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HomeMy WebLinkAboutMinutes_P&Z_03.05.2024Minutes of the Planning and Zoning Commission City of Georgetown, Texas Tuesday, March 5, 2024 The Georgetown Planning and Zoning Commission met on Tuesday, March 5, 2024 at 6:00 PM at Council and Court Building, 510 W. 9th Street. The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you require assistance in participating at a public meeting due to a disability, as defined under the ADA, reasonable assistance, adaptations, or accommodations will be provided upon request. Please contact the City Secretary's Office, at least three (3) days prior to the scheduled meeting date, at (512) 930-3652 or City Hall at 808 Martin Luther King, Jr Street for additional information; TTY users route through Relay Texas at 711. The following Members were in attendance: Present were: Doug Noble, Scott A Allen, Chere Heintzmann, Michael L Price, Mike Tiland, Stephen F Dickey, Michael D Charles Public Wishing to Address an Advisory Board On a subiect that is posted on this agenda: Please fill out a speaker registra on form which can be found on the table at the entrance to the mee ng room. Clearly print your name and the le er of the item on which you wish to speak and present it to the Board Liaison prior to the start of the mee ng. You will be called forward to speak when the Board considers that item. Only persons who have delivered the speaker form prior to the mee ng being called to order may speak. Speakers will be allowed up to three minutes to speak. If you wish to speak for six minutes, it is permissible to use another requestor's granted me to speak. No more than six minutes for a speaker may be granted. The requestor gran ng me to another speaker must also submit a form and be present at the meeting. On a subject not posted on the agenda: A request must be received by the Advisory Board or Commission Liaison prior to the day the agenda for this mee ng is posted. Each speaker will be given three minutes to address the Board or Commission members. No action can be taken at this meeting. Call to Order Pledge of Allegiance Comments from the Chair Announcements Action from Executive Session 1. Statutory Consent Agenda The Statutory Consent Agenda includes non -controversial and routine items that may be acted upon with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and acted upon individually as part of the Regular Session. 1.A Meeting Minutes Consideration and possible action to approve the minutes from the February 20, 2024 regular meeting of the Planning & Zoning Commission -- Erica Metress, Planning Specialist Moved by Chere Heintzmann; seconded by Doug Noble to Approve the February 20, 2024 P&Z Meeting minutes. Motion Approved: 7- 0 Voting For: Doug Noble, Scott A Allen, Chere Heintzmann, Michael L Price, Mike Tiland, Stephen F Dickey, Michael D Charles Voting Against: None 2. Regular Session 2.A 2023-15-REZ 2555 N. IH35 Georgetown, Texas Public Hearing and possible action on a request for a Zoning Map Amendment to rezone 2.232 acres situated in the David Wright Survey, Abstract No. 13, from the Agriculture (AG) zoning district to the General Commercial (C-3) zoning district, for the property generally located at 2555 N. IH35 Georgetown, Texas 78628 (20223-15-REZ) -- Haley Webre, Planner Haley Webre presented the staff report. Commissioner Heintzmann inquired about contact with the owners of the single family home adjacent to the property in question. Webre confirmed that the owners of the adjacent single-family home were included in the 300-foot notification buffer. Chair Dickey opened and closed the public hearing with no speakers coming forth. Moved by Michael L Price; seconded by Scott A Allen to Approve the request for 2023- 15-REZ. Motion Approved: 7- 0 Voting For: Doug Noble, Scott A Allen, Chere Heintzmann, Michael L Price, Mike Tiland, Stephen F Dickey, Michael D Charles Voting Against: None 2.13 2023-7-PUD Hope Ranch Public Hearing and possible action on a request for a Zoning Map Amendment to rezone 24.744 acres in the William Roberts Survey, Abstract 524, from the Residential Estate (RE) zoning district to a Planned Unit Development with the base zoning districts of 2.91 acres of the Local Commercial (C-1) zoning district, 8.07 acres of the Townhomes(TH) zoning district, and 13.76 acres of the High Density Multi -Family (MF-2) zoning district, for the property generally located at 2101 Shell Road (2023-7-PUD) -- Sofia Nelson, Planning Director Sofia Nelson presented the staff report. Chair Dickey questioned if there was an average tree percentage based on previously approved PUDs. Rachel Hagan, Senior Planner — Landscaping, approached the podium to address the Commission and acknowledged that older development agreements have some percentages listed but noted that they are not typical. Chair Dickey questioned if the Commission has approved parking at the level which this PUD requests. Nelson confirmed that parking at this rate was approved but noted that it was not counted as per unit. Chair Dickey inquired about the multifamily that was approved in the area. Nelson highlighted Berry Creek Highlands along Williams Drive and explained that a recent multifamily development was a senior facility. Commissioner Heintzmann asked if the applicant will be preserving 40% of the heritage trees on the property. Nelson confirmed but also acknowledged that the applicant is present to clarify. Commissioner Heintzmann questioned the height of the buildings proposed. Nelson explained that the overall height would be 45 feet. Commissioner Noble asked if a TIA fee would be required for this project. Nelson confirmed that the applicant would be required to pay the fees because they are within the city limits. Wesley Wright, Systems Engineering Director, approached the podium to address the Commission and noted that the setbacks will not affect right of way. Wright explained that the city recently installed a waterline which allows water to be readily available to the site. Wright further explained that wastewater is not readily available, and that the developer will need to extend it to their site. Wright highlighted that once the developer extends to the major trunk line, the extension would be modeled for the anticipated density. Commissioner Allen inquired about the definition of an unloaded street setback. Nelson explained that an unloaded street setback has no access such as driveways taking access to a roadway. Commissioner Allen referred to the staff analysis of criteria 4 of the Zoning Map Amendment Approval Criteria and questioned what was needed to bring the criteria into compliance. Nelson explained that the residential state is most compatible with present zoning entitlements and noted that it may not be compatible with the Comprehensive Plan. Commissioner Allen referred to the staff analysis of criteria 4 of the Planned Unit Development Approval Criteria and questioned what was needed to bring the criteria into compliance. Nelson highlighted that the criteria refer to all segments of the community, but the pool is only available to the residents of that site. Nelson explained that if an amenity such as a park is available to the greater community, then it may comply. Michael Linehan, Representative of the Hope Branch PUD, approached the podium to address the Commission and provided a presentation for the requested project. Commissioner Tiland referred to page 6 of the staff report regarding the commercial parking space and noted that the proposal included a ratio of 1 parking space per 200 gross square feet whereas the UDC recommends a ratio of 1 parking space per 150 gross square feet. Norm Ashby, Owner, approached the podium to address the Commission and commented that the parking is sufficient for the Multi Family zoning district. Ashby highlighted that the lack of parking space is for the C-1 depending on the use and noted that if the proposed use is a restaurant, an additional 22 parking spaces are required. Ashby explained that if the proposed use is a restaurant, then they will request to allow shared parking with the multifamily development. Ashby highlighted that if the proposed use is an office space, then the number of parking spaces is sufficient. Alternate Commissioner Charles requested the number of units for the multifamily development. Linehan established that there will be 138 one bedrooms, 90 two bedrooms, 96 three bedrooms. Ashby clarified that if they were to request variances it would be for the parking and not the structures. Ashby included that it would be difficult to reduce the setbacks on parking in a multifamily development and still have enough parking. Ashby highlighted that, in considering the whole site, more trees were preserved than what the UDC requires. Chair Dickey asked the owner if a postponement may provide time for them to address the concern regarding trees and parking. Ashby commented that a change in building designs will address the concern for trees. Ashby highlighted that they are trying to preserve trees on the retail development and townhomes to make up for the loss of trees in the multifamily development. Chair Dickey opened the public hearing. Carol Tharp, 340 Shell Spur, approached the podium to address the Commission and commented that she is representing herself, her neighbors, and Logan Ranch neighborhood. Tharp noted that they agree with staff's assessment in that the proposed zoning changes are not suitable for the location. Tharp believed that the smaller list sizes with high density units adds more concern to the current water restrictions. Tharp shared that infrastructure that can manage the addition should be developed first. Tharp quoted the staff assessment regarding the number of multifamily developments in Georgetown and shared that the request does not promote neighborhood character and quality. Tharp believed that the developer's priority should be the transition of this property with what is currently there. Tharp explained that neighboring homeowners bought their property with the understanding that the property in question would be zoned as residential estates. Tharp closed by quoting staff assessment that the proposal does not actively promote the health, safety, and healthful development of the city. Eric Stewart, 200 Jim Bowie Drive, approached the podium to address the Commission and noted that he lives in Southlake, a community that was developed by the owner. Stewart shared his concern that if the request is approved then it may not be completed. Stewart believed that this project should be on hold until his neighborhood and other developments are completed. Stewart closed with his concern is regarding the completion of the proposal. Chair Dickey closed the public hearing. Commissioner Price noted that the area in question is known for low water pressure and asked staff if there are any concerns for fire protection for a project of this size. Wright stated that there is no concern for fire flow or irrigation for domestic use and noted that the biggest use for the city's water is irrigation. Wright explained that developments like the request help decrease the number of gallons of water per capita because of the irrigation of a smaller lot. Wright established that once the water line is completed, pressure will be changed. Moved by Scott A Allen; seconded by Michael L Price to Deny the zoning map amendment for this planned unit development at Hope Ranch. Discussion between Commissioner Allen, Commissioner Heintzmann, and Chair Dickey regarding the concern of what was discussed earlier in the meeting. Nelson shared with the Commission that the owner is supportive of tabling the project if the Commission would prefer that option. As a result, Commissioner Allen withdrew his motion. Motion Withdrawn: 0- 0 Voting For: None Voting Against: None Chair Dickey opened the floor to a new motion. Moved by Chere Heintzmann; seconded by Scott A Allen to Continue the zoning map amendment for the planned unit development at Hope Ranch. Motion Approved: 7- 0 Voting For: Doug Noble, Scott A Allen, Chere Heintzmann, Michael L Price, Mike Tiland, Stephen F Dickey, Michael D Charles Voting Against: None 2.0 2023-8-ANX LOOKOUT RIDGE PHASE 1 Public Hearing and possible action on a request for a Zoning Map Amendment to zone, upon annexation, 40.99 acres out of the Frances A. Hudson Abstract No.295 to the Planned Unit Development (PUD) zoning district for the property generally located at the current terminus of Blue Ridge Drive north of the intersection of that road and Breezygrass Way (2023-8-ANX) --Travis Baird, Assistant Planning Director -Current Planning Travis Baird presented the staff report. Chair Dickey questioned the label of high density and noted that MF-1, or low density multifamily, could allow 570 units. Baird explained that the density would be considered lower if the request was a TF, or two-family residential district. Chair Dickey noted that the proposal plans for 3 roadway connections, but a TF requires 6 connections. Baird explained that MF is required to meet the collector connections, whereas TF must meet current and future streets. Chair Dickey inquired about the connection to the west in the current proposal. Baird noted that there is no regulatory authority to require the connection. Commissioner Heintzmann shared that the proposal presents more like a low -density development and noted that the applicant attempted to exceed in certain areas to comply. Commissioner Heintzmann questioned if the Planning Department worked with the applicant to guide them towards compliance with some concerns. Baird confirmed that staff has met with the applicant twice, exchanged a number of different communications, and provided two rounds of comments before presenting the case to the Commission. Mark Baker, Applicant, approached the podium to address the Commission and provided a presentation for the requested project. Commissioner Price questioned how the applicant plans to keep the pond filled. Baker explained that it is currently a wet pond. Baker continued to explain that a drainage runs through the property and provided that supplemental water will be through a well. Commissioner Allen shared his concern with categories that are non -compliant and asked the applicant how they plan to become compliant in those categories. Travis Cooley, Contractor, approached the podium to address the Commission and noted that the intention is to lower the site grade about 4-8 feet to provide a transition from the neighboring community. Cooley, also, highlighted the proposed landscaping buffer. Alternate Commissioner Charles expressed his concern with traffic and asked the contractor to speak on it. Cooley noted that there are wetland concerns to the west, as well as two pipelines. Cooley commented that the connectivity to 1460 is likely and the connection to Sierra Way will be the travel path. Cooley clarified that they met all ingress, egress, and connectivity per code. Chair Dickey opened the public hearing. Ashley Browne, 812 Breezy Grass Way, approached the podium to address the Commission and explained that her home is on the back fence line of Breezy Grass Way which is proposed to have 3 units behind it. Browne noted that she understood that there would be development but thought that it would be gradual. Browne requested the Commission to deny project. Brown believed that the developer should engage in discussion with the surrounding neighbors prior to proceeding to the City Council. Browne shared that the proposal does not align with the definition of medium density development as outline in the Comprehensive Plan. Browne requested that the developer reconsider the homes along the fence line as one-story residences. Browne asked that the Commission strongly consider feedback and concerns from the homeowners. Liz Wick, 808 Breezy Grass Way, approached the podium to address the Commission and noted that she does not object to the development of the land, but objects to the current zone change and deviation from the existing TF development style. Wick highlighted that the proposed development is not aligned with neighboring communities or Comprehensive Plan. Wick noted that the builder is requesting several modifications to the existing code. Wick shared that the proposed density of 330 homes on 41 acres does not align with single family zoned districts. Wick highlighted that to exit south of the proposed development one must go through the Teravista neighborhood for 1 mile before reaching a main connector. Wick believed that the proposed development would reduce the property values for neighboring homeowners due to the elimination of a premium view. Wick shared that the proposed development is not acting in the spirit of being a good neighbor or doing what is right for the community. Wick requested that the Commission rejects the proposal. Doug Latime, 809 Breezy Grass Way, approached the podium to address the Commission and shared that his property is 100 feet from the proposed development. Latime read details from the 2016 staff report for section 401 A Teravista. Latime shared that Lookout Ridge's density is 26 times the density of Teravista. Latime believed that an increase in traffic will make the are more unsafe. Latime shared a story about Parker, Texas. Latime requested that the developer engage in discussion with the neighboring community. Daniel Parra del Riego, 2812 Rabbit Creek Drive, approached the podium to address the Commission and shared that he believes that construction workers will not use Sierra Way Street to access the site. Parra del Riego continued sharing his belief that construction workers will enter through Westinghouse Road and through Teravista to gain access to the work site. Parra del Riego requested the Commission to deny the project to allow more time for discussion with community and the developers. Wade Elliot, 824 Breezy Grass Way, approached the podium to address the Commission and noted his background in mechanical engineering. Elliot shared that there are many elements in the design for consideration and that the original zoning district is unclear. Elliot noted that there no assurances provided to the neighbors from the developer during their evening meeting. Elliot shared that he will not be able to see the horizon or IH 35 from his house due to the height of the proposed development and did not agree with the proposed transition for the area. Elliot shared his concern for the population increase at Teravista Elementary and concern for the traffic increase in the one lane that will be opened Northbound. Bruce Black, 2617 Rabbit Creek Drive, approached the podium to address the Commission and requested that they ask staff if there are previous projects that have been approved with a similar development. Black reiterated that there is concern for increased traffic through the Teravista neighborhood. Black suggested to postpone the start of the project until Blue Ridge Drive is developed, allowing for an alternative exit. Sal Nolasco, 2609 Rabbit Creek, approached the podium to address the Commission and noted that developer informed Nolasco of the project the day before the P&Z Meeting. Nolasco believed that Blue Ridge Drive is a connector segment despite the applicant sharing that it is a connector. Nolasco highlighted that Teravista was built in a boutique style. Nolasco recommended that the Halls create 6 access points towards the west due to all exits funneling through the Teravista neighborhood. Nolasco requested that the Commission ask the local sheriffs and bus drivers that commune through the area about the current traffic. Chair Dickey closed the public hearing. Moved by Scott A Allen; seconded by Mike Tiland to Deny the zoning map amendment for Blue Ridge Drive development. Commissioner Allen shared that there are many concerns related to density, public right of way, tree protection, and the commitment to future connections to the west side. Commissioner Allen believed that there were opportunities to improve design standards for lighting and opportunities for trails and recreational amenities. Chair Dickey expressed his disagreement with Commissioner Allen. Chair Dickey believed that the transition was acceptable and acknowledged that Blue Ridge Drive needs to be completed. Chair Dickey concluded his statement by expressing his belief that the proposed development was planned well. Commissioner Heintzmann shared that she has no concerns with the quality of the project but does have concerns with access to the property. Commissioner Heintzmann asked the developers to consider the concerns expressed by the neighboring community and to consider tabling the project to allow for a thoughtful exchange of ideas. Drew Hall, Owner, approached the podium to address the Commission and agreed to table the project. As a result, Commissioner Allen withdrew his motion. Motion Withdrawn: 0- 0 Voting For: None Voting Against: None Chair Dickey opened the floor to a new motion. Moved by Stephen F Dickey; seconded by Scott A Allen to Continue the item for two weeks or to the March 19th Planning and Zoning Meeting. Motion Approved: 7- 0 Voting For: Doug Noble, Scott A Allen, Chere Heintzmann, Michael L Price, Mike Tiland, Stephen F Dickey, Michael D Charles Voting Against: None 2.D Discussion Items Updates, Commissioner questions, and announcements -- Travis Baird, Assistant Planning Director Sofia Nelson announced that the commissioners will receive an email invitation to the groundbreaking ceremony for the downtown parking garage. Adjournment These minutes were approved at the meeting of Chair / Attest