HomeMy WebLinkAboutAgenda_P&Z_08.02.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
August 2, 2016 at 6:00 PM
at 101 E. Sev enth Street, Georgetown, Texas 78626
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Regular Session
(This Regular S es s io n may, at any time, b e rec es s ed to convene an Exec utive S es s io n fo r any p urpose
authorized b y the Op en Meetings Act, Texas Go vernment Co d e 551.)
A Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting P ro cedures
Action from Executive Session
B As of the d ead line, no persons were signed up to s peak on items other than thos e p o s ted o n the agend a.
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.
C Co nsideration of the Minutes from the July 19, 2016 P &Z meeting.
Legislativ e Regular Agenda
D Public Hearing and possible actio n o n a req ues t for a Comprehensive Plan Amendment to c hange
approximately 11.65 ac res in the Anto nio F lo res S urvey fro m the Mo derate Dens ity Residential Future
Land Use c atego ry to the High Density R es id ential c atego ry, lo cated at the s outhwest c o rner o f the
intersec tio n o f the Geo rgeto wn Railro ad with Northeast Inner Loop. (CPA-2016-002, Stillwater) Mike
Elab arger, S enior Planner
E Dis cus s ion Items :
Update on the Unified Development C o d e Advis o ry Committee (UDC AC ) meetings .
(Commis s ioner Bargainer)
Page 1 of 22
Update on the Geo rgeto wn Transp o rtatio n Ad visory Board (GTAB) meetings . (Commissioner
Rankin)
Ques tio ns o r c o mments from Commis s io ners-in-Training about the ac tio ns and matters c o nsidered
on this agenda.
Remind er of the next P lanning and Zoning Co mmis s io n meeting on Augus t 16, 2016 at The His to ric
Lights and Water Works Build ing lo c ated at 406 West 8th Street, s tarting at 6:00 p m.
Adjournment
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 __________________, 2016, 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 22
City of Georgetown, Texas
Planning and Zoning
August 2, 2016
SUBJECT:
Cons id eration o f the Minutes fro m the July 19, 2016 P&Z meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Minutes from the July 5, 2016 Meeting Cover Memo
Page 3 of 22
Page 1 of 2
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, July 5, 2016 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Commissioners: Andy Webb, John Marler, Tim Barginer and Alex Fuller
Commissioner(s) Absent: Josh Schroeder, Chair; Kevin Pitts, Vice-Chair, Scott Rankin,
Secretary
Commissioners in Training: Aaron Albright and Gary Leissner
Commissioner(s) in Training Absent: Thomas Burlew
Staff Present: Sofia Nelson, Planning Director and Stephanie McNickle, Recording
Secretary.
A. Commissioner Bargainer called the meeting to order at 6:00 p.m.
Commissioner Bargainer stated the order of the meeting and that those who speak must
turn in a speaker form to the recording secretary before the item that they wish to
address begins. Each speaker is permitted to address the Commission once for each
item, for a maximum of three (3) minutes, unless otherwise agreed to before the
meeting begins.
As of the deadline for this agenda, no persons were signed up to speak on items other
than what was posted on the agenda.
Consent Agenda
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.
C Consideration of the Minutes from the June 21, 2016 P&Z meeting.
Motion by Commissioner Marler to approve the consent agenda including the
minutes from the June 21, 2016, Planning and Zoning meeting. Second by
Commissioner Fuller. Approved. (4-0)
D Consideration and possible action on a Preliminary Plat for the Annie Purl
Elementary School tracts, being 34.21 acres out of the W. Addison Survey, located at
1953 Maple Street. (PP-2016-003, Annie Purl Elementary School) Carolyn Horner,
AICP, Planner
Motion by Commissioner Marler to approve the consent agenda including the
minutes from the June 21, 2016, Planning and Zoning meeting. Second by
Commissioner Fuller. Approved. (4-0)
Page 4 of 22
Page 2 of 2
Legislative Regular Agenda
The below item has been withdrawn at the request of the applicant.
E Public Hearing and possible action on a request for a Comprehensive Plan
Amendment to change approximately 11.65 acres in the Antonio Flores Survey from
the Moderate Density Residential Future Land Use category to the High Density
Residential category, located at the southwest corner of the intersection of the
Georgetown Railroad with Northeast Inner Loop. (CPA-2016-002, Stillwater) Mike
Elabarger, Senior Planner
F Public Hearing and possible action on a request to Rezone approximately 2.3 acres in
the Lewis J. Dyches Survey, located at 4 Sierra Way Street, from the Agriculture (AG)
District to the Industrial (IN) District. (REZ-2016-019, Hache Investments Building)
Carolyn Horner, AICP, Planner Staff report was given by Sofia Nelson, Planning
Director
Sofia Nelson provided an overview of the Rezone Application request, description of
project and recommended approval.
Commissioner Bargainer invited the applicant to speak. The Applicant stated he will
be glad to answer questions.
Chair Bargainer opened the Public Hearing. No one came forward the Public Hearing
was closed.
Motion by Commissioner Fuller recommend to City Council approval of a Rezone of
approximately 2.3 acres in the Lewis J. Dyches Survey, located at 4 Sierra Way Street,
from the Agriculture (AG) District to the Industrial (IN) District. Second by
Commissioner Webb. Approved. (4-0)
Discussion Items:
• Update on the Unified Development Code Advisory Committee (UDCAC)
meetings. (Commissioner Bargainer) NA
• Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
(Commissioner Rankin) NA
• Questions or comments from Commissioners-in-Training about the actions and
matters considered on this agenda. NA
• Reminder of the next Planning and Zoning Commission meeting on July 19, 2016
in the Council Chambers located at 101 East 7th Street, starting at 6:00 pm.
Adjourn at 6:08 p.m.
____________________________________ ____________________________________
Tim Bargainer, Commissioner/Acting Chair Andy Webb, Commissioner
Page 5 of 22
City of Georgetown, Texas
Planning and Zoning
August 2, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t fo r a Comprehensive Plan Amendment to change
ap p ro ximately 11.65 acres in the Antonio Flores Survey from the Moderate Dens ity Res id ential Future
Land Us e c ategory to the High Dens ity Res idential category, loc ated at the s o uthwes t corner of the
inters ectio n of the Georgetown Railroad with No rtheas t Inner Lo o p . (CPA-2016-002, S tillwater) Mike
Elabarger, Senio r P lanner
ITEM SUMMARY:
Background:
The ap p licant has reques ted to change the Future Land Us e c atego ry fo r 11.65 ac res from the Moderate
Dens ity Res idential category to the High Dens ity Res idential category. It is noted that the ap p licant has
als o reques ted a rezo ning o f the s ubjec t p roperty to the High Density Multifamily (MF -2) d is tric t (REZ-
2016-013), whic h is und er review b y s taff, and mus t be p receded b y this Comprehensive P lan Amendment
req uest.
Public Comment:
To d ate, four (4) written pub lic comments have b een received , all from the ap p lic ants , in sup p o rt o f the
req uest.
Staff Recommendation:
Please refer to the s taff report regard ing a rec o mmendatio n.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Mike Elabarger, Senio r P lanner and So fia Nels on, CNU-A, Planning Direc to r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - Propos ed Future Land Us e category Backup Material
Attachment 5 - Public Comment Backup Material
Page 6 of 22
Georgetown Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 1 of 7
Report Date: July 27, 2016
File No: CPA‐2016‐002
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Stillwater
Project Address: NE Inner Loop
Location: Southwest corner of the
intersection of the
Georgetown Railroad and
NE Inner Loop
Legal Description: 11.65 acres in the Antonio
Flores Survey
Existing Use: Vacant/Undeveloped Land
Future Land Use: Moderate Density Residential
Proposed Future
Land Use: High Density Residential
Overview of Applicant’s Request
The applicant has requested to change the Future Land Use category for 11.65 acres from the
Moderate Density Residential category to the High Density Residential category for the purpose
of rezoning the property to the High Density Multifamily (MF‐2) district. The MF‐2 district
proposed in a pending rezoning case (REZ‐2016‐013) is under review by staff, but is not
consistent with the current Moderate Density Residential category. Therefore, the applicant is
submitting this Comprehensive Plan Amendment (CPA) to facilitate that zoning request.
The CPA application will precede consideration of the associated rezoning application so that the
Commission and Council can fully vet and determine the appropriateness of this future land use
category on this site. If the Commission and Council should vote to not support this application,
the subsequent rezoning request should also not be supported.
Site Information
Location:
The subject property is located on NE Inner Loop and is comprised of two properties that are
both just over five‐acres each, and a portion of a third property this is just over five‐acres.
Physical Characteristics:
The property is flat and undeveloped with few trees and shrubs, devoid of any discernible
natural features. Access to the property at this time is only by NE Inner Loop.
Page 7 of 22
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 2 of 7
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North (AG) Agriculture Moderate Density Residential Undeveloped AG land
South (AG) Agriculture Moderate Density Residential Self‐storage use
East NE Inner Loop Moderate Density Residential NE Inner Loop
West (AG) Agriculture Moderate Density Residential Undeveloped AG land
Property History
The property was annexed into the City in 2006 (Ordinance 2006‐121) as part of a larger
annexation which totaled approximately 209 acres of land in the area south of the railroad tracks
and west of Inner Loop. The subject site was and remains zoned Agriculture (AG).
Transportation
The subject property’s access is via NE Inner Loop. As development occurs, driveways and
possibly public streets will be determined through the subdivision and/or site development plan
review processes. A Traffic Impact Analysis (TIA) may be required at a later date based on
proposed uses and the daily trips generated from them.
Utilities
The property is in a triple‐certified area for electric service between the City of Georgetown and
retail providers Oncor and Pedernales Electric Cooperative (PEC). The property is currently in
the service area of the Jonah Water Special Utility District (“Jonah”). Wastewater services would
be provided by the City of Georgetown. The State Highway 130 corridor, between FM 971 and
University Avenue (State Highway 29), has wastewater service challenges due to limited
regional infrastructure in this area.
The applicant has met with the Systems Engineering Department to discuss possible wastewater
service solutions for this particular site. A semi‐permanent solution for wastewater service to
this site has been reached. The applicant is proposing to upsize a wastewater line to facilitate
extension of an area wastewater line to the master plan inceptor line at the San Gabriel River as a
means of providing wastewater service to the subject property.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this property is Moderate Density Residential. This land
use category principally comprises single family neighborhoods that can be accomodated at a
density ranging between 3.1 and 6 dwelling units per acre with housing types including small‐lot
detached and attached single‐family dwellings (such as townhomes). The category can also
support complementary non‐residential uses along arterial roadways such as neighborhood‐
serving retail, office, institutional, and civic uses.
Page 8 of 22
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 3 of 7
Growth Tier:
The 2030 Plan Growth Tier Map designation is Tier 1B (Developing). Such designated areas
are presently within the City limits and are generally under‐served by infrastructure, and are
where such services and facilities will likely be needed to meet the growth needs of the City
once Tier 1A approaches buildout. The 2030 Plan advises the City to provide a full array of
services and facilities with adequate capacities in Tier 1A, prior to initiating additional major
investments in Tier 1B.
Due to the utility challenges that may exist in parts of the Tier 1B areas, the 2030 Plan calls for
requests for rezonings, additional infrastructure extensions, and development approvals to be
accompanied by comprehensive assessments of impacts to include both capital and operating
costs associated with water, wastewater, road capacity, police, fire, EMS, and schools. The City
does not currently have a financial model that analyzes the cost to serve a particular project. In
lieu of not using a financial model, careful consideration should be paid to the impact of growth
within the Tier 1B areas.
Proposed Future Land Use Category
As shown in Exhibit 4, the applicant is seeking to change the Future Land Use category for an
11.65 acre portion of the property from Moderate Density Residential to High Density
Residential. The proposed category is described in the 2030 Comprehensive Plan as being for
residential uses at a density over 6 dwelling units per acre, providing opportunities for housing
stock diversity while maintaining compatible neighborhood scale and character. The category
would support housing types including duplexes, triplexes, fourplexes, apartments,
condominiums, life care, and other multifamily forms of housing. Location for these types of
land uses is ideal near major activity and employment centers and areas suitable for future
transit service.
Staff Analysis
The Northeast Inner loop corridor, between FM 971 and University Avenue, is a largely
undeveloped portion of the city. The 2030 Future Land Use plan identifies this area to include a
variety of residenital density levels, commercial nodes at major intersections, open space along
the San Gabriel River, and supporting commercial uses along the corridor. Historically, this area
has experienced, and continues to experience, wastewater service challenges due to the lack of
infrastructure needed to support development in this corridor.
A detailed review of the Inner Loop corridor in the Future Land Use plan finds a variety of uses
proposed within this area of the City. Within the FM 971 and University Avenue segment of the
Northeast Inner Loop, the Future Land use plan idenifies two primary commercial nodes. The
first node is planned for the 971 and SH 130 intersection to accommodate retail, professional
office, and service‐oriented business activities that serve more than one residential
neighborhood. The second commercial node, at the intersection of NE Inner loop and University
Page 9 of 22
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 4 of 7
Avenue, is slightly more intense. This node is planned for large concentrations of commercial
uses that serve or draw a regional market, such as major shopping centers or stand‐alone big‐box
retail. Between these commercial nodes are areas planned as Mixed Use Community and
Moderate Density Residential areas, providing the residential base for those activity centers.
Given conditions of limited road access, floodplain, and utilities, staff believes this is an area that
should be examined closely to ensure the envisioned land uses are implementable.
The applicant has stated a desire to develop a multifamily use within the area of this proposed
amendment, with a single family development to the west of the area currently being reviewed.
Due to the intensity proposed for the single family development, a Future Land Use plan
amendment is not required for the remainder of the tract. However, since the applicant is
seeking an intensity of more than 6 units per acre for a multifamily development, a change is
required to facilitate a rezoning amendment for the High Density Multifamily (MF‐2) district. As
a general practice, the 2030 Plan supports a balanced mix of residential and commercial uses.
The UDC identifes that amendments to the 2030 Plan may be considered when the request
maintains sound, stable, and desirable development that is consistent with the goals and policies
of the 2030 Plan. Additionally, the UDC establishes approval criteria in analyzing the long term
effects of a Comprehensive Plan Amendment. Below is a summary of land use goals stated
within the 2030 Plan and used to evaluate this request. Additionally, an evaluation of the UDC
approval criteria is included with staff evaluation of each criteria statement.
Promote 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.
Provide a development framework for the fringe that guides sound and sustainable
patterns of land use, limits sprawl, protects community character, demonstrates sound
Page 10 of 22
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 5 of 7
stewardship of the environment, and provides for efficient provision of public services
and facilities as the City expands.
Attract desired forms of balanced development, creating quality urban, suburban, and
rural places that offer a choice of setting and lifestyle.
Encourage residential developments that are well‐connected to the larger community,
planned and designed to compliment the heritage and natural character of the City, and
offer a variety of housing types and price ranges.
Encourage sound, compact, and quality growth, including pedestrian‐friendly
development patterns that incorporate mixed‐uses, a variety of densities, and resource
conservation while accommodating public transportation, alternative fuel vehicles,
biking, and walking as convenient substitutes for automobile use.
Encourage the staged, orderly expansion of contiguous development to coincide with the
expansion of roads and infrastructure.
The points above can both support and refute the proposed amendment. While the amendment
would facilitate a housing type and price‐point not currently provided in the area, it would be
placing a high density residential location in an area largely devoid of any development, and not
building on existing development patterns for which it would be supportive to. The area is
highly auto‐dependent, and due to the lack of immediate service options (beyond an elementary
and middle school), would demand vehicular trips for the most basic of needs. The lack of
compact development patterns, contiguous development, and established development in this
area leads this request to be contrary to adopted land use goals.
Section 3.04.030.B of the UDC contains the following criteria for which an amendment request
should be considered against.
1. The need for the proposed change;
Staff Finding: The proposed amendment is required to enable the applicant to request a multifamily
zoning district, which otherwise would not be compatible with the existing Moderate Density
Residential land use category.
2. The effect of the proposed change on the need for City services and facilities;
Staff Finding: The proposed amendment, if ultimately fulfilled with a multifamily development,
would require developer funded infrastructure improvements for water and wastewater, and
possibly improvements to NE Inner Loop if warranted through a traffic impact analysis. This is an
area that is sparsely occupied, and if developed residentially, would require increased police, fire,
and EMS response to the area.
Page 11 of 22
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 6 of 7
3. The compatibility of the proposed changes with the existing uses and development
patterns of nearby property and with the character of the neighborhood; and
Staff Finding: The proposed amendment would not negatively impact immediately surrounding
uses, which consists of a self‐storage use directly south of the property in existence at time of
annexation. North of the railroad tracks is the established Katy Crossing single‐family
neighborhood, and a school campus including an elementary and middle school. A high‐density
development could provide a housing type not available in the immediate area. The proposed
category is described in the 2030 Plan as being ideally suited near major activity and employment
centers and in areas suitable for future transit service, and neither of those situations – in a
developed form ‐ currently exist. Since this areas is not developed the proposal could have the
ability to a set a pattern of development where one does not currently exist.
4. The implications, if any, that the amendment may have for other parts of the Plan.
Staff Finding: The proposed amendment would facilitate a stand‐alone multifamily use that is
neither near a major activity/employment center nor future transit service. There are no
multifamily developments on or immediately adjacent to Inner Loop for the entire stretch between
the two intersections with Interstate 35. However, there are several areas zoned or planned on the
Future Land Use map for high density residential through that area.
Cumulatively, the points and findings above do not indicate an affirmative or negative level of
support from staff. The land use goals adopted in the 2030 Plan and included above are
predicated on timing and balance of land use development. The above stated goals focus on
compact and contiguous development that limit gaps from occurring in the City’s growth. In
staff’s evaluation of the request, it appears that from a transition in land uses perspective,
moderate density residential to high density residential is acceptable. However, given the
importance of the land use goals, and the importance that timing and connection to existing
development plays in fulfilling those land use goals, it does not appear this request is fully in
sync with the goals of compact, contiguous, and orderly expansion of development.
Staff acknowledges that the current category – Moderate Density Residential – does not
necessarily translate to the best use of the subject property immediately fronting an arterial
roadway such as Northeast Inner Loop. While the vision and goals as stated in the
Comprehensive Plan support higher residential densities in key locations across the City, the
proposed category is meant to be supportive to both lower density neighborhoods and non‐
residential uses (neighborhood‐serving retail and services), and the immediate area is devoid of
such development.
For those reasons, staff is not providing a recommendation at this time.
Page 12 of 22
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 7 of 7
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property and within City jurisdiction (8 notices mailed) were notified of the
Comprehensive Plan Amendment application. Additionally, a legal notice advertising the public
hearing was placed in the Sun Newspaper (June 18, 2016) and signs were posted on‐site. To
date, staff has received four (4) written comments in support of the application.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – Proposed Future Land Use
Attachment 5 – Public Comment
Page 13 of 22
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Attachment 2
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G
SLOO P
COUGAR
D
R
LONN
I
E
T
H
O
M
A
S
D
R
RANDY ST KAJO
N
C
V
P
R
A
I
R
I
E
S
P
R
I
N
G
S
L
N
P
E
C
A
N
V
I
S
T
A
C
V
¬«130
")SPUR158
DAVID FE
R
R
E
T
T
I
D
R
DOVE VAL
L
E
Y
D
R
H
E
R
I
T
A
G
E
H
O
L
L
O
W
P
A
R
K
V
I
E
W
D
R
M
E
A
D
O
W
T
U
R
N
K
L
E
I
N
C
T
C
A
R
I
B
O
U
D
R
PARQUECIR
BASTI
A
N
L
N
P
E
N
N
I
N
G
-
T
O
N
L
N
RIVER
PARK
C
V ADKINS C
V
PARQU
ECV
RIV
E
R
B
L
U
F
F
C
I
R
S
E
T
T
L
E
R
S
P
A
T
H
RIV E R PARK
R
D ROSE-
MARY CV
MAYCV
C
L
A
R
I
S
L
N
TANNER CIR
STADIUM
D
R
D
R
I
V
E
W
A
Y
RIVE
R
BLU
F
F
C
I
R
E M
O
R
R
O
W
S
T
K AT Y C R O S S I N G B L V D
FRIENDS
CAMP
FOUND
E
R
S
O
A
K
WAY
E
A
S
T
V
I
E
W
D
R
RIO VISTA
DR
P
A
R
Q
U
E
V
I
S
T
A
D
R
PECAN VIS
T
A
L
N
PARQ
U
E
C
T
PAIRIE
SPRING
S
C
V
NE IN
N
E
R
L
O
O
P
C
R
1
5
2
E MORRO
W
S
T
FM 971
")971
Zoning InformationCPA-2016-002
Attachment 3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
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