ROAD
Pacheco Koch W
FORT WORTH, TX 76109 817.412.7155
TX REG. ENGINEERING FIRM F-469
TX REG. SURVEYING FIRM LS-10008001
DRAWN BY I CHECKED BY
DJS MLL
SCALE DATE JOB NUMBER
1"=10009/09/2021 1 4670-21.455
NOTES:
1. A metes and bounds description of even
survey date herewith accompanies this plat
of survey.
Bearing system for this survey is based on
the State Plane Coordinate System, North
American Datum of 1983 (2011), Texas
Central Zone 4203. Distances reported have
been scaled by applying a surface
adjustment factor of 1.0001313201.
2.010 ACRE TRACT
LOCATED IN THE CITY OF GEORGETOWN
AND BEING A PART OF LOT 1, BLOCK 4,
McCOY SCHOOL SUBDIVISION AND BEING OUT OF
THE NICHOLAS PORTER SURVEY, ABSTRACT
NO. 497 PATENTED IN CONFLICT WITH THE
ORVILLE PERRY SURVEY, ABSTRACT NO. 10
WILLIAMSON COUNTY, TEXAS.
SHEET 4 OF 4
EXHIBIT B-10
SURVEY DESCRIPTION
LEGEND
GENERAL COMMERCIAL USE AREAS
MULTI -FAMILY USE AREA
1
N
SCALE 1"- 150'-0"
A Pacheco Koch l OLD MCCOY SITE MASTER PLAN 1 EXHIBIT C -
a Westwood company+ GEORGETOWN, TX March 2022 I CONCEPTUAL LAND USE
■
N
SCALE 1 % 150'-0"
Pacheco Koch OLD MCCOY SITE MASTER PLAN I EXHIBIT D -
a Westwood company GEORGETOWN, TX March 2022 OVERALL KEY MAP
SEE EXHIBIT D-2
7-r
49
BUILDING
#4 RETAIL/
OFFICE
14'►r 7[H�
�G
�Gf
LEGEND $ 9
41_'k xw%
1 PLAZA (LANDSCAPE AMENITY -MIN.IO.000SFSIZE)
2 PATIO SPACE
6
S DETENTION POND(LANDSCAPEAMENITY- MIN. 2.500 SF SIZE)
4 OPEN SPACE(LANDSCAPE AMENITY -MIN, 5, 000 SF SIZE) 4 r3
5 EXISTING TREES TO BE PRESERVED f
6 SHRUBS AND GROUND -COVER i
7 ENHANCED PAVING (CROSSWALKS) ��• �'� _ {
8 CANOPY TREES
9 10' LANDSCAPE BUFFER
10 TRAIL (LANDSCAPEAMENITY)
11 DUMPSTER ENCLOSURE
12 MONUMENT SIGN
4 Pacheco Koch l OLD MCCOY SITE MASTER PLAN I EXHIBIT D-1
a Westwood rampanyj GEORGETOWN, TX March 2022
k
N
SCALE 1"- 100'-0"
9
LEGEND SEE EXHIBIT D-1
1 PLAZA (LANDSCAPE AMENITY-MIf� 10,000SFSIZE)
2 PATIO SPACE
3 DETENTION POND (LANDSCAPEAMENITY-MIN_2,500SFSIZE)
4 OPEN SPACE (LANDSCAPE AMENITY - MIN. 5.000SFSIZE)
5 EXISTING TREES TO BE PRESERVED
6 SHRUBS AND GROUND -COVER
7 ENHANCED PAVING (CROSSWALKS)
8 CANOPY TREES
9 10' LANDSCAPE BUFFER
10 TRAIL (LANDSCAPEAMENITY)
11 DUMPSTER ENCLOSURE
12 MONUMENT SIGN
INPacheco Koch OLD MCCOY SITE MASTER PLAN I EXHIBIT D-2
a Westwood [ompany GEORGETOWN, TX March 2022
'1
•E
k
N
SCALE 1"- 100'-0"
SECTION AA CROSS SECTION
LEGEND
1 LANDSCAPE AREA -
2 SIDEWALK
3 DRIVE AISLE
4 MEDIAN
5 ON STREET PARKING (9X22SPACES)
6 ENHANCED PAVING (CROSSWALKS)
7 CANOPY TREES
N
SCALE 1"-46-0"
PLAN
RETAIL/OFFICE
II I I I I I I I I I
BUILDING I 10'-0" MIN. 1 4'.0" I 9'-0" 1 26'-0" DRIVE AISLE 1 5'-0" I 26'-0" DRIVE AISLE 1 9'•0" 1 4'-0" 1 10'-0" MIN. I BUILDING
FACADE II SIDEWALK 1 BED 1 PARKING I IMEDIANI I PARKING I BED i' SIDEWALK I FACADE
1 1 E 1 I l I 1 I I
I 1 1 1 1 I I 1 I I
SECTION AA
A Pacheco Koch I
OLD MCCOY SITE MASTER PLAN I EXHIBIT E-1
3 Westwood company GEORGETOWN, TX March 2022
SECTION BB
CROSS SECTION
LEGEND
1 LANDSCAPEAREA
2 SIDEWALK
5
3 DRIVE AISLE
4 MEDIAN
5 PARKING (9X18SPACES)
6 STREET BUFFER
7 CANOPY TREES
8 EXISTING TREES►
9 MONUMENT SIGN
r-
Ilk
N
SCALE 1 "- 45'-0"
15'-0" R O.W 15'-0" P.U.E
TREES COUNT PUBLIC
TOWARDS UTILITY
SITE TREE EASEMENT
REQUIREMENTS
l I
I
1 I
1 1
! 1
1 ... 1
i 1
I r
I I
I I
I
1 1 1 1
60'-D" ROW 18'-0" MIN. 1 10'-0" BIKE 1 10'-0" MIN.
WILLIAMS IPLANTINGI TRAIL+ I PLANTING I
DRIVE 1 BUFFER 1 SIDEWALK I BUFFER I
I I 1 1
LANDSCAPE BUFFER
SECTION BB
PLAN
18'-0" PARKING
F dm
E 1 1 1
f 26'-0" DRIVE AISLE I 18'-0" PARKING I 10'-0" MIN. E z o
I I 1 SIDEWALK 1 o V
I I I E5LL
I I I 1 00
INPacheco Koch OLD MCCOY SITE MASTER PLAN I EXHIBIT E-2
a Westwood company GEORGETOWN, TX March 2022
SECTION CC CROSS SECTION
LEGEND
1 SIDEWALK
2 DRIVE AISLE
3 PARKING (9X18SPACES)
4 LANDSCAPE BUFFER
5 CANOPY TREES
6 MONUMENT SIGN
N
SCALE 1 % 45'-0"
PLAN
I 1 1
BUILDING 1 20'-0" MIN. LANDSCAPE BUFFER 1 10'-0" MIN. I
FACADE 1 1 EXISTING I
I 1 SIDEWALK 1
1 1
SECTION CC
mmk-
RIVERY BLVD
A Pacheco Koch + OLD MCCOY SITE MASTER PLAN I EXHIBIT E-3
a Westwood company GEORGETOWN, TX March 2022
SECTION DD CROSS SECTION
LEGEND
1 SIDEWALK
2 DRIVE AISLE
3 PARKING (9X18SPACES)
4 LANDSCAPE BUFFER
5 CANOPY TREES
f
N
SCALE 1"- 45'-0"
Ir■I-\\I
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INPacheco Koch OLD MCCOY SITE MASTER PLAN I EXHIBIT E-4
Westwood company GEORGETOWN, TX March 2022
SECTION EE CROSS
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LEGEND
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BUILDING #1
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INPacheco Koch) OLD MCCOY SITE MASTER PLAN I EXHIBIT E-5
a Westwood cdmpar,y GEORGETOWN, TX March 2022
LEGEND
VEHICULAR CIRCULATION
— — PEDESTRIAN CIRCULATION
BICYCLE CIRCULATION
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Pacheco Koch) OLD MCCOY SITE MASTER PLAN I EXHIBIT F -
a Westwood company GEORGETOWN, TX March 2022 CIRCULATION PLAN
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PROPOSED SHRUBS
INPacheco Koch l OLD MCCOY SITE MASTER PLAN I EXHIBIT G-2
a Westwood company GEORGETOWN, TX March 2022 MATERIALS
011 :0
PROPOSED GROUND -COVER AND ORNAMENTAL GRASSES
A Pacheco Koch OLD MCCOY SITE MASTER PLAN I EXHIBIT G-3
a Westwood company GEORGETOWN, TX March 2022 MATERIALS
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4Pacheco Koch) OLD MCCOY SITE MASTER PLAN I EXHIBIT G-4
a Westwood (omp:any GEORGETOWN, TX March 2022 MATERIALS
�REE 11AANN
S O L U T I O N S
Tree Evaluations: PKCE
Rivery Blvd Project
Georgetown, TX 78628
2/4/2022
Thank you for the opportunity to serve you on this task. Tree identification, measurement, inspection, and arboriculture consultation
were performed by a board -certified master arborist team whom through related training and experience are familiar with the
techniques and equipment used in such operations.
Summary:
Tree Mann Solutions located, tagged/flagged, and assessed 74 trees 12" and larger within the provided property boundary.
Most the trees were found to be in "fair" or better condition. TMS identified 19 heritage trees 26" and larger across the site.
Numerous trees are good preservation candidates that should be thoughtfully incorporated into site design. Oak wilt was identified
on and adjacent to the site; ongoing arborist monitoring of high value trees recommended.
Introduction:
PKCE contacted TMS regarding a property they were studying for development. The team wanted a better understanding
of regulated trees and their potential impacts/benefits to the site design.
Assignment:
Tree Mann Solutions to inspect old school property and park area north of Rivery for regulated trees 12" DBH and larger per
City of Georgetown code. Trees to be tagged, flagged w/ ribbon, and located to 2' accuracy by GPS. Tree diameter breast height
(DBH), species, and condition rating with supportive notes to be provided. Summaries of all heritage trees and those rated "Poor" or
worse to be provided. Master excel tree inventory with data along with tree assessments and link to individual summary tree
reports w/ photos provided for team use. Summary report with tree preservation/ mitigation recommendations provided for team
use.
Analysis:
Protected trees 12-17.99" are shown in light green. Protected trees (and larger non -heritage species) 18"- 25.99" are
shown in light yellow. Heritage trees 26" and larger are shown in light red. Trees in good or above condition have no special
markings. Fair condition trees have italicized text. Poor condition trees have bolded text. Very Poor condition trees have red text.
Invasive trees have purple text. An exert from the inventory can be seen below:
109
Live Oak
15
Low fair
Farr 0efa Wd b freeze.
110
Pecan
14
Good Decent pfwArvabon candidate d coiwenxrt n4h silo des n I
III
Post Oak
30
This free appears vigorous but would likely benefit from air spading to expose the root flare. Significant to excessive amounts of impervious cover reside in the root zone Fair
Fair i candrdatelor pfesewabon mOi tur+her assessment and a ffloryW care pZm-
1
Live Oak
32
Ym Poor The cano y rs ctll e1H oefo! amd rwwd twos accumulaled suhslka annow11s of Wpm deadwood. symptonnalk. loaves of oak w:n %! ere lourd atxedto this Iree I
1 f3
Red Oak
27
Far Tree Weir .wjwoors buf so excessive amoardoflhe matimeis aspW it preaervad, this tree would rertufre a ypu&-ImMy Ibiwough rare pian id awwvedavMdpawl. 1
114
Ar¢onaAsh
235
VMNor Pos&lgy dead.I"dehrwe a hazard to current and introducedlai 3s
116
Arizona Ash
23
Very Poor PomoRi Jead and Wong a hazard to any current and introduced t;riuels
1%
Arizona Ash
21.5
Low poor
Poor Freeze damn * Is flksif severe and spaclos Ls uadssirablr prtstrvMlois would not be sukabte.
117
Live Oak
31
Low fair
Fair I The canopy is v orous but a lame area of decay is resent response groivffi is visible but further assessment should be Mote l
111
White Mulbeav
16.5
129
krvasem
119
Arizona Ash
20.5
Low poor
Poor Urge cavity rsuidos m thai;odam union. Additionally. savare freeze dame a may be prawt proxervaiion is notsukable.
120
Ar'¢ona Ash
355
Very Poor Twunk. ,Paws to ae s [:Ivs Isis [wee nrses. a hazard m:my mlrndiuxd nn curent 1ai ��ts
121
Red Oak
13
Fan Fair reservalm caruhdafe
122
Pecan
13.5
FaR For oorrdxlatelar rvation
123
Red Oak
1551
Fair -Fair candidate k( rvation t
124
Red Oak
14
Fair Fair candidate fororeservakon d mwenflnl sigh ode des ;
125
Red Oak
27
Far L1ei..enf canddats for pfosimlw rob a thwco h care phi? 0 indb9ala hu fhsrmparwava Cover
126
Live Oak
275
H' h fair
Fair Fair candidate for reservation Canopy leans to the NE K.
12T
Live Oak
22
Fair Fair candidate forpmervaW
f2ti
Live Oak
20
Far Faircanddate kr preservaMi fean SW 20
In
Live Oak
22
Fair Fair candidate forpreservation Canopy atien:Mw to the E
130
Live Oak
205
14.13
Fair LowleanSW25 Fair candidate forpreservationdconvenientivithsite de t
131
Live Oak
14.5
Farr Lavlean SW 30. Faircandrdate furpreservahori ilcwnvenlenf Wh sole desJgn
132
Live Oak
14.5
Fair Fair candidate forpreservabon dconvenient with site deson
133
Live Oak
41.5
Good .Laf orans tree weh a well balanced canopy. Good presenrabon canddate.
131
Live Oak
17
Lov fair
Fair ; Moderate indicators of trunk decay and a by lean SW. Fair candidate forpreservation it convenient with site design
135
Live Oak
195
Fair Fair candidate kar nervation lean AV 30
1361
e Oak
26
Good Good oreservabon candidate to incomorate into design design, low limbs and canoov extend to the E
Pacheco Kachl OLD MCCOY SITE MASTER PLAN I EXHIBIT H-1
Westwood company+ GEORGETOWN, Tx March 2022 TREE INVENTORY
Observations:
• Tree Mann Solutions inspected 74 trees 12" and larger across the site.
o Approximately 19% of the trees assessed were found to be in "good" condition; -69% "fair" condition; -11%
"poor" or worse; -1% invasive species.
• There are many trees across the site that are good preservation candidates. A few are listed below.
o T101, a 29.5" heritage live oak, was found to be in "good" condition. It is a good preservation candidate with a well
balanced canopy that should be convenient to incorporate into the design.
o T102, a 28.5" heritage live oak, was found to be in "good" condition. It is a good preservation candidate with a well
balanced canopy that should be convenient to incorporate into the design.
o T133, a 41.5" heritage live oak, was found to be in "good" condition. It is a large vigorous tree with a well balanced
canopy and is a good preservation candidate.
o T136, a 26" heritage live oak, was found to be in "good" condition. It has low limbs/canopy on the eastern side and
is a good preseravtion candidate.
o T139, a 40" multi -stem heritage live oak, was found to be in "good" condition. It has a vigorous canopy and no
significant defects were observed. It is a good preservation candidate to incorporate into design.
o T145, a 40" multi -stem heritage live oak, was found to be in "good" condition. It has a moderately vigorous canopy
and strong structure. The canopy is primarily oriented to the north and west. This tree is a good preservation
candidate.
o T209, a 26.5" heritage live oak, was found to be in "good" condition. It has low hanging limbs/branches on the
southeast and northwest sides, moderate deadwood accumulation, and a full vigorous canopy. It is a good
preservation candidate along with adjacent trees.
o T211, a 32" multi -stem heritage live oak, was found to be in "good" condition. It has low hanging limbs/branches
on the northwest and east sides. It has moderate deadwood accumulation scattered throughout a full and
vigorous canopy. It is a good preservation candidate along with adjacent trees.
o T217, a 47" multi -stem heritage live oak, was found to be in "good" condition. It has low hanging limbs around the
majority of the tree. It has good structure, moderate deadwood accumulation, and a slightly diminished canopy. It
could be an excellent preservation candidate with a care plan and some mitigation work to remove
deadwood/improve structure.
• Approximately 5.5% of the trees were found to be in "poor' condition.
o T105, a 22" protected live oak, was found to be in "low poor' condition.The canopy is diminished and has
significant deadwood accumulation. Not suitable for preservation.
o T116, a 21.5" Arizona ash, was found to be in "low poor' condition. It had significant freeze damage and is an
undesirable species. Preservation is not recommended.
o T119, a 20.5" Arizona ash, was found to be in "low poor' condition. It had a large cavity with decay at the union,
significant freeze damage, and is an undesirable species. Preservation is not recommended.
o T138, 12.5" protected cedar elm, was found to be in "poor' condition. It had significant old storm damage and
cavities with decay. Not suitable for preservation.
• Approximately 5.5% of the trees were found to be in "very poor' condition.
Pacheco Koch♦ OLD MCCOY SITE MASTER PLAN I EXHIBIT H-2
■� a Westwood company GEORGETOWN, TX March 2022 TREE INVENTORY
o T112, a 32" heritage live oak, was found to be in "very poor" condition. It was nearly dead at time of inspection. A
pattern of mortality was observed with an adjacent live oak in a front yard approximately 50' to the north
exhibiting dieback. Further inspecetion yielded live oak symptomatic leaves scattered on the ground in the
adjacent area. Oak wilt is the likely culprit leading to this tree's decline. Removal of the tree is recommended.
o T114, a 23.5" protected Arizona ash, was found to be in "very poor" condition. It poses a hazard to current or
introduced targets due to the risk associated with likelihood of failure.
o T115, a 23" protected Arizona ash, was found to be in "very poor" condition. It poses a hazard to current or
introduced targets due to the risk associated with likelihood of failure.
o T120, a 35.5" protected Arizona ash, was found to be in "very poor" condition. It poses a hazard to current or
introduced targets due to the risk associated with likelihood of failure.
TMS recommends on -going arborist monitoring of high value trees on this site.
o Oak wilt has been identified on/adjacent to the site (T112).
o Oak wilt is a very destructive tree disease that primarily affects live oak and red oak.
■ Approximately 86% of the trees inspected were live oak and red oak.
Approximate tree locations
*Orange are heritage*
*Red is heritage T112 (Oak Wilt)*
A Pacheco Koch OLD MCCOY SITE MASTER PLAN I EXHIBIT H-3
a Westwood company GEORGETOWN, Tx March 2022 TREE INVENTORY
Discussion:
Heritage trees (26" and larger) in "Good" condition or better on this site should be preserved in most instances unless
significantly impacting feasibility— if so, transplanting should be considered with a reasonable use/mitigation removal as a last
resort. "Fair' condition heritage trees should be preserved if not significantly conflicting with a reasonable site plan. Those that can
be saved should be evaluated for possible risks and mitigation care performed. "Poor" condition heritage trees should not be
preserved due to risk concerns unless they are sited in greenbelt/lightly used areas with low frequencies of target presence. Poor
and/or Fair condition heritage trees may need further study through ISA Level 1, 2, or 3 risk assessments dependent upon tree size,
species, location, and intent to preserve or remove per possible city requests.
Large, protected trees (18-25.99") — and larger non -heritage species) trees in "Good" condition or better on this site should
be preserved unless significantly restricting reasonable development. "Fair' condition protected trees may be preserved if not
notably conflicting with desired site plan. Those that can be saved should be evaluated for possible risks and mitigation care
performed. "Poor' condition protected trees should not be preserved due to risk concerns unless they are sited in greenbelt/lightly
used areas with low frequencies of target presence.
Significant trees (12-17.99") trees in "Good" condition or better on this site are good preservation candidates unless
restricting development. These trees are often more vigorous and resilient to construction impacts than the larger size classes.
"Fair" condition protected trees may be preserved if convenient/fitting with desired site plan. Those that can be saved should be
evaluated for possible risks and mitigation care performed. "Poor' condition protected trees should not be preserved due to risk
concerns unless they are sited in greenbelt/lightly used areas with low frequencies of target presence.
Trees in "Good" condition or better that are designed for removal should be mitigated at full rates per city ordinance. We
recommend that trees in "Fair' condition designed for preservation have further study and/or mitigation work performed to make
them an asset with minimal risks to introduced targets of a new development. "Poor' condition trees must have significant further
study and/or costly mitigation work performed to make them less a hazard with reduced risks to introduced targets of a new
development. However, these trees in low -target areas still hold ecological and environmental value.
When developing, trees to be removed that are located within the critical rootzone of one to be preserved should be
carefully removed by an arborist and not by machinery. Trees on construction sites undergo significant stress due to root loss from
severing, excavation, and compaction as well canopy loss from necessary construction clearances and machinery impacts. Trees
can experience stress from these previously mentioned impacts as well as changed wind loads and soil hydrology, etc. for years
following construction.
If preserved trees experience any impacts within the critical root zone (V radius per 1" trunk diameter), pre and post
construction fertilization, professional limb removal/pruning, and decompaction/soil remediation work on an as -needed basis
are strongly recommended to maintain tree health, decrease future risks, and improve project performance in the future.
Conclusion:
Tree Mann Solutions located, tagged/flagged, and assessed 74 trees 12" and larger across the site; 19 heritage trees 26"
and larger were identified. Approximately 19% of the trees inspected were found to be in "good" condition. There are several trees
across the site that are good preservation candidates and should be thoughtfully incorporated into the site design. Oak wilt was
identified on and adjacent to the site; ongoing arborist monitoring of high value trees recommended. TMS recommends
preservation of the larger, better -condition trees, investment of tree mitigation fees into thorough care plans for existing trees
preserved on site, and thoughtful design for tree replacement with good -quality mitigation trees that will thrive for decades to
come.
• Links to individual tree reports with photos are included on the spreadsheet.
TMS always endorses designing with good data, maintaining compliance with municipal tree regulations, and promoting healthy
urban canopy through quality preservation and/or mitigation with new, well -planned plantings. If you have any questions and/or
concerns regarding tree assessment on this site, please contact me at (512)470-9073 or We are here
to help promote smart planning, aid efficient permitting, and ensure quality urban tree canopy preservation!
Respectfully,
0& Fet* i &tVvt"
Joe Zaniewski I Project Manager
Tree Mann Solutions, LLC
ISA TX-4294A, TRAQ, TOWQ
TDA Applicator License No. 0798941
Licensed Irrigator L10024812
E: ioe@ireemannsolutions.cemIC: (512)470-9073
Pacheco Koch l OLD MCCOY SITE MASTER PLAN I EXHIBIT H-4
.; vfvoStwoncl fmrl, ,.My GEORGETOWN, TX March 2022 TREE INVENTORY
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a Westwood companyl GEORGETOWN, TX March 2022 I SITE PLAN ALTERNATE
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EX O B OT %`
1. A metes and bounds description of even survey
date herewith accompanies this plat of survey.
2. Bearing system for this survey is based on the
State Plane Coordinate System, North American
Datum of 1983 (2011), Texas Central Zone 4203.
Distances reported have been scaled by applying
the Williamson County TXDoT surface adjustment
factor of 1.00012000.
7557 RAMBLER ROAD SURE 1400
Pacheco Koch DALL
DALLAS, TX 75231 972.235.3031
TX REG. ENGINEERING FIRM F-469
TX REG. SURVEYING FIRM LS-10008000
DRAWN BY CHECKED BY SCALE DATE JOB NUMBER
CJS CJS N.T.S. MARCH 2O22 4670-20.477
LEGEND
- - - PROPERTY LINE
O POINT FOR CORNER
(UNLESS OTHERWISE NOTED)
(C.M.) - CONTROLLING MONUMENT
HERITAGE TREE
EXHIBIT
LOCATED IN THE CITY OF GEORGETOWN
AND BEING OUT OF THE
DAVID WRIGHT SURVEY, ABSTRACT NO. 13,
JOHN BERRY SURVEY, ABSTRACT NO. 51
WILL AMSON COUNTY, TEXAS