HomeMy WebLinkAboutAgenda_ZBA_08.15.2017Notice of Meeting for the
Zoning Board of Adjustment
of the City of Georgetown
August 15, 2017 at 5:00 PM
at Historic Light and Water Works Building, 406 W. 8th Street, Georgetown, Texas
78626
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A As of the deadline, no persons were signed up to speak on items other than what was posted on the
agenda.
Legislative Regular Agenda
B
Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting Procedures
Action from Executive Session
C Public Hearing and possible action on a Variance to exceed the maximum number of twenty-four (24)
apartment units per structure as defined in Unified Development Code (UDC) Section 6.02.090, High
Density Multifamily District (MF-2) Lot and Dimensional Standards, for approximately 10 acres in the J.
Robertson Survey located at 2211 Westinghouse Road. Juan Enriquez, Planner and Sofia Nelson, CNU-
A, Planning Director
Adjournment
Page 1 of 30
CERTIFICATE OF POSTING
I, Shelley Nowling, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of
Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public at all times,
on the ______ day of __________________, 2017, at __________, and remained so posted for at least 72
continuous hours preceding the scheduled time of said meeting.
____________________________________
Shelley Nowling, City Secretary
Page 2 of 30
City of Georgetown, Texas
Zoning Board of Adjustment
August 15, 2017
SUBJECT:
Public Hearing and possible action on a Variance to exceed the maximum number of twenty-four (24)
apartment units per structure as defined in Unified Development Code (UDC) Section 6.02.090, High
Density Multifamily District (MF-2) Lot and Dimensional Standards, for approximately 10 acres in the J.
Robertson Survey located at 2211 Westinghouse Road. Juan Enriquez, Planner and Sofia Nelson, CNU-A,
Planning Director
ITEM SUMMARY:
Background:
The applicant is requesting approval for a Variance from the Zoning Board of Adjustment (ZBA) to exceed
the maximum number of twenty-four (24) apartment units per structure as required in Unified Development
Code (UDC) Section 6.02.090, High Density Multifamily District (MF-2) Lot and Dimensional Standards.
The subject property is located at 2211 Westinghouse Road on a 14.22-acre site. The applicant is
proposing to construct a senior multifamily development with a total of 187 apartment units sited within
seven buildings ranging from 24-36 units per building and arranged in a courtyard-type layout. The
property will have approximately 280 parking spaces and will include amenities for the residents including a
private park. Although each building will appear as a separate building they will all be connected via a
breezeway with a cover and balcony type area on each floor. The UDC allows up to a maximum 45 foot
or 4 stories building height and the applicant will be proposing three stories.
Public Comment:
As required by the Unified Development Code, all property owners within a 200 foot radius of the subject
property that are located within City limits were notified of the rezoning application (10 notices mailed), a
legal notice advertising the public hearing was placed in the Sun Newspaper (July 30, 2017) and signs were
posted on-site. To date, staff has received one phone call from the neighbor immediately to the east of the
site. This neighbor had general questions and was not for or against the Variance.
Staff Recommendation:
Staff recommends Approval of the Variance to exceed the maximum number of twenty-four (24)
apartment units per structure as proposed in the attached conceptual plan.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Juan Enriquez, Planner and Sofia Nelson, CNU-A, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Page 3 of 30
Attachment 1 - Location Map Backup Material
Attachment 2 - Conceptual Plan Backup Material
Attachment 3 - Sample Elevations Backup Material
Attachment 4 - Applicant's Letter of Intent Backup Material
Page 4 of 30
Georgetown Planning Department
Zoning Board of Adjustment Staff Report
Wheeler Senior Multifamily - Variance Page 1 of 6
Meeting Date: August 15, 2017
File No: VAR-2017-008
Project Planner: Juan Enriquez, Planner
Report Date: August 5, 2017
Relevant UDC Section: 6.02.090.A – Lot & Dimensional Standards for High Density
Multifamily District, Apartment Units per structure, maximum: 24
Staff Recommendation: Approval
Item Description
Public Hearing and possible action on a Variance to exceed the maximum of twenty-four (24)
apartment units per structure as required in Unified Development Code (UDC) Section 6.02.090,
High Density Multifamily District (MF-2) Lot and Dimensional Standards, for 10 acres in the J.
Robertson Survey located at 2211 Westinghouse Road.
Item Details
Project Name: Wheeler Senior Multifamily
Project Address: 2211 Westinghouse Road
Legal Description: J. Robertson Survey
Zoning: MF-1, MF-2 and C-1
Future Land Use: Moderate Density Residential
Applicant: Daniel Hart, P.E.
Property Owner: PDC Land and Cattle, Ltd
Applicant Request
The applicant is requesting approval for a Variance from the Zoning Board of Adjustment (ZBA)
to exceed the maximum number of twenty-four (24) apartment units per structure as required in
Page 5 of 30
Zoning Board of Adjustment Staff Report
Wheeler Senior Multifamily - Variance Page 2 of 6
Unified Development Code (UDC) Section 6.02.090, High Density Multifamily District (MF-2) Lot
and Dimensional Standards.
The subject property is located at 2211 Westinghouse Road on a 14.22-acre site. The applicant is
proposing to construct a senior multifamily development with a total of 187 apartment units
sited within seven buildings ranging from 24-36 units per building and arranged in a courtyard-
type layout. The property will have approximately 280 parking spaces and will include
amenities for the residents including a private park. Although each building will appear as a
separate building they will all be connected via a breezeway with a cover and balcony type area
on each floor. The UDC allows up to a maximum 45 foot or 4 stories building height and the
applicant will be proposing three stories.
Site Information
The property has approximately 400 feet of frontage on Westinghouse Road, and is an “L”-
shaped lot. The lot is primarily flat and has very minimal trees or shrubs on site.
Surrounding Properties:
Location Zoning Districts Future Land Use Existing Use
North Low Density Multifamily (MF-1) and
High Density Multifamily (MF-2)
Moderate Density
Residential Undeveloped land
South Agriculture (AG)
Moderate Density
Residential &
Community Commercial
Single-Family
Residences
East Agriculture (AG) Moderate Density
Residential
RV & Boat Storage
Facility
West Local Commercial (C-1) and General
Commercial (C-3)
Moderate Density
Residential &
Community Commercial
Undeveloped
commercial land
Review Criteria/Staff Analysis
The Unified Development Code (UDC) identifies the MF-2 District as being intended for attached
multifamily residential development that has access to major thoroughfares and arterial streets.
In order to allow for appropriate development that is adjacent to both residential and non-
residential zoning districts, the UDC has provided specific development standards. These
development standards include but are not limited to building setbacks, building design
standards, and the maximum number of apartment units per structure. The maximum units per
structure was adopted to limit the massing of any one singular building. The intent of the
requirement is to reduce large buildings that are not in scale with surrounding buildings, and
create buildings with visual interest and compatibility to the surrounding context.
Page 6 of 30
Zoning Board of Adjustment Staff Report
Wheeler Senior Multifamily - Variance Page 3 of 6
Staff has reviewed the Variance request and the applicant’s stated findings, and has evaluated
the request based on the UDC required findings for a Variance.
The following are the pertinent sections of the UDC related to this request:
1. Section 3.15 – Variance; see section below for review and approval criteria.
2. Section 6.02.090.A. Lot & Dimensional Standards for High Density Multifamily District,
Apartment Units per structure,
The Unified Development Code, in Section 03.15.030, establishes the following criteria for
Variance Review:
A. Required Findings
The Zoning Board of Adjustment may authorize a Variance from the requirements of the zoning
provisions of this Unified Development Code if the variance from the terms of the zoning
provisions is not contrary to the public interest and, due to special conditions, a literal enforcement
of the requirements would result in unnecessary hardship, so the spirit of this Code is preserved,
and substantial justice done. No Variance shall be granted unless the ZBA finds all of the
following:
1. Extraordinary Conditions
That there are extraordinary or special conditions affecting the land involved such that strict
application of the provisions of this Unified Development Code will deprive the applicant of the
reasonable use of their land. For example, a Variance might be justified because of topographic
or other special conditions unique to the property and development involved, while it would
not be justified due to inconvenience or financial disadvantage.
In this case, there is a special condition applicable to the subject property due to its “L”
shape. This lot configuration prohibits buildings from being located on the narrow
portion of the lot (approximately 3 acres of the site) and therefore placement of any
buildings and amenities are restricted. Due to the shape of the lot, the proposed
buildings would be set back approximately 600 feet from Westinghouse Road and
about 650 feet from FM 1460. The large setbacks make the proposed buildings less
visible from the public right-of-way.
Page 7 of 30
Zoning Board of Adjustment Staff Report
Wheeler Senior Multifamily - Variance Page 4 of 6
2. No Substantial Detriment
That the granting of the Variance will not be detrimental to the public health, safety or welfare
or injurious to other property in the area or to the City in administering this Code.
The proposed project will not be injurious or detrimental to the public health, safety or
welfare or improvements in the vicinity because it is located within similar and other
compatible land uses. Additionally, the site plan provides sufficient information to
determine that the project will meet all other development standards with the
exception of the maximum apartment units per structure. All other applicable UDC
requirements including parking, common amenities, building design standards,
lighting etc. will be met. The buildings would be fire sprinkled, designed to be in
accordance with the International Fire Code as well as the International Building
Code.
3. Other Property
That the conditions that create the need for the Variance do not generally apply to other
property in the vicinity.
There are no other properties located within the surrounding neighborhood that have
an “L” shaped lot. However, if there were other “L” shaped properties, each property
is reviewed on a case-by case basis as the circumstances and existing conditions of
each lot may differ greatly. The approval of this Variance to exceed the number of
apartment units per structure on the subject property will not set a precedent for other
developments in the area, except for situations with the same exceptional and
extraordinary circumstances.
4. Applicant’s Actions
That the conditions that create the need for the Variance are not the result of the applicant’s
own actions.
The applicant did not create the “L” shaped lot that results in the need for the
Variance request. The subject property was created through a legal deed prior to the
City’s Subdivision Ordinance becoming effective on May 10, 1977. Additionally, the
property has a mixed use of low and high density multifamily zoning districts which
was in place prior to the applicant’s affiliation with the property.
5. Comprehensive Plan
That the granting of the Variance would not substantially conflict with the Comprehensive
Plan and the purposes of this Code.
Page 8 of 30
Zoning Board of Adjustment Staff Report
Wheeler Senior Multifamily - Variance Page 5 of 6
In this case, granting a Variance in order to build the proposed senior multifamily
development would be consistent with Goal #1 of the Comprehensive Plan and the
purposes of this Code in that it would promote sound, sustainable and compact
development patterns with balanced land uses. A multifamily development at this
location would provide a balanced mix of land uses as the subject property is already
zoned for multifamily development, it is and will continue to be surrounded by
commercially zoned properties with single-family uses the vicinity. It should also be
noted that the abutting undeveloped lots will eventually develop with other
compatible uses further contributing to the balance of uses in this area.
Additionally, a rezone application is not being requested as the subject property is
already zoned for multifamily development, which is consistent with the 2030
Comprehensive Plan. Although the proposal increases the number of apartment units
per structure, the applicant is proposing the layout of buildings in a court yard-style
that breaks up the massing of each building and meets the intent of the required cap of
apartment units per structure. Additionally, the proposed building elevations show
that they will include varying façade articulation to provide visual interest, per the
intent of the UDC. The MF-2 district allows a maximum of 45 feet or 4 stories and the
buildings are proposed at 3 stories. Therefore, this project does not conflict with the
Comprehensive Plan and the purposes of this Code.
6. Utilization
That because of the conditions that create the need for the Variance, the application of this Code
to the particular piece of property would effectively prohibit or unreasonably restrict the
utilization of the property.
The conditions of the subject property, specifically the “L” shaped configuration, limit
the site design of a typical multifamily development. A strict enforcement of the
maximum 24 apartment units per structure would restrict the full utilization of the
subject property for a typical multifamily development.
In this case, the applicant is proposing to build courtyard-style multifamily
development where the buildings are sited in an “L” shape that serves to break up the
buildings massing. Although the buildings would exceed the number of units allowed
per structure, the proposal would still meet the intent of the UDC since each elevation
would not exceed more than 24 units. Additionally, due to the shape of the lot, the
proposed location of the buildings would be approximately 600 feet away from the
right-of-way along Westinghouse Road and is 650 feet from FM 1460 reducing the
visual impact that large mass buildings may have on the public right-of-way.
Development of the surrounding properties would further buffer the proposed
Page 9 of 30
Zoning Board of Adjustment Staff Report
Wheeler Senior Multifamily - Variance Page 6 of 6
buildings since commercial uses require landscape bufferyards between commercial
uses and multifamily uses. Therefore, the Variance would provide the applicant
reasonable use of the property and enjoy the same rights as other property owners
within the same zoning districts.
7. Insufficient Findings
The following types of possible findings do not constitute sufficient grounds for granting a
Variance:
a) That the property cannot be used for its highest and best use.
b) That there is a financial or economic hardship.
c) That there is a self-created hardship by the property owner or their agent.
d) That the development objectives of the property owner are or will be frustrated.
Staff determined that this section does not apply to this Variance application.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property that are located within City limits were notified of the rezoning application
(10 notices mailed), a legal notice advertising the public hearing was placed in the Sun
Newspaper (July 30, 2017) and signs were posted on-site. To date, staff has received one phone
call from the neighbor immediately to the east of the site. This neighborhood had general
questions and was not for or against the Variance.
Staff Recommendation
Staff recommends Approval of the Variance to exceed the maximum number of twenty-four (24)
apartment units per structure as proposed in the attached conceptual site plan.
Attachment(s)
Attachment 1 – Location Map
Attachment 2 – Conceptual Plan
Attachment 3 – Sample Elevations
Attachment 4 - Applicant’s Letter of Intent
Page 10 of 30
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Coordinate System:
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Page 11 of 30
...\WHEELER A001 SITEPLAN_PREDEV-2 6/29/2017 7:34:09 PM
Attachment 2 - Conceptual Plan
Page 12 of 30
...\WHEELER A101 SITEPLAN_PREDEV-2 6/4/2017 11:47:38 PM
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Attachment 3 - Sample Elevations
Page 14 of 30
PROPERTY Belle Vintage Park
ADDRESS 15455 Canterbury Forest Drive | Tomball, TX 77377
SITE INFORMATION
• Year of Construction: 2014
• Product Type: 55+ Active Adult
• Number of Units: 120
• Land Size: +5.45 Acres | 22.02 Units per Acre
• Clubhouse SF: +6,000 SF
• Net Rentable SF: +109,802 SF
• Average Unit Size: +915 SF
• Average Market Rent Per Unit: $1,250
• Average Market Rent Per SF: $1.37
• Occupancy:
97.5% occupied as of October 1, 2015; 100% leased with waiting list
BELLE VINTAGE PARK
Page 15 of 30
PROPER TY SITE DE TAIL
CONSTRUCTION
• Acreage and Density: +/- 5.45 Acres,
22.02 Units per Acre
• Style: Garden-Style Apartments
• Buildings:
1 three-story building encompassing all
residential units as well as clubhouse
• Controlled Access Gates
• Foundation: Concrete post tension slabs
• Exterior Walls: Stucco
• Roof: Composition shingles
• Floor Covering: Carpet and wood vinyl flooring
• Paving: Concrete paved with curbs
• Wiring: Copper
• Fire Protection: Fully sprinklered
• Number of Elevators: 3
UTILITIES/MECHANICAL SYSTEMS
• Electricity: Individually metered (resident pays)
• Water/Sewer: Master metered (owner pays)
• Trash: Resident pays for trash removal
• HVAC: Individual climate controlled units
• Hot Water: Individual hot water heaters
PARKING
• +68 Open Parking Spaces
• 41 Detached Garages
• 24 Carports
• +133 Total Spaces
• +1.11 Spaces per Unit
FEES AND DEPOSITS
• Application Fee: $25 Non-refundable
• Security Deposits: $300, All Units
• Pet Deposit:
$400 per pet ($200 Non-refundable)
PERSONNEL OVERVIEW
• Manager - 1
• Leasing Agent - 1 PT
• Maintenance Supervisor - 1
• Porter - 1
• Total Personnel: 4
BELLE VINTAGE PARK
Page 16 of 30
PROPER TY SITE DE TAIL
CLUB BELLE
• Private 6,000 Square Foot Community Clubhouse
• Movie Area
• Coffee & Wine Bar
• Covered Veranda to Relax in the Shade
• Wireless Internet
• ‘Fun & Fit’ Lifestyle Program to Organize Activities & Outings
• Plush Resident Lounges with Big Screen TV’s
• A Full Kitchen for Resident Enjoyment
• Group Personal Training Plus 24-Hour Fitness Center
• Card Playing and Craft Room
• Onsite Professional Management Team
COMMUNITY FACILITIES AND AMENITIES
• Private Walking Trail & Walking Program
• Beautiful Lush Landscaping
• Controlled Access Gates
• Large Fenced Pet Park with Pet Washing Station
• Social Activity Calendar & Special Events
• Resort-Style Pool with Shaded Entertainment Areas
• Two Stainless Steel BBQ Grills
• Covered Breezeways Throughout
• Putting Green
INTERIOR FEATURES
• 10 Foot Ceilings
• Kitchens With Windows *
• Garage & Carports Available
• Storage Units Available
• Private Yards (1st Floor)
• Washer / Dryer Included
• Oversized Walk-In Closet
• Abundant Storage Space
• Pantry Closet
• Granite Countertops
• Stainless Steel Appliances
• Breakfast Bar
• Bathroom Vanity Seating
• Ceiling Fans
• Walk-In Shower
• Covered Balconies
• Wood Vinyl Floors *
• Energy Efficient
• Washer/ Dryer Connections
• Elevator Access
• Frost Free Fridge / Ice Maker
• Microwave / Self Cleaning Oven
*denotes feature in select units
BELLE VINTAGE PARK
Page 17 of 30
SITE PLAN
Page 18 of 30
REPRESEN TATIVE FLOOR PLANS
ONE BEDROOM
FLOOR PLANS
BELLE VINTAGE PARK
SANTA CRUZ
1 BEDROOM-1 BATH-STUDY
940 Interior Sq. Ft.
1,004 Gross Sq. Ft.
SANTA BARARA
1 BEDROOM-1 BATH
865 Interior Sq. Ft.
929 Gross Sq. Ft.
CARMEL
1 BEDROOM-1 BATH
620 Interior Sq. Ft.
684 Gross Sq. Ft.
DEL MAR
1 BEDROOM-1 BATH
640 Inteior Sq. Ft.
704 Gross Sq. Ft.
MONTECITO
1 BEDROOM-1 BATH
772 Interior Sq. Ft.
836 Gross Sq. Ft.
Page 19 of 30
REPRESEN TATIVE FLOOR PLANS
TWO BEDROOM
FLOOR PLANS
VENICE
2 BEDROOM-2 BATH-STUDY
1,380 Interior Sq. Ft.
1,520 Gross Sq. Ft.
SANTA MONICA
2 BEDROOM-2 BATH
1,065 Interior Sq. Ft.
1,129 Gross Sq. Ft.
VALENCIA
2 BEDROOM-2 BATH-STUDY
1,228 Interior Sq. Ft.
1,292 Gross Sq. Ft.
Page 20 of 30
BELLE VINTAGE PARK I CONFIDENTIAL OFFERING MEMORANDUM
Page 21 of 30
BELLE VINTAGE PARK I CONFIDENTIAL OFFERING MEMORANDUM
Page 22 of 30
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BELLE VINTAGE PARK I CONFIDENTIAL OFFERING MEMORANDUM
Page 24 of 30
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BELLE VINTAGE PARK I CONFIDENTIAL OFFERING MEMORANDUM
Page 26 of 30
BELLE VINTAGE PARK I CONFIDENTIAL OFFERING MEMORANDUM
Page 27 of 30
Attachment 4 - Applicant's
Letter of Intent
Page 28 of 30
Page 29 of 30
Page 30 of 30