HomeMy WebLinkAboutAgenda_P&Z_11.06.2018Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
Nov ember 6, 2018 at 6:00 PM
at Council and Courts Building, 101 E 7th Street Georgetown, TX 78626
The City o f G eo rgeto wn is committed to comp lianc e with the Americans with Dis abilities Ac t (ADA). If yo u
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Office, at leas t three (3) days prior to the sc hed uled meeting d ate, at (512) 930-3652 o r City Hall at 113 Eas t 8th
Street fo r add itional info rmation; TTY us ers ro ute through Relay Texas at 711.
This age nda has bee n r evised afte r initi al posting.
Consent Agenda
The Statutory Cons ent Agenda inc ludes non-c o ntro versial and ro utine items that may be acted up o n with one
s ingle vo te. An item may b e pulled from the Cons ent Agenda in o rd er that it b e dis c us sed and acted up o n
individ ually as part of the Regular Agenda.
A Co nsideration of the Minutes from the O c to b er 16, 2018 meeting. Karen F ro s t, Recording Sec retary
B Co nsideration and possible actio n o n a Preliminary Plat for the Wolf Ranc h Wes t, S ectio n 4B s ubdivis ion,
c o nsisting o f approximately 30.86 ac res , in the Jos eph Tho mp s o n Survey, Ab s trac t 608, generally loc ated
near the s outheas t corner of Wo lf Ranc h P arkway and the S o uthwes t Byp as s . (PP -2018-006) Chels ea
Irby, Senio r P lanner
C Co nsideration and possible actio n o n a Preliminary Plat for the Wolf Ranc h Wes t, S ectio n 3 Sub d ivisio n,
c o nsisting o f approximately 116.79 ac res , in the Orville Perry Survey, Abs trac t 10, generally loc ated no rth
of Highway 29 b etween Wo lf Ranc h Parkway and DB Wo o d Ro ad (PP -2018-009). Chelsea Irb y, Senior
Planner
D Co nsideration and possible actio n o n a Preliminary Final P lat fo r the Wes tinghous e Bus iness Park,
c o nsisting o f approximately 15.934 acres in the Barney C. Low Survey, Abs tract 385, generally lo cated o n
Westingho us e Road eas t o f IH-35. (PFP-2018-004). Chelsea Irb y, Senior Planner
Legislativ e Regular Agenda
E Public Hearing and p o s s ib le ac tion on a reques t to rezo ne ap p ro ximately 164 ac res in the JP Puls ifer and
C. Stubbfield S urvey, lo cated at the northwes t c o rner o f I-35 and W Univers ity Ave (S H-29), from
Agric ulture (AG), General Commerc ial (C-3), Loc al Co mmercial (C-1), and S ingle F amily Residenital
(RS) to Planned Unit Development (PUD) Dis tric t (REZ-2017-017). So fia Nels o n, P lanning Directo r.
F Pres entatio n and d is cus s io n o f the State of Hous ing as it relates to s upp ly and d emand o f both rental and
for s ale hous ing Georgetown. - Nat Waggo ner, Long Range Planning Manager
G Up d ates, Commis s ioner ques tions and c omments . Sofia Nelson, Planning Directo r
Adjournment
Page 1 of 123
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2018, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
____________________________________
S helley No wling, City Sec retary
Page 2 of 123
City of Georgetown, Texas
Planning and Zoning
November 6, 2018
SUBJECT:
Cons id eration o f the Minutes fro m the October 16, 2018 meeting. Karen Fros t, Rec o rd ing S ecretary
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
Karen Fro s t
ATTACHMENTS:
Description Type
Minutes _P&Z_10.16.2018 Backup Material
Page 3 of 123
Planning & Zoning Commission Minutes Page 1 of 4
October 16, 2018
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, October 16, 2018 at 6:00 p.m.
Courts and Council Building, located at 101 E 7th Street Georgetown, TX 78626
Commissioners present: Tim Bargainer, Vice-Chair; Ercel Brashear; Roger Chappell, Alternate; John
Marler; Gary Newman; Travis Perthuis, Alternate
Absent: Kayla McCord; Josh Schroeder, Chair; and Ben Stewart;
Staff Present: Andreina Davila, Current Planning Manager; and Karen Frost, Recording Secretary.
Vice-Chair Bargainer called the meeting to order at 6:00 p.m.
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.
A. Consideration and possible action of the minutes of September 18 and October 1, 2018. Karen Frost,
Recording Secretary
B. Consideration and possible action on a Preliminary Plat for Highland Village Phase 1, consisting of
approximately 68.29 acres in the Lewis P. Dyches Survey, Abstract 171, generally located northwest
of the intersection of Ronald Reagan Blvd and CR 245 (PP-2018-004). Chelsea Irby, Senior Planner
Motion by Brashear, second by Marler to approve the consent agenda with minor typographical
corrections to the minutes as noted. Approved 6 – 0.
Legislative Regular Agenda
C. Public Hearing and possible action on a request for initial zoning upon annexation for an
approximate 6.375-acre tract in the Lewis P. Dyches Survey, Abstract No. 171, and County Road
(CR) 245, a right-of- way of varying width described to Williamson County, Texas, generally
located at Ronald Reagan Boulevard and CR 245, to Local Commercial (C-1) zoning district, to be
known as the Highland Village 2 Non-Residential Tract (ANX-2018-006). Chelsea Irby, Senior
Planner
Irby presented the application as described in the staff report.
Brashear asked about the process. If approved, this property will be zoned C-1 with the annexation
approval by Council.
Chair Bargainer opened the public hearing and with no speakers coming forth, closed the hearing.
Motion by Brashear to recommend to Council approval of the C-1 zoning upon annexation of the
6.375 acre tract as presented. Second by Perthuis. Approved 6 – 0.
D. Public Hearing and possible action on a request to rezone approximately 3.361 acres out of the
Nicholas Porter Survey, Abstract No. 497, located in the 200 block of E Janis Drive, from the
Residential Single- Family (RS) and General Commercial (C-3) zoning districts to the Townhouse
Page 4 of 123
Planning & Zoning Commission Minutes Page 2 of 4
October 16, 2018
(TH) zoning district. Andreina Dávila-Quintero, AICP, Current Planning Manager
Davila presented the application as described in the staff report. Based on the approval criteria in
the UDC Section 3.06.030, and the compliance with those standards, staff recommends approval of
this rezoning.
Brashear asked about the use of the Williams Drive Study in reviewing this development. The
commissioners asked questions about connectivity.
Tim Haynie, representing the applicant is available for questions. Marler asked for clarification
about the Janis Drive connection. Haynie says he will not connect unless the city requires it.
Bargainer opened the public hearing.
Bill Canady, 1625 Park Lane, his property adjoins this property by about 150 feet. He is concerned
about drainage from this development. The water in that area gets very high in this area.
Paul Denton, 106 E. Janis, property does not abut this property but is close. Wants to see this
greenbelt rezoned as parkland and not allow a three story townhome structure in this area.
Melissa Thompson, 200 E. Janis, property abuts the application property. Wants to leave this as a
greenbelt. Does not want this development near her home. Asked for an environmental study of
this area.
Joseph Thompson, 200 E. Janis, shows the previous development plan that with the setbacks and
narrow ROW, then no connection to Janis, it becomes a cul-de-sac and does not allow for school
busses or emergency vehicles. This does not reflect the character of the neighborhood. The
neighborhood is becoming busier and busier.
Bargainer closed the public hearing.
Brashear moves to recommend to council rezoning of the property to Townhouse zoning district
as proposed. Second by Marler.
Discussion. The number of units was clarified to be close to 30, not 178 as stated earlier. Brashear
explains that as part of the Williams Drive Study, this area is supposed to be more walkable and
that requires density. Marler does not believe there are grounds to prohibit the development, since
they have complied with all requirements. Bargainer agrees.
Motion is approved 6 – 0.
E. Public Hearing and possible action on a request to rezone approximately 67.889 acres out of the
William Addison Survey, Abstract No. 21, located at 900 Carlson Cove, from the Agriculture (AG)
zoning district to Residential Single-Family (RS) zoning district (REZ-2018-021). Chelsea Irby,
Senior Planner
Brashear recuses himself from this item.
Irby presented the application as described in the staff report.
Bargainer opened the Public Hearing and with no speakers coming forth closed the hearing.
Page 5 of 123
Planning & Zoning Commission Minutes Page 3 of 4
October 16, 2018
Motion by Marler to recommend to Council approval of the rezoning of 900 Carlson Cove, as
stated. Second by Chappell. Approved 5 – 0. (Brashear recused.)
F. Public Hearing and possible action on an amendment to the Wolf Ranch Hillwood Planned Unit
Development (PUD) for approximately 1,120 acres out of the Joseph Thompson Survey, Abstract
No. 608, Clement Stubblefield Survey, Abstract No. 558, Orville Perry Survey, Abstract No. 10, and
Isaac Donagan Survey, Abstract No. 178, generally located along Wolf Ranch Pkwy, between the
Southwest Bypass and W University Ave (PUD-2018-005). Andreina Dávila-Quintero, AICP,
Current Planning Manager
Brashear returned to the dais.
Davila presented the application as described in the staff report and was available for questions.
She explained this amendment is to increase the multi-family density of a portion of the
development. This is an increase of more than 20%, and then another reallocation of high-density
residential on the other side of the Southwest Bypass. This will revise the concept plan. The total
number of apartment units will not be changed, just changed in location and increasing the density
in another area. The total number of units permitted within the PUD will remain the same. Staff
feels this complies with the criteria for rezoning, Section 3.06.030, and recommends approval.
Commissioners asked clarifying questions. Brashear asked about the boundary of the school site.
This better identifies the exact location and boundaries of the school site and the district is aware
and approves of this change.
Duke Kerrigan, Hillwood representative, is available for any questions and feels this change will
improve the development.
Chair Bargainer opened the Public Hearing.
Barton Levy, 411 Ridgewood, wants to clarify issues that this PUD will have a detrimental affect on
the south side of the San Gabriel River, the heritage oaks and is a violation of the Georgetown
Salamander regulations.
Barbara Owens, 708 Greenwood Court, owns halfway into the river, came in 1988. Thinks this land
is a jewel and should be protected. Is concerned about the impact on flooding on this area and the
heritage trees that will be destroyed. The river is a treasure and should be protected.
Russell Vergess, 330 Greenwood Court (?), received notice and wants to express concern about the
northern portion and that the Skyline Road area is protected. Please consider Oakcrest Estates in
the future.
Bill Cryder, 313 Ashwood, Oakcrest Estates, family has been around for many decades. Pleased
with what he has seen tonight but feels Hillwood does not communicate with adjacent property
owners. Asks for better communication from them about what is going on.
Joe Kovach, 214 Legend Oaks, is concerned that an environmental assessment done. Says there is a
wild hog problem and that by building the new wall the hogs will be driven into the adjacent
neighborhoods. Can a barrier be built to address this issue? Wants to see a development plan.
Seeing more traffic on Hwy 29 now.
Chair Bargainer closed the Public Hearing with nor other speakers coming forward.
Page 6 of 123
Planning & Zoning Commission Minutes Page 4 of 4
October 16, 2018
Motion by Brashear to recommend approval to Council the recommended changes as proposed
by the developer. Second by Newman.
Brashear explained that this request is not an opening to discuss the entire plan, but to readjust the
density and not increase the units, so feels this can be approved. This is a zoning related issue, but
is not an opening for redesigning the project.
Motion is approved 6 – 0.
G. Public Hearing and possible action on a request for a Special Use Permit (SUP) for General
Automotive Repair and Service use in the General Commercial (C-3) zoning district on the property
located at 2226 N Austin Ave, bearing the legal description of 0.95 acres out of the Antonio Flores
Survey, Abstract No. 235 (SUP-2018-005). Chelsea Irby, Senior Planner
Irby presents the application as described in the staff report. She explains that this application
complies with all the criteria for SUP’s.
Thomas Schinard with ProChem is available for questions. Commissioners questioned any
emissions from this use. He explained that this will include a high density exhaust feature in all
containment areas that will have filters changed frequently. They discussed height of stack.
Bargainer opened the public hearing and with no speakers coming forth, closed the hearing.
Motion by Marler moves to issue the SUP for 2226 N Austin Ave. Second by Chappell.
Approved 6 – 0.
Adjournment
Motion by Marler, second by Chappell to adjourn at 7:18 pm.
____________________________________ ____________________________________
Tim Bargainer, Acting Chair Attest, John Marler
Page 7 of 123
City of Georgetown, Texas
Planning and Zoning
November 6, 2018
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary P lat fo r the Wo lf Ranc h Wes t, Sec tion 4B sub d ivision,
cons is ting o f ap p ro ximately 30.86 acres, in the Jo s ep h T hompson Survey, Abs tract 608, generally lo cated
near the southeas t c o rner o f Wolf Ranch Parkway and the Southwest Bypas s . (P P-2018-006) Chelsea Irby,
Senio r Planner
ITEM SUMMARY:
Overview of the Applicant's Request:
Approval of a Preliminary Plat for a 103 lot res id ential sub d ivision, to b e kno wn as the Wolf Ranch West
Sec tion 4B.
Staff's Analysis:
Staff has reviewed the req uest in ac cordance with the Unified Development C o d e (UDC) and other
ap p licable cod es . Staff has determined that the p ro p o s ed reques t meets the c riteria es tab lis hed in UDC
Sec tion 3.08.070.C for a P reliminary Plat and the Wo lf Ranc h Hillwo o d PUD, as o utlined in the attac hed
Staff Rep o rt.
FINANCIAL IMPACT:
The ap p licant has paid all required fees.
SUBMITTED BY:
Chels ea Irby, Senio r P lanner
ATTACHMENTS:
Description Type
PP-2018-006 Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Preliminary Plat Exhibit
Page 8 of 123
Planning and Zoning Commission
Planning Department Staff Report
PP-2018-006
Wolf Ranch West, Section 4B Page 1 of 4
Report Date: November 2, 2018
Case No: PP-2018-006
Project Planner: Chelsea Irby, Senior Planner
Item Details
Project Name: Wolf Ranch West, Section 4B
Project Location: Wolf Ranch Parkway, south of University Avenue, within City Council district
No. 2
Total Acreage: 30.99
Legal Description: A 30.994 acre tract of land being out of the remnant portion of a called 208.881
acre tract (tract 4), conveyed to H4, WR, LP, recorded in Document No.
2014081688 of the official public records of Williamson County, Texas, being
all of a called 0.622 acre tract conveyed to H4, WR, LP, recorded in Document
No. 2018087377 of the official public records of Williamson County, Texas,
and being a portion of a called 236.714 acre tract conveyed to H4,
Georgetown, LP, recorded in Document No. 2018054155 of the official public
records of Williamson county, situated in the Joseph Thompson Survey,
Abstract No. 608, Williamson County, Texas.
Applicant: Pape-Dawson Engineers c/o Michael Fisher
Property Owner: H4 WR, LP, c/o Duke Kerrigan
Request: Approval of a Preliminary Plat for Wolf Ranch West, Section 4B
Location Map
Page 9 of 123
Planning Department Staff Report
PP-2018-006
Wolf Ranch West, Section 4B Page 2 of 4
Plat Summary
Number of Phases: 2
Residential Lots: 98
Non-residential Lots: 0
Open Space Lots: 5
Total Lots: 103
Linear Feet of Street: 5,971
Site Information
The site is generally located south of University Avenue along Wolf Ranch Parkway, near the southeast
corner with the Southwest Bypass. The site is zoned Planned Unit Development (PUD) with a base of
Residential Single-Family (RS) and the Future Land Use Designation is Moderate Density Residential.
Physical and Natural Features:
The site is located near the San Gabriel River and has heavy tree cover. The site is not located within
the FEMA flood zone.
Utilities
The subject property is located within the City’s service area for water, wastewater, and electric. It is
anticipated that there is adequate capacity to serve the subject property at this time.
Transportation
Access to the site will be provided from Wolf Ranch Parkway, which proivde access to University
Avenue, DB Wood Road, and the Southwest Bypass, all of which are major thoroughfares in the City’s
Overall Transportation Plan.
Parkland Dedication
Parkland dedication requirements are being met by the development agreement between the Wolf
Legacy, LP and the City of Georgetown. Approved by the City of Georgetown City Council on August
12, 2014 and executed on August 26, 2014.
Intergovernmental and Interdepartmental Review
The proposed Preliminary Plat was reviewed by the applicable City departments. Subdivision Plats are
reviewed to ensure consistency with minimum lot size, impervious cover, streets and connectivity, and
utility improvement requirements, among other. All technical review comments have been addressed
by the Applicant.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Chapter 3.08.070 for a Preliminary Plat, as outlined below:
Page 10 of 123
Planning Department Staff Report
PP-2018-006
Wolf Ranch West, Section 4B Page 3 of 4
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The Plat meets or exceeds the
requirements of this Unified
Development Code and any
applicable local or State laws.
Complies The proposed Subdivision Plat meets all
applicable technical requirements of the
UDC, State Law and all other applicable
codes for a subdivision.
2. The Plat is consistent with the City's
Comprehensive Plan and any other
adopted plans as they relate to:
The City's current and future
streets, sidewalks, alleys, parks,
playgrounds, and public utility
facilities; and
The extension of the City or the
extension, improvement or
widening of its roads, taking
into account access to and
extension of sewer and water
mains and the instrumentalities
of public utilities.
Complies The proposed Subdivision Plat is
consistent with the Comprehensive Plan
as it meets all applicable technical
requirements of the UDC and the Wolf
Ranch Hillwood PUD pertaining to
streets, sidewalks, utilities, and parkland.
3. Any subdivision design and
improvement standards adopted by
the City pursuant to Texas Local
Government Code § 212.002 or §
212.044, governing plats and
subdivision of land within the City's
jurisdiction to promote the health,
safety, morals or general welfare of
the City and the safe orderly, and
healthful development of the City.
Complies The proposed Subdivision Plat meets all
applicable technical requirements of the
UDC adopted pursuant to Sections
212.002 and 212.044 of the Texas Local
Government Code to ensure the safe
orderly, and healthful development of
the City, including but not limited to
Chapter 6, Residential Development
Standards, Chapter 7, Non-Residential
Development Standards, Chapter 12,
Pedestrian and Vehicle Circulation, and
Chapter 13, Infrastructure and Public
Improvements of the UDC, as well as the
Wolf Ranch Hillwood PUD.
4. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure or will be adequately
served upon completion by the
applicant of required
improvements.
Complies The subject property will be adequately
served by public improvements and
infrastructure.
Page 11 of 123
Planning Department Staff Report
PP-2018-006
Wolf Ranch West, Section 4B Page 4 of 4
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat (Wolf Ranch West, Section 4B)
Page 12 of 123
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Page 13 of 123
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Page 17 of 123
City of Georgetown, Texas
Planning and Zoning
November 6, 2018
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary P lat fo r the Wo lf Ranc h Wes t, Sec tion 3 S ubdivis io n,
cons is ting o f ap p ro ximately 116.79 acres, in the Orville P erry Survey, Abstrac t 10, generally lo cated no rth
o f Highway 29 between Wolf Ranch Parkway and DB Wood Road (PP-2018-009). Chels ea Irby, Senior
Planner
ITEM SUMMARY:
Overview of the Applicant's Request:
Approval of a Preliminary Plat for a 102 lot res id ential sub d ivision, to b e kno wn as the Wolf Ranch West
Sec tion 3.
Staff's Analysis:
Staff has reviewed the req uest in ac cordance with the Unified Development C o d e (UDC) and other
ap p licable cod es . Staff has determined that the p ro p o s ed reques t meets the c riteria es tab lis hed in UDC
Sec tion 3.08.070.C for a P reliminary Plat and the Wo lf Ranc h Hillwo o d PUD, as o utlined in the attac hed
Staff Rep o rt.
FINANCIAL IMPACT:
The ap p licant has paid all required fees.
SUBMITTED BY:
Chels ea Irby, Senio r P lanner
ATTACHMENTS:
Description Type
PP-2018-009 Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Preliminary Plat Exhibit
Page 18 of 123
Planning and Zoning Commission
Planning Department Staff Report
PP-2018-009
Wolf Ranch West, Section 3 Page 1 of 4
Report Date: November 2, 2018
Case No: PP-2018-009
Project Planner: Chelsea Irby, Senior Planner
Item Details
Project Name: Wolf Ranch West, Section 3
Project Location: Wolf Ranch Parkway, north of University Avenue within City Council district
No. 2
Total Acreage: 116.79
Legal Description: A 118.230 acre tract of land being out of the remnant portion of a called 162.77
acre tract, parcel 2 recorded in Document no. 2014081688 of the Official Public
Records of Williamson County, Texas and being a portion of a called 11.96
acre tract recorded in volume 1620, page 700 of the deed records of
Williamson County, Texas, situated in the Orville Perry survey, Abstract no.
10, Williamson county, Texas.
Applicant: Pape-Dawson Engineers, c/o Daniel Hart
Property Owner: Wolf Legacy, LP c/o Iva Wolf
Request: Approval of a Preliminary Plat for Wolf Ranch West, Section 3
Location Map
Page 19 of 123
Planning Department Staff Report
PP-2018-009
Wolf Ranch West, Section 3 Page 2 of 4
Plat Summary
Number of Phases: 2
Residential Lots: 89
Non-residential Lots: 0
Open Space Lots: 13
Total Lots: 102
Linear Feet of Street: 17,741.57
Site Information
The site is generally located north of University Avenue between Wolf Ranch Parkway and DB Wood
Road. The site is zoned Planned Unit Development (PUD) with a base of Residential Single-Family (RS)
and the Future Land Use Designation is Moderate Density Residential.
Physical and Natural Features:
The site is located near the San Gabriel River and has heavy tree cover. The site is not located within
the FEMA flood zone.
Utilities
The subject property is located within the City’s service area for water, wastewater, and electric. It is
anticipated that there is adequate capacity to serve the subject property at this time.
Transportation
Access to the proposed subdivision will be provided from Wolf Ranch Parkway (which provides a
route to Univeristy Ave.) and Skyline Road (which provides a route to DB Wood Road), all of which
are major thoroughfares in the City’s Overall Transportation Plan.
Parkland Dedication
Parkland dedication requirements are being met by the development agreement between the Wolf
Legacy, LP and the City of Georgetown. Approved by the City of Georgetown City Council on August
12, 2014 and executed on August 26, 2014.
Intergovernmental and Interdepartmental Review
The proposed Preliminary Plat was reviewed by the applicable City departments. Subdivision Plats are
reviewed to ensure consistency with minimum lot size, impervious cover, streets and connectivity, and
utility improvement requirements, among other. All technical review comments have been addressed
by the Applicant.
Approval Criteria
Staff has reviewed the proposed request and has found that it complies with the criteria established in
UDC Chapter 3.08.070 for a Preliminary Plat, as outlined below:
Page 20 of 123
Planning Department Staff Report
PP-2018-009
Wolf Ranch West, Section 3 Page 3 of 4
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The Plat meets or exceeds the
requirements of this Unified
Development Code and any
applicable local or State laws.
Complies The proposed Subdivision Plat meets all
applicable technical requirements of the
UDC, State Law and all other applicable
codes for a subdivision.
2. The Plat is consistent with the City's
Comprehensive Plan and any other
adopted plans as they relate to:
The City's current and future
streets, sidewalks, alleys, parks,
playgrounds, and public utility
facilities; and
The extension of the City or the
extension, improvement or
widening of its roads, taking
into account access to and
extension of sewer and water
mains and the instrumentalities
of public utilities.
Complies The proposed Subdivision Plat is
consistent with the Comprehensive Plan
as it meets all applicable technical
requirements of the UDC and the Wolf
Ranch Hillwood PUD pertaining to
streets, sidewalks, utilities, and parkland.
3. Any subdivision design and
improvement standards adopted by
the City pursuant to Texas Local
Government Code § 212.002 or §
212.044, governing plats and
subdivision of land within the City's
jurisdiction to promote the health,
safety, morals or general welfare of
the City and the safe orderly, and
healthful development of the City.
Complies The proposed Subdivision Plat meets all
applicable technical requirements of the
UDC adopted pursuant to Sections
212.002 and 212.044 of the Texas Local
Government Code to ensure the safe
orderly, and healthful development of
the City, including but not limited to
Chapter 6, Residential Development
Standards, Chapter 7, Non-Residential
Development Standards, Chapter 12,
Pedestrian and Vehicle Circulation, and
Chapter 13, Infrastructure and Public
Improvements of the UDC, as well as the
Wolf Ranch Hillwood PUD.
4. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure or will be adequately
served upon completion by the
applicant of required
improvements.
Complies The subject property will be adequately
served by public improvements and
infrastructure.
Page 21 of 123
Planning Department Staff Report
PP-2018-009
Wolf Ranch West, Section 3 Page 4 of 4
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat (Wolf Ranch West, Section 3)
Page 22 of 123
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City of Georgetown, Texas
Planning and Zoning
November 6, 2018
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary F inal Plat for the Westingho us e Busines s P ark,
cons is ting o f ap p ro ximately 15.934 ac res in the Barney C. Lo w Survey, Ab s trac t 385, generally loc ated on
Wes tingho use R o ad eas t of IH-35. (PFP-2018-004). Chels ea Irby, Senior P lanner
ITEM SUMMARY:
Overview of Applicant's Request:
To ap p ro ve a Preliminary-F inal Plat for 3 non-res idential lo ts, to be kno wn as Wes tinghous e Bus iness Park.
Staff' Analysis:
Staff has reviewed the req uest in ac cordance with the Unified Development C o d e (UDC) and other
ap p licable cod es . Staff has determined that the p ro p o s ed reques t meets the c riteria es tab lis hed in UDC
Sec tion 3.08.080.B.2 fo r a Preliminary Final Plat, as outlined in the attached Staff R ep o rt.
FINANCIAL IMPACT:
The ap p licant has paid all required fees.
SUBMITTED BY:
Chels ea Irby, Senio r P lanner
ATTACHMENTS:
Description Type
Staff Report Backup Material
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Plat Backup Material
Page 29 of 123
Planning and Zoning Commission
Planning Department Staff Report
PFP-2018-004
Westinghouse Business Park Page 1 of 3
Report Date: November 2, 2018
Case No: PFP-2018-004
Project Planner: Chelsea Irby, Senior Planner
Item Details
Project Name: Westinghouse Business Park
Project Location: Westinghouse Road east of IH-35, within City Council district No. 1
Total Acreage: 15.934
Legal Description: 15.928 acres out of the Barney C. Low Survey, Abstract No. 385
Applicant: KBG c/o Brian Estes
Property Owner: GT-WR Development I, LLC c/o John Walsh
Request: Approval of a Preliminary Final Plat for the Westinghouse Business Park
Location Map
Page 30 of 123
Planning Department Staff Report
PFP-2018-004
Westinghouse Business Park Page 2 of 3
Plat Summary
Number of Phases: 1
Residential Lots: 0
Non-residential Lots: 3
Open Space Lots: 0
Total Lots: 3
Linear Feet of Street: 0
Site Information
The site is located along Westinghouse Road, east of IH-35. The site is split by three different Future
Land Use categories: Mixed Use Community, High Density Residential, and Mixed Use Neighborhood
Center. The site was rezoned from Agriculture (AG) to Business Park (BP) in May 2018.
Physical and Natural Features:
The site is vacant with minimal tree cover. The southern border of the site is the Georgetown-Round
Rock city limit line and is adjacent to a residential area.
Utilities
The subject property is located within the City’s service area for water and wastewater. Additionally,
it is located within the Oncor service area for electric. It is anticipated that there is adequate capacity
to serve the subject property at this time.
Transportation
The proposed subdivision has access directly on to Westinghouse Road, which is classified as a Major
Arterial in the City’s Overall Transportaiton Plan.
Parkland Dedication
Parkland dedication does not apply to non-residential development.
Intergovernmental and Interdepartmental Review
The proposed Preliminary-Final Plat was reviewed by the applicable City departments. Subdivision
Plats are reviewed to ensure consistency with minimum lot size, impervious cover, streets and
connectivity, and utility improvement requirements, among other. All technical review comments have
been addressed by the Applicant.
Approval Criteria
Staff has reviewed the proposed request and has found that it complies with the criteria established in
UDC Chapter 3.08.080 for a Preliminary Final Plat, as outlined below:
Page 31 of 123
Planning Department Staff Report
PFP-2018-004
Westinghouse Business Park Page 3 of 3
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The Final Plat is acceptable for
consideration, meaning the
application is complete and the
information contained within the
application is correct and sufficient
to allow adequate consideration and
final action.
Complies The Plat has been deemed acceptable and
complete for consideration.
2. The Final Plat is consistent with an
approved Preliminary Plat, except
as provided for in Subsection
3.08.080.B.1.
Complies The proposed Plat is a Preliminary Final
Plat combo, and all required utility and
land dedication is incorporated into this
Plat.
3. The Final Plat is consistent with any
City-approved Construction Plans
for any required or agreed
improvements.
Complies The proposed Plat is consistent with the
agreed improvements as identified in the
Site Construction Plans for the subject
property (SDP-2018-030).
4. The Final Plat meets any
subdivision design and
improvement standards adopted by
the City pursuant to Texas Local
Government Code § 212.002 or §
212.044, governing plats and
subdivision of land within the City's
jurisdiction to promote the health,
safety, morals, or general welfare of
the City and the safe, orderly, and
healthful development of the City.
Complies The proposed Plat meets all applicable
technical requirements of the UDC
adopted pursuant to Sections 212.002
and 212.044 of the Texas Local
Government Code to ensure the safe
orderly, and healthful development of
the City, including but not limited to
Chapter 6, Residential Development
Standards, Chapter 7, Non-Residential
Development Standards, Chapter 12,
Pedestrian and Vehicle Circulation, and
Chapter 13, Infrastructure and Public
Improvements of the UDC.
5. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure, including water and
wastewater, or will be adequately
served upon completion by the
applicant of required
improvements.
Complies The subject property will be adequately
served by public improvements and
infrastructure.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Westinghouse Business Park Preliminary-Final Plat
Page 32 of 123
W E S T I N G H O U S E R D
U N I V E R S I T Y B L V D
§¨¦35
W E S T I N G H O U S E R D
")1460
PFP-2018-004Exhibit #1
Coordi nate System : Texas State Plane/Centr al Zone/N AD 83/U S FeetCartographic Data For G eneral Plann ing Pu rpo ses Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.25 0.5Mi
Page 33 of 123
P.O.B.
LOT 1
3.505 ACRES
LOT 3
6.241 ACRES
LOT 2
5.881 ACRES
1 OF 2
SHEET:
105 West Riverside Drive, Ste 110, Austin, Texas 78704
T (512) 439-0400 www.kbge-eng.com
K I M B E L L I B R U E H L I G A R C I A I E S T E S
TBPE No.F-12802 TBPLS No. 10193943
E N G I N E E R I N G
S U R V E Y I N G
FINAL PLAT OF WESTINGHOUSE BUSINESS PARK
SITE
LOCATION MAP
NOTES:
LEGAL DESCRIPTION:
”
PLAT NOTES:
PFP-2018-004
“”
”
“”
”
”
”
“”
”
“”
“”
”
1/2" IRON ROD SET W/ CAP
1/2" IRON ROD FOUND
LEGEND
CALCULATED POINT
Page 34 of 123
2 OF 2
SHEET:
105 West Riverside Drive, Ste 110, Austin, Texas 78704
T (512) 439-0400 www.kbge-eng.com
K I M B E L L I B R U E H L I G A R C I A I E S T E S
TBPE No.F-12802 TBPLS No. 10193943
E N G I N E E R I N G
S U R V E Y I N G
’
’
PFP-2018-004
FINAL PLAT OF WESTINGHOUSE BUSINESS PARK
Page 35 of 123
City of Georgetown, Texas
Planning and Zoning
November 6, 2018
SUBJECT:
Pub lic Hearing and pos s ible actio n o n a reques t to rezone approximately 164 ac res in the JP P ulsifer and C .
Stubbfield Survey, lo cated at the northwes t c o rner o f I-35 and W Univers ity Ave (S H-29), from
Agriculture (AG), General Co mmercial (C-3), Lo c al Commerc ial (C-1), and Single Family Res id enital (RS )
to Planned Unit Development (PUD) District (REZ-2017-017). Sofia Nelson, P lanning Directo r.
ITEM SUMMARY:
Overview of Applicant's Request:
The ap p licant has reques ted to rezo ne the subjec t s ite fro m Agriculture (AG), R es id ential S ingle-Family
(RS ), General C o mmercial (C-3), and Loc al Commerc ial (C-1) zo ning d is tric ts to a Planned Unit
Develo p ment (PUD) with a base zo ning d is tric t of General Commerc ial (C-3).
The p ro p o s ed PUD is divid ed into the following fo ur s ub-districts :
Village
Office
Mixed-Us e
Residential.
Eac h s ub-distric t has a distinc t character with a s pec ific vision for each identified in the PUD.
Staff's Analysis:
Staff has reviewed the req uest in acc o rdanc e with the Unified Development Code (UDC) and o ther
ap p licable codes. S taff has found that it c o mplies with the c riteria es tab lis hed in UDC S ectio n 3.06.030 for
a Zo ning Map Amendment, and in UDC S ectio n 3.06.040 fo r a Planned Unit Develo p ment, as outlined in
the attac hed S taff Report.
FINANCIAL IMPACT:
n/a
SUBMITTED BY:
Sofia Nelson, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Backup Material
exhibit 1- location map Backup Material
exhibit 2- future land us e map Cover Memo
exhibit 3- zoning map Backup Material
exhibit 4- PUD Cover Memo
exhibit 5- letter of intent Cover Memo
Page 36 of 123
Planning and Zoning Commission
Planning Department Staff Report
REZ-2017-017
Wolf Lakes Village Planned Unit Development (PUD) Page 1 of 14
Report Date: November 2, 2018
Case No: REZ-2017-017
Project Planner: Sofia Nelson, Planning Director, and Patrick Bauer, Planning Intern
Item Details
Project Name: Wolf Lakes Village Planned Unit Development (PUD)
Project Location: Northwest corner of Interstate 35 and University Avenue (SH 29)
Total Acreage: 164 acres
Legal Description: 164 acres out of the Joseph P. Pulsifer Survey, Abstract No. 498 and Clement
Stubblefield Survey, Abstract No. 558
Applicant: Wolf Lakes, LP
Property Owner: Wolf Lakes, LP
Request: Zoning map amendment to rezone the subject property from the current
Agriculture (AG), Residential Single-Family (RS), General Commercial (C-
3), and Local Commercial (C-1) zoning districts to a Planned Unit
Development (PUD) with General Commercial (C-3) as the base zoning
district.
Case History: This is the first public hearing of this request.
Page 37 of 123
Planning Department Staff Report
REZ-2017-017
Wolf Lakes Village Planned Unit Development (PUD) Page 2 of 14
Overview of Applicant’s Request
The applicant has requested to rezone the subject site from Agriculture (AG), Residential Single-Family
(RS), General Commercial (C-3), and Local Commercial (C-1) zoning districts to a Planned Unit
Development (PUD). According to the Letter of Intent (Exhibit 5), the base zoning district for the PUD
will be General Commercial (C-3).
Site Information
Location:
At the northwest corner of Interstate 35 and University Avenue (SH 29), bounded by Wolf Ranch
Parkway to the west and the River Hills subdivision to the north.
Physical and Natural Features:
The site contains significant tree coverage and generally slopes from the west of the site down to the
east side of the site.
Future Land Use and Zoning Designations:
The subject property has Regional Commercial and Specialty Mixed Use Area Future Land Use
designations (Exhibit 2). It is currently zoned Agriculture (AG), Residential Single-Family (RS), General
Commercial (C-3), and Local Commercial (C-1) (Exhibit 3). It is also situated within the IH-35 Highway
Gateway Overlay zoning district and the SH 29 (University Avenue) Scenic/Natural Gateway Overlay
zoning district.
Surrounding Properties:
The subject property is surrounded by a wide variety of uses, most of which are single-family
residential subdivisions or commercial uses. Nearby subdivisions include River Hills to the north of
the property and the future Wolf Ranch West subdivision along Wolf Ranch Parkway. Commercial
uses adjacent to the subject property include Wolf Ranch Town Center along West University and
restaurants along Memorial Drive. Other adjacent uses include the Primrose School of Georgetown at
the southeast corner of Wolf Ranch Parkway and Memorial Drive, the Citizens Memorial Cemetery
along Memorial Drive, and Interstate 35 to the east of the site.
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
Page 38 of 123
Planning Department Staff Report
REZ-2017-017
Wolf Lakes Village Planned Unit Development (PUD) Page 3 of 14
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North
Residential Single-
Family (RS), General
Commercial (C-3),
High Density Multi-
Family (MF-2)
Low Density Residential,
High Density Residential River Hills Subdivision
South
General Commercial
(C-3), Local
Commercial (C-1),
Agriculture (AG)
Regional Commercial,
Open Space
Wolf Ranch Town Center,
Restaurants, Primrose School
of Georgetown, Citizens
Memorial Cemetery
East Local Commercial
(C-1) Regional Commercial Interstate 35
West Residential Single-
Family (RS)
Moderate Density
Residential Wolf Ranch West Subdivision
Property History:
In 2014, applications were approved for a Development Agreement (Document 2014095878) and
Comprehensive Plan Amendment (CPA-2014-001). In 2017, the City Council approved an application
Wolf Ranch Town Center
River Hills Subdivision Wolf Ranch West Subdivision
Cemetery
School
Restaurants
IH-35
Page 39 of 123
Planning Department Staff Report
REZ-2017-017
Wolf Lakes Village Planned Unit Development (PUD) Page 4 of 14
for the Annexation (ANX-2017-002; Ordinance 2017-035) of 133 acres in the Pulsifer and Stubblefield
surveys. In 2018, an application for the Plat Vacation (VAC-2017-003) of River Hills Section Two and
Amended River Hills Section Three was approved.
Comprehensive Plan Guidance
Future Land Use Map:
The Regional Commercial Destination category is described in the 2030 Comprehensive Plan to a large
concentration of commercial uses that serve or draw a regional market, such as major shopping centers,
stand-alone big-box retail, tourist attractions and supporting accommodations, and automobile-
oriented commercial uses that rely on convenient access from major transportation routes and highway
interchanges. Such properties are often configured in a manner or located in areas that may not be
suitable for the introduction of mixed-uses.
The Specialty Mixed-Use Area designation accommodates large-scale mixed-use developments that are
mostly commercial and usually near intense regional commercial uses and the I-35 corridor. This
category encourages the creation of well planned “centers” designed to integrate a variety of
complementary uses, with an emphasis on retail, offices, and entertainment activities. These centers
may also include civic facilities and parks or other green spaces. Housing, in the form of apartments,
townhomes, condominiums, and live-work spaces, is also encouraged in these mixed-use areas,
generally in higher densities. These areas should be designed in a pattern of pedestrian-oriented,
storefront-style shopping streets, with shared parking and strong pedestrian linkages to the
surrounding areas.
Growth Tier:
The subject property is located within Growth Tiers 1A and 2. Tier 1A is 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. Within Tier 1A, the city is called on to conduct
assessments of public facility conditions and capacities, and to prioritize short and long term capital
investments so as to ensure that infrastructure capacity is sufficient to serve development intensities as
indicated on the Future Land Use Map and in the zoning districts.
Tier 2 lies outside the city limits, but within the City’s extraterritorial jurisdiction (ETJ). Until
annexation occurs, land use and development controls are limited to subdivision review and signage,
and in some cases building permits where City utilities are connected to new construction. However,
the City may consider requests for annexation, extension of City services, and rezonings in this area.
Utilities
The subject property is located within the City’s service area for water, wastewater, and electric.
Additionally, portion of the subject property is located within the Georgetown and Oncor service area
for electric. It is anticipated that there is adequate capacity to serve the subject property at this time. A
Utility Evaluation was submitted on August 30, 2017. All utilities will be located underground as well
as placing transformer pads and related equipment behind buildings for appropriate screening.
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Wolf Lakes Village Planned Unit Development (PUD) Page 5 of 14
Transportation
The subject property is served by five perimeter roadways, including Wolf Ranch Parkway, Memorial
Drive, Wolf Lakes Drive, University Avenue (SH-29), and IH-35. The PUD proposes the re-alignment
of the intersection at Memorial Drive and Wolf Lakes Drive into a three-spoke roundabout with Wolf
Lakes Drive flowing into the development. Internal streets will be connected to the perimeter roadways
to allow for movement in and out of the site as well as throughout the development. To prevent cut-
through traffic from the River Hills Subdivision to Interstate 35, the project will not provide public
street connections to the subdivision. A Traffic Impact Analysis (TIA-2017-010) was submitted and
approved.
The PUD includes the below future roadway plan.
Proposed Zoning district
The request is to rezone the subject property from the current zoning designations to a Planned Unit
Development (PUD). A PUD is a special purpose zoning district intended to allow flexibility in
planning and designing for unique or environmentally sensitive properties and that are to be developed
in accordance with a common development scheme. PUD zoning is designed to accommodate various
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Wolf Lakes Village Planned Unit Development (PUD) Page 6 of 14
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 concepts in land use and standards not
permitted by zoning or the standards of this Code. In this event, the request is to rezone the property
to a PUD with General Commercial (C-3) as the base zoning district.
The C-3 zoning district allows for the most flexibility to implement the type of developments and
variety uses proposed in the PUD. Predominant uses on the site include retail/commercial, high-density
residential, and corporate office spaces. In addition, the development proposes areas for civic uses,
hotel entertainment, personal services, open spaces, trails, and recreational uses. For additional uses on
the site that are not permitted by the base zoning, modifications have been made to land use tables in
the UDC to permit certain uses that are either not permitted or are permitted with a Special Use Permit
(SUP).
The table below shows the proposed land use modifications table.
Current plans subdivide the PUD into four sub-districts, Village, Office, Mixed-Use, and Residential.
Each sub-district has a distinct character with Village consisting of a balanced variety of uses, Office
providing corporate office space with additional retail and residential space, Mixed-Use focusing on
more dense retail and residential space, and Residential focusing primarily on residential units with
some retail and office space. The image below contains the development framework for the Wolf Lakes
Village PUD (Exhibit 4).
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Wolf Lakes Village Planned Unit Development (PUD) Page 7 of 14
To fulfill the City’s vision for this property minimum requirements have been identified in the PUD for
commercial, office and entertainment space. The PUD sets out a phasing plan where a minimum is
placed on the number of residential units that can be permitted prior to the permitting of a specified
amount of gross floor area (GFA). For example, no more than 700 residential units can be permitted
prior to the permitting of 150,000 GFA of non-residential development. In addition, Limitations are
placed on the minimum and maximum number of residential building units that are allowed in each
district.
The table below provides the limitations for the number of residential building units for each district.
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Wolf Lakes Village Planned Unit Development (PUD) Page 8 of 14
In general, individual buildings will be designed to reinforce the pedestrian orientation of a small
European village. Buildings will be constructed of 95% Class I and Class II masonry materials with each
district having a varying mixture of materials. Primary building materials include cut stone, rock, brick,
architectural masonry block, and stucco, with the occasional allowance for architectural wood, metal,
and iron embellishments.
The table below shows the buildings materials and percentages of building materials to be used in each
district.
A guiding principle of the development is to “design a pedestrian-oriented village to de-emphasize
vehicular traffic and expansive parking lots.” Wolf Lakes implements this principle through
providing open spaces for the pedestrian to use as well as a trail system that extends across the
property. Open spaces include an amphitheater, plaza square, pocket parks, playgrounds, open-air
pavilion, and lakes. Additionally, the trail system will connect into the Wolf Ranch Trail as well as
future connections to the South Fork Trail and North Fork Trail.
The image below contains a layout of open spaces, parks, and trails proposed for Wolf Lakes.
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Wolf Lakes Village Planned Unit Development (PUD) Page 9 of 14
To the north of Wolf Lakes is the River Hills Subdivision which is a low-density residential area. Low-
density within this area directly conflicts with the high-density development that is being proposed.
In an effort to create a better transition between the two areas, plans have set out an 80-foot transition
zone as well as 30-foot landscaping buffer from the adjacent residential lots. Within the transition
zone, residential uses are only allowed and structures are limited to the 35-foot maximum height
permitted in the Residential district.
The image below shows the River Hills Transition Zone.
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Intergovernmental and Interdepartmental Review
The proposed rezoning request was reviewed by all applicable City Departments to determine the
appropriateness of the requested zoning on the subject property. Comments were issued pertaining to
transportation/circulation, stormwater standards, preservation of heritage trees, parkland dedication,
and development signage.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is complete
and the information contained
within the application is
sufficient and correct enough
to allow adequate review and
final action.
Complies An application must provide the
necessary information to review and
make a knowledgeable decision in
order for staff to schedule an
application for consideration by the
Planning and Zoning Commission and
City Council. This application was
reviewed by staff and deemed to be
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Wolf Lakes Village Planned Unit Development (PUD) Page 11 of 14
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Complies The proposed PUD is consistent with
the Future Land Use Element of the
Comprehensive Plan due to the mix of
residential, commercial/retail, office
space, and civic uses that have been
incorporated into the PUD. In addition,
the proposed zoning furthers the goal
of the Comprehensive Plan of
promoting sound, sustainable, and
compact development patterns with
balanced land uses, and well-
integrated transportation, public
facilities and open space amenities. The
proposed PUD accomplishes this
through the mixing of varying uses
throughout the site, as well as creating
a pedestrian-oriented community with
open spaces, trails and other
recreational/civic facilities.
3. The zoning change promotes
the health, safety or general
welfare of the City and the
safe orderly, and healthful
development of the City.
Complies The proposed PUD promotes the
health, safety and general welfare, as
well as the safe, orderly, and healthful
development of the City by allowing
the mix and integration of residential,
office, and commercial uses as a unified
development with uniform building,
site design and landscaping standards
and without adversely impacting the
surrounding area.
4. The zoning change is
compatible with the present
zoning and conforming uses of
nearby property and with the
character of the neighborhood.
Complies The proposed PUD is consistent with
the uses and zoning districts of the
nearby properties. Adjacent and
surrounding properties include low to
medium density residential,
restaurants, a school, as well as mixed-
use projects with office, retail,
commercial, and high density
residential uses.
5. The property to be rezoned is
suitable for uses permitted by
the District that would be
applied by the proposed
amendment.
Complies The proposed PUD is subject to the
General Commercial (C-3) standards
set out in the City’s Unified
Development Code (UDC). The PUD
also includes land use modifications to
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Wolf Lakes Village Planned Unit Development (PUD) Page 12 of 14
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
permitted uses within the UDC, which
will allow for certain uses within the C-
3 district that are either not permitted
or require a Special Use Permit (SUP).
These land use modifications exist in
order to create the proposed vision for
the PUD.
In addition to the rezoning criteria above, staff has reviewed the request and determined that the
proposed request complies the criteria and objectives established in UDC Section 3.06.040 for a Planned
Unit Development (PUD), as outlined below:
APPROVAL CRITERIA FINDING STAFF COMMENTS
1. A variety of housing types,
employment opportunities, or
commercial services to
achieve a balanced
community.
Complies As outlined in the Development Plan,
the PUD provides a variety of housing
types (ranging from low to high-
density residential), as well as
commercial/retail services and office
space throughout the development,
particularly along University Ave.
Thus, the current PUD complies with
this criterion.
2. An orderly and creative
arrangement of all land uses
with respect to each other and
to the entire community.
Complies The PUD has been arranged into sub-
districts in order to allow for a mix of
uses throughout the site as well as
allowing for the higher density uses,
such as office and retail, to be closer to
University and Interstate 35.
Additionally, residential uses are
arranged away from major roadway
towards the back of the development
next to the current low-density
subdivision as well as in the middle of
the development. Thus, the current
PUD complies with this criterion.
3. 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.
Complies The PUD includes a distinct separation
between pedestrian and vehicular
traffic throughout the site. Internal
traffic is connected to the perimeter at
each of the major roadways. The PUD
focuses on the safety of the pedestrian
through consistent sidewalks and
special accommodations on higher
traffic roads in the site. Thus, the
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Wolf Lakes Village Planned Unit Development (PUD) Page 13 of 14
APPROVAL CRITERIA FINDING STAFF COMMENTS
current PUD complies with this
criterion.
4. The provisions of cultural or
recreational facilities for all
segments of the community.
Complies The current PUD provides a variety of
public spaces and amenities including
an amphitheater, plaza, numerous
parks, and trails. Additionally,
individual residential amenities will be
provided for apartment/townhouse
sites. Thus, the current PUD complies
with this criterion.
5. The location of general
building envelopes to take
maximum advantage of the
natural and manmade
environment.
Complies The current PUD uses distinct districts
to place higher density structures near
major roadways and residential
structures towards the back of the
development. Additionally, the project
also provides public spaces in the
middle of the development. Thus, the
current PUD complies with this
criterion.
6. The staging of development in
a manner which can be
accommodated by the timely
provision of public utilities,
facilities, and services.
Complies Standard utility improvements,
including but not limited to extension
of utility lines along al roadways will
be provided at time of development.
Based on the findings above, the requested rezone to a PUD meets the approval criteria for a PUD. In
particular, staff finds that the requested rezone promotes a balanced community at the corner of
University Avenue and Interstate 35. Land uses are arranged in the PUD allowing for a healthy mix of
residential, retail, and office uses. Additionally, uses are placed in suitable areas with office and retail
uses near major roadways, and residential uses away from major roadways. Plans to create a
pedestrian-oriented community are accomplished through pedestrian/roadway separation,
recreational facilities, open spaces, and an extended trail network.
Meetings Schedule
November 6, 2018 – Planning and Zoning Commission
November 27, 2018 – City Council First Reading of the Ordinance
December 11, 2018 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners within a 200-foot radius of the
subject property and within the subdivision were notified of the Zoning Map Amendment request (48
notices), a legal notice advertising the public hearing was placed in the Sun Newspaper (October 21,
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Wolf Lakes Village Planned Unit Development (PUD) Page 14 of 14
2018) and signs were posted on-site. To date, staff has received written comments from 0 property
owner(s) in favor, and 0 property owner(s) in opposition to the request.
In addition, a public meeting was held on October 24, 2018, and members of the Wolf Lakes
Development met with residents from the River Hills Subdivision. A major topic of interest for the
residents was buffering from the development. Resident’s concerns pertained to the effectiveness of the
transition and if it would be enough to shield the area from the high-density development.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Design and development standards of the PUD
Exhibit 5 – Letter of Intent
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1
WOLF LAKES VILLAGE
PLANNED UNIT DEVELOPMENT
DRAFT: Submitted to the City of Georgetown for approval.
Page 54 of 123
ACKNOWLEDGMENTS
The Wolf Lakes Village Planned Unit Development document was developed by Iva and Donald McLachlan with the
technical assistance of Halff Associates, Inc., Blackard Global, Inc., and other key members of the project team. The
following organizations and individuals are recognized for their contributions to the preparation of this document.
A special debt of gratitude is owed to the City of Georgetown staff team for their guidance and key contributions
throughout the creation of this document. The City’s valuable partnership ensured a development framework that
will allow the Wolf Lakes Village vision to become a reality.
OWNER
Wolf Lakes, LP
Iva Wolf McLachlan, President
Donald McLachlan, Vice-President
MASTER DEVELOPER
Iva Wolf McLachlan
Donald McLachlan
BLACKARD GLOBAL, INC.
Jeff Blackard
Jed Rollins
3DREAM STUDIOS
David Keesee
HALFF ASSOCIATES, INC.
Jordan Maddox, AICP, PUD Project Manager
Jordan Pickering
Kyle Hohmann
Tyler Richburg, PLA
CALLISONRTKL
Brian Adams, PLA, CLARB, ASLA, IFLA
Will Cotton, LEED GA
Emily Drake, PLA, ASLA
STEGER BIZZELL
Jim Cummins, PE
Miguel Escobar, LSLS, RPLS
Kyle Miller
Johnny Powers
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3
TABLE OF CONTENTS
I. INTRODUCTION .................................................................................................4
II. VISION AND GUIDING PRINCIPLES ...........................................................6
III. ZONING AND LAND USE FRAMEWORK ..................................................8
IV. DEVELOPMENT STANDARDS .....................................................................14
V. OPEN SPACE AND PARKLAND ..................................................................18
VI. TRANSPORTATION AND CIRCULATION ...............................................20
VII. VEHICLE AND BICYCLE PARKING ...........................................................24
VIII. LANDSCAPING AND TREES .......................................................................28
IX. ENVIRONMENTAL AND STORMWATER .................................................32
X. UTILITIES ............................................................................................................34
XI. SIGNAGE ............................................................................................................36
XII. MODIFICATIONS AND ADMINISTRATION ............................................40
XIII. DEFINITIONS ....................................................................................................42
XIV. EXHIBITS ............................................................................................................44
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I. INTRODUCTION
Wolf Lakes Village is a 164-acre project located
near the heart of Georgetown that seeks to
combine the best of modern amenities with the
charm of an old-world village, a distinctive form
known as neo-retroism. The property is located
at the northwest corner of Interstate 35 and
University Avenue (SH 29), bounded by Wolf
Ranch Parkway to the west and the River Hills
subdivision to the north. Strategically planned by
the City for high-density mixed-use, this Planned
Unit Development (PUD) seeks to realize that
vision by establishing the overarching intent of
Wolf Lakes Village and provide for development
standards that will accommodate the village land
plan. The purpose of this document is to provide
the community with certainty of the big-picture
outcomes and create a sustainable long-term
framework for build-out.
Page 57 of 123
5
The Wolf Lakes Village project, as defined in “Exhibit C.1”
of this Development Plan, will be developed consistent
with the Development Agreement between Wolf Legacy,
LP and the City of Georgetown (Document 2014095878),
which formed the shared development vision for most
of the land. The agreement stated that the land “shall
be reserved for large-scale mixed-use and commercial
development, with an emphasis on urban character and
building form.” The agreement further describes a desire
for a mix of uses and form-based architecture focusing
on pedestrian-oriented scale and street design.
The Wolf Lakes Village PUD Development Plan will be
paired with private covenants and restrictions that will
include detailed building design guidelines, enforced by a
property owner’s association. The internal guidelines will
ensure architectural consistency but allow for flexibility for a
particular user or situation. The two documents will form the
regulating plan for the 164 acres that will guide predominant
land use and character, while allowing for creativity in
building placement, people movement, and phasing.
Page 58 of 123
II. VISION AND
GUIDING PRINCIPLES
The Wolf Lakes Village concept is a blend of
European village design with traditional retail
and office buildings architecturally integrated
as a cohesive development unit. The 164-
acre tract will contain a diverse mix of uses,
densities, and building scale with a common,
unifying architectural theme and distinct Wolf
Lakes Village brand, creating a one-of-a-kind
destination. The project will be focused on the
featured lake in the heart of the village area,
which will contain public gathering spaces
oriented to pedestrian activity and amenities
suitable to a mixed-use environment. The Wolf
Lakes Village plan envisions live-work, mixed-
use development with Class A corporate office
space, destination retail and restaurants, high-
quality residential, and unique recreational
amenities.
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7
GUIDING PRINCIPLES
• Create cohesive architectural design that integrates different uses and sub-areas.
• Enhance social interaction through recreation, public spaces, and live/work/play proximity.
• Generate sufficient density to promote user demand, destination identity, and a sense of place.
• Orchestrate best-in-class users that create optimum conditions for a dynamic micro-economy.
• Design a pedestrian-oriented village to de-emphasize vehicular traffic and expansive parking lots.
• Ensure sustainability through consistent focus on quality and a long-term strategic vision.
Page 60 of 123
III. ZONING AND LAND
USE FRAMEWORK
Wolf Lakes Village is predicated on the idea
that uses and tenants evolve over time and,
thus, this PUD is designed to break apart the
traditional role that single-use zoning plays in land
development. Much like traditional villages, the
types of businesses and composition of residential
units matters less than the form and variety of
the buildings and their connected public spaces.
The three predominant uses throughout the site
are retail/commercial, high-density residential,
and corporate office space. Beyond those
predominant uses, there will also be a focus on
regional attractions such as hotels, entertainment,
and public open space adding to the destination
setting. This PUD plan focuses less on which uses
go where and more on adaptability to adjust
building types, footprints, and tenant spaces as
the project evolves.
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9
BASE ZONING
The base zoning for the one-hundred and sixty four acres will
be C-3, General Commercial, as depicted in “Exhibit C.2.” The
C-3 District is most suitable for the variety and intensity of uses
proposed within the project and is the optimal base zoning
district for the type of development that will occur here. Many
of the concepts and standards found here are drawn from
the City’s Mixed-Use District’s Town Center and Urban Village
districts to create a development plan that is unique to this
project.
WOLF LAKES VILLAGE DISTRICTS
For the purposes of this document, the land is divided into four
districts and three street character zones (depicted in “Exhibit
C.3”) that help define the character, density, and predominant
land uses. The districts are used to distribute calculations of
impervious cover, stormwater, tree preservation, and parking,
as set out in this document. The districts are not intended to be
exclusive with strict land uses and standards but function as a
guiding framework for future refinement.
The Wolf Lakes Village districts are summarized as follows:
• Village District – Mixed variety of office, retail, civic, hotel,
entertainment, and residential uses.
• Mixed-Use District – Retail and personal service, office,
and high-density residential uses.
• Office District – Mix of office, retail, and residential uses.
• Residential District – Primarily residential with some retail,
office, hotel, and civic uses.
District boundaries are represented to the centerline of their
defining boundary streets and include all of the area in between
the boundaries. Districts can be modified as set out in Section XII.
Street Character Zones, as set out in Section IV of this PUD,
provide general design and setback standards for buildings
located along designated streets in “Exhibit C.3.”
CONCEPTUAL MASTER LAND PLAN
A conceptual master land plan, as depicted in “Exhibit C.4,”
is representative of the development vision at the time of PUD
approval that will more than likely be adjusted and refined over
time. This conceptual plan is not intended as a detailed site
plan but is included in this PUD document as a plan to ensure
big-picture elements (density, open space, impervious cover,
stormwater, parking, etc.) can be accommodated on site.
Due to the complexity of a project of this magnitude, precise
building footprints and configurations, street alignments, and
vehicle parking will be determined at the time of the City’s Site
Development Plan process and are not required to be located as
shown in “Exhibit C.4.”
LAND USES
All land uses governed by the C-3, General Commercial, District
in the City’s Unified Development Code (UDC) shall apply, except
as modified in this section. Table 3.1, below, includes modifications
to the UDC Chapter 5 land use tables for certain uses that are
not permitted or require a Special Use Permit (SUP) in the UDC
that are allowed in Wolf Lakes Village. A shaded column has been
added in the table for a comparison to UDC use restrictions.
Table 3.1 Land Use Modifications
MODIFIED LAND USES WOLF LAKES VILLAGE DISTRICTS
UDC Village Mixed-Use Office Residential
Residential S L L L L
Accessory Dwelling Unit --P --P P
Bed and Breakfast --P --P P
Self-Storage, Indoor S L L L L
Commercial Document Storage ----P P --
Artisanal Production/Retail N/A P P P --
Horse Stable N/A L ------
Table Notes:
S = Special Use Permit P = Permitted L = Limited -- = Not Allowed
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10
LIMITED USES
Residential Use
Residential uses are allowed as limited in Table 3.2. Upper-story
units are encouraged, but not required, in the Village, Mixed-Use,
and Office Districts. Multi-unit building units may be transferred
from one district to any other district except the Office district
(even if the transferred units exceed that district’s maximum);
however, in no case shall the transferred units exceed 20% greater
than a district maximum. Additionally, any residential units built
in the Mixed-Use district that exceed the maximum allowed in
Table 3.2 shall be limited to upper-story only. In no case shall the
total residential units exceed 2500 overall, unless approved by
the City Council through an amendment to this PUD.
Table 3.2 Residential Use Limitations
RESIDENTIAL
BUILDING UNITS (MAX.)WOLF LAKES VILLAGE DISTRICTS
Village Mixed-Use Office Residential Total
Single-Unit Residential
Building (units)30 ----50 50
Multi-Unit Residential
Building (units)300 500 500 1800 2500
Total number of units 300 500 500 1800 2500
Note: Aggregate numbers purposely exceed the total in the far column to allow for
flexibility between housing types and location.
RESIDENTIAL
BUILDING UNITS (MIN.)WOLF LAKES VILLAGE DISTRICTS
Village Mixed-Use Office Residential Total
Single-Unit Residential
Building (1 unit)----------
Multi-Unit Residential
Building (2-6 units)20 ----120 140
Multi-Unit Residential
Building (7+ units)100 ----1000 1100
Total number of units
(Minimum)120 ----1120 1240
Self-Storage, Indoor
Self-storage is allowed within each district on a limited basis
to allow for urban residents and commercial tenants to have
close proximity to certain belongings. These will be walk-to
storage facilities used primarily by Wolf Lakes Village residents
and tenants that will be located in contained areas such as
structured parking garages or interior to buildings. Storage units
associated with and located within a private apartment site are
exempt from these limitations. Further restrictions include:
• Leasable storage units shall not be located within the first
500 feet of the perimeter of the project.
• One building is allowed to be 100% leasable storage units,
not to exceed 50,000 square feet; for any other buildings
containing leasable storage units, the units shall not exceed
30% of the structure in which they are housed. The building
with 100% leasable storage shall not directly front on any
segment of a street designated as a Mixed-Use Urban street
character zone, as designated on “Exhibit C.3.”
• Drive-up loading areas are allowed only in structured
parking garages.
• All other storage units will be accessed through interior
doors enclosed in buildings that are architecturally
compatible with all other buildings within the development.
• Interior individual storage doors shall not be visible from
the street.
• Buildings containing storage shall meet the building design
and material requirements of the PUD.
• For the purposes of calculating the gross floor area of non-
residential in the subsequent section entitled Phased Mix of
Uses, self-storage units shall not count towards the total GFA.
Page 63 of 123
11
Horse Stable Facility
A horse stable is desired within the Village District to provide
accommodations for the temporary, and typically seasonal,
housing of horses. These animals will partake in periodic horse-
drawn carriage rides and similar entertainment functions. The
horses will not be used for any type of riding or agricultural
activities and the stables will be used only to provide on-site
shelter for the animals without transporting them daily off-site.
No more than 4 horse stalls shall be constructed within the
stable facility. The stable shall be located at least 150 feet away
from any building housing a residential use and shall provide
adequate driveway access accommodating the requisite truck
and horse trailer. The stable shall not be used for commercial
purposes or available for lease in any other circumstances than
described here.
A temporary use permit for occupancy of the stable shall be
obtained when the horses will be on-site utilizing the stable
and the City will facilitate a long-term automatic renewal on
such a permit. A special event permit shall be required for the
horses to be on public streets and the City will facilitate a long-
term automatic renewal on such a permit.
ALL OTHER USES
Unless otherwise specified in Table 3.1, all other C-3 uses that
are allowed both by-right and with limitations in the UDC are
permitted by-right in the Wolf Lakes Village PUD, except a
wireless transmission facility is allowed on the Bell Tower and
will adhere to all applicable standards of the UDC. Any uses
that require an SUP in the UDC that are not listed in Table 3.1
or in the Prohibited Land Uses section will require an SUP in
accordance with City procedures. All prohibited C-3 uses not
otherwise listed in Table 3.1 are prohibited.
PHASED MIX OF USES
To fulfill the City’s vision for this property specified in the 2030
Comprehensive Plan and the 2014 Wolf Legacy Development
Agreement, this PUD identifies minimum commitments for
commercial, office and entertainment space in the project.
Residential uses shall be phased into the project to ensure a
balance of supportive land uses, as follows:
• No more than 700 residential units shall be permitted
through the building permit approval process prior to the
permitting of 150,000 GFA of non-residential development
(including retail, office, hotel, indoor entertainment, medical,
or similar use, but not including self-storage space).
• No more than 950 residential units shall be permitted
through the building permit approval process prior to the
permitting of 250,000 GFA of non-residential development
(including retail, office, hotel, indoor entertainment, medical,
or similar use, but not including self-storage space).
• No more than 1,800 residential units shall be permitted
through the building permit approval process prior
to the permitting of 450,000 GFA of non-residential
development (including retail, office, hotel, indoor
entertainment, medical, or similar use, but not including
self-storage space).
• No more than 2,200 residential units shall be permitted
through the building permit approval process prior
to the permitting of 600,000 GFA of non-residential
development (including retail, office, hotel, indoor
entertainment, medical, or similar use, but not including
self-storage space).
Page 64 of 123
12
RIVER HILLS TRANSITION ZONE
In addition to the four districts, there is an 80-foot transition
area directly adjacent to the River Hills neighborhood. Within
this transition area, graphically depicted on “Exhibit C.5,” land
uses are restricted to townhome, single-family, or two-family
residential adjacent to the platted River Hills residential lots.
TEMPORARY USES
Food Trucks
Food trucks, being an integral part of modern urban life, are
expected to have a presence within the development. The trucks
may be temporarily located in a parking lot, along a street, or
in the public plaza. The intent of this PUD is not to create a
magnet for food trucks, but to allow for flexibility for local food
service. Food trucks locating in the public right-of-way will
follow the City’s adopted permitting process at the time, as will
any potential established food truck courts. Food trucks located
individually on private property or serving food on private
streets on a temporary basis will not require a temporary use
permit but will secure the necessary fire safety approvals.
Horse Stable Occupancy
As stated previously in this section, the construction of a horse
stable within the Village District is permitted with limitations but
the occupancy of the stable shall require a temporary use permit.
PROHIBITED LAND USES
The following uses are prohibited within the project:
1. Automotive Parts and Accessories Sales, Outdoor
2. Automotive Repair and Service, General
3. Cemetery, Mortuary, or Funeral Home
4. Correctional Facility
5. Firing Range (Indoor or Outdoor)
6. Manufactured Housing
7. Manufactured Housing Sales
8. Pawn Shop
9. RV Sales, Rental or Service
10. Self-Storage, Outdoor
11. Sexually-Oriented Business
12. Transient Service Facility
13. Waste-Related Uses
14. Wrecking, Scrap and Salvage Yard
Page 65 of 123
13Page 66 of 123
IV. DEVELOPMENT
STANDARDS
Wolf Lakes Village is founded on the principle
of old-world architectural design and
craftsmanship. Site and building arrangement
will create a compact pedestrian-scaled
environment mimicking the scale and livability
of a small European village that has evolved
organically over hundreds, if not thousands of
years.
Development Standards for the property shall
adhere to the base standards for the C-3,
General Commercial, District as prescribed in
the UDC, except as specifically stated in this
section.
Page 67 of 123
15
ARCHITECTURAL DESIGN
Individual buildings will be designed to reinforce the pedestrian
orientation of the village with four-sided building design,
architectural elements and treatments within the framework
of a small European village. The delivery system will be built
around construction details, methods, and systems translated
to modern foundation and framing construction. Closure, edge/
corner, portal, and base details will be designed to emulate
European architecture and building methods. Artistic murals
may be integrated into building walls throughout the project,
adding color and interest.
Buildings will be constructed of 95% Class I and Class II masonry
projecting on all four sides with an allowance for occasional
architectural wood, metal, and iron embellishments. Primary
materials will be cut stone, rock, brick, architectural masonry
block, and stucco (or similar mixed aggregate finish).
Table 4.1 Building Materials
BUILDING MASONRY
TYPES WOLF LAKES VILLAGE DISTRICTS
Village Mixed-Use Office Residential
Class I (minimum)90%50%50%30%
Class I materials include: Stone, Rock, Brick, Thin Brick, Stone Veneer
Class II (maximum)5%45%45%65%
Class II materials include: Stucco, Architectural concrete masonry block
Prohibited Materials: EIFS, Fiber Cement, Metal R-Paneling, Unfinished con-
crete wall (except for structured parking)
BUILDING ARTICULATION
Articulation will be achieved through arches, balconies,
oversized windows, awnings, changes in vertical or horizontal
façade plane, variations in stone coursing, field stone patterning,
and natural stone shelves, niches or carvings. Perpendicular
and lateral offsets more than one foot from the primary façade
plane at times may be disruptive to the pedestrian environment
and streetscape.
Calculated building articulation in UDC Section 7.03 shall apply
to all buildings in the Mixed-Use District but shall not directly
apply to buildings outside of the Mixed-Use District. Instead,
for large façade planes the Director shall consider the building’s
purpose, architectural features, materials, and locational
context to ensure human scale and avoid the appearance of
featureless, blank walls. When secondary facades project
toward a public street but have little or no activated first floor,
additional thought should be put into the architecture of this
façade to ensure a seamless transition to the next building.
Such an approach should mimic a human scaled first floor
with material or color articulation, artistic interest, landscaped
screening, or similar design component to ensure that this
building face does not create a street “dead” zone.
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16
STREET CHARACTER ZONES
Street Character Zones are representative of the relationship
between the building and the street-level in certain parts of
the project. Photo examples representative of urban street
character can be found in “Exhibit C.8.”
Character zones can be found on the Development Framework
(“Exhibit C.3”) along certain delineated streets. For the specific
streets adjacent to the Village, some streets have required
character elements only on one side of the street; other
depicted streets are shown as both sides of the street.
Residential Urban
Residential Urban street character is intended to be generally
more passive in daily activity than the Mixed-Use Urban street
character. Multi-unit buildings constructed along these streets
will generally be built around 10 feet of the street right-of-way
with a green yard between the building and the sidewalk, if
not directly to the sidewalk. A maximum setback of 20 feet
(averaged along each building façade) will be adhered to along
these designated blocks. Buildings along these designated
zones will present their Primary Architectural Façade towards
the streets and include architectural building elements such as
awnings, balconies, and pedestrian street entry.
Townhouses or smaller residential units may be set back further
from the roadway with no direct access from these streets.
No demarcated off-street parking is allowed between these
primary structures and the public streets. Buildings designed
to be constructed away from the street scene are exempt from
the maximum setback and parking demarcation requirements.
Pedestrians are shielded from the street traffic by parallel
parking for most of the street section, separated driveway
breaks and street trees.
Mixed-Use Urban
Mixed-Use Urban street character is intended to be generally
more active with more of a main street feel and character. This
character zone is intended for pedestrian usage for walking to
work, shopping, dining, entertainment, and residential. These
streets will be predominantly built-to the street right-of-way,
with a maximum setback of 15 feet (averaged along each
block face). Exceptions to the setback are allowed for open
space, public plazas, outdoor dining areas, and landscaped
yards. Buildings along these zones will present their Primary
Architectural Façade towards the streets. In the Mixed-Use
Urban zone, buildings shall have enhanced glazing, sidewalk
lighting, street furnishings and few vehicular driveways
between each block.
No demarcated off-street parking is allowed between these
primary structures and the public streets. Buildings designed
to be constructed away from the street scene are exempt from
the maximum setback and parking demarcation requirements.
Pedestrians are shielded from the street traffic with street trees,
parallel parking for most of the street section, and minimal
driveway breaks.
Highway/Gateway
Highway/Gateway street character is intended to show an
attractive appearance to the regional roadways from an
architectural and landscape standpoint. A 25-foot gateway
landscape buffer with enhanced plantings is located along
the boundary in the Gateway overlay street zone. All buildings
directly facing University Avenue and IH-35 will be Class I
masonry and project a primary façade towards the major
streets. Structured parking garages that directly face these
roadways shall contain architectural treatments described in
Section VII, Vehicle and Bicycle Parking.
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Table 4.2 Development Standards
DEVELOPMENT STANDARDS WOLF LAKES VILLAGE DISTRICTS
Village Mixed-Use Office Residential
Building Height (feet)1 80’60’75’60’
Building Height – River Hills Transition Zone2 N/A N/A N/A 35’
Building Height – Bell Tower 195’------
Building Separation (feet)10’3 10’10’10’
Residential Density (units/acre)50 N/A 50 50
Residential Units per Building (max.)No limit N/A No limit No limit
Residential Dwelling Unit Size (min.)No min.N/A No min.No min.
Minimum Lot Size None None None None
Minimum Lot Width – Interior Street (feet)15’15’15’15’
Interior Street Setback – Buildings (feet)0’10’0’0’
Interior Street Setback – Off-street Parking (feet)4 10’15’15’15’
Perimeter Street Setback (feet)25’25’15’/25’4 15’/25’4
Internal Side Setback (feet)0’0’0’0’
Rear Setback (feet)0’0’0’0’
River Hills Bufferyard (feet)30’N/A N/A 30’
Impervious Cover (max.)90%80%80%70%
Table Notes:
1. A corporate office building built in any Wolf Lakes Village district shall be allowed a building height of 140 feet.
2. The River Hills Transition Zone (“Exhibit C.5”) extends 80 feet from the boundary of River Hills’ residential lots.
3. In the Village District, buildings may be proposed that encroach into the 10’ separation to create architectural interest. At the time of Site
Development Plan, the designers will work with the City’s Fire Department to ensure fire safety and compliance.
4. Parking shall be set back a minimum of 25 feet from the property line on Wolf Ranch Parkway and on Memorial Drive. Buildings may be
set back at up to 15 feet.
Page 70 of 123
V. OPEN SPACE
AND PARKLAND
An urban village must have public open spaces,
amenities, and features that encourage human
interaction in central gathering places. Historic
villages found vitality in a centralized, common
destination space for citizens to congregate,
relax, be entertained, and enjoy the outdoors.
Often that space was the town plaza, civic
square, a sustaining town resource such as a
water body, or a well-designed park space, each
of these a place where people of all ages would
use at various times as an amenity. Wolf Lakes
Village takes inspiration from these timeless
focal points and seeks an open space/parkland
plan suitable to a dense environment and the
urban open space expectations of the Wolf
Lakes Village residents.
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19
OPEN SPACES AND AMENITIES
Wolf Lakes Village will include public spaces and amenities
open to and usable by the general public that will occupy
approximately 10 percent of the property acreage and
will be predominantly privately-owned and maintained,
as depicted in “Exhibit C.10.” The following amenities will
be included on-site unless otherwise indicated.
• A Performing Arts Amphitheater, projected to be
up to 3,500 seats, which will sit on approximately
one acre at the edge of the lake in the heart of the
Village. The amphitheater may be constructed at the
developer’s choosing but is not required by this PUD.
• Central Public Plaza (minimum 5,000 square feet)
with wide concourses, landscaping, featured art
displays, etc. The plaza will be set up to accommodate
farmer’s markets, an annual large Christmas Tree, and
horse carriage rides.
• Two pocket parks (minimum 3,000 square feet).
• Two playgrounds (minimum 1,000 square feet) with
small playscapes or open green lawn areas.
• An open-air pavilion for performances and events.
• At least two featured lakes, including amenities such
as walking trails, landscaping, benches.
• An oversized trail connection (minimum 10-foot
concrete section) to the Wolf Legacy/Wolf Ranch
Parkway intersection (potential future signal) to
connect pedestrians and bicyclists to the Wolf Ranch
Trail and eventual connections to the South Fork Trail
and North Fork Trail.
• Trails and sidewalks (minimum 6-foot concrete
section), as depicted in “Exhibit C.10,” which will
connect the predominantly residential areas to
employment and activity centers. Additionally,
off-street nature trails may be considered by the
developer in areas not contemplated in “Exhibit C.10,”
which may be constructed of any size and of more
natural materials such as decomposed granite, mulch,
and other materials.
• Urban street trees, creating linear green spaces.
• Sports Court/Ice Skating Rink. A sports court may
be constructed, but not required by this PUD, that can
serve as an all-purpose playing surface during warmer
months and serve as the platform for a temporary ice
skating rink during winter months. The skating rink
would be a portable, unenclosed structure and not
require a temporary use permit when installed.
• Private common green spaces in the residential areas.
• Individual residential amenities for apartment and
townhouse sites meeting the UDC requirements.
The preceding public spaces and amenity features will
satisfy the requirements for public parkland dedication
and no other dedication or improvement fees will be
required. The developer will work with the City’s Parks
and Recreation Director to ensure that playground
equipment meets acceptable safety standards.
Page 72 of 123
VI. TRANSPORTATION
AND CIRCULATION
Transportation is a key component of the project,
with a focus on both internal circulation and
access to perimeter streets. The main street
system within the Wolf Lakes Village project
will be public streets in order to best serve the
dense mixture of uses within the project. Private
streets can also be considered within the project,
primarily for secondary streets, or by mutual
agreement between the City and developer. In
addition, private driveways will be included to
provide access and circulation to and within
retail, office and residential areas. A primary
emphasis regarding street and building design
are safe and visible travelways for bicycle and
pedestrian movement as well as consideration
for future transit opportunities. Interior streets
will be lined with trees, which will lower vehicle
speeds and encourage walkability and street
activity.
Page 73 of 123
21
INTERIOR STREETS
Street Types
Interior streets within the Wolf Lakes Village property include
three primary street types with varying carrying capacity and
contextual design standards. The cross-sections for each street
type are graphically depicted in “Exhibit C.6.” The streets in this
PUD are assigned in context with the development and vary
block-by-block based on the land use and intensity that the
street is serving. The street layout is depicted in “Exhibit C.7.”
A Streets are 4-lane boulevards that carry higher traffic
volumes and do not provide on-street parking. Medians and
wide parkways allow for shade trees and provide pedestrian
separation from the street. Structures may be built to a
minimum 10-foot setback from the street right of way, but this
street type is less of a pedestrian experience and more focused
on vehicles. Surface parking lots may abut the street providing
they are set back with a minimum 15-foot green lawn and shade
trees separating the parking areas from the street.
B Streets are perimeter street connectors, which provide
for an auxiliary lane to allow turning movements as needed
depending on the context. The third lane may be a central left
turn, a flared right-hand turn lane, dual left or dual right, where
needed based on traffic movements. Striping, curbing, median
and intersection design will delineate the traffic movement, as
appropriate.
C Streets are local urban streets that typically include on-street
parking and are intended for direct access to buildings.
• All internal streets will be designed and posted at 20 mph.
• Interior streets will generally be shared facilities for
vehicles, bicycles, electric carts, and transit vehicles.
• Certain streets are designated as flex parking on “Exhibit
C.7” to accommodate the ultimate street design that
will be determined based on land use and density. These
flex streets typically align with Street Character Zones
(as depicted in “Exhibit C.3”) that reflect the pedestrian-
building relationship. The flexible street designation
relates only to how on-street parking is handled (whether
angled, parallel, or no parking).
• Interior streets and driveways will provide secondary
access for public safety in accordance with the City’s
adopted Fire Code.
• Streets may be temporarily closed periodically for events
for short time periods, with the approval of a long-term,
automatically-renewing Special Event permit.
Median-Divided Streets
Any median-divided A or B street within Wolf Lakes Village
will have parking prohibited parallel to the median and will
contain travelways at a minimum of 15 feet wide, measured at
back-of-curb. No median will extend beyond 200 feet in length
to ensure maneuverability for emergency response and no
driveway access may occur for adjacent development along
the length of the median. If an adjacent building dictates the
need for an aerial apparatus, then a wider pavement section
may be required per the fire code.
Construction and Maintenance
Interior streets, whether dedicated to the public or privately
owned and maintained by a property owner’s association, will
be designed and constructed to meet or exceed City street
standards. Where alternative surfaces, such as stamped
concrete, do not adhere to City maintenance standards, the
property owner’s association will provide a maintenance
agreement with the City for ongoing surface maintenance.
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22
Street Lighting, Signage and Furnishings
Streets will contain antique-style light poles and fixtures,
reminiscent of a European village that brings ambiance and
aesthetics to the streets during both the day and at night.
Streets will also include sleek but classic pedestrian benches
and matching waste/recycling receptacles on each block.
Interior streets will contain street signage that will evoke old-
world European street signs while meeting modern safety and
ADA standards. “Exhibit C.8” provides a general representation
of the style of street lighting, signage, and furnishings.
Street Naming and Addressing
Interior Streets shall be named according to “Exhibit C.7.”
All interior public and private streets shall be addressed in
accordance with the City’s requirements. Driveways connecting
to perimeter streets such as University Avenue and IH-35 will be
signed and named for emergency services. Additional names
of streets and major driveway connections to perimeter streets
not shown on “Exhibit C.7” are reserved by this PUD for future
use, as follows:
• Via Galleria
• Bella June Court
• Wolf Villa Cove
• Via Condotti
• Bella Vita Drive
• Azzurro Way
• La Casa Mia
• Via Gloria
PEDESTRIANS AND BICYCLES
Bicycles will be given special accommodation on part of
Wolf Lakes Drive and part of Legacy Crossing (or alternative
off-street routes) to ensure safety on these streets and to
provide external access to major roadways and regional trail
connections. All other streets will have shared lanes for bicycles
and vehicles.
• Sidewalks will be constructed on both sides of all
streets at a minimum width of six (6) feet, which can
be marginally reduced at the site development and
construction stages to account for intermittent trees, and
street furnishings. Compliance with ADA shall be met.
• When a street sidewalk and a trail are designated in the
same location, the shared path will be a minimum width of
10 feet, constructed of concrete, pavers, brick, or similar
enhanced paving material representative of the character
area on that street or block.
• Pedestrian pathways will extend from the street sidewalk
to the primary entry of all retail, office, hotel, and
entertainment structures. Pass-through landscaped
pedestrian paths will be constructed in parking lots
to break up large expanses of parking to provide safe
pedestrian connection from parking spaces to the building
entries.
PERIMETER STREETS
Wolf Lakes Drive Entry
Wolf Lakes Drive will be partially reconstructed at the
developer’s expense to include a wider, landscaped median that
will adequately allow for signage without obstructing vehicular
visibility (see “Exhibit C.11”). The intersection of Memorial Drive
and Wolf Lakes Drive will be re-aligned to the north to include a
three-spoke roundabout known hereinafter as Wolf Lakes Circle,
which will be within the public right-of-way. The Wolf Lakes
Circle island interior will be platted as a landscape lot that will
be owned and maintained by the property owner’s association
and will include signage, architectural features, and landscaping.
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23
Perimeter Street Right-of-Way
There are five perimeter streets that frame most of the boundary
of the property, some of which will require additional right-of-
way to meet the City’s minimum street standards. At the time
that land adjacent to these streets is platted, right-of-way will
be dedicated to allow for planned expansion, as follows:
Table 6.1 Perimeter Street Right-of-Way
STREET EXISTING
R.O.W. (FT.)
UDC
MINIMUM
R.O.W. (FT.)
WOLF LAKES
DEDICATION
(FT.)
Memorial Drive 47 50 3
University Ave. / SH 29 163 135 0
Wolf Lakes Drive 100 73 0
Wolf Ranch Parkway 64 73 9
Interstate 35 No right-of-way required
River Hills Street Connectivity
Wolf Lakes Village is a direct neighbor to the low-density
residential subdivision to the north called River Hills. To avert
cut-through traffic through the neighborhood to Interstate 35,
the Wolf Lakes Village project will not provide public street
connection to the three (3) public street stubs at the common
property line. Instead, an access lane will be constructed
within Wolf Lakes Village to a gate that will be installed at the
developer’s expense adjacent to the southernmost extent of
the Hillview Drive right-of way (as shown in “Exhibit C.9”).
The gate will be built to standards approved by the City’s Fire
Department for the purpose of emergency access.
Traffic Impact Analysis
The Traffic Impact Analysis provides for locations where
perimeter improvements will be required within the time frames
set out in that document. To accommodate such improvements,
additional right-of-way may be needed in those locations.
MISCELLANEOUS
Subdivision Plats
All fee-simple lots created within the project will contain street
frontage to a public or private street, regardless of land use. Flag
lots shall be permitted on Interior Streets only, at a minimum
width of 15 feet, to meet street frontage requirements. Ownership
and maintenance of designated private streets and street features
such as sidewalks, trees, landscaping, signage, benches, waste
receptacles and lighting shall be the responsibility of the property
owner’s association.
Service Delivery and Drives
Delivery and service vehicles will utilize alleys, structured parking
garages, and off-street parking lots where possible to minimize
conflicts with pedestrians. At times, service trucks will enter
driveways directly from public streets. If possible, loading areas
will be located behind buildings or screening walls. Delivery trucks
and services may use temporary loading zones outside of traffic
lanes in the public rights-of-way or in off-street parking lots.
Transit
Wolf Lakes Village will be a partner with the City on potential
transit locations and other alternative public transportation
methods that efficiently and safely move people to Downtown
and other destinations. The Wolf Lakes Village designers will
work with the City staff to locate attractive facilities within the
development that connect bicycle, pedestrian, and vehicles with
today’s and tomorrow’s means of transportation.
Page 76 of 123
VII. VEHICLE AND
BICYCLE PARKING
The urban village concept in Wolf Lakes Village
will not be feasible with standard minimum
parking requirements. Central to the theme of
pedestrian-oriented design, urban density, and
shared facilities is the de-emphasis of vehicular
parking within the project boundaries. Much of
the parking needed to serve this enclosed site
will be balanced by the mix of land uses, shared
use, alternating peak volume, structured parking
garages, and the embrace of a pedestrian
environment. Street parking will be heavily
utilized to reduce expansive parking lots, slow
traffic, and gain parking efficiency. Wolf Lakes
Village will be a bicycle friendly environment,
with low speeds on shady streets, bike parking
amenities, and future potential for a bike share
program.
Page 77 of 123
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Table 7.1 Bicycle Parking
LAND USE REQUIRED
SPACES
MINIMUM
SPACES LOCATION
Residential 0.25 spaces per
dwelling unit 4
On-site,
sheltered and
secured
Office
1 space per
10,000 sq. ft.
GFA
2 On-site
Retail
5 spaces per
10,000 sq. ft.
GFA
2 On-site or
on-street
Terms: Unit = Dwelling unit, regardless of bedrooms
GFA = Gross Floor Area square footage
VEHICLE PARKING
Vehicle Parking shall be achieved through interior street parking
and off-street parking lots, including standard size parking spaces,
compact, tandem, and motorcycle spaces with no numerical
limitation of non-standard spaces. Street parking may be credited
towards the minimum parking requirements for an adjacent site
plan, when applicable. Delineation of parking spaces may be
accomplished through colored or stained concrete pavers or other
masonry material.
The following table specifies minimum parking requirements for
each district per land use. The land uses in the following table
represent the Use Categories in Section 9.02 of the UDC and are
intended to capture all of the specific uses within each category,
unless otherwise specified.
BICYCLE PARKING
Bicycle and pedestrian activity within Wolf Lakes Village is a
crucial part of what will make the project feel and function as
a true village. The mix of uses and employment opportunities
means that the site will need to accommodate bicycle parking
in addition to vehicular parking. The following standards are
minimum bicycle requirements for each use, regardless of district:
Table 7.2 Vehicular Parking
LAND USE WOLF LAKES VILLAGE DISTRICTS
Village Mixed-Use Office Residential
Residential 1 per unit
1 per 1 BR-unit;
2 per 2+ BR-
unit
1 per 1 BR-unit;
2 per 2+ BR-
unit
1 per 1 BR-unit;
2 per 2+ BR-
unit
Commercial /
Civic (GFA)----1 per 500 1 per 300
Office (GFA)1 per 500 --1 per 500 1 per 300
Hotel 1 per room --1 per room 1 per room
Amphitheater
(GFA)1 per 300 ------
Terms: Unit = Dwelling unit, regardless of bedrooms
GFA = Gross Floor Area square footage
BR = Bedroom
Room = Hotel Guest Room
Page 78 of 123
26
PARKING LOT DESIGN
Surface Parking
Surface parking lots will have accented design materials
embedded into the surface material, where appropriate, which
may include stamped concrete, rock, stone, brick, and other
durable surface materials. Surface parking lots will be screened
from public streets in accordance with Section VIII of this PUD,
and include Shade Trees to ensure shade and comfort for
pedestrians and vehicles.
Structured Parking
Structured parking garages may be constructed of concrete
materials but shall be finished with a Class I or Class II masonry
on all street-facing facades, in accordance with Table 4.1.
Parking garage facades abutting a street within a Residential
Urban, Mixed-Use Urban, or Highway/Gateway character zone,
public plaza, park, or trail shall contain, on all levels, architectural
features such as arches, openings similar to windows, at least
one change in texture or material, and vehicles shall be screened
with an opaque wall extending 36” above the finished floor of
each floor of the garage. Additionally, the street-facing garage
shall be wrapped with either:
1. A habitable building space;
2. An architectural building wall giving the appearance of
habitable space; or
3. A 20-foot minimum landscaped yard with a landscape
screening wall equal to the height of the first floor.
Page 79 of 123
27Page 80 of 123
VIII. LANDSCAPING
AND TREES
An urban tree canopy and integration of
landscaping into the project are crucial
to establishing the setting for Wolf Lakes
Village. In order to provide the density and
close proximity of buildings and amenities
in the Village, some native trees will need to
be removed. Most of the property consists
of existing plant and tree species that are
not on the City’s protected list so the focus
of Wolf Lakes Village will be creating a new
tree canopy that fits in appropriately with the
development. Some existing tree preservation
will be important in certain areas, like the
perimeter, but this urban project requires a
different perspective. New street trees will be
placed along all streets within the project, using
street-friendly species, and root protection
techniques. Within the Village District and
interior to multi-family buildings, landscaping
will be context-specific and may include
elements such as planters, green walls, hanging
baskets, and courtyard groundcover.
Page 81 of 123
29
PERIMETER LANDSCAPING
Wolf Lakes Village will exceed the UDC landscaping and
screening requirements around the perimeter of the
development to provide an aesthetically pleasing front yard
to these major thoroughfares. The 25-foot Interstate 35 and
University Avenue Gateway Overlay District gateway landscape
buffer will contain native and adaptive plant species with
seasonal interest located around the public sidewalk, signage,
and landscape features. The Wolf Lakes Village gateway buffers
will be planted with double the amount of UDC-required shrubs,
that is, 10 for every 1,000 sq. foot area.
INTERIOR LANDSCAPING
Interior to the project, landscaping will be an integral part of
the overall project design, yet the purpose of the high density,
mixed-use environment is to collapse the separation of uses
and need for buffering. As such, interior landscaping shall
adhere to the following provisions:
• Street yard landscaping in UDC Section 8.04 shall not
apply to private driveways within the project site, but shall
apply to public and private streets.
• Screening of parking in UDC Section 8.04 shall not apply
to parking lots facing private driveways within the project
site, but shall apply to public and private streets.
• Screening of mechanical equipment and waste/recycling
containers shall meet the UDC requirements. Enclosures
shall resemble the composition of nearby buildings and be
finished with 100% Class I or Class II masonry.
• There shall be no buffering or screening required between
lots or uses interior to the project.
• Artificial turf is allowed on a minimal basis within the site
but shall not count as a pervious surface.
SHADE TREES
Shade trees planted in surface parking lots and along private
driveways shall follow the spacing and canopy requirements
in the UDC. Streets will be designed with the trees’ health
and vitality in mind and the trees will be planted during
the construction phase, ensuring accountability and sound
standards for both the infrastructure and the tree. Street
trees located in public street right-of-way shall be spaced a
minimum of 30 feet apart and be constructed with root barrier
protections in accordance with the UDC.
RIVER HILLS BUFFER
Adjacent to the residential lots in the existing River Hills
subdivision, Wolf Lakes Village will provide a 30-foot wide
landscaped bufferyard with a 3-foot tall berm (3:1 slope)
planted with large evergreen shrubs staggered naturally atop
the berm, which may include Eastern Red Cedar or similar
coniferous species. Existing mature vegetation within the
bufferyard may be retained at times, which may preclude the
need for the berm in certain locations.
FENCING
No residential boundary walls shall be required along any
Perimeter or Interior Street. Any fencing that is erected as a
screening device along a Perimeter Street will be constructed
of masonry, if opaque, or wrought iron. No fencing or walls are
required between uses or lots within the project. If fencing is
erected interior to the project, it will be masonry or iron/similar
material. All mechanical screening and dumpster enclosures
shall meet the UDC requirements for screening.
Page 82 of 123
30
TREE PRESERVATION/MITIGATION
The 2017 tree survey for the property depicts all Protected and
Heritage trees on site. There are 29 single-trunk Heritage Trees
on the property, a total of 918 inches. Additionally, there are
77 multi-trunk trees that total 2585 inches. An effort will be
made to preserve and design around as many Heritage Trees
as possible, but off-sets will be required to achieve a more
urban development design. Table 8.1 sets out the overall site
preservation and mitigation standards
Tree Preservation
Table 8.1 Tree Preservation
PRESERVATION
MIN. %WOLF LAKES VILLAGE DISTRICTS
Village Mixed-Use Office Residential
Heritage Trees -
Overall 40 80 100 80
Heritage Trees –
single-trunk 50 70 100 70
Heritage Trees –
multi-trunk 20 40 100 40
Protected --20 20 20
Tree removals that exceed the allowances in Table 8.1 shall be administratively
approved up to a 10% variation, in accordance with Section XII of this PUD;
any additional removals will require City Council approval through a Heritage
Tree Removal Permit or similar City process at the time desired.
Tree Mitigation
Minimum preservation percentages shall be applied for each dis-
trict and not for individual Site Development Plans, as follows:
• 4:1 mitigation ratio per Single-Trunk Heritage Tree inch
removed overall site
• 2:1 mitigation ratio per Multi-Trunk Heritage Tree inch
removed overall site
• 1:1 mitigation ratio for 40 percent of Protected Tree inches
removed overall site in accordance with the UDC
Mitigation trees can be planted in common areas (whether
public or privately-owned), specified parks and open space
areas, and as street trees (whether on public or private streets).
When a cash payment in lieu of replanting would otherwise be
required, up to 30% of the payment shall be allocated towards
aeration/fertilization, as directed by the City’s arborist. Each Site
Development Plan will include a table tracking tree removals and
mitigation within the specific district.
Page 83 of 123
31Page 84 of 123
IX. ENVIRONMENTAL
AND STORMWATER
To establish the density crucial to achieving the
office, retail, and entertainment components of
the project, impervious surfaces will occupy a
significant portion of the property upon build-out.
Nevertheless, the project will provide significant
open space throughout the project, particularly
within the Village and Residential districts. Within
the Village district, much of this open space
will be in the plaza, promenade, and gathering
places around the chapel and bell tower, which
will be surfaced with materials considered to
be impervious. To support this type of dense
environment, the typical maximum impervious
cover limitations will be exceeded within the
project, although the lot coverage requirements
are consistent with the City’s MU District. The
effect of higher impervious cover will be balanced
environmentally with the regional “lakes”
concept, which provides for on-site containment
of stormwater run-off, in addition to other
environmental design techniques that off-set the
additional impervious cover.
Page 85 of 123
33
STORMWATER
A critical component of the Wolf Lakes Village project is
the minimizing of land-intensive detention/water quality
facilities interior to the project and along major community
thoroughfares. The plan is to build and accentuate regional
stormwater facilities known as the “lakes,” that will function as
both open space features and environmental features. These
lakes will not be designed as vertical wall open-air bathtubs
that fill only in a rain event, but rather as variable volume
wet ponds that will be integrated into the built environment
around them as a property enhancement. Each will meet TCEQ
filtration requirements.
In addition to the on-site detention and water quality ponds,
portions of the property have been included with the design
of existing stormwater facilities off-site. Additional volume
capacity will be retained on-site in regional facilities so that
no individual detention or water quality will be required for
development sites or future platted lots. Necessary ponds and
requisite conveyance will meet the requirements of the City’s
Drainage Manual.
Stormwater detention/water quality facilities and any
associated buffer areas will be designed and constructed in
conformance with the City’s regulations.
IMPERVIOUS COVER
The inclusion of the lakes as regional investments for the
project entirety allows the remaining developable land to reach
higher value potential instead of allotting “pervious” open
space into structural stormwater ponds. As stated in Section
IV, Development Standards, of this PUD, Impervious Cover
maximums are limited by each district, as set out in Table 9.1.
Table 9.1 Impervious Cover by District
WOLF LAKES VILLAGE DISTRICTS
Village Mixed-Use Office Residential Overall
Impervious
Cover
Maximum %
90 80 80 70 80
Every Site Development Plan will include a tracking table of
the impervious cover allotment per district to ensure ongoing
compliance. The impervious cover maximum percentages
described in Table 9.1 are assured without waivers or further
calculations. An individual site may exceed the maximum
percentage but only if offset by open space or if the cumulative
impervious cover remains below each district’s maximum number.
In lieu of UDC waivers, this PUD details regional solutions
and low-impact development techniques that will be utilized
throughout the project. As described in the table, wet ponds
will be designed and constructed as regional improvements
and credited for each district. The City’s Engineer will ensure
that development includes these stormwater methods along
with other methods below within their respective drainage
basins prior to approval of Site Development Plans.
Environmentally-friendly stormwater methods include:
• Three wet ponds (the “lakes”)
• Rain gardens
• Rainwater harvesting
• Permeable pavement for Heritage trees
• Tree islands with ribbon curbing
• Bioretention
• Vegetative Filter Strips
• Grass-lined Swales
Page 86 of 123
X. UTILITIES
Water and wastewater are served by the City
of Georgetown. Electric is dual-service with
Pedernales and Georgetown, and Wolf Lakes
Village has elected service with Georgetown
for the entirety of the property. All utilities shall
be located underground, except those in place
at the time of approval of this plan. The City
agrees to work with the site designers of Wolf
Lakes Village to place transformer pads and
related equipment behind buildings, in alleys,
and adjacent to service lanes, with appropriate
screening in accordance with the UDC, in order
to keep a quality aesthetic appearance and
pedestrian-friendly streets.
Page 87 of 123
35
UTILITIES AND EASEMENTS
Below are specific utility provisions that apply to the
development of the project:
• Above-ground electrical transformers shall be located
away from primary street corridors, intersections, and
property entry points.
• A 15-foot public utility easement shall be provided by plat
or special instrument along IH-35, University Avenue, and
Wolf Ranch Parkway. Stormwater Lakes may encroach
into these PUEs but no closer than ten (10) feet from the
right-of-way and only the back slope portion of the pond.
• For private streets, right-of-way easements shall be
recorded by either plat or special instrument.
• All Interior Streets, whether public or private, shall require
no additional utility easements outside of the street right-
of-way or right-of-way easement.
• When off-street easements are necessary, the size of
the easement may be reduced when space-constrained
for special situations such as trees, buildings and water
features. The City agrees to work with the engineer to
achieve balance in this regard.
• All public and private streets will follow the City’s utility
assignments, except for the additional parallel easements.
Page 88 of 123
XI. SIGNAGE
Signage is critical to the success of the project
so that internal businesses may advertise their
presence along the major roadway frontages
while minimizing the signage internal to the
project. The configuration of the overall site
is such that the majority of businesses, both
corporate and retail-oriented, will be focused
inward without frontage or visibility on the
major perimeter streets. Therefore, a strong
branding and identification presence will
be established along the Interstate 35 and
University Avenue edges. In the Village area,
the signage theme is predicated on old-world
village aesthetics where signs are human-scaled
and visible at a walking pace on a narrow street.
Page 89 of 123
37
PERIMETER SIGNAGE
Perimeter Sign Types
In order to minimize the amount of signage along the perimeter
streets, the following types of monument signs are established
for the perimeter of the site, as located and further described
in “Exhibit C.11”:
• Two High-Profile Monument Signs for multi-tenants
• Three Medium-Profile Monument Signs for multi-tenants
• Four Low-Profile Monument Signs, potentially for multi-
tenants
• Three Corporate Monument Signs, potentially for multi-
tenants
• Four Wolf Lakes Village (branding) Monument Signs
There will be no residential “Subdivision Entry” signs, as those
signs are defined by the UDC
The developer may choose to assign space on perimeter signs
to companies located within the site that do not have frontage
on the sign’s adjacent roadway
The welcoming feature that will be constructed in the lot interior
to Wolf Lakes Circle shall be considered a landscape feature
and not a sign. This feature may include Wolf Lakes Village
emblems or branding lettering so long as such additions do not
exceed five (5) feet in height and 12 feet in total dimensional
area. No other commercial signage shall be permitted interior
to the circle.
The low-profile, corporate and branding signs may be
interchanged as far as location to ensure flexibility and design
context. For example, a Wolf Lakes Village branding sign
could be placed on a sign designed with the dimensions of the
corporate monument instead.
Perimeter Sign Design and Materials
The materials for perimeter signs will evoke the architectural
style located throughout the project and may take on certain
elements associated with nearby buildings; for example, the
design of a corporate monument sign might include iron or more
modern flavor complementary of the adjacent corporate office
building. Accordingly, the signs may vary based on their location
and context but will remain consistent with the general design
theme. The signs shown in “Exhibit C.11” are not intended to be
precise depictions of the final signage, but are representative
of the character and quality of architecture and materials. Final
designs will be submitted at the time of permit to the City. Sign
height is measured from the predominant horizontal height of
the sign and does not include minor appurtenances such as
columns, caps, or similar embellishments.
WOLF LAKES DRIVE ENTRY SIGNAGE
The primary front door for the Wolf Lakes Village development
is the Wolf Lakes Drive entryway from University Avenue to
Wolf Lakes Circle. It is essential to such a large development
site to have an impressive entry that creates street interest for
the development and defines its sense of arrival. Signage at the
Wolf Lakes Drive entry will provide a window of advertisement
for the primary retail tenants that are located interior to the
site. The entry feature will be a natural conduit to nearby Wolf
Lakes Circle and beyond.
Wolf Lakes Drive right-of-way is 100 feet wide with ample room
to expand the existing center median and allow for median
signage that mirrors the Wolf Ranch Town Center’s High-Profile
Monument Sign across University Avenue. At the developer’s
expense, the median and pavement east of the median will be
reconstructed to allow for a 10-12 foot median and adequate
traffic lanes within the existing right-of-way. On both sides
Page 90 of 123
38
of the Wolf Lakes Drive right-of-way, on private property, a
landscaped entry will include a stone wall and pedestrian-scale
entry feature that will symbolically define that first step into
the development. This branding/landscape feature will follow
the standards as described and depicted in “Exhibit C.11.”
INTERIOR SIGNAGE
Within the boundaries of the project, except as stated under the
Perimeter Signage sub-section, signs will be restricted in size
and sign area according to the UDC. Low-Profile Monument
signs not located along the perimeter are allowed in accordance
with the UDC. In addition, the following shall apply:
• Branding features for Wolf Lakes Village located
throughout the site will not be considered signage unless
the feature exceeds five (5) feet in height and 12 feet in
total dimensional area.
• Free-standing signs that have messaging carved into
natural stone will not be considered signage unless the
stone exceeds five (5) feet in height and 12 feet in total
dimensional area.
• Building walls that include carved historical
representations of older buildings named for a person
or business shall not be considered signage unless the
sign exceeds three (3) feet in height and 50 feet in total
dimensional area.
• Wayfinding signs and kiosks interior to the project shall be
allowed to be constructed without obtaining a permit five
(5) feet in height and 12 feet in total dimensional area.
• On Interior Streets, light pole banners may be hung
without requesting a permit from the City.
Page 91 of 123
39Page 92 of 123
XII. MODIFICATIONS AND
ADMINISTRATION
Page 93 of 123
41
General Interpretation of Conceptual Master Plan
Building footprints, parking locations, streets, trails, and
stormwater features will be generally constructed in accordance
with the Conceptual Master Plan but exact locations will be
determined at the Site Development Plan stage. Streets and
drive aisles may be adjusted or re-routed as needed. Final
locations of these elements that are not in the exact locations
shown on the Conceptual Master Plan (“Exhibit C.4”) will not
be considered modifications or amendments.
Minor Modifications
Minor Modifications are administratively approved without
requiring an amendment to the PUD and include adjustments
to the Wolf Lakes Village District boundaries not to exceed 20
percent in total area; ingress/egress locations on perimeter
streets; and 10 percent of any numerical standards defined
in this PUD Development Plan, including but not limited to
building heights, setbacks, tree preservation percentages, etc.
Site Planning
Site Development Plans that are approved by the City shall
have no expiration date to allow for the submittal of larger,
more comprehensive site submittals that can better account
for regional stormwater facilities, impervious cover distribution,
parking allotment, tree preservation and new plantings, and
allow for more complete street infrastructure construction.
Graphics and Illustrations
Graphic illustrations and photographic examples included
in this PUD document and its corresponding exhibits are for
illustrative purposes only and do not represent final designs or
additional regulations.
Page 94 of 123
XIII. DEFINITIONS
Page 95 of 123
43
All definitions in the UDC shall apply except as modified or
supplemented below.
Artisanal Production
Production and sales of primarily hand-crafted artisanal
products such as clothing, jewelry, furniture, art, food, tools,
carpentry, household items, and minimal manufacturing in a
primarily manual production environment. Shall be considered
an office use for purposes of parking calculation.
Corporate Monument Sign
A low-profile sign intended for the identification of office and
corporate users.
Indoor Entertainment
Indoor commercial entertainment venues intended for active
and passive recreation, including but not limited to concert
venues, performing arts, cinemas, gaming centers, etc.
Perimeter Streets
IH-35, West University Avenue, Memorial Drive, Wolf Ranch
Parkway, and Wolf Lakes Drive (from West University Avenue
to Wolf Lakes Circle).
Primary Architectural Façade
The building façade that distinguishes itself from a secondary,
more passive façade, and typically projects a high level of
detail and visual interest through materials, architectural
features, lighting, entrance(s), glazing, and does not include
service entries or mechanicals. Windows and door entrances
can be substituted by niches and alcoves, evoking old-world
European architecture. There can be more than one Primary
Architectural Façade on a building.
Property
164 acres in the Pulsifer and Stubblefield surveys, depicted
in “Exhibit C.1” and described in the survey attached to this
ordinance.
Medium-Profile Monument Sign
A mid-size monument sign with a masonry base and side
framing, as described and located on “Exhibit C.11”.
UDC
The City of Georgetown Unified Development Code on
November 12, 2014.
Page 96 of 123
XIV. EXHIBITS
Exhibit C.1 – Property Boundary
Exhibit C.2 – Base Zoning District
Exhibit C.3 – Development Framework
Exhibit C.4 – Conceptual Master Plan
Exhibit C.5 – River Hills Transition Zone
Exhibit C.6 – Street Cross Sections
Exhibit C.7 – Street Network
Exhibit C.8 – Street Context
Exhibit C.9 – River Hills Gated Connection
Exhibit C.10 – Open Space, Parks and Trails
Exhibit C.11 – Perimeter Signage Plan
Page 97 of 123
EXHIBIT C.1
PROPERTY
BOUNDARY
EXHIBIT C.2 - MASTER LAND PLAN
Page 98 of 123
EXHIBIT C.2
BASE ZONING
DISTRICT
C-3
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Page 99 of 123
EXHIBIT C.3
DEVELOPMENT
FRAMEWORK
LEGEND
Page 100 of 123
Transition Zone
- 80-foot Depth
- 35-foot Height Limit
- Residential Use Only
Bufferyard
- 30-foot Depth
- Landscaped Berm
River Hills Buffer Area
C.5 - RIVER HILLS TRANSITION ZONEEXHIBIT
EXHIBIT C.4
CONCEPTUAL
MASTER PLAN
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
CONCEPT MASTERPLAN
September 27, 2017
0 100 200 300 Feet
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Page 101 of 123
EXHIBIT C.5
RIVER HILLS
TRANSITION
ZONE
Transition Zone
- 80-foot Depth
- 35-foot Height Limit
- Residential Use Only
Bufferyard
- 30-foot Depth
- Landscaped Berm
River Hills Buffer Area
C.5 - RIVER HILLS TRANSITION ZONEEXHIBIT
Transition Zone
- 80-foot Depth
- 35-foot Height Limit
- Residential Use Only
Bufferyard
- 30-foot Depth
- Landscaped Berm
River Hills Buffer Area
C.5 - RIVER HILLS TRANSITION ZONEEXHIBIT
LEGEND
Transition Zone
- 80-foot Depth
- 35-foot Height Limit
- Residential Use Only
Bufferyard
- 30-foot Depth
- Landscaped Berm
River Hills Buffer Area
C.5 - RIVER HILLS TRANSITION ZONEEXHIBIT
Page 102 of 123
EXHIBIT C.6
STREET CROSS
SECTIONS
STREET TYPE A
STREET TYPE A
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
EXHIBIT C.6 - STREET CROSS SECTIONS
Page 103 of 123
EXHIBIT C.6
STREET CROSS
SECTIONS
STREET TYPE B
STREET TYPE B
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
EXHIBIT C.6 - STREET CROSS SECTIONS
70’
Page 104 of 123
STREET TYPE C + ON=STREET PARKING
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
EXHIBIT C.6 - STREET CROSS SECTIONS
EXHIBIT C.6
STREET CROSS
SECTIONS
STREET TYPE C
WITH ANGLED PARKING
STREET TYPE C + ON-STREET PARKING
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
EXHIBIT C.6 - STREET CROSS SECTIONS
86’
Page 105 of 123
EXHIBIT C.6
STREET CROSS
SECTIONS
STREET TYPE C
WITH PARALLEL PARKING
STREET TYPE C + ON=STREET PARKING
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
EXHIBIT C.6 - STREET CROSS SECTIONS
Page 106 of 123
EXHIBIT C.6
STREET CROSS
SECTIONS
STREET TYPE C -
BOULEVARD
STREET TYPE C - BOULEVARD
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
EXHIBIT C.6 - STREET CROSS SECTIONS
Page 107 of 123
EXHIBIT C.7
STREET
NETWORK
LEGEND
STREET TYPE C - BOULEVARD
WOLF LAKES
GEORGETOWN, TX
I-35 & TX 29, Georgetown, TX 78628
EXHIBIT C.6 - STREET CROSS SECTIONS
Page 108 of 123
EXHIBIT C.8
STREET
CONTEXT
STREETS WITH
ON-STREET PARKING
STREETS ADJACENT
TO PARKING
TRAILS ADJACENT
TO STREET
Page 109 of 123
EXHIBIT C.8
STREET
CONTEXT
MIXED USE URBAN
CHARACTER ZONE
Page 110 of 123
EXHIBIT C.8
STREET
CONTEXT
RESIDENTIAL URBAN
CHARACTER ZONE
Page 111 of 123
EXHIBIT C.8
STREET
CONTEXT
STREET FURNISHINGS
Page 112 of 123
EXHIBIT C.9
RIVER HILLS
GATED
CONNECTION
LEGEND
Page 113 of 123
EXHIBIT C.10
OPEN SPACE,
PARKS, & TRAILS
LEGEND
Page 114 of 123
EXHIBIT C.11
PERIMETER
SIGNAGE PLAN
LEGEND
Sign types and exact locations are
subject to change, in accordance with
Section XI of this PUD
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Wolf Lakes Identification
High-Profile Monument
Me dium-Profile Monument
Low-Profile Monument Sign types and exact locations are subject to change, in accordance with Section XI of this PUD
WOLF LAKES
GEORGETOWN, TX 1-35 & TX 29, Georgetown, TX 78628
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Corporate Monument
Wolf Lakes Identification
High-Profile Monument
Medium-Profile Monument
Low-Profile Monument Sign types and exact locations are subject to change, in accordance with Section XI of this PUD
WOLF LAKES
GEORGETOWN, TX 1-35 & TX 29, Georgetown, TX 78628
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Page 115 of 123
EXHIBIT C.11
PERIMETER
SIGNAGE PLAN
6’
-
8
”
22’ - 0”
Height: 8 ft.
Sign Area: 80 sq. ft.
Dimensional Area: 180 sq. ft.
WOLF LAKES IDENTIFICATION
MONUMENT SIGN
Page 116 of 123
6’
-
7
”
5’ - 6”
EXHIBIT C.11
PERIMETER
SIGNAGE PLAN
Height: 8 ft.
Sign Area: 24 sq. ft.
Dimensional Area: 64 sq. ft.
CORPORATE
MONUMENT SIGN
MEDIUM
MONUMENT SIGN
8’
-
0
”
13’ - 6”
Height: 8 ft. - University Ave.
10 feet - IH-35
Sign Area: 84 sq. ft. – University Ave.
100 sq. ft. – IH-35
Dimensional Area: 118 sq. ft. – University Ave.
160 sq. ft. – IH-35
Page 117 of 123
4’
-
6
”
14’ - 6”
EXHIBIT C.11
PERIMETER
SIGNAGE PLAN
HIGH PROFILE
MONUMENT SIGN
37’ - 6”
8’
-
6
”
Height: 28 ft. - University Ave.
35 feet - IH-35.
Sign Area: 180 sq. ft. – University Ave.
225 sq. ft. – IH-35
Dimensional Area: 340 sq. ft. – University Ave.
420 sq. ft. – IH-35
Height: 5 ft.
Sign Area: 32 sq. ft.
Dimensional Area: 80 sq. ft.
LOW PROFILE
MONUMENT SIGN28
’
u
p
t
o
3
5
’
Page 118 of 123
37’ - 6”
8’
-
6
”
EXHIBIT C.11
PERIMETER
SIGNAGE PLAN
WOLF LAKES DRIVE GATEWAY SIGNS
Wall Height: 3 - 7 ft.
Entry Height: 8 ft.
Dimensional Area: 190 sq. ft. each
Wall Sign Area: 25 sq. ft. for one side
40 sq. ft. if both sides
Page 119 of 123
EXHIBIT C.11
PERIMETER
SIGNAGE PLAN
WOLF LAKES DRIVE ENTRY
Page 120 of 123
Page 121 of 123
Letter of Intent for the Wolf Lakes PUD Rezoning July 31, 2017
The 164-acre property proposed for the Wolf Lakes PUD is entirely within the city limits of Georgetown
and has current zoning designations of C-3, C-1, RS, and AG. The property is located at the northwest
corner of Interstate 35 and University Avenue (SH 29), bounded by Wolf Ranch Parkway to the west and
the River Hills subdivision to the north. The Future Land Use designation is Moderate Density Residential,
Specialty Mixed-Use and Regional Commercial. The Growth Tiers are Tier 1A and Tier 2. The proposed
zoning is Planned Unit Development (PUD) with a base district of C-3.
Strategically planned by the City for high-density mixed-use, this Planned Unit Development (PUD) seeks to
realize that vision by establishing development standards that will accommodate a village land plan. The
proposed PUD supports the City’s future land use goals of a multi-use destination development with a
dynamic mix of employment, retail, entertainment, and urban living. Wolf Lakes is a master-planned
development project that brings unique ideas such as neo-retroism, the recreation of old world
evolutionary characteristics in a new world development environment. The project will include
retail and office to ensure day-time activity, along with high-density multi-family, amenities and
public spaces.
The Wolf Lakes project will be developed consistent with the Development Agreement between Wolf
Legacy, L.P. and the City of Georgetown (Document 2014095878), which formed the shared development
vision for most of the land. The agreement stated that the land “shall be reserved for large-scale mixed-use
and commercial development, with an emphasis on urban character and building form.” The agreement
further describes a desire for a mix of uses and form-based architecture focusing on pedestrian-oriented
scale and street design.
This PUD proposal meets the City’s Future Land Use goals of promoting sound, sustainable, and compact
development patterns with balanced land uses, a variety of housing choices and well-integrated
transportation, public facilities, and open space amenities. The Specialty Mixed-Use land use category
describes large-scale mixed-use developments that are… well-planned “centers” designed to integrate a
variety of uses, and cites the Downtown as an example.
Utilities will be served to the site with off-site extensions and connections. Perimeter streets such as Wolf
Ranch Parkway, University and I-35 will handle the off-site traffic. The companion traffic study addresses
intersection improvements and pro-rata contributions needed to handle the ultimate capacity. Internal
traffic will be managed in an integrated street network with public and private streets and private drives.
Wolf Lakes seeks to be a destination for corporate offices that desire to locate in a high-density activity
area with urban housing, restaurants, and urban amenities. The goal of the project is to combine a dynamic
employment, residential, and personal services with a unique architectural style that feels old-world but is
very modern. We are pleased to submit the PUD rezoning for Wolf Lakes.
Iva and Donald McLachlan, Wolf Lakes LP
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City of Georgetown, Texas
Planning and Zoning
November 6, 2018
SUBJECT:
Presentatio n and dis c us sion of the State of Ho us ing as it relates to sup p ly and demand of b o th rental and
fo r sale hous ing Geo rgeto wn. - Nat Waggo ner, Lo ng Range P lanning Manager
ITEM SUMMARY:
The p urpose of the pres entatio n is to build o n the knowled ge s hared to d ate (Subarea P rofiles,
d emogra p h ic and p opula tion, econ omic develop men t strateg ies) and apply that informatio n to the data
gathered related to the d emand and s upply o f ho us ing in Geo rgeto wn.
Staff will also s hare a s ummary of current Hous ing Element, a c o p y o f whic h c an b e found o nline
https://ho using.geo rgeto wn.org/2030-plan-ho us ing-element/ as well as review the d irectio n fo r ho using
p ro vided b y the City Counc il in 2016.
During the meeting, s taff will review the comp o nents which define the hous ing s ituation in Georgetown.
These compo nents will ultimately bec o me sec tio ns o f the updated Ho using Element (Hou sin g Inventory,
S u b a rea Profiles a n d Affordability Analysis) and s hare with the Commissio n a general s ummary of the
d is cus s io n held by the Steering Co mmittee o n 11/1/2018.
FINANCIAL IMPACT:
N/A
SUBMITTED BY:
Nat Waggoner, PMP, AICP
Page 123 of 123