HomeMy WebLinkAboutAgenda_P&Z_10.20.2015Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
October 20, 2015 at 6:00 PM
at City Council Chambers, 101 E. 7th Street, Georgetown
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Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting Procedures
Action from Executive Session
Public Wishing to Address the Board
On a subject that is posted on this agenda: Please fill out a speaker registration form which can be
found at the Board meeting. Clearly print your name, the letter of the item on which you wish to speak,
and present it to the Staff Liaison, preferably prior to the start of the meeting. You will be called
forward to speak when the Board considers that item.
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a
written request with the Staff Liaison no later than one week prior to the Board meeting. The request
must include the speaker's name and the specific topic to be addressed with sufficient information to
inform the board and the public. For Board Liaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
A - As of the deadline, no persons were signed up to speak on items other than what was posted on
the agenda.
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 Agenda.
B Consideration of the minutes from October 6, 2015.
C Consideration of the quarterly report consisting of planning and housing data. Jordan J. Maddox,
AICP, Principal Planner
Page 1 of 28
Legislative Regular Agenda
D Public Hearing and possible action on a request for Rezoning of 4.89 acres in the Nicholas Porter
Survey, Abstract 497, located at 1402 and 1502 Williams Drive, from the Local Commercial
District (C-1) and Residential Single-family District (RS) to a Planned Unit Development District
(PUD) with a base district of the Local Commercial District (C-1), to be known as Gabriel Bluffs.
(REZ-2015-008) Mike Elabarger, Senior Planner, and Sofia Nelson, CNU-A, Planning Director
E Discussion regarding current and future transportation planning initiatives. Nat Waggoner, PMP,
Transportation Analyst and Sofia Nelson, CNU-A, Planning Director
F Discussion Items:
Update on the Unified Development Code Advisory Committee (UDCAC) meetings.
(Commissioner in Training Bargainer)
Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
(Commissioner Rankin)
Questions or comments from Commissioners-in-Training about the actions and matters
considered on this agenda.
Reminder of the November 3, 2015, Planning and Zoning Commission meeting in the
Council Chambers located at 101 East 7th Street, starting at 6:00 pm.
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 __________________, 2015, 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 28
City of Georgetown, Texas
Planning and Zoning
October 20, 2015
SUBJECT:
Consideration of the minutes from October 6, 2015.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft P&Z Minutes_October 6, 2015 Cover Memo
Page 3 of 28
Page 1 of 3
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, October 6, 2015 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Commissioners: Josh Schroeder, Chair; Scott Rankin, Secretary; Andy Webb, Alex
Fuller, John Marler, Kaylah McCord
Commissioner(s) Absent: Kevin Pitts, Vice-Chair
Commissioners in Training: Jay Warren, Tim Bargainer
Commissioner(s) in Training Absent:
Staff Present: Sofia Nelson, Planning Director, Jordan Maddox, Principal Planner,
Long Range; Valerie Kreger, Principal Planner; Mike Elabarger, Senior Planner; and
Tammy Glanville, Recording Secretary.
Chair Schroeder called the meeting to order at 6:00 p.m.
Chair Schroeder stated the order of the meeting and that those who speak must turn in
a speaker form to the recording secretary before the item that they wish to address
begins. Each speaker is permitted to address the Commission once for each item, for a
maximum of three (3) minutes, unless otherwise agreed to before the meeting begins.
A. As of the deadline for this agenda, no persons were signed up to speak on items
other than what was posted on the agenda.
Consent Agenda
B. Consideration of the minutes from September 15, 2015.
C Consideration and possible action on a Preliminary Plat Amendment to change
the phasing schedule for the Madison at Georgetown Section 1. (PP-2015-001)
Jordan Maddox, AICP, Principal Planner
Motion by Commissioner Marler to approve the Consent agenda including the
minutes from the September 15, 2015 Planning and zoning meeting. Second by
Commissioner Webb. Approved. (6-0)
Legislative Regular Agenda
Page 4 of 28
Page 2 of 3
D Consideration and possible action on a Preliminary Plat for 92.604 acres in the
Low Survey, to be known as Vista Pointe Subdivision, located at 1050
Westinghouse Rd. (PP-2015-005) Valerie Kreger, AICP, Principal Planner
Valerie Kreger provided an overview of the Preliminary Plat request, description
of project and recommend for approval.
Motion by Commissioner Fuller to approve the Preliminary Plat for 92.604 acres
in the Low Survey, to be known as Vista Pointe Subdivision, located at 1050
Westinghouse Rd. Second by Commissioner Marler. Approved. (6-0)
E Public Hearing and possible action on a request to Rezone 52.48 acres in the
Hudson, Patterson, Addison and Robertson Surveys located at the northeast
corner of F.M. 1460 and Westinghouse Road (C.R. 111), known as the Wheeler
Tract, from a Planned Unit Development (PUD) zoning with Local Commercial
(C-1) and High Density Multifamily (MF-2) base Districts to 19.67 acres of Local
Commercial (C-1) District, 10.81 acres of General Commercial (C-3) District, 11.00
acres of Low-density Multifamily (MF-1) District, and 11.00 acres of High-density
Multifamily (MF-2) District. REZ-2015-004 (Mike Elabarger, Senior Planner and
Sofia Nelson, CNU-A, Planning Director)
Mike Elabarger provided an overview of the Rezone request, description of
project and recommend for approval.
Chair Schroeder invited the applicant to speak. Applicant declined to speak.
Chair Schroeder opened the Public Hearing. No one came forward, the Public
Hearing was closed.
Motion by Commissioner Rankin to recommend to City Council approval of a
request to Rezone 52.48 acres in the Hudson, Patterson, Addison and Robertson
Surveys located at the northeast corner of F.M. 1460 and Westinghouse Road
(C.R. 111), known as the Wheeler Tract, from a Planned Unit Development
(PUD) zoning with Local Commercial (C-1) and High Density Multifamily (MF-
2) base Districts to 19.67 acres of Local Commercial (C-1) District, 10.81 acres of
General Commercial (C-3) District, 11.00 acres of Low-density Multifamily (MF-
1) District, and 11.00 acres of High-density Multifamily (MF-2) District. Second
by Commissioner Marler. Approved. (6-0)
F Discussion Items:
• Update on the Unified Development Code Advisory Committee (UDCAC)
meetings. Tim Bargainer, Commissioner in Training gave a brief update
regarding City Councils actions related to all the amendments. City Council
Page 5 of 28
Page 3 of 3
approved all except for three: Accessory dwellings and structures and Housing
Diversity. These items will be covered in City Council workshop on October 27,
2015 to discuss further.
• Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
(Commissioner Rankin) N/A
• Questions or comments from Commissioners-in-Training about the actions and
matters considered on this agenda. N/A
• Reminder of the October 20, 2015, Planning and Zoning commissioners meeting
in the Council Chambers located at 101 East 7th Street, starting at 6:00pm.
Adjourned at 6:12 p.m.
__________________________________ _______________________________
Josh Schroeder, Chair Scott Rankin, Secretary
Page 6 of 28
City of Georgetown, Texas
Planning and Zoning
October 20, 2015
SUBJECT:
Consideration of the quarterly report consisting of planning and housing data. Jordan J. Maddox,
AICP, Principal Planner
ITEM SUMMARY:
The attached document is the regularly updated report of housing data, detailing land use, zoning,
housing, and population data. It is for informational purposes only and is useful as a guide for land
use decisions and long range planning efforts.
FINANCIAL IMPACT:
None at this time.
SUBMITTED BY:
Jordan Maddox, AICP, Principal Planner
ATTACHMENTS:
Description Type
October 2015 Statistical Report Backup Material
Page 7 of 28
Georgetown Planning Department
October 2015 Statistical Analysis Report
Item Description
Consideration of a quarterly report consisting of planning and housing data.
Item Summary
Since April of 2012, staff has mined several data sources to present a statistical report of
land use, zoning, and housing data on a regular basis. The following information is an
update of the tables containing data regarding the City’s Future Land Use Plan, the Official
Zoning Map, and housing unit numbers compiled from multiple sources. Generally, the
data is provided every 3-6 months depending on the amount of changes to the data. The
data is informational only and is provided simply as a tool for the Commission.
Future Land Use Plan
The following table gives the breakdown of the land use categories, shown within the city
limits and the total ETJ.
Land Use Acres % of total
Δ in acres
from previous Acres % of total
Δ in acres
from previous
Agricultural/Rural Residential 29,688 25.75% - 80 0.23% -
Low Density Residential 26,037 22.58% - 1,806 5.10% -
Moderate Density Residential 17,407 15.10% - 11,789 33.26% -
High Density Residential 600 0.52% - 590 1.67% -
Community Commercial 1,583 1.37% - 1,083 3.05% -
Regional Commercial 2,156 1.87% - 1,591 4.49% -
Mixed Use Community 6,448 5.59% - 2,382 6.72% -
Mixed Use Neighborhood Center 1,260 1.09% - 684 1.93% -
Specialty Area Mixed Use 1,208 1.05% - 638 1.80% -
Employment Center 4,883 4.24% - 3,453 9.74% -
Institutional 2,056 1.78% - 1,935 5.46% -
Parks, Recreation, Open Space 16,769 14.54% - 9,379 26.46% -
Mining 5,203 4.51% - 32 0.09% -
Total 115,298 - 35,443 (0.188)
Source: Future Land Use Plan GIS
Future Land Use Plan
ETJ + City Limits City Limits
Page 8 of 28
Georgetown Planning Department
October 2015 Statistical Analysis Report
Official Zoning Map
The following table breaks down the existing zoning districts. Rights-of-way are not
typically given a zoning designation; therefore, the total zoned acreage is less than the total
city limits area.
Rural & Low
Residential
47%
Moderate
Density Res.
15%
High Density Res.
1%
Commercial/Mixed
11%
Employment Center
4%
Institutional
2%
Parks, Rec,
Open Sp
15%
Mining
5%
2030 Comprehensive Plan
Page 9 of 28
Georgetown Planning Department
October 2015 Statistical Analysis Report
Acres % of total
Δ in acres
from previous
Agriculture (AG) 11,947 37.78% 56
Residential Estate (RE) - 0.00% -
Residential Low Density (RL) 30 0.10% -
Residential Single Family (RS) 14,247 45.05% (3)
Two Family (TF) 69 0.22% -
Townhouse (TH) 22 0.07% -
Low Density Multifamily (MF-1) 74 0.23% 37
High Density Multifamily (MF-2) 601 1.90% (21)
Manufactured Housing (MH) 83 0.26% -
Business Park (BP) 187 0.59% -
Neighborhood Commercial (CN) 24 0.08% -
Local Commercial (C-1) 1,086 3.44% (8)
General Commercial (C-3) 1,546 4.89% 5
Office (OF) 148 0.47% (2)
Industrial (IN) 1,180 3.73% -
Mixed Use Downtown (MU-DT) 69 0.22% 1
Mixed Use (MU) - 0.00% -
Public Facilities (PF) 310 0.98% -
Total 31,624 66
Overlays
Planned Unit Development 8,685 -
Historic 18 -
Downtown 118 -
Old Town 371 -
Source: Zoning GIS Map
Zoning Districts
Page 10 of 28
Georgetown Planning Department
October 2015 Statistical Analysis Report
Housing Unit Comparison and Population
Using 2010 Census data, a 2010 market study of high-density residential housing units, GIS
address point data, and monthly new residential building permits, staff is able to piece
together a fairly accurate picture of “multi-family” vs. “single-family” households in
Georgetown.
The table below breaks down the total amount of housing units (occupied and vacant) by
single-family and multi-family types. Note that the data below represents actual livable
housing units, not approved or entitled properties that would allow future single-family or
multifamily housing units.
Also included below are the updated population estimates for the city limits and ETJ.
Agricultural
38%
Single Family
45%
Duplex, Townhouse
<1%
Multifamily
2%
Commercial, Mixed
9%
Industrial, BP
4%
Public Facilities
1%
Adopted Zoning
Page 11 of 28
Georgetown Planning Department
October 2015 Statistical Analysis Report
Attachments
None
Submitted By
Jordan J. Maddox, AICP, Principal Planner and Jennifer Bills, AICP, Housing Coordinator
City City + ETJ Sources:
Total Population Estimate, Oct. 2015 56,208 81,609 Planning Department Estimated Population
City City + ETJ Sources:
Single Family Units 19,767 30,191 2010 Census + building permits+ETJ estimate
Apartment/duplex/fourplex/condos 4,507 4,507 Market report + address points
Total housing units 24,274 34,698
Percentage of single-family units 81.43% 87.01%
Percentage of multifamily units 18.57% 12.99%
Updated October 2015 20,037.000
Population
Housing Units
Page 12 of 28
City of Georgetown, Texas
Planning and Zoning
October 20, 2015
SUBJECT:
Public Hearing and possible action on a request for Rezoning of 4.89 acres in the Nicholas Porter
Survey, Abstract 497, located at 1402 and 1502 Williams Drive, from the Local Commercial District
(C-1) and Residential Single-family District (RS) to a Planned Unit Development District (PUD) with
a base district of the Local Commercial District (C-1), to be known as Gabriel Bluffs. (REZ-2015-008)
Mike Elabarger, Senior Planner, and Sofia Nelson, CNU-A, Planning Director
ITEM SUMMARY:
Background:
The applicant has requested to rezone 4.89 acres of land to a Planned Unit Development with a base
zoning district of C-1, Local Commercial District. The purpose of the PUD is primarily to remove
several of the use restrictions for the “Fuel Sales” specific use (UDC Section 5.04.020(T.)) and allow
additional building height. The project identified in the Development Plan and Conceptual Site Layout
comprises a retail store, with a restaurant and fuel sales, and a multi-tenant, multi-story building. The
applicant proposes some additional Gateway Overlay District landscaping and pedestrian amenities
along Williams Drive and an increased volume in the required water quality feature.
Public Comment:
As of the date of this report, no written public comments have been received.
Recommended Motion:
Staff is recommending the following:
Hold the public hearing.
Discuss the request and provide the applicant direction on both positive aspects of the
development and aspects of the development request the Commission feels may need further
review.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Mike Elabarger, Senior Planner and Sofia Nelson, CNU-A, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Future Land Use / Transportation Map Backup Material
Exhibit 2 - Zoning Map Backup Material
Exhibit 3 - PUD Development Plan Backup Material
Exhibit 4 - PUD Conceptual Site Layout Backup Material
Page 13 of 28
Georgetown Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 1 of 8
From C-1 and RS to PUD (C-1)
Report Date: October 14, 2015
File No: REZ-2015-008
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Gabriel Bluffs
Location: 1402 & 1502 Williams Drive
Total Acreage: 4.89 acres
Legal Description: 4.89 acres in the Nicholas Porter Survey (comprising six properties)
Applicant: Wade Todd, National Site Solutions
Property Owner: 1502 Williams – Georgetown Alamo Investors, LLC
1402 Williams – Shell Family Trust
Contact: Wade Todd, National Site Solutions
Existing Use: Undeveloped land, single family residence
Existing Zoning: Local Commercial (C-1) District on 2.63 acres (1502 Williams);
Residential Single-family (RS) District on 2.26 acres (1402 Williams).
Proposed Zoning: Planned Unit Development (PUD), Local Commercial (C-1) base district
Future Land Use: Specialty Mixed Use Area (SMUA)
Growth Tier: Tier 1A
Overview of Applicant’s Request
The applicant has requested to rezone 4.89 acres of land to a Planned Unit Development with
a base zoning district of C-1, Local Commercial District. The purpose of the PUD is primarily
to remove several of the use restrictions for the “Fuel Sales” specific use (UDC Section
5.04.020(T.)) and allow additional building height. The project identified in the Development
Plan comprises a retail store, with a restaurant and fuel sales, and a multi-tenant, multi-story
building. The applicant proposes some additional Gateway Overlay District landscaping and
pedestrian amenities along Williams Drive and an increased volume in the required water
quality feature.
PUD Summary:
The PUD document consists of a required Development Plan (Exhibit 3 to this staff report)
that describes and summarizes the attributes of the PUD District, and the required Conceptual
Site Layout (Exhibit 4 to this staff report) that graphically depicts the proposed development.
In the Development Plan, the applicant is requesting the following deviations from the base
zoning regulations for the C-1 district:
Page 14 of 28
Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 2 of 8
From C-1 and RS to PUD (C-1)
1. For the “Fuel Sales” use, removal of the following restrictions of UDC Section
5.04.020(T.); the section is below, and a footnote 1 regarding this use:
• Allow ten (10) fueling positions via five (5) Multiple Product Dispensers [MPD]
rather than the 8 fueling positions permitted.
• An in-line configuration of the 5 MPD’s rather than the ‘four-square’ stacked
positions.
2. Maximum building height increase of 5’, from 35’ to 40’, for any proposed building.
The Development Plan further commits to the following:
• Six (6) permitted uses – General Retail; General Office; Restaurant, General; Medical or
Dental Office; Fuel Sales; Live Music & Entertainment.
• Prohibition of three (3) otherwise permitted uses in C-1 – Restaurant, Drive-through;
Automotive Parts and Accessories Sales, Indoor; Car Wash.
• An increase of 10% in the minimally required volume size of the water quality feature
1 - The 4th Round of the 2008-2009 Unified Development Code Amendment process added the permitted use of “Fuel
Sales” to the C-1 zoning district, subject to Limitation “S”, which is currently referenced as Limitation “T” in the most
recent version of the UDC. The language in the limitation is currently the same as it was when adopted May 11, 2010
by City Council (Ordinance 2010-016). The “Fuel sales” use was previously not permitted in the C-1 District at all.
Page 15 of 28
Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 3 of 8
From C-1 and RS to PUD (C-1)
to be constructed (note: the site does not require water quantity storage on-site, as it presently
drains directly to the San Gabriel River).
The Conceptual Site Layout (Exhibit 4, currently noted as ‘Exhibit A’ on the exhibit), in its
current iteration, graphically depicts the proposed development to some exacting details. The
size of the property, and the specificity of the project/development, lent itself to such a
detailed graphic. The exhibit is meant to demonstrate the site development aspects expressed
in the Development Plan, and is a critical part of what makes a PUD application different than
by-right zoning requests.
All other aspects of development – streetyard and parking lot landscaping, buffering, tree
preservation, parking, lighting, building architecture, building setbacks, driveways,
impervious coverage, signage, traffic impacts – will comply with minimum requirements
listed in the UDC, enforced at the time of the administratively reviewed Site Development
Plan or subsequent building permits. The other restrictions of Section 5.04.020(T), as they may
apply to this site, will be enforced at the time of site development.
Site Information
Location:
The site is located along the south side of Williams Drive, between Morris Lane and Rivery
Boulevard. 1502 Williams is a single 2.63 acre tract; 1402 Williams comprises five (5) separate
properties totaling 2.26 acres and the address points of 1400, 1402, 1410, 1416, and 1422
Williams Drive. Combined the properties have approximately 410 linear feet of frontage on
Williams Drive. Further in this report it is noted that the applicant has included the property
at 1308 Williams (a 1.74 acre tract) for consideration in their Utility Evaluation, but that
property is not part of this rezoning request, and was not considered as part of this project.
Physical Characteristics:
The site has extensive tree coverage (mostly cedars) and has no known Karst features. The
properties drop elevation away from Williams Drive, and the rear of the properties form a cliff
that falls to the San Gabriel River, where the properties end.
Surrounding Properties:
The immediately surrounding properties are a mix of commercial and residential uses, but
nearly all properties fronting Williams Drive are now commercially used. This vicinity has a
mix of residential properties that have been repurposed for small office or retail uses, and
purpose-built commercial/retail properties. The former McCoy Elementary dominates the
block on the north side of Williams, where the extension of Rivery Boulevard will cross it and
establish new land uses and development patterns in the near-term future. This block of
Williams is all contiguous to the San Gabriel River, where a large view-shed opens up to the
Summit at Rivery project to the southwest.
Page 16 of 28
Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 4 of 8
From C-1 and RS to PUD (C-1)
Location Zoning Future Land Use Existing Use
North RS, Residential Single-family
and C-1, Local Commercial
Specialty Mixed
Use Area
Commercial, office, GISD
property.
South C-3, General Commercial
[across San Gabriel River]
Moderate Density
Residential, Open
Space
San Gabriel River [the Summit
at Rivery project – townhomes,
hotel, retail, apartments – is
500’ across the river.]
East RS, Residential Single-family Specialty Mixed
Use Area
Undeveloped property.
West C-1, Local Commercial Specialty Mixed
Use Area
Commercial (Extraco Bank)
Page 17 of 28
Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 5 of 8
From C-1 and RS to PUD (C-1)
Property History
The property was annexed into the City’s full jurisdiction in 1954. 1502 Williams is currently
vacant, with an unknown development history. The grouping of properties comprising 1402
Williams contains one residence which is several decades old. The properties are all
unplatted, with legal lot status according to the UDC unknown at this time. 1502 Williams
currently has a subdivision plat (PFP-2015-002) under review to plat that property as one lot.
2030 Comprehensive Plan
The properties are contained within the 2030 Plan land use designation of Specialty Mixed
Use Area (SMUA); see Exhibit 1. This category encourages mixed use developments and
planned ‘centers’ that can integrate complementary uses. Emphasized activities would
include retail, offices, and entertainment, with options for civic and parks/green spaces as well
as higher density, multi-family style housing.
The SMUA category exists in strategic locations (see below) where the nucleus of ingredients
exist to create patterns of development focused on pedestrian-oriented, storefront-style
shopping streets.
• From Rivery Boulevard to IH-35 on both sides of Williams Drive [this site].
• West side of IH-35 north of Williams to Old Airport Road.
• Central portion of Wolf Ranch Parkway between the Rivery Project and the area north
of West University Avenue and a portion east toward IH-35.
• The core of Downtown centered on Austin Avenue/Main Street between 2nd Street and
West University Avenue.
• A large swath south of Leander Road between IH-35 and (future) Southwest Inner
Loop.
• A node at Southeast Inner Loop and Sam Houston Boulevard and Maple Street
[Transit Oriented Develoment (TOD) area].
The 2030 Plan Growth Tier Map designation is Tier 1A, that portion of the city where
infrastructure systems are in place, or can be economically provided and where the bulk of the
city’s growth should be guided over the near term.
Proposed Zoning District
The Planned Unit Development District (PUD) is intended to allow flexibility in planning and
designing for unique or environmentally sensitive properties that are to be developed in
accordance with a common development scheme. PUD zoning is designed to accommodate
various types of development, including multiple housing types, neighborhood and
community retail, professional and administrative areas, industrial and business parks, and
other uses or a combination thereof. A PUD may be used to permit new or innovative
Page 18 of 28
Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 6 of 8
From C-1 and RS to PUD (C-1)
concepts in land use and standards not permitted by zoning or the standards of the UDC.
Although greater flexibility is given to allow development in a PUD that would not otherwise
be allowed, procedures and standards are established in the UDC that are intended to ensure
against misuse.
The C-1 district provides for areas of commercial and retail activities that primarily serve
residential areas. The District is more appropriate along major or minor thoroughfares and
corridors including Williams Drive. Typical allowed uses in the C-1 district include
restaurants, offices, retail sales, and personal services.
Of the uses proposed in this request, only the Fuel Sales use contains any development
limitations (ie, is not permitted by-right), and the first two of the items of Section 5.04.020(T.)
(see previously in this report) are the primary impetus for the applicant requesting a PUD
form of zoning. The Development Plan makes no modification requests for items 3.) through
7.) of this Section. The C-1 District has a maximum building height limit of 35’. The
Development Plan requests a maximum building height of 40’ for any building subject to the
PUD.
Utilities
Electric, water, and wastewater are served by City of Georgetown. A Utility Evaluation (UTE-
2015-018) was submitted companion to this rezoning, to determine the impact of the proposed
development on the City’s infrastructure system. It’s noted that this evaluation was for an
additional 1.74 acres of land referenced as 1308 Williams Drive. The project identified by the
applicant in this evaluation was 16,200 square feet of office space, 5,000 square feet of a
convenience store with restaurant, and 13,600 square feet of retail. The City’s evaluation letter
indicated that the anticipated impacts of the project could be handled by the existing 12-inch
waterline and 10-inch wastewater line that serve the properties. Water and sewer impact fees
will be assessed upon development based on the submission date of a subdivision plat.
Transportation
The access to this property is proposed to be via Williams Drive primarily, but a private access
drive from Rivery Boulevard (through the Extraco Bank to the west) provides another means
of ingress/egress and thus options for visitors. The Conceptual Site Layout identifies
driveways to Williams Drive which have been approved by Transportation and Engineering
staff in principle. Exact locations, widths, etc. will be determined during Site Development
Plan review, based on driveway separation distances, roadways speeds, site triangles, utility
locations, etc. Additional required right-of-way for Williams Drive is identified on Exhibit B,
and will officially be dedicated when the subdivision plat is recorded. Interparcel connections
between future lots, or segments of development, identified in this PUD will be vetted during
each Site Development Plan review to facilitate cross-access between lots/uses so that local
Page 19 of 28
Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 7 of 8
From C-1 and RS to PUD (C-1)
trips do not require vehicular entry onto Williams Drive to essentially go next door.
Future Application(s)
To develop the property, the following applications will be required to be submitted:
• Preliminary Plat to be considered by the Planning and Zoning Commission;
• Construction Plans (public infrastructure) to be processed administratively;
• Final Plat to be processed administratively;
• Site Development Plans to be processed administratively;
• Building permits for construction to be processed administratively;
• Certificates of Occupancy for tenancy/opening to the public.
Staff Analysis
Staff has reviewed the request and has made the following findings:
• The applicant has verbally described an enhanced development which is superior to
the average gas station development and office building however the details on the
specific enhancements to the development have not been incorporated into the PUD.
Section 4.04.030 of the UDC states a PUD is intended to allow flexibility in planning
and designing for unique or environmentally sensitive properties that are a minimum
of three acres in size and are to be developed in accordance with a common
development scheme. At the time of writing this report the application does not
provide evidence of a commitment of development a common development scheme
throughout the development.
• While the general uses of retail and office development appear to be consistent with the
type of uses envisioned by the Comprehensive Master Plan, the development, at the
time of writing this report, does not appear to take steps to help with establishing a
development pattern for specialty mixed use development. This could be done in a
variety of ways, including:
o Bringing the building(s) forward (i.e. Extraco bank-adjacent to this
development)
o Increasing landscaping in key areas to buffer parking from pedestrian
walkways
o Designing the site to have enhanced pedestrian connections from the public
sidewalk to the entrance of the building.
• The development, at the time of writing this report, does not appear to meet the
following approval criteria of UDC Section 3.06.040:
o The district creates a variety of housing types, employment opportunities, or
commercial services to achieve a balanced community;
o The district creates an orderly and creative arrangement of all land uses with
respect to each other and to the entire community;
Page 20 of 28
Planning Department Staff Report
4.89 acres in the Nicholas Porter Surveys - Rezoning Page 8 of 8
From C-1 and RS to PUD (C-1)
o The district offers a planned and integrated comprehensive transportation
system, providing for a separation of pedestrian and vehicular traffic, to
include facilities such as roadways, bicycle ways, and pedestrian walkways;
o The district offers provisions for cultural or recreational facilities for all
segments of the community;
o The district provides the staging of development in a manner which can be
accommodated by the timely provision of public utilities, facilities, and
services;
Staff is recommending the following:
• Hold the public hearing.
• Discuss the request and provide the applicant direction on both positive aspects of the
development and aspects of the development request the Commission feels may need
further review.
Inter Departmental, Governmental and Agency Comments
None
Public Comments
A total of 12 notices were sent out to property owners within 200 feet of the proposed
rezoning. Public notice was posted in the Sun newspaper on October 4th. As of the writing of
this report, no written comments have been received.
Attachments
Exhibit 1 – Future Land Use Map
Exhibit 2 – Zoning Map
Exhibit 3 – PUD Development Plan
Exhibit 4 – PUD Conceptual Site Layout
Meetings Schedule
October 20, 2015 – Planning and Zoning Commission Public Hearing
November 3, 2015 – Planning and Zoning Commission (action on the request)
November 10, 2015 – City Council Public Hearing and First Reading of an Ordinance
November 24, 2015 – City Council Second Reading of an Ordinance
Page 21 of 28
(River/Str
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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LegendSiteParcelsCity LimitsGeorgetown ETJ
Future Land Use / Overall Transportation Plan
Exhibit #1
REZ-2015-008
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Employment Center
Low Density Residential
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Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
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§¨¦35
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Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
REZ-2015-008
Page 22 of 28
(River/Stream)
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 500 1,000Feet
LegendSiteParcelsCity LimitsGeorgetown ETJ
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Page 23 of 28
GABRIEL BLUFFS
Planned Unit Development/Local Commercial (C-1) Base District
Development Plan
A. PROPERTY
The Gabriel Bluffs Planned Unit Development District (PUD) is located at 1402 and 1502
Williams Drive and encompasses approximately 4.89 acres out of the Nicholas Porter
Survey as detailed in the Master Applications, herein defined as the “Property”.
B. PURPOSE
This PUD serves to augment and/or modify the standards for development outlined in the
City’s Unified Development Code (UDC) in order to implement the vision for the Property
and insure a cohesive, quality development not otherwise anticipated by the underlying
base zoning district. Rather than apply a C-3 base zoning district and restrict uses and
standards that might be considered objectionable, the PUD applies a C-1 base zoning
district and specifically sets forth the deviations from uses and standards permitted under
the C-1 District. In accordance with UDC Section 4.06.010.C “Development Plan
Required”, this Development Plan is a summary of the development and design standards
for the property.
C. APPLICABILITY AND BASE ZONING
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 Local Commercial
District (C-1), except for those requirements specifically deviated by this Development
Plan. All other development standards established in the most current version of the UDC
at time of development shall be applicable, including amendments or ordinances adopted
after the date of this PUD. 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.
D. CONCEPTUAL LAND PLAN
A Conceptual Land Plan has been attached to this Development Plan as Exhibit A to
illustrate the land use and design intent for the property. The Conceptual Land Plan is
intended to serve as a guide to illustrate the general vision and design concepts and is not
intended to serve as a final document. As such, the proposed building and parking
configurations are subject to refinement at time of Site Plan review. The Conceptual Land
Plan depicts buildings, parking and landscaping that may be developed in phases, provided
the minimum requirements of the PUD district are met. Approval of this PUD,
Development Plan, and Conceptual Land Plan does not constitute approval of a Site Plan
per Section 3.09 of the UDC.
E. LAND USES
1. Primary Uses. The primary uses of the Property shall be for Restaurant, General;
General Retail; General Office; Fuel Sales; and Medical or Dental Office, as defined in
Page 24 of 28
Chapter 16 and permitted in the C-1 District per Chapter 5, including any limitations
per Section 5.04.020 unless otherwise described in this PUD.
a. Fuel Sales Use. Fuel Sales will not abide by Section 5.04.020 (T), but rather have a
maximum of five (5) Multi-Product Dispensers (“MPD’s”) with ten (10) fueling
positions in an in-line configuration as shown on the attached Exhibit A.
2. Prohibited Uses. Prohibited uses of the Property shall include Restaurant, Drive-
Through; Automotive Parts and Accessories Sales, Indoor; and Car Wash.
3. Permitted Accessory Uses. Live Music and Entertainment shall be a permitted
accessory use in conjunction with the restaurant/convenience store, with such accessory
use subject to limitations per Section 5.04.020 (H).
F. DESIGN STANDARDS
1. Architectural Standards. Any buildings within the PUD shall meet the design
standards set forth in Section 7.04 of the UDC.
2. Building Setbacks. The setbacks on the Property shall be in compliance with the
provisions of the UDC.
3. Building Height. The maximum building heights on the Property shall be 40’,
exceeding the C-1 District maximum of 35’.
4. Exterior Lighting. Exterior Lighting on the Property and its buildings will comply
with the requirements set forth in Section 7.05 of the UDC related to outdoor lighting.
G. PARKING
Parking on the Property shall be in conformance with Chapter 9 of the UDC, with a
Parking Table provided on Exhibit A. General Office use is assumed in the parking table.
Should ultimate office tenant(s) be a permitted use requiring more parking, either the size
of the building will be reduced, or parking will be provided on the adjacent property.
H. VEHICULAR ACCESS AND CIRCULATION
1. Transportation Impact Analysis (TIA). Any required TIA will be provided with the
site development application.
2. Driveways/Access. The Property is presently served by an existing shared access
driveway and a cross access easement to Rivery Boulevard. Other existing driveways
to Williams Drive will be replaced by the driveway to be constructed as shown on
Exhibit A.
I. TREE PRESERVATION
Tree Preservation on the Property shall be in conformance with Chapter 8 of the UDC.
J. LANDSCAPE AND BUFFER REQUIREMENTS
Landscaping on the Property shall be in conformance with Chapters 4.13 and 8 of the
UDC.
Page 25 of 28
K. SIGNAGE
Signage on the Property shall be in conformance with Chapter 10 of the UDC.
L. IMPERVIOUS COVERAGE
Impervious coverage on the Property shall be in conformance with Chapter 11 of the UDC.
M. STORMWATER
Impervious coverage on the Property shall be in conformance with Chapter 11 of the UDC.
In mitigation for the one MPD in excess of the number normally permitted in the C-1
District, enhanced landscaping will be provided along Williams Drive as shown on Exhibit
A and the PUD will provide an additional 10% capacity in the water quality facility as a
method of exceeding the City’s 85% removal standard.
N. PARKLAND AND COMMON AMENITY AREA N/A
O. PUD MODIFICATIONS
In conformance with Section 4.06.010.D.3 of the UDC, modifications to this Development
Plan shall require City Council approval of an amendment to this PUD processed pursuant
to Section 3.06 of the UDC, except, where the Director of Planning determines such
modifications to be minor, the Director may authorize such modifications. Minor
modifications may include changes to building sizes, uses, or locations providing those
modifications conform to the general intent of this PUD, uses authorized by this PUD, or to
applicable provisions of the UDC and any other applicable regulations.
P. LIST OF EXHIBITS
Exhibit A- Conceptual Land Plan
Page 26 of 28
Page 27 of 28
City of Georgetown, Texas
Planning and Zoning
October 20, 2015
SUBJECT:
Discussion regarding current and future transportation planning initiatives. Nat Waggoner, PMP,
Transportation Analyst and Sofia Nelson, CNU-A, Planning Director
ITEM SUMMARY:
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddox
Page 28 of 28