HomeMy WebLinkAboutAgenda_P&Z_06.07.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
June 7, 2016 at 6:00 PM
at 101 E. Sev enth Street, Georgetown, Texas 78626
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Regular Session
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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
Public Wishing to Address the Board
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http://go vernment.georgetown.o rg/category/b o ard s -commissions /.
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.
Page 1 of 39
C Co nsideration of the Minutes from the May 17, 2016 P &Z meeting.
Legislativ e Regular Agenda
D Public Hearing and possible actio n o n a req ues t for a Special Use Permit to allow a multifamily
develo p ment in the Lo cal Commerc ial (C-1) Dis tric t at 4121 Williams Drive, als o being Lot 2, Wes leyan at
Es trella. (SUP-2016-002, Live Oak Apartments ) Juan Enriquez, Planner
E Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 13.24 ac res in the Joseph
Fis h Survey, lo c ated at 4700 Williams Drive, from the Lo cal Commerc ial (C-1) and Offic e (OF) Dis tric ts
to 9.99 ac res of the High Density Multifamily (MF -2) District and 3.256 ac res o f the Low Density
Multifamily (MF-1) Dis tric t. (REZ-2016-010, Merritt Heritage Senio r Village) Mike Elab arger, Senio r
Planner
F 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)
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 June 21, 2016 in the Co uncil
Chamb ers loc ated at 101 East 7th 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 39
City of Georgetown, Texas
Planning and Zoning
June 7, 2016
SUBJECT:
Cons id eration o f the Minutes fro m the May 17, 2016 P&Z meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Minutes - May 17, 2016 Cover Memo
Page 3 of 39
Page 1 of 3
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, May 17, 2016 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Commissioners: Josh Schroeder, Chair; Kevin Pitts, Vice-Chair, Scott Rankin, Secretary
Andy Webb, John Marler and Alex Fuller
Commissioner(s) Absent:
Commissioners in Training: Aaron Albright and Gary Leissner
Commissioner(s) in Training Absent: Thomas Burlew
Staff Present: Sofia Nelson, Planning Director; Valerie Kreger, Principal Planner; Mike
Elabarger, Senior Planner; Juan Enriquez, Planner; David Munk, Utilities Engineer and
Stephanie McNickle, Recording Secretary.
A. Chair Schroeder called the meeting to order at 6:00 p.m.
Chair Schroeder stated the order of the meeting and that those who speak must turn in
a speaker form to the recording secretary before the item that they wish to address
begins. Each speaker is permitted to address the Commission once for each item, for a
maximum of three (3) minutes, unless otherwise agreed to before the meeting begins.
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 May 3, 2016 P&Z meeting.
D. Consideration and possible action on a Preliminary Plat for Gatlin Crossing, being
113.16 acres out of the William Addison and J Robertson Surveys, located at 2573
County Road 111 (Westinghouse Road). (PP-2015-028, Gatlin Crossing) Juan
Enriquez, Planner
Motion by Commissioner Marler to approve the consent agenda including the minutes from the
May 3, 2016, Planning and Zoning meeting. Second by Commissioner Rankin. Approved. (7-0)
Page 4 of 39
Page 2 of 3
Legislative Regular Agenda
E Public Hearing and possible action on a request to Rezone approximately 54.537
acres of the W. Addison Survey located at 1951 FM 1460 from the Agriculture (AG)
District to the Residential Single-family (RS) District. (REZ-2016-004, La Conterra
North) Carolyn Horner, AICP, Planner
This agenda item has been withdrawn at the request of the applicant.
F Public Hearing and possible action on a request for a Special Use Permit to allow a
multifamily development in the Local Commercial (C-1) District at 4121 Williams
Drive, also being Lot 2, Wesleyan at Estrella. (SUP-2016-002, Live Oak Apartments)
Juan Enriquez, Planner
This agenda item has been postponed to the June 7, 2016 Planning and Zoning meeting.
G Public Hearing and possible action on a request to Rezone approximately 3.093 acres
of the N. Porter Survey, located at 206 E. Janis Drive, from the Residential Single-
Family (RS) District to the Low Density Multifamily (MF-1) District. (REZ-2016-011,
Colony Park Townhomes) Valerie Kreger, AICP, Principal Planner
Staff presentation by Valerie Kreger. Valerie provided an overview of the Rezone
Application request, description of project and recommended denial.
Discussion between Staff and Commissioners regarding Fire access and the possible
future roadway and connectivity to the project.
Chair Schroeder invited the applicant. Mr. Haynie gave a brief presentation and
informed the Commission, he will be able to answer questions.
Chair Schroeder opened the Public Hearing.
Those who signed up to speak on this item included Melissa Thompson and Lizabeth
Mahoney.
Concerns and comments voiced included the following
Concerned with traffic.
Concerned with connectivity.
Agrees with City staff and ask for denial.
Motion by Commissioner Marler to recommend to City Council approval of a
Rezone approximately 3.093 acres of the N. Porter Survey, located at 206 E. Janis
Drive, from the Residential Single-Family (RS) District to the Low Density
Multifamily (MF-1) District. Second by Commissioner Rankin. Approved. (6-1) Fuller
denied.
H Public Hearing and possible action on a request to Rezone 11.168 acres of the J
Sutherland Survey located at 4950 Jim Hogg Road from the Agriculture (AG) District
to the Local Commercial (C-1) District. (REZ-2016-016, Oak Meadows Corner REZ)
Juan Enriquez, Planner
Juan provided an overview of the Rezone Application request, description of project
and recommended approval.
Page 5 of 39
Page 3 of 3
The applicant declined to speak.
Chair Schroeder opened the Public Hearing.
Those who signed up to speak on this item included:
Nicole Tableriou, Rudy Robinson, Chrystle Swan, Francie Schroeder, Steve Schuler,
Beth Purcell, Judy Prehar, David Mann, Debbie Sanders, Kevin Locke, Anne
Lichtenstein, Abby Brody and Ken Snow.
Concerns and comments voiced included the following
Connectivity
Traffic Issues with location of project
Lack of additional outlets for residents
Safety concerns
Jim Hogg is only a two lane road
How will residents flee if there is a fire?
There is another way out of the subdivision.
Chair Schroeder closed the Public Hearing.
Commissioner Fuller stated he does not understand why the Traffic Impact Analysis
has not been completed before this project is brought to The P&Z Commission.
Staff stated the project applied for a voluntary annexation into the city in exchange of
having city utilities. The area around this project is in the ETJ.
Staff also stated the TIA is being reviewed will show any requirements needed.
Staff also stated the Site Plan for this project will need to comply with the Unified
Development code.
Motion by Commissioner Pitts to recommend to city council approval of Rezoning
11.168 acres of the J Sutherland Survey located at 4950 Jim Hogg Road from the
Agriculture (AG) District to the Local Commercial (C-1) District. Second by
Commissioner Marler. Approved (6-1) Commissioner Fuller.
I 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 June 7, 2016
in the Council Chambers located at 101 East 7th Street, starting at 6:00 pm.
Adjournment at 7:46 p.m.
Page 6 of 39
City of Georgetown, Texas
Planning and Zoning
June 7, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t fo r a Special Use Permit to allo w a multifamily
d evelopment in the Loc al Co mmercial (C-1) Dis trict at 4121 Williams Drive, als o b eing Lo t 2, Wesleyan at
Estrella. (SUP -2016-002, Live Oak Ap artments ) Juan Enriq uez, P lanner
ITEM SUMMARY:
Background:
The ap p licant has reques ted cons id eration o f a Spec ial Us e Permit to allow a 108 unit multifamily
d evelopment with anc illary us es in the C-1 Dis trict lo cated at 4121 Williams Drive. The C-1 Dis tric t allows
attached multifamily d evelo p ment at the d is cretio n o f the C ity Counc il with ap p ro val o f a S p ecial Us e
Permit. Additio nally, the use has s p ecific limitatio ns which are s tated in UDC S ectio n 5.02.020.E
(Residential Us e Limitatio ns).
Public Comment:
To d ate, no written or verbal comments in s up p o rt o r against the ap p licant’s propos al have been rec eived
b y s taff.
Staff Recommendation:
Staff rec o mmend s denial of the applic ant’s req ues t for a S p ecial Use Permit to allo w multifamily
d evelopment in the C-1 Dis tric t.
Planning and Zoning Commission:
This item was originally sc heduled to be heard at the May 17, 2016 Planning and Zoning Co mmis s io n
meeting. However, at the ap p licant's req uest, the item was p o s tponed to the June 7, 2016 meeting.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Juan Enriq uez, Planner and Sofia Nelson, CNU-A, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - Aerial Map Backup Material
Attachment 5 - Conceptual Plan Backup Material
C-1 Dis trict Development Standards and Land Us es Backup Material
Page 7 of 39
Georgetown Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 1 of 6
Special Use Permit
Report Date: May 9, 2016
File No: SUP-2016-002
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Live Oak Apartments
Location: 4121 Williams Drive - The subject property is located along the north
side of Williams Drive between Shell Road and Estrella Crossing.
Total Acreage: 7.366-acres
Legal Description: Lot 2 of Wesleyan at Estrella 7.366 acres
Applicant: Jean Latsha (Pedcor Investments, LLC)
Property Owner: Willrae Partners III, Ltd.
Contact: Jean Latscha
Overview of Applicant’s Request
The applicant has requested consideration of a Special Use Permit to allow a 108 unit
multifamily development with ancillary uses in the C-1 District located at 4121 Williams
Drive. The C-1 District allows attached multifamily development at the discretion of the City
Council with approval of a Special Use Permit. Additionally, the use has specific limitations
which are stated in UDC Section 5.02.020.E (Residential Use Limitations).
Page 8 of 39
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 2 of 6
Special Use Permit
Site Information
Physical Characteristics:
The property is 7.366-acres in size and it is generally flat with with a variety of shrubs and
trees. The site has approximately 600 feet of street frontage along Williams Drive and is
generally approximatley 400’ deep.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North MF-2 Low Density Residential Undeveloped multifamily lot
South ETJ/C-1 Mixed Use Neighborhood Center Commercial uses
East MF-2 Mixed Use Neighborhood Center Multifamily use
West C-3/AG Mixed Use Neighborhood Center Commercial use
Property History
The property was annexed into the City in 2005 by Ordinance No. 2005-93. At the time of
annexation into the City, the default AG Zoning District was assigned. The property was
rezoned to C-1 in 2013 by Ordinance No. 2013-40. The property was platted in 2009.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this subject site is Mixed Use Neighborhood Center. This
category applies to smaller areas of mixed commercial use within existing and new
neighborhoods. This future land use designation is primarily proposed adjacent to, or as part
of, larger residential neighborhoods. These neighborhood-serving mixed use areas abut
roadway corridors or are located at key intersections. Uses in these areas might include a
corner store, small grocery, coffee shops, personal services, as well as small professional
offices and upper story appartments. They may also include stand-alone high density
residential development. The intent of the Mixed-Use Neighborhood Center land use category
was to identify certain areas of the City that would support localized personal services and
retail locations for neighborhood goods and services, rather than large commercial
development and high-traffic generating uses.
Growth Tier:
The 2030 Comprehensive Plan Growth Tier Map designation is Tier 1A which are areas 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.
Transportation
The site’s sole access is via Williams Drive which is a Major Arterial roadway. A Traffic
Impact Analysis (TIA) was not deemed necessary. Based on the ITE (Institute of
Transportation Engineers) Manual, 108 multifamily units does not trigger a TIA.
Page 9 of 39
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 3 of 6
Special Use Permit
Utilities
This property will be served by the City of Georgetown for electric, water, and wastewater
when developed. It is anticipated that there is adequate capacity to serve this property either
by existing capacity or developer participation in upgrades to infrastructure.
Zoning District
The existing zoning district for this site is Local Commercial (C-1), which is intended to
provide areas for commercial and retail activities that primarily serve residential areas. In
2014 the City Council amended the UDC to require approval of a Special Use Permit to allow
apartments in the C-1 district, rather than permit them by right. In amending the UDC, the
following specific conditions/limitations for multifamily projects in the C-1 District were
added (UDC Section 5.02.020.E):
1. The location and context of the attached multifamily development shall be secondary and
supportive to established surrounding commercial uses helping to facilitate an active,
pedestrian friendly environment where the mixture of uses enables people to live, work,
play and shop.
2. Impervious coverage is limited to 50%. The impervious coverage for non-residential
development in C-1 is 70%.
3. The front setbacks shall be in conformance with the front setback of the district (25 ft). The
side (10 ft) and rear setbacks (0 ft) shall be the same as in the C-1 District except if adjacent
to residential zoning district, then side and rear setbacks shall increase to 30 ft.
4. Building height shall be in conformance with the height of the district in which the
attached multifamily development is proposed (35 ft).
5. The minimum separation of 15 feet shall be provided between all buildings on the site.
6. All attached multifamily developments in the C-1 District shall comply with the Building
Design Standards in UDC Section 7.04, Lighting Design Standards of Section 7.05 and
Non-Residential Landscape Requirements of Section 8.04.
7. Attached multifamily in C-1 District shall comply with Common Amenity Area
requirements of UDC Section 6.06.020 and the Parkland Dedication requirements of
Section 13.05.
Staff Analysis
The Williams Drive corridor between Shell Road and Lakeway is a stretch of roadway that
significantly varies in use, age, scale of devleopment, and location in the city and out of the
city . A corrdior which was once a primary rural residential corridor with commercial strip
centers or corners is now evolving into a corrdior that provides goods and services to the
current and future residential homes that are located both north and south of Williams Drive.
Page 10 of 39
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 4 of 6
Special Use Permit
Staff has reviewed the applicant’s request and justification for development of multifamily on
a 7.366 acre commercial lot. The following are the pertinent sections of the UDC related to this
request:
1. Section 3.07 – Special Use Permit; see section below for review and approval criteria.
2. Section 5.02.020 – Residential Use Limitations
Section 3.07.030.C of the UDC states that the City Council may approve an application for a
Special Use Permit where it reasonably determines that there will be no significant negative
impact upon residents of surrounding property or upon the general public. The City Council
shall consider the following criteria in its review:
1. The proposed special use is not detrimental to the health, welfare, and safety of the
surrounding neighborhood or its occupants. The subject property fronts on Williams Drive,
between a restaurant and an assisted living community, and abuts a single family home
which takes access off of Williams Drive. It does not appear that the proposed project will be
directly injurious or detrimental to the public health, welfare or safety in the
neighborhood. It also does not appear that this development will improve or take steps to
advance solutions to the challenge of transportation/ traffic problems in this area. As
connectivity challenges exist, as they do here, and automobile dependency increases, as
they will if additional residents are added without additional vehicle and pedestrian
improvements to Williams Drive, the indirect impact of this development will be felt by
surrounding neighborhoods. If approved, the development would need to comply with
the minimum required development standards in the C-1 District and the on-site
residential use limitations in UDC Section 5.02.020.
2. The proposed conceptual site layout, circulation plan, and design are harmonious with the
character of the surrounding area. The proposed layout consists of multiple 3 story
apartment buildings with one entrance/exit onto Williams Drive. Staff has determined that
there are no significant development standards that are not consistent with the UDC. If the
Special Use Permit is approved, the applicant will be required to submit a Site Development
Plan for review and approval where staff will review the development standards in more
detail than the conceptual plan. However, the siting of the multifamily development on a
commercially zoned property fronting a Major Arterial does not appear to be harmonious
with the stated intent of the of the C-1 District and the Mixed Use Neighborhood Center
future land use category. The proposed use of a stand-alone multifamily development
surrounded by 40 acres of multifamily zoned properties to the north and east does not
appear to contribute to the goal of a mix of neighborhood-serving commercial uses. If the
development included a commercial component in the project area fronting Williams Drive
with the residential units located behind or if the subject property was developed
commercially with the entitled multi-family tract behind the subject property the request
would align with the goals for land use and character of the area.
Page 11 of 39
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 5 of 6
Special Use Permit
3. The proposed use does not negatively impact existing uses in the area and in the City
through impacts on public infrastructure such as roads, parking facilities, and water and
sewer systems and on public services such as police and fire protection and solid waste
collection and the ability of existing infrastructure and services to adequately provide
services. From a water and wastewater perspective the development is responsible for
ensuring adequate water and wastewater infrastructure is available to the site. As
connectivity challenges exist, as they do here, and automobile dependency increases, as
they will if additional residents are added without additional vehicle and pedestrian
improvements to Williams Drive, a traffic impact will be experienced on Williams Drive by
all users.
4. The proposed use does not negatively impact existing uses in the area and in the City
through the creation of noise, glare, fumes, dust, smoke, vibration, fire hazard or other
injurious or noxious impact. If approved, the project will be responsible for meeting all City
codes and ordinances to protect from impacts such as noise, glare, fumes, dust, smoke,
vibration, or fire hazard within the vicinity.
5. The location and context of the attached multifamily development shall be secondary
and supportive to established surrounding commercial uses helping to facilitate an
active, pedestrian friendly environment where the mixture of uses enables people to
live, work, play and shop. The location and the context of the proposed development is
not secondary and supportive to established commercial uses since the property is
surrounded by 40 acres of MF-2 zoned property to the north and east. There is a
commercial lot with a stand alone restaurant to the west and small commercial strip
centers across Williams Drive mostly located within the ETJ.
Findings
Based on all information presented, staff has made the following findings:
1. The intent of the C-1 District is to provide areas of commercial and retail activities that
primarily serve residential areas. The proposed development appears to be more
consistent with the MF-1 zoning designation. The UDC has identified MF-1 designations to
be most appropriate adjacent to both residential and non-residential districts and may
serve as a transition between single-family districts and more intense multifamily or
commercial districts. In this case, the applicant is proposing a multifamily development
along a commercially zoned and planned corridor.
2. The SUP requirements stated in the UDC identify multi-family developments in C-1
designations to be secondary and supportive to established surrounding commercial uses
helping to facilitate an active, pedestrian friendly environment where the mixture of uses
enables people to live, work, play and shop. The proposed multifamily development does
not appear to be secondary and supportive to surrounding commercial uses due to the size
of the subject property and the size of the surrounding multi-family developed and
undeveloped property.
Page 12 of 39
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 6 of 6
Special Use Permit
3. The intent of the Mixed Use Neighborhood Center category in the 2030 Comprehensive
Plan is to provide neighborhood serving commercial uses, which may include stand alone
high density residential development as part of a mix of uses. In this case, the proposed
development is a stand-alone multifamily development with no commercial component in
an area surrounded by 40 acres of High Density Multifamily Districts to the north and east.
Staff Recommendation
Staff recommends denial of the applicant’s request based on the above-mentioned findings.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius
of the subject property that are located within City limits (8 notices mailed) were notified of
the rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper and signs were posted on-site. To date, no written or verbal comments in support
or against the applicant’s proposal have been received by staff.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – Aerial Map
Attachment 5 - Conceptual Plan
Page 13 of 39
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Location Map
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Page 14 of 39
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Future Land Use / Overall Transportation Plan
Exhibit #2
SUP-2016-002
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Em ployment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
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Page 15 of 39
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Zoning InformationSUP-2016-002Exhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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0 ¼½¾MiPage 16 of 39
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Aerial
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Maximum Building Height = 35 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
Maximum Building Size = .5 FAR (0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
(only applies to those uses Side Setback = 10 feet MF‐1, or MF‐2 districts
marked with * below) Side Setback to Residential = 15 feet
Rear Setback = 0 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales* Activity Center (youth/senior) Event Facility
Artisan Studio/Gallery* Bar/Tavern/Pub Meat Market
Assisted Living Bed and Breakfast (with events) Multifamily Attached
Automotive Parts Sales (indoor)* Business/Trade School Personal Services Restricted
Banking/Financial Services* Car Wash Private Transport Dispatch Facility
Blood/Plasma Center* Church (with columbarium) Student Housing
Consumer Repair* College/University
Dry Cleaning Service* Commercial Recreation
Emergency Services Station Community Center
Farmer's Market* Dance Hall/Night Club
Fitness Center* Day Care (group/commercial)
Food Catering Services* Fuel Sales
Funeral Home* Live Music/Entertainment
General Retail* Micro Brewery/Winery
General Office* Neighborhood Amenity Center
Government/Postal Office Park (neighborhood/regional)
Group Home (7+ residents) Pest Control/Janitorial Services
Home Health Care Services* Self‐Storage (indoor only)
Hospital School (Elementary, Middle, High)
Hotel/Inn (excluding extended stay) Theater (movie/live)
Integrated Office Center* Upper‐story Residential
Landscape/Garden Sales* Wireless Transmission Facility (<41')
Laundromat*
Library/Museum
Medical Diagnostic Center*
Medical Office/Clinic/Complex*
Membership Club/Lodge*
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services*
Printing/Mailing/Copying Services*
Restaurant (general/drive‐through)*
Rooming/Boarding House
Social Service Facility
Surgery/Post Surgery Recovery*
Urgent Care Facility*
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)*
Local Commercial (C‐1) District
District Development Standards
Specific Uses Allowed within the District
Page 19 of 39
City of Georgetown, Texas
Planning and Zoning
June 7, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 13.24 acres in the Jo s ep h Fish
Survey, loc ated at 4700 Williams Drive, fro m the Lo cal Commerc ial (C-1) and Offic e (OF ) Dis tric ts to 9.99
acres o f the High Dens ity Multifamily (MF-2) Dis trict and 3.256 ac res of the Low Density Multifamily (MF -
1) District. (REZ-2016-010, Merritt Heritage Senio r Village) Mike Elabarger, Senio r P lanner
ITEM SUMMARY:
Background:
The applic ant has req ues ted to rezo ne the s ubjec t p ro p erty fro m the Offic e (OF) and Lo cal Commerc ial
(C-1) Districts to 3.256 ac res of the Low Dens ity Multifamily (MF -1) Dis tric t and 9.990 ac res o f the High
Dens ity Multifamily (MF-2) District. An approximately three-acre portio n o f the trac t at the ‘hard corner ’
o f Wo o d lake and Williams Drive is no t sub ject to this rezo ning reques t and will remain zoned Loc al
Commerc ial Dis tric t.
Public Comment:
To date, no written pub lic c o mments have b een rec eived. One verb al c omment in oppos ition was received
b y s taff.
Staff Recommendation:
Staff rec o mmend s denial of the reques t to rezone the 13.24 acres to the MF-1 and MF -2 Districts .
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 - Future Land Us e Backup Material
Attachment 2 - Exis ting Zoning Backup Material
Attachment 3 - Propos ed Zoning Dis tricts Backup Material
Attachment 4 - Office Dis trict Standards /Uses Backup Material
Attachment 5 - Local Commercial Dis trict Standards /Us es Backup Material
Attachment 6 - Low Dens ity Multifamily Dis trict Standards /Us es Backup Material
Attachment 7 - High Dens ity Multifamily District Standards /Us es Backup Material
Page 20 of 39
Georgetown Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 1 of 8
Report Date: June 1, 2016
File No: REZ‐2016‐010
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Merritt Heritage
Senior Village
Project Address: 4700 Williams Drive
Location: Southeast Corner of Woodlake
Drive and Williams Drive
Total Acreage: 13.24 acres
Legal Description: 13.24 acres out of the Joseph Fish
Survey
Applicant: Blake Rue
Property Owner: Andice Development Company
Contact: Blake Rue
Existing Use: Undeveloped Land
Existing Zoning: Office (OF), 14.97 ac. / Local Commercial (C‐1), 19.20 ac. (See Exhibits 4 & 5)
Proposed Zoning: Low Density Multifamily (MF‐1) District – 3.256 acres (See Exhibit 6)
High Density Multifamily (MF‐2) District – 9.990 acres (See Exhibit 7)
Future Land Use: Mixed Use Neighborhood Center (MUNC)
Growth Tier: Tier 1A (Developed/Redeveloping Growth Area)
Overview of Applicant’s Request
The applicant has requested to rezone the subject property from the Office (OF) and Local
Commercial (C‐1) Districts to 3.256 acres of the Low Density Multifamily (MF‐1) District and
9.990 acres of the High Density Multifamily (MF‐2) District. An approximately three‐acre
portion of the tract not subject to this rezoning request and will remain zoned Local Commercial
District.
Site Information
Location:
The property is located on the south side of Williams Drive, between Cedar Lake Boulevard and
Woodlake Drive, approximately one‐quarter mile west of the Shell/DB Woods intersection with
Williams Drive. The location is in front of the neighborhood known as Terraces of Woodlake
(subdivided as Woodlake, Phases 3 and 4), which contains about 160 homes.
Physical Characteristics:
The property has approximately 450 feet of frontage on Williams Drive, and is an “L”‐shaped
tract. There is a stand of trees on the southern end that runs the width of the property, and
Page 21 of 39
Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 2 of 8
several dumping mounds of rock and other refuse. Nearest Williams Drive, the land is cleared.
A tree survey has not yet been submitted, and thus the number of Protected or Heritage trees is
unknown. It is generally flat and devoid of any discernible natural features. The property is
bounded by three roadways, with Woodlake Drive and Cedar Lake Boulevard classified as
Residential Collectors, and Willliams Drive being a Major Arterial.
Surrounding Properties:
Location Zoning Districts Future Land Use Existing Use
North Local Commercial (C‐1) and
Agriculture (AG)
Mixed Use Neighborhood
Center
Undeveloped, Office,
Commercial
South Residential Single‐Family (RS) Low Density Residential Single‐family residential
East Local Commercial (C‐1) and
Office (OF)
Mixed Use Neighborhood
Center Undeveloped land
West Local Commercial (C‐1) Mixed Use Neighborhood
Center
Undeveloped land, day‐
care center
Property History
This property was formerly a part of a 34‐acre contiguous tract bounded by the Woodlake
residences and Wildwood, Woodlake, and Williams Drives. Cedar Lake Boulevard was
extended in 2015 to Williams Drive, bisecting the tract into two halves, with this property the
western half.
A one‐thousand foot wide swath centered on Williams Drive (then FM 2338) was annexed by the
City in 1995, laying the foundation for the growth of the City westward. That annexation
covered most, but not all, of this subject property. The remainder, and all the property that
became the Woodlake subdivision, was subsequently annexed in 2001.
Page 22 of 39
Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 3 of 8
The initial zoning of the property (post‐annexation) was completed in two parts, and included
the entire 34‐acre original tract.
Ordinance 2001‐78 rezoned a 7.431 ac portion – the area of this property nearest the
Terraces of Woodlake neighborhood (see Exhibit 3) ‐ from Agriculture (AG) to a district
known as Office and Service Uses (RM‐3). With the adoption of the Unified Development
Code in 2003, RM‐3 became the Office (OF) District.
Ordinance 2002‐04 rezoned the remainder of this subject property from Agriculture (AG)
to Local Commercial (C‐1).
In 2013, the property was again rezoned, enlarging the Office (OF) District to 14.97 acres and
reducing the Local Commercial (C‐1) District to 19.20 acres. Attachments 4 and 5 provide
information on the development standards and permitted uses within the existing Districts.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this site is Mixed Use Neighborhood Center (MUNC). The
category extends along both sides of Williams Drive from Rivery Boulevard to just past this
property, a length of three and a half (3.5) miles. The 2030 Plan describes the MUNC category as
applying to “smaller areas of mixed commercial use adjacent to or within existing and new residential
neighborhoods…”. As with the other mixed use categories, the goal is to create a diversity of
integrated uses oriented in a pedestrian friendly manner that encrourages less vehicular trips.
These neighborhood‐serving mixed use areas abut roadway corridors or are often located at key
intersections that proivde limited retail goods and services to a local customer base. Appropriate
uses in these areas might include small grocery or corner stores, coffee shops, personal services
such as beauty or barber shops, as well as small professional offices and upper‐story apartments.
Stand‐alone multifamily development may be considered appropriate within this category,
depending on the mix of adjacent uses and integration with the overall area.
The overall intent of the MUNC land use category is to identify certain areas of the City that
would support localized personal services and retail locations for neighborhood goods and
services, rather than large commercial development and high‐traffic generating uses, which are
more appropriate in nodes of the Community or Regional Commercial categories. Just southeast
of this property is land designated for Community Commercial, one of three commercial
intersection nodes between this location and Interstate 35; See Attachement 1.
Growth Tier:
All areas of the City and ETJ are assigned a Growth Tier policy category that identifies where to
stage contiguous, compact, and incremental growth over a period of the next two decades or
more. These Tiers dictate where the delivery of municipal services may be focused, and thus,
Page 23 of 39
Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 4 of 8
where growth is desired to occur. This property is Tier 1A, described as:
Tier 1A designates areas within the current city limits where some infrastructure systems are
in place, can be economically provided and/or will be proactively extended, and where
consolidation of the city’s development pattern is encouraged over the next 10 years through
the City’s Capital Improvement Program (CIP).
Transportation
The subject site is bound by two Residential Collector roadways, and a Major Arterial (Williams
Drive). The Woodlake Drive intersection with Williams has been signalized for several years,
and is currently a three‐way intersection. When Verde Vista (a Collector level roadway on the
City’s Overall Transportation Plan) is extended over to Williams Drive from it’s current
terminus, it will form the fourth leg of the intersection.
Cedar Lake Boulevard was recently extended from the Woodlake subdivision out to Williams
Drive, creating another access opportunity for the property. Currently this is a full access
intersection, yet ultimately Williams Drive will contain a median division, thus limiting Cedar
Lake to right‐in/right‐out turning movements.
Development of the subject property will determine where driveways are located, through the
Site Development Plan review process. Woodlake Drive and Cedar Lake Boulevard are spaced
approximately 1,150 feet apart, which could possibly allow for another driveway onto Williams
Drive that meets the current 425‐foot spacing for roadways with 50 mile‐per‐hour posted speed
limits. The two adjacent Collector roadways would provide additional driveway access options.
A Traffic Impact Analysis may be required with the submittal of a Site Development Review
application to further analyze traffic impact, depending on the number of multifamily units that
are proposed.
Utilities
The developer will be responsible for studying the existing utility infrastructure that are below
Utility Master Plan sizes (12” lines or smaller”) prior to the next stages of the development
process (subdivision platting). During the 2013 rezoning process, the then‐applicant received
positive information regarding the ability of the City to provide water and wastewater for a level
of development anticipated within Office and Local Commercial Districts. Utility Evaluations
are snap‐shots in time, and are non‐binding. That being said, it is anticipated that there is
adequate capacity to serve this property either by existing capacity or developer participation in
upgrades to infrastructure.
Proposed Zoning Districts
The Low‐Density (MF‐1) and High‐Density (MF‐2) Multifamily Districts accommodate
multifamily residential development; either detached (one or two units per structure) or attached
Page 24 of 39
Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 5 of 8
(multiple units per structure). MF‐1 allows both uses, while MF‐2 allows only attached dwelling
units. The MF‐2 district allows for a density of up to 24 dwelling units per acre, while the MF‐1
district is limited to 14 units per acre. Both districts may serve as transition districts between
residential neighborhoods and more intense uses and should have access to major thoroughfares
without routing traffic through lower density residential areas. Below is an excerpt from
Attachment 3, which is the applicant’s proposed zoning districts.
The table below compares the major development standards for each proposed district under the
Unified Development Code.
Sections 6.03.080 and 6.03.090:
MF‐1 MF‐2
Maximum dwellings per Acre 14 24
Maximum dwelings per Structure 12 24
Maximum building height 35’ 45’
Minimum front/street building setback 20’ 25’
Minimum side building setback (to Residential District) 10’ (20’) 15’ (30’)
Minimum rear building setback (to Residential District) 10’ (20’) 15’ (30’)
Common Amenity and/or Recreation Areas Yes Yes
Parkland Dedication or fees‐in‐lieu Yes Yes
Bufferyards (adjacent AG, RE, RL, RS, TF, TH, MH Districts) Yes Yes
Gateway, streetyard, parking lot landscaping as applicable Yes Yes
Page 25 of 39
Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 6 of 8
Staff Analysis
The subject property is located within the Mixed Use Neighborhood Center future land use
designation. The proposed MF‐1 and MF‐2 districts are not inconsistent with the Comprehensive
Plan, specifically the future land use category, and therefore can be considered without a
Comprehensive Plan Amendment. However, in full review of the 2030 Plan, including the goals
and policies, staff has determined the proposed zoning districts do not best implement the
community’s long‐range plans, as detailed in the Plan.
One of the overarching themes of the 2030 Plan is a reduction in automobile trips through
development that serves both residential and commercial uses. Ideally, the Plan promotes
development that is compact with denser dwelling units intermixed with commercial retail and
services, and even employment where possible. While true mixed use development cannot be
implemented at all locations across the city, the proximity of the services to residential uses is
key in promoting walkability and localizing personal services to reduce congestion along major
thoroughfares such as Williams Drive.
The 2030 Comprehensive Plan encourages a balanced mix of land uses through protection of
commercial properties:
Encourage a balanced mix of residential, commercial, and employment uses at varying densities
and intensities, to reflect a gradual transition from urban to suburban to rural development.
Reserve and rezone land ideally suited for long‐term commercial and employment uses and prevent
its use for residential subdivisions.
Residential development in the western part of the city and the ETJ continues to expand at a
rapid pace. To date, non‐residential commercial and retail development that would provide
services to these residents has not yet filled in the gaps. Over the last few years, developments
and land zoned for development in this in this quadrant of the city have largely been residential
in nature, including assisted living facilities and senior housing. These developments serve a
need in the community, but do not further the goal of having sales‐tax and employment‐
generating investment in strategic locations. The City’s goal of bringing commercial
development to within proximity of residential will be realized by having available land for that
type of use.
Currently, retail and commercial zoning districts make up just over 9% of the land area of the
city limits. The 2030 Future Land Use Plan aims for more like 17% of commercial and mixed‐use
area within the city limits. As the surrounding area becomes more residential with the explosion
of Municipal Utility Districts (MUDs) and continued strong growth in the estate lot market (ETJ
one‐acre plus lots served by septic systems), prime locations for retail/service uses will become
more scarce and valuable. To that end, the City Council has recently embarked on a major
review of retail opportunities within the community by hiring Catalyst Development out of
Dallas. This study, paired with the Williams Drive Study currently underway, will help identify
Page 26 of 39
Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 7 of 8
and create an action plan for remaining commercial development along this and other key
corridors in town.
The 2030 Plan supports multifamily development in various future land use categories,
particularly if multifamily is a component of mixed use development and/or develops as part of
a Planned Unit Development (PUD) project. Although the specific category of ‘High Density
Residential’ is the most appropriate for the use, every category from Regional Commercial (most
intense) to Moderate Density Residential can potentially be appropriate for multifamily
development. The driving factor is the appropriateness considering the site location, adjacent
land uses, and accommodation of infrastructure.
General Findings:
Staff has reviewed the requested rezoning application and, based on the information presented,
staff offers the following findings:
1. The intent of the Mixed Use Neighborhood Center category in the 2030 Comprehensive
Plan is to provide neighborhood serving commercial uses, which may include stand alone
high density residential development as part of a mix of uses. The proposed districts would
remove the possibility of this property serving the existing and future residents with
services and retail options as they would be an independent, stand alone residential project
with no commercial component.
2. The current zoning more than adequately fulfills the Mixed Use Neighborhood Center
category from a straight zoning district perspective. City Council has twice approved
Office and Local Commercial zoning districts on this property, in concert with the Future
Land Use map and Comprehensive Plan. The property, and the entire 34‐acre parent tract,
was purposefully set aside in front of a single‐family subdivision for non‐residential uses in
order to serve that neighborhood and other neighborhoods in the general vicinity. The
subject property is suitable for this purpose due to its excellent access via two signalized
intersections with Williams Drive and connection to a future roadway that provides access
to Georgetown Village and Shell Road.
3. Rezoning this property from commercial and office to multifamily will not improve or take
steps to advance solutions to the challenge of transportation/ traffic problems along
Williams Drive, as acreage that could have provided services to residents in the area will
simply add more residents that will need to travel Williams Drive to seek retail services.
4. The siting of a multifamily development on a commercial corridor fronting a Major Arterial
does not appear to be harmonious with the stated intent of the Mixed Use Neighborhood
Center. The proposed use of a stand‐alone multifamily development at this particular location,
removing the potential benefit of service and retail uses, builds upon an imbalance in the
overall land use mix of the corridor.
Page 27 of 39
Planning Department Staff Report
Merritt Heritage Rezoning – C‐1/OF to MF‐1 and MF‐2 Page 8 of 8
5. Development under the existing zoning would make this property a destination point for
residents already within the Williams Drive corridor (and western Georgetown). Rezoning
to enable a multifamily use would invert the traffic impacts, making the property the
beginning point of trips (to other destination points).
Staff Recommendation
Staff recommends denial of the applicant’s request based on the above‐mentioned findings.
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 were notified of the rezoning application (34
notices mailed); a legal notice advertising the public hearing was placed in the Sun Newspaper
on May 22, 2016; and multiple signs were posted on the property. To date, one verbal comment
against the applicant’s proposal has been received by staff.
Attachments
Attachment 1 – Future Land Use Map
Attachment 2 – Zoning Map
Attachment 3 – Proposed Zoning District Exhibit
Attachment 4 – Office District Standards & Uses
Attachment 5 – Local Commercial District Standards & Uses
Attachment 6 – High Density Multifamily District Standards & Uses
Attachment 7 – Low Density Multifamily District Standards & Uses
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation PlanA
Attachment #1
REZ-2016-010
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Employment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
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Zoning InformationREZ-2016-010A
Attachment #2
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
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Maximum Building Height = 45 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
(0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
Side Setback = 10 feet TH, MF‐1, or MF‐2 districts
Side Setback to Residential = 15 feet
Rear Setback = 10 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Diagnostic Center Restaurant, General Hotel, Boutique
Home Health Care Services Data Center Medical Complex
Medical Office/Clinic Upper‐story Residential Surgery Center
Dental Office/Clinic Home‐Based Business Integrated Office Center
General Office Business/Trade School
Personal Services Day Care (Group/Commercial)
Dry Cleaning Service, Drop‐off Only Church
Printing/Mailing/Copy Services Church w/ Columbarium
Banking/Financial Services Public Park, Neighborhood
Commercial Document Storage Heliport
Emergency Services Station Wireless Transmission Facility (<41')
Government/Postal Office Seasonal Product Sales
Library/Museum Farmer's Market, Temporary
Social Service Facility Business Offices, Temporary
Nature Preserve/Community Garden Concrete Products, Temporary
Parking Lot, Off‐Site Construction Field Office
Parking Lot, Commercial Construction Staging, Off‐site
Park‐n‐Ride Facility Parking Lot, Temporary
Utilities (Minor, Intermediate, Major)
OFFICE (OF) DISTRICT
District Development Standards
Specific Uses Allowed within the District
Page 36 of 39
Maximum Building Height = 35 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
Maximum Building Size = .5 FAR (0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
(only applies to those uses Side Setback = 10 feet MF‐1, or MF‐2 districts
marked with * below) Side Setback to Residential = 15 feet
Rear Setback = 0 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales* Activity Center (youth/senior) Event Facility
Artisan Studio/Gallery* Bar/Tavern/Pub Meat Market
Assisted Living Bed and Breakfast (with events) Multifamily Attached
Automotive Parts Sales (indoor)* Business/Trade School Personal Services Restricted
Banking/Financial Services* Car Wash Private Transport Dispatch Facility
Blood/Plasma Center* Church (with columbarium) Student Housing
Consumer Repair* College/University
Dry Cleaning Service* Commercial Recreation
Emergency Services Station Community Center
Farmer's Market* Dance Hall/Night Club
Fitness Center* Day Care (group/commercial)
Food Catering Services* Fuel Sales
Funeral Home* Live Music/Entertainment
General Retail* Micro Brewery/Winery
General Office* Neighborhood Amenity Center
Government/Postal Office Park (neighborhood/regional)
Group Home (7+ residents) Pest Control/Janitorial Services
Home Health Care Services* Self‐Storage (indoor only)
Hospital School (Elementary, Middle, High)
Hotel/Inn (excluding extended stay) Theater (movie/live)
Integrated Office Center* Upper‐story Residential
Landscape/Garden Sales* Wireless Transmission Facility (<41')
Laundromat*
Library/Museum
Medical Diagnostic Center*
Medical Office/Clinic/Complex*
Membership Club/Lodge*
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services*
Printing/Mailing/Copying Services*
Restaurant (general/drive‐through)*
Rooming/Boarding House
Social Service Facility
Surgery/Post Surgery Recovery*
Urgent Care Facility*
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)*
Local Commercial (C‐1) District
District Development Standards
Specific Uses Allowed within the District
Page 37 of 39
Maximum Density = 14 units/acre Front Setback = 20 feet Bufferyard = 15 feet with plantings
Maximum Building Height = 35 feet Side Setback = 10 feet adjacent to RE, RL, RS,TF, or MH
Maximum Units per Building = 12 Side Setback to Residential = 20 feet districts; 10 feet with plantings
Rear Setback = 10 feet adjacent to residences in AG
Rear Setback to Residential = 20 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Group Home (7‐15 residents) Church (with columbarium) Activity Center (youth/senior)
Multifamily Attached Day Care (family/group/commercial) Assisted Living
Multifamily Detached Golf Course Bed and Breakfast (with events)
Rooming/Boarding House Nature Preserve/Community Garden Emergency Services Station
Utilities (Minor) Neighborhood Amenity Center Group Home (16+ residents)
Park (Neighborhood) Halfway House
School (Elementary) Nursing/Convalescent Home
Utilities (Intermediate) Orphanage
Wireless Transmission Facility (<41') School (Middle)
Student Housing
Specific Uses Allowed within the District
Low Density Multifamily (MF‐1) District
District Development Standards
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Maximum Density = 24 units/acre Front Setback = 25 feet Bufferyard = 15 feet with plantings
Maximum Building Height = 45 feet Side Setback = 15 feet adjacent to RE, RL, RS,TF, or MH
Maximum Units per Building = 24 Side Setback to Residential = 30 feet districts; 10 feet with plantings
Rear Setback = 15 feet adjacent to residences in AG
Rear Setback to Residential = 30 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Assisted Living Church (with columbarium) Activity Center (youth/senior)
Group Home (7‐15 residents) Day Care (family/group/commercial) Bed and Breakfast (with events)
Multifamily Attached Golf Course Emergency Services Station
Nursing/Convalescent Home Nature Preserve/Community Garden Group Home (16+ residents)
Orphanage Neighborhood Amenity Center Halfway House
Rooming/Boarding House Park (Neighborhood) School (Middle)
Utilities (Minor) School (Elementary) Student Housing
Utilities (Intermediate)
Wireless Transmission Facility (<41')
High Density Multifamily (MF‐2) District
District Development Standards
Specific Uses Allowed within the District
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