HomeMy WebLinkAboutAgenda_P&Z_12.06.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
December 6, 2016 at 6:00 PM
at 101 E. Sev enth Street, Georgetown, Texas 78626
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Call to O r de r
P le dge of All egi anc e
Comme nts fr om the Chair
- We lc ome and M ee ting P r oce dur e s
Action fr om Exe cutive Session
As of the de adli ne , no per sons we r e si gne d up to spe ak on i tems other than
those poste d on the agenda.
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 Novemb er 1, 2016 P &Z meeting. Karen Frost, Rec o rd ing
Secretary
Legislativ e Regular Agenda
B Public Hearing and possible actio n o n a Replat of a Final Plat, being 5 ac res of Whitetail Sec tion 2,
Lo t 37, loc ated at 406 Doe Run. (FP-2016-019) Juan Enriq uez, Planner
C Public Hearing and possible actio n o n a req ues t to Rezone Lot 1, Bloc k F, S ummit at Rivery Park
Phases 5 & 6, lo cated at 1101 Woodlawn Avenue to amend the Summit at Rivery Park P lanned Unit
Development (P UD) Dis tric t. (REZ-2016--027, Sheraton Georgetown) Valerie Kreger, AICP, Principal
Planner
D Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 78.29 ac res in the Ad d is on
Survey, loc ated near the intersec tion of Inner Loop and East Univers ity Avenue. (REZ-2013-016,
Georgetown 120 Ho ld ings ) Jo rd an Maddox, AICP, Principal 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)
Update on the Geo rgeto wn Transp o rtatio n Ad visory Board (GTAB) meetings .
Page 1 of 80
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 December 20, 2016 at Co unc il
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 80
City of Georgetown, Texas
Planning and Zoning
December 6, 2016
SUBJECT:
Cons id eration o f the Minutes fro m the November 1, 2016 P&Z meeting. Karen F ro s t, Recording Sec retary
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
P&Z Minutes _11.01.2016 Backup Material
Page 3 of 80
P&Z Minutes Page 1 of 4
November 1, 2016
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, October 4, 2016 at 6:00 PM
Council and Courts Building
101 East 7th Street, Georgetown, Texas 78626
Commissioners present: Josh Schroeder, Chair; Kevin Pitts, Vice-Chair; Tim Bargainer, Alex
Fuller and Andy Webb
Commissioner(s) Absent: John Marler
Commissioners in Training: Gary Leissner, Aaron Albright
Commissioner(s) in Training Absent: na
Staff Present: Sofia Nelson, Planning Director; Valerie Kreger, Principal Planner; Jordan
Maddox, Principal Planner; Juan Enriquez, Planner; Carolyn Horner, Planner; Matt Synatschk,
Planner; and Karen Frost, Recording Secretary.
A. Chair Schroeder called the meeting to order at 6:00 p.m. and lead the Pledge of Allegiance.
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.
B. 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 October 18, 2016 P&Z meeting. Stephanie McNickle,
Recording Secretary
Motion by Commissioner Pitts to approve the consent agenda including the minutes from
the October 18, 2016, Planning and Zoning meeting. Second by Commissioner Bargainer.
Approved 5 – 0 – 1 (Marler absent)
Legislative Regular Agenda
D. Public Hearing and possible action on a request to Rezone approximately 74.415 acres of the
David Wright survey located at 2101 Airport Road from C-3 General Commercial to IN
Industrial. (REZ-2016-030, Project Cat) Sofia Nelson, Planning Director
Nelson presented the staff report. This rezoning matches the Future Land Use Plan and
staff recommends approval.
The Public Hearing was opened and closed with no speakers coming forth.
Motion by Pitts, second by Fuller to recommend approval to the City Council for the
rezoning. Motion approved 5 – 0 – 1 (Marler absent)
Page 4 of 80
P&Z Minutes Page 2 of 4
November 1, 2016
E. Public Hearing and possible action on a request to Rezone 3.5 acres of San Gabriel Estates,
Block 1, Lot 22A located at 700 Booty’s Crossing Road from the Agriculture (AG) District to
the Neighborhood Commercial (CN) District. (REZ-2016-024, Faith Impact Church) Juan
Enriquez, Planner
Enriquez presented the staff report. He stated a tree survey will be required for the Site
Plan review. Staff recommends approval.
The Public Hearing was opened and closed with no speakers coming forth.
Motion by Fuller, second by Webb to recommend approval to the City Council for the
rezoning. Motion approved 5 – 0 – 1 (Marler absent)
Item I was taken here, out of order by action of the Chair. See action below. At the end of Item I,
Chair Schroeder left the dais and the meeting declaring a conflict of interest on the remaining items.
Vice-Chair Pitts ran the remainder of the meeting.
F. Public Hearing and possible action on a request to Rezone approximately 83.5 acres in the
W. Roberts Survey located north of Fairway Lane and south of Shell Road, from the
Agriculture (AG) District to the Residential Single-Family (RS) and Local Commercial (C-1)
Districts. (REZ-2016-025, Hidden Oaks at Berry Creek) Carolyn Horner, AICP, Planner
Horner presented the staff report, stating the proposed zoning district matches the Future
Land Use Plan and recommending approval. She also stated that there will be Hwy 195
access to the residential and commercial portions of the subdivision.
Vice-Chair Pitts opened the Public Hearing.
Gary Starzinski of 30305 St. Andrews had questions about the development and concerns
about the flood control and types of housing being proposed that could possibly affect their
property values.
Ercel Brashear of 30401 St. Andrews stated he feels the zoning request is appropriate for the
area but wants resolution of the existing and future water issues. He showed a video clip of
rushing water through the neighborhood from a heavy rain event. He wants to go on
record with his concerns and direction to be given to staff to work to alleviate this problem.
Paul Nelson of 30308 St. Andrews spoke concerning the flooding issues, stating that the
video showed one event, but that they seem to be getting worse with each storm. He
appreciates the development of quality homes but says there needs to be some way to move
the water across the land in a more efficient way without washing away their properties.
The public hearing was closed with no more speakers.
Tim Moltz, the engineer for the applicant spoke to the concerns. He stated the developer is
providing water quality and detention ponds and are working on the storm water to be
taken out Fairway Lane to St. Andrews and downstream, all underground and reducing the
amount of sheet flow on those streets. He also stated the construction access for Phase 1 of
this subdivision would come from Shell Road and for Phase 2 would come from Hwy 195.
No access would be driving through Berry Creek subdivision.
David Munk, the city Development Engineer stated that he had worked with TxDot to
Page 5 of 80
P&Z Minutes Page 3 of 4
November 1, 2016
address the water issues. According to reports from TxDOT, the runoff was not caused by
Hwy 195. There was further discussion by the Commissioners and Munk stated he would
continue to work with the neighborhood. He assured the commission that the new
developer would be taking care of their own storm water runoff. The preliminary plat will
come to the commission for further review in the future.
Motion by Bargainer, second by Fuller to recommend approval to the City Council for the
rezoning. Approved 4 – 0 – 2 (Marler absent and Schroeder recused.)
G. Public Hearing and possible action on a request to Rezone approximately 10.058 acres in the
Frances A Hudson Survey located at 555 Rabbit Hill Road from the Agriculture (AG)
District to the Business Park (BP) District. (REZ-2016-026, Enterprise Pipeline) Matt
Synatschk, Planner
Synatschk presented the staff report stating the Business Park zoning district would allow
the variety that is sought for this use and provide a buffer between the I35 commercial
districts and the residential districts to the east. Staff recommends approval of this
application.
Vice-Chair Pitts opened the Public Hearing.
Brett Miler, 4310 Highway 29 west, owns the adjacent property and is concerned not only
about his property values, but the health and safety of having a pump station in the city
limits. He is concerned about the aesthetics and the noise that are associated with a pump
station.
Vice-Chair Pitts closed the Public Hearing with no other speakers coming forth.
Jordan Maddox addressed the concerns of the speaker. He explained that when the
applicant first came in, the property was not in the city limits, but that it was annexed in for
the city to have controls over the zoning and development of the property. The developer
of this property purchased extra acres to provide greater setbacks, is providing a housing
structure for the pumps, is adding a large landscape buffer to alleviate noise and site issues
and is developing above and beyond the code standards.
Motion by Bargainer, second by Webb to recommend approval to the City Council for the
rezoning. Approved 4 – 0 – 2 (Marler absent and Schroeder recused.)
H. Public Hearing and possible action to Rezone Lot 1, Block F, Summit at Rivery Park Phases 5
& 6, located at 1101 Woodlawn Avenue to amend the Summit at Rivery Park Planned Unit
Development (PUD) District. (REZ-2016-027, Sheraton Georgetown) Valerie Kreger, AICP,
Principal Planner
This item was pulled by staff.
I. Public Hearing and possible action on a request to Rezone approximately 165.65 acres
described as 142.80 acres in the N. Porter and A. Flores Surveys, 0.68 acres, 5.07 acres, and
12.31 acres in the N. Porter Survey and 4.79 acres, being Blocks 1 – 3 of the North
Georgetown Additions, located between Austin Ave. and N. College St. south of FM 971,
from the Residential Single-family (RS) and Local Commercial (C-1) Districts to the Public
Facilities (PF) District. (REZ-2016-029, San Gabriel Park) Valerie Kreger, AICP, Principal
Planner
Page 6 of 80
P&Z Minutes Page 4 of 4
November 1, 2016
Kreger presented the staff report and application. The public park is being rezoned as a
“housekeeping” item to bring the park into compliance with the current use. It received the
RS zoning district as a default zoning district many years ago and with future updates to the
park being funded and planned, the zoning district needs to be consistent with the use.
Staff is recommending approval of the rezoning. Schroeder asked if there would be any
impact on existing businesses that serve or sold alcohol. Kreger responded that the uses in
place in and around the park would not be changed.
Chair Schroeder opened the public hearing.
Jennifer Gwinn of 803 N. Myrtle St. had questions about the effect of the changes on her
property that backs up to a section of the park. She was directed to talk to staff separately
regarding her specific questions.
The Public Hearing was closed with no other speakers coming forth.
Motion by Bargainer, second by Fuller to recommend approval to the City Council for the
rezoning. Motion approved 5 – 0 – 1 (Marler absent)
J. Presentation and Discussion on Williams Drive Study. Jordan Maddox, AICP, Principal
Planner
Maddox explained that the Commission would have a joint meeting with the Georgetown
Transportation Advisory Board on November 15th to discuss the Williams Drive Corridor
Study. He suggested members and public go to transportation.georgetown.org to review
the proposals and discussions that are occurring. He stated the final report is due at the end
of March. More information to come.
K. Discussion and possible action regarding the potential Planning and Zoning meeting
schedule for the 2017 calendar year.
The calendar for 2017 was presented to the commission. The meetings will still be on the
first and third Tuesdays at 6:00 p.m. with the exception of specific holidays. Motion by
Fuller, second by Webb to approve the 2017 schedule of meetings. Approved 4 – 0 – 2
(Marler absent and Schroeder recused.)
L. Discussion items:
• Update on the Unified Development Code Advisory Committee (UDCAC)
meetings. (Commissioner Bargainer) No report was given.
• Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
• Questions or comments from Commissioner-in-Training about the actions and
matters considered on this agenda. No questions.
• Joint GTAB and P&Z meeting November 15, 2016
• Reminder of the next Planning and Zoning Commission meeting on December 6,
2016 at Council Chambers located at 101 East 7th Street, starting at 6:00 p.m.
Motion to Adjourn by Fuller, second by Bargainer at 7:24 p.m.
____________________________________ ____________________________________
Josh Schroeder, Chair P&Z Commissioner
Page 7 of 80
City of Georgetown, Texas
Planning and Zoning
December 6, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a Replat of a Final Plat, b eing 5 ac res o f Whitetail S ectio n 2,
Lot 37, loc ated at 406 Do e Run. (FP-2016-019) Juan Enriquez, Planner
ITEM SUMMARY:
Background:
This rep lat of a final plat c reates two (2) resid ential lots . Acc es s to the s ite is o ff of Doe Run. No parkland
is required as a res ult of this sub d ivision.
Public Comments:
As req uired by the Unified Develo p ment Co d e, all o wners of p ro p erty within a 200 foot radius of the
s ubjec t p ro p erty that are within the original s ubdivis io n were no tified of the rep latting applic ation (10
notices mailed ) and a legal notice advertis ing the p ublic hearing was plac ed in the S un News p aper
(Novemb er 20, 2016). Public hearing s igns were not p o s ted o n-s ite s inc e they are not req uired b y the UDC
fo r p latting. To date, s taff has not rec eived any written or verbal c o mments in s upp o rt o r agains t the
rep latting app lic atio n.
Recommended motion:
Approve the Replat of Whitetail Sec tion 2, Lo t 37
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
s taff memo Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Whitetail Sec 2, Lot 37 Resubdivis ion Plat Backup Material
Page 8 of 80
Georgetown Planning Department Staff Report
Whitetail Section 2, Lot 37 Resubdivision Page 1 of 2
Report Date: November 15, 2016
File No: FP-2016-019
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Whitetail Sec 2, Lot 37 Resubdivision
Project Address: 406 Doe Run
Total Acreage: 5 acres
Legal Description: Whitetail Section 2, Lot 37
Applicant: Roy Gonzales, Texas Land Surveying, Inc.
Property Owner(s): Keith E. Moore & Angelina L. Urista
Contact: Roy Gonzales, Texas Land Surveying, Inc.
Plat Summary
Proposed Lots: Two (2) single-family lots
Proposed Streets: None
Heritage Trees: None
Site Information
The property is located within Georgetown’s Extra-Territorial Jurisdiction (ETJ) in a primarily
rural single-family neighborhood near the northeast corner of Whitetail Drive and Doe Run,
south of Leander Road and east of Interstate 35.
The property is flat, primarily undeveloped with an existing single-family residence which will
remain. The property has approximately 330 feet of public street frontage along Doe Run. There
are no heritage trees on-site.
History
The property is located within Georgetown’s ETJ and has no zoning regulations. However, the
replat of this property is subject to Texas Local Government Code 212 Subchapter A (Regulation
of Subdivisions), Unified Development Code (UDC) Sections 3.08 (Subdivision of Land) and 6.01
(Residential Standards) regulations. UDC Section 3.08 states that an application for replatting a
property that is or has been subject to single or two family restrictions or zoning within the last 5
years, requires a public hearing and approval by the Planning & Zoning Commission. Therefore,
this application is presented at a public hearing for P&Z approval.
Utilities
Water will be served by an on-site well. Electric service is provided by PEC and sanitary sewer
requirements will be handled by On-Site Septic Facilities (OSSF).
Page 9 of 80
Planning Department Staff Report
Whitetail Sec 2, Lot 37 Resubdivision Page 2 of 2
Transportation
The site’s primary inbound and outbound access is on Doe Run through a private driveway. The
new lot will also have inbound and outbound access via Doe Run through a new 30 foot private
driveway. Trip generation will not be reviewed with the subdivision application since a two lot
subdivision will not trigger the need for a Traffic Impact Analysis.
Parkland Dedication
No parkland is required as a result of this subdivision. There are no parkland fees for less than
four residential lots.
Staff Analysis
The proposed Replat meets all of the requirements of the UDC and is presented for approval.
Public Comments
As required by the Unified Development Code, all owners of property within a 200 foot radius of
the subject property that are within the original subdivision were notified of the replatting
application (10 notices mailed) and a legal notice advertising the public hearing was placed in the
Sun Newspaper (November 20, 2016). Public hearing signs were not posted on-site since they are
not required by the UDC for platting. To date, staff has not received any written or verbal
comments in support or against the replatting application.
Attachments
Attachment 1 – Location Map
Attachment 2 – Whitetail Sec 2, Lot 37 Resubdivision
Page 10 of 80
Leander Rd §¨¦35
§¨¦35
§¨¦35
L e a n d e r R d
Westingho
u
s
e
R
d
(R iver/S t r e a m )
FP-2016-019
Attachment 1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map
0 0.5 1 1.5Mi
LegendSiteParcelsCity LimitsGeorgetown ETJ
Page 11 of 80
+(6*+5&1%7/'06&1'5016%106#+06*'4'&56#/2'&5'#.1(6*'70&'45+)0'&5748';14+6+5#070#76*14+<'&+..')#.%12;
6':#5.#0&5748';+0)+0%#557/'501.+#$+.+6;(41/6*'75'1(#0;70#76*14+<'&+..')#.&1%7/'06
Attachment 2 - Whitetail Sec 2 - Lot 37 Resubdivision
Page 12 of 80
+(6*+5&1%7/'06&1'5016%106#+06*'4'&56#/2'&5'#.1(6*'70&'45+)0'&5748';14+6+5#070#76*14+<'&+..')#.%12;
6':#5.#0&5748';+0)+0%#557/'501.+#$+.+6;(41/6*'75'1(#0;70#76*14+<'&+..')#.&1%7/'06
Page 13 of 80
City of Georgetown, Texas
Planning and Zoning
December 6, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone Lo t 1, Bloc k F, Summit at Rivery Park
Phas es 5 & 6, loc ated at 1101 Wo o d lawn Avenue to amend the Summit at R ivery P ark Planned Unit
Develo p ment (PUD) Dis trict. (REZ-2016--027, S herato n Geo rgeto wn) Valerie Kreger, AICP, P rinc ip al
Planner
ITEM SUMMARY:
Background:
The ap p licant is req ues ting an amendment to the Summit at Rivery Park PUD to alter the signage
regulations spec ifically applic able to the mo nument sign fo r the Sheraton at Georgeto wn Ho tel and
Conferenc e Center. The current signage s tand ard s within the PUD’s Development Plan allo w fo r s ix
frees tand ing mo nument s igns within the o verall S ummit d evelopment with a maximum height of 8 feet eac h
and maximum of 48 s q uare feet p er s ign fac e. The p ro p o s ed language would allow one ad d itional
mo nument s ign spec ifically o n the hotel s ite with a maximum height o f 12 feet, maximum width of 6 feet,
and maximum s ign fac e of 58 square feet (eac h).
The req uested amendment d o es no t p ro p o s e any changes to the land us es or other d evelopment s tand ards
that would affect any s ep arate agreement assoc iated with the Summit at Rivery P ark d evelopment. This is
the fifth amend ment to the Summit at Rivery P ark PUD s inc e its original approval in 2007.
Public Comment:
To date, s taff has received no written pub lic c o mments , altho ugh staff has received numero us p hone
inquiries .
Staff Recommendation:
Staff rec o mmend s approval of the reques t to amend the Summit at Rivery P ark PUD.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Valerie Kreger, AICP, Principal Planner, and S o fia Nels o n, CNU-A, Planning Direc tor
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachments 1-3 - Location, Future Land Use, and Zoning Maps Backup Material
PUD Development Plan Exhibit
Page 14 of 80
Georgetown Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 1 of 5
Report Date: November 30, 2016
File No: REZ-2016-027
Project Planner: Valerie Kreger, AICP, Principal Planner
Item Details
Project Name: Summit at Rivery Park PUD, 5th
Amendment
Location: 1101 Woodlawn Ave.
Acreage: 4.2 acres
Zoning: Planned Unit Development (PUD)
Applicant’s Request
The applicant is requesting an amendment to the Summit at Rivery Park PUD to alter the signage
regulations specifically applicable to the monument sign for the Sheraton at Georgetown Hotel and
Conference Center. The current signage standards within the PUD’s Development Plan allow for
six freestanding monument signs within the overall Summit development with a maximum height
of 8 feet each and maximum of 48 square feet per sign face. The proposed language would allow
one additional monument sign specifically on the hotel site with a maximum height of 12 feet,
maximum width of 6 feet, and maximum sign face of 58 square feet (each).
The requested amendment does not propose any changes to the land uses or other development
standards that would affect any separate agreement associated with the Summit at Rivery Park
development. This is the fifth amendment to the Summit at Rivery Park PUD since its original
approval in 2007.
Site Information
Physical Characteristics:
The 4.2-acre property is located on the east side of Woodlawn Boulevard, just north of IH 35,
backing up to Rivery Park. The property is developed with the Sheraton at Georgetown Hotel and
Convention Center and parking garage. The property drops in elevation on the east side towards
Rivery Park and the North Fork San Gabriel River.
Surrounding Properties:
The properties adjacent to this site include Rivery Park, the Rivery Park Apartments and two
commercial lots – one currently under construction – that are also part of the Summit at Rivery Park
PUD.
Page 15 of 80
Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 2 of 5
The surrounding zoning, existing uses and future land uses include:
Property History
The property was annexed into the City limits in 1986 and was part of the original Rivery Concept
Plan and was later included in The Rivery Park Development agreement executed in 2002. In
December 2007, the property was rezoned from C-3 to PUD and made part of a Tax Increment
Reinvestment Zone (TIRZ). The PUD was amended in September 2010, November 2011, September
2012 and December 2013. Additionally, several agreements were approved in December 2013
including a GEDCO Performance Agreement, a GTEC Performance Agreement, a Tax Increment
Financing (TIF) Agreement, a Master Development Agreement, and a Joint Use, Access and Lease
Agreement, related to construction and financing of the conference center, parking garage, and
public infrastructure needed to support the development.
Location Zoning Future Land Use Existing Use
North Summit at Rivery Park PUD Regional Commercial Undeveloped (future Brownstones)
South Summit at Rivery Park PUD Regional Commercial Rivery Park Apartments
East C-3, General Commercial Open Space Rivery Park
West Summit at Rivery Park PUD Regional Commercial Developing/ undeveloped
commercial lots
Page 16 of 80
Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 3 of 5
2030 Comprehensive Plan
The 2030 Plan land use designation is Regional Commercial, which supports uses that draw a
regional market, such as major shopping centers, tourist attractions and supporting
accommodations that rely on convenient access from major highways. The 2030 Plan Growth Tier
Map designation is Tier 1A, which is the 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.
Zoning District
The PUD, Planned Unit Development District, is intended to allow flexibility in planning and
designing for unique or environmentally sensitive properties, which are to be developed in
accordance with a common development scheme or planned associations of uses. PUD zoning is
designed to accommodate various types of development, including a combination or mix of uses.
The PUD zoning district may also provide for variations from the standard UDC requirements
allowing for creation of a unique product. The C-3 base district is a regional commercial zoning
district that is intended for major thoroughfares and intersections. The C-3 District is the most
expansive commercial district in the UDC, allowing uses such as retail, office, restaurants, hotels,
and apartments, among others.
Utilities
Electric, water, and wastewater for this development are served by the City of Georgetown. The
requested PUD amendment will not result in an increase in the demand for utilities at this site.
Transportation
Access to the hotel is taken from Woodlawn Avenue, Hintz Road, as well as a public access
easement along the property’s southern boundary. A review of traffic impacts was not deemed
necessary with this application due to the limited nature of the requested changes to the Summit at
Rivery Park PUD.
Staff Analysis
The Sheraton at Georgetown is a 7-story 221 room hotel with a conference center and parking
garage. The UDC’s signage regulations allow for a 6-foot 48 square foot sign, which is appropriate
in most situations since the maximum building height of any of the standard zoning districts is 60
feet (generally 5 stories). The adopted Summit at Rivery Park PUD provides for a 2-foot increase in
sign height while maintaining the 48 square foot sign face as a standard for all the monument signs
throughout the development, regardless of building size. Staff finds that with the increased height
and size of the hotel, the increased sign height and size is proportional and appropriate.
The proposed PUD revision is limited to signage which does not change the overall scope of the
project as currently allowed within the PUD and therefore does not change the development’s
conformance with the 2030 Plan and intent of the Future Land Use designation. Additionally, the
Page 17 of 80
Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 4 of 5
revision does not affect any of the agreements between the City and the developer related to
development of the hotel, conference center, parking garage, public infrastructure and related uses.
UDC Section 3.06.030 establishes the following criteria for zoning changes:
The application is complete and the
information contained within the application
is sufficient and correct enough to allow
adequate review and final action
This application was reviewed by staff and
deemed to be complete.
The zoning change is consistent with the
Comprehensive Plan
The PUD amendment does not change the
zoning’s consistency with the 2030 Plan.
The zoning change promotes the health,
safety or general welfare of the City and the
safe orderly, and healthful development of
the City
The amendment facilitates appropriate
development standards for this project and
therefore the orderly and healthful development
of the City.
The zoning change is compatible with the
present zoning and conforming uses of
nearby property and with the character of the
neighborhood
The amendment is compatible with the overall
vision and character of the Summit at Rivery
Park PUD.
The property to be rezoned is suitable for
uses permitted by the District that would be
applied by the proposed amendment.
The amendment does not propose to alter any of
the uses currently permitted by the PUD.
Findings
Based on all the information presented, staff has made the following findings:
1. The signage amendment does not change the PUD’s consistency with the 2030 Plan’s Regional
Commercial land use category.
2. The increased sign height and size is proportional and appropriate to the 7-story hotel and the
development character of the Summit at Rivery Park PUD.
3. The revision does not affect any of the agreements related to development of the hotel,
conference center, parking garage, public infrastructure and related uses.
Staff Recommendation
Staff is recommending approval of the application based on the above findings.
Public Comments
Public notice was mailed to property owners of 61 properties either within the overall boundaries of
the Summit at Rivery PUD or within 200 feet of the property subject to the PUD amendment. Public
notice was posted in the Sun newspaper on November 20, 2016, and signs were placed on site.
Page 18 of 80
Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 5 of 5
There have been no written public comments received at the time of this report, although staff has
received numerous phone inquiries.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit A – Development Plan
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Zoning Information
REZ-2016-027
Exhibit #3
Coordinate System:
Texas State Plane/Central Zone/NAD 83/US Feet
Cartographic Data For General Planning Purposes Only
Legend
Site
Parcels
City Limits
Georgetown ETJ
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MiPage 20 of 80
1
PLANNED UNIT DEVELOPMENT
FOR
THE SUMMIT AT RIVERY PARK
Modified August 25, 2016 for Signage
Amendment
1. DEFINITIONS
1.1 All definitions referenced in the Unified Development Code of the City of
Georgetown, Ordinance No. 2003-15, as subsequently amended and codified in Title 17
of Georgetown Code of Ordinances (the “Code”), shall apply to interpretation of the
terms of this Planned Unit Development for the Summit at Rivery Park (this “PUD”).
Any terms not defined in this Development Plan shall be construed by applying the
Random House Webster’s Unabridged Dictionary, subject to the approval of such
interpretation by the director of Planning and Development Services of the City of
Georgetown.
2. PROPERTY
2.1 This PUD applies to approximately 31.94 acres of land located within the
jurisdictional limits of the City of Georgetown, Texas described by metes and bounds and
by plat (for the portions platted) on Exhibit “A” and herein defined as the “Property.”
3. APPROVAL CRITERIA
3.1 This PUD modification has been initiated by the Director pursuant to the
Memorandum of Understanding between the City and Novak Brothers LLC and Hines
Interests Limited Partnership dated May 14, 2013, as amended, and Section 3.06.020.A.4
of the Code. This PUD is intended to conform to the approval criteria of Sections
3.06.030 and 3.06.040 of the Code. Section 3.06.030 of the Code provides that the
following criteria shall be considered by City Council for zoning changes:
(a) The application is complete and the information contained within the
application is sufficient and correct enough to allow adequate review and final
action;
(b) The zoning change is consistent with the Comprehensive Plan;
(c) The zoning change promotes the health, safety, or general welfare of the City
and the safe, orderly, and healthful development of the City;
(d) The zoning change is compatible with the present zoning and conforming uses
of nearby property and with the character of the neighborhood; and
(e) The property to be rezoned is suitable for uses permitted by the District that
would be applied by the proposed amendment.
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2
Section 3.06.040 of the Code provides that, in addition of consideration of the foregoing
criteria of Section 3.06.030, the following applicable criteria shall be considered by City
Council for approving this PUD:
(a) An orderly and creative arrangement of all land uses with respect to each
other and to the entire community;
(b) 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;
(c) The provisions of cultural or recreational facilities for all segments of the
community;
(d) The location of general building envelopes to take maximum advantage of the
natural and manmade environment; and
(e) The staging of development in a manner which can be accommodated by the
timely provision of public utilities, facilities and services.
4. DEVELOPMENT ZONES
4.1 General. For the purposes of this PUD, the Property is divided into five (5)
Development Zones as shown on Exhibit “B”, being Zone A, Zones B1, B2, and B3,
and Zone C.
4.2 Zone A. Zone A consists of approximately 8.190 acres of land described as
Block H of Phase 5 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit
“B”. Zone A consists of the southern one-third of the land comprising the Property and is
the development zone closest in proximity to Interstate 35. Zone A is separated from the
remainder of the land comprising the Property by the proposed new Woodlawn and
Hershey Avenues. Zone A shall be designed and developed for multifamily residential
development. A site plan for the multifamily residential development was submitted on
09/27/2013 (SP-2013-022).
4.3 Zone B1. Zone B1 consists of approximately 4.196 acres of land described as
Block F of Phase 5 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit
“B”. Zone B1 consists of the rear, central portion of the land comprising the Property
and is separated from Zone A by the existing access road and easement to Rivery Park
and is generally separated from Zone C by the proposed new Hintz Road. Zone B1 is
separated from Zones B2 and B3 by the proposed new Woodlawn Avenue. Zone B1
shall be designed and developed for a hotel with at least 221 rooms, a conference center
including a ballroom comprised of at least 16,000 square feet, and a multilevel above-
ground public parking garage containing at least 336 parking spaces. A site plan for the
Hotel/Conference Center/Parking Garage was submitted on 06/05/2013 (SP-2013-009).
4.4 Zone B2. Zone B2 consists of approximately 2.433 acres of land and is
generally depicted as Block E of Phase 5 of The Summit at Rivery Park Preliminary Plat,
shown on Exhibit “B.” Zone B2 is separated from Zone B1 by the proposed new
Woodlawn Avenue and Zone B3 by the proposed extension of Wolf Ranch Parkway and
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3
is generally separated from Zone C by the proposed new Hintz Road. Zone B2 shall be
designed and developed for mixed commercial use and associated surface parking.
4.5 Zone B3. Zone B3 consists of approximately 3.021 acres of land and is
generally depicted as Block G of Phase 5 of The Summit at Rivery Park Preliminary Plat,
shown on Exhibit “B.” Zone B3 is generally separated from Zones B1 by the proposed
new Woodlawn Avenue and Zone B2 by the proposed extension of Wolf Ranch Parkway
and is segmented from Zone A by the proposed new Woodlawn and Hershey Avenues.
Zone B3 shall be designed and developed for mixed commercial use and associated
surface parking.
4.6 Zone C. Zone C consists of approximately 11.0 acres of land and is generally
depicted as Phases 1-4 of the Brownstone at the Summit, and Block A of Phase 5 and
Phases 6-12 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit “B”.
Zone C represents the northern remainder of land comprising the Property and is
generally described as the land north of Hintz Road to the eastern edge of the Property.
Zone C shall be designed and developed for Brownstone Single Family Residential
Development.
4.7 Site Layout. The Site Layout for the Property is also depicted in Exhibit
“B”, attached hereto and incorporated herein by reference for all purposes.
4.8 Final Site Plans. All Final Site Plans must substantially conform to the terms
and conditions of this PUD and, in all material respects, with the Site Layout attached
hereto as Exhibit “B”. Multiple Final Site Plans may be submitted for each Zone if
necessary to accommodate phased development of the Property. A site plan for the
Hotel/Conference Center/Parking Garage was submitted on 06/05/2013 (SP-2013-009).
A site plan for the Apartments was submitted on 09/27/2013 (SP-2013-022).
4.9 Building Height. As applied herein, “Building Height” shall be defined
according to Section 7.03.030(D) of the Code, except that individual residences within
the Brownstone residential development, as defined in Section 6 of this PUD, may
include rooftop shade structures, provided that such structures shall not occupy more than
thirty-three (33) percent of the area of the roof and must not be visible from the public
street in front of the residence. Heights of all Buildings to be designed and developed in
Zone C shall comply with building height limitations prescribed under Table 7.03.020
for the C-3 zoning designation, except that the individual residences within the
Brownstone residential development may exceed the limitations under Table 7.03.020 by
five (5) feet. Heights of all Buildings to be designed and developed in Zone A and Zones
B1, B2, and B3 may vary from and exceed building height limitations prescribed under
Table 7.03.020 of the Code, as follows:
(a) The Building Height for any Building in Zone A, save and except those
described in Paragraph 5.9(b) below, shall not exceed the greater of eight (8)
stories of vertical improvements or one hundred twenty (120) feet.
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(b) The Building Height for any Building situated in any zone designed primarily
as a free-standing restaurant will not exceed 45 feet, excluding architectural
enhancement subject to City approval.
(c) The Building Height for any Building in Zone B1 shall not exceed the greater
of fifteen (15) stories or two hundred twenty-five (225) feet.
(d) The Building Height for any Building in Zones B2 or B3 shall not exceed the
greater of fifteen (15) stories or two hundred twenty-five (225) feet.
4.10 Setbacks. Except for those improvements identified in Section 7 of this PUD
(relating to signage), all improvements designed and developed on the Property shall be
subject to a 25-foot perimeter setback, provided, however, that no setback requirements
shall be applicable to any common lot lines between any of the legal lots comprising the
Property, and improvements that encroach on such common lot lines may be designed
and developed under this PUD, provided that the same otherwise comply with the
requirements of this PUD and the Code. Pursuant to Sections 7.03.030(C)(4) and 16.02
of the Code, landscape features, outside gathering areas, walkways, swimming pools
adjacent to Rivery Park, walls, and minor utilities, shall be permitted within required
setback areas, provided that the same shall not encroach on a public utility easement
without a License to Encroach. To the extent defined under the Code, the improvements
consisting of these features will be included in impervious cover calculations.
4.11 Impervious Cover. Impervious cover shall not exceed seventy-five (75)
percent as applied to the aggregate sum of the building and improvement footprints
compared to the comprehensive area of land comprising the Property. Individual site
plans for the Property shall tabulate cumulative totals relative to impervious cover for the
Property. In no case shall a site plan be approved if it causes the impervious cover on the
comprehensive area of land comprising the Property to exceed seventy-five (75) percent.
5. APPLICABILITY OF CITY ORDINANCES
5.1 This PUD addresses certain zoning requirements applicable to all portions of
the Property. All design, development, and use criteria not specifically covered by this
PUD shall be subject to the applicable provisions of the Code. All design, development
and use of the Property shall conform to the PUD described herein and, unless
superseded, amended or controverted by the terms of this PUD, to a General Commercial
District (C-3), which is the zoning designation most similar to and compatible with the
design, development and use proposed for the Property.
5.2 The following uses shall be the only allowed uses of the Property:
(a) Zone A – Multi-family residential development;
(b) Zone B1 – Hotels and Conference/Event Centers, if in conformance with all
applicable provisions of this PUD and all written agreements between the
City and the owner of the Property in the PUD pertaining to same;
(c) Zones B2 and B3 –Limited Service Hotel and/or residential uses, if located
on the second floor or above (prohibited on the ground floor);
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(d) Zone C – Brownstone Residential Development, if in conformance with
Section 6 of this PUD;
(e) Notwithstanding the foregoing, in addition to the uses set forth and permitted
in (a)-(d) above, any Zone can include the following allowable uses–
(1) Restaurant (no drive-thru);
(2) Bar, tavern or pub;
(3) General office (upper-story only);
(4) General retail;
(5) Personal services; and
(6) Parking garages.
All other uses are prohibited. In addition, tax-exempt uses are prohibited in every Zone
on the Property.
6. BROWNSTONE SINGLE FAMILY RESIDENTIAL
6.1 General. Zone C may be developed with Brownstone single family
dwellings. The Brownstones are single family dwellings with shared walls on one or
more sides situated on separate, legally platted lots. Home-based businesses as an
accessory use as defined in Section 5.02.020.E of the Code are permitted in Brownstones.
6.2 Dwelling Size and Number, Setbacks, Lot Dimensions. Brownstones are
zero lot line single family dwellings with no required front, rear or side setbacks.
Brownstones
Maximum Number of Dwellings
Connected on One or More Sides,
constituting a block of individually platted
homes 6
Lot & Dwelling Width, minimum 18 feet
Lot & Dwelling Depth, minimum 40 feet
Height, maximum 50 feet
Dwelling Size, minimum 1700 square feet
6.3 Design Standards. Brownstones shall contain variation through articulation
of front façades, using different building materials, colors, entries and window design.
Garages for two vehicles per dwelling will be accessed from Brownstone Alleys or
Brownstone Streets. Rooftop outdoor living areas are expressly permitted. A schematic
presentation of Brownstone lots and design is shown in Exhibit “D”.
6.4 Site Plans. Individual Site Plans for the brownstone lots within Zone C shall
not require Site Plan review and shall be reviewed following the Building Permit review
process for single-family residential properties, provided that the buildings conform to
the building configurations approved in administrative exception AE-2011-007 on file at
the Georgetown Planning Department, and provided that a Site Plan will be required and
Page 25 of 80
6
reviewed for all other properties and open space lots within Zone C. The site plan
approval for an open space lot shall be required prior to the approval of the building plan
for the adjacent brownstone lot. Any final Site Plan must also conform in all material
respects to the Site Layout, all applicable Exhibits, and this PUD document.
7. MASTER SIGN PLAN
7.1 A comprehensive signage plan for the development of the Property (the
“Master Sign Plan”) shall be required. The Master Sign Plan serves to implement signs
uniformly as a means of clear visual communication, and is intended to cause the designs
of any signs on the Property to be complementary to the natural environment, and to
improve pedestrian and vehicular safety. Signs may only convey the name of the
businesses and the products or services offered within the Property, provided, however,
that temporary construction signs, signs advertising portions of the Property for sale or
lease, and temporary signs announcing special events on any portion of the Property shall
be permitted. Monument signs, walls, fencing, architectural features, as well as sign
design and lettering, along the public right-of-way adjoining the Property will be
homogenous and will consist of a standard design to ensure that the comprehensive
signage for the Property does not dominate the streetscape. All signs shall be constructed
of materials and colors compatible with those utilized on the Buildings’ facades so as to
blend into the environment and the development scheme of the Property in general.
Billboard signs shall not be erected on the Property.
7.2 The Master Sign Plan shall be submitted to the City for approval by the
Building Official prior to and as a condition for final approval of any site plan for any
part of the Property. Signage designed, developed or constructed within the Property shall
comply with the approved Master Sign Plan.
7.3 Up to six (6) Monument Signs may be designed, developed and constructed
along the public right-of-way of the Property, and may be located along the Property’s
boundaries in direct proximity of the planned entrances to the Property. Monument Signs
shall not be subject to a 25-foot setback from the public right-of way, shall be limited to
eight (8) feet in Building Height with a maximum of forty-eight (48) square feet for each
of the two (2) permitted sign faces per Monument Sign, and will be installed in such
areas as to maximize the public safety of owners, tenants, and invitees of and to the
Property, and to enhance the efficiency of vehicular and pedestrian traffic to and from the
Property. Monument Signs shall comply with minimum setbacks prescribed in Table
10.06.010 of the Code.
7.4 Low-Profile Signs may be used in lieu of Monument Signs. Low-Profile Signs
must not exceed ten (10) feet in Building Height and are otherwise subject to the same
limitations applicable to Monument Signs. Low-Profile Signs shall not be subject to a 25-
foot setback from the public right-of way. Low-Profile Signs shall comply with minimum
setbacks prescribed in Table 10.06.010 of the Code.
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7.5 As the Property represents an integrated and comprehensive mixed use
development which is distinct from adjoining developments, architectural features, walls
or fencing, not to exceed ten (10) feet in height, may be used at one or more entries
fronting Rivery Boulevard to delineate the development and to display the development
name and logo. The name of the development and its logo may be used on entry
improvements in lieu of Monument Signs, providing that individual business names or
logos shall not allowed on any entrance improvements. The maximum area of lettering
attached to the architectural features, walls or fencing shall not exceed 48 square feet on
each side of the entry. In order to tie the Property together, similar architectural features,
walls or fencing may be used along Rivery Boulevard, providing such features do not
obstruct vehicular view corridors and do not exceed height requirements prescribed in
Section 7.05.010 of the Code. The variance between the maximum heights allowed for
entry improvements and the architectural features, walls or fencing along Rivery
Boulevard may be achieved by graduating the height between the two maximum heights.
The development logo, without the development name, may be used on architectural
features, walls or fencing along Rivery Boulevard as a design feature and not be
considered signage. Architectural features, walls or fencing, and the attached signage at
entries, shall not be subject to a 25-foot setback from the public right-of way and shall be
included in the Master Sign Plan.
7.6 Internal Directional Signs and Wayfinding Signs of similar design and colors
are allowed throughout the Property and shall be permitted in addition to the Property’s
signs along the public right-of-way. Directional Signs shall conform to the specifications
set forth in Section 10.03.020 of the Code. Wayfinding Signs which are of a style and
size as Municipal Wayfinding Signs may include the names of businesses located on the
Property. The number of Internal Directional and Wayfinding Signs will not exceed what
is sufficient to provide safe and efficient use of the Property. Directional, wayfinding, and
information signage for the public parking garage located in Zone B1 shall be as required
by the City in its sole discretion.
7.7 In general, Electronic Message Centers and unshielded Neon Signs shall not
be permitted to be designed, developed or constructed on the Property; provided,
however, that a maximum of three (3) Electronic Message Centers may be allowed in
outdoor public areas internal to the Property provided that the same are not visible from
the public right-of-way on Rivery Boulevard and the same otherwise do not impair the
safety or wellbeing of the public or any owner, tenant, or invitee of any portion of the
Property; and provided further that encased Neon Signs shall be permitted on restaurant
building facades provided the same are situated at least one hundred feet (100’) from the
public right-of-way on Rivery Boulevard. Electronic Message Centers will be situated so
as not to be disruptive to internal vehicular traffic and will principally be used to inform
visitors to the Property of activities, events or festivals planned or occurring throughout
the community.
7.8 The Hotel, Conference Center, public Parking Garage and Buildings in Zones
A, B1, B2, and B3 may be accessed by several proposed driveways from Rivery
Boulevard and pedestrian access ways from Rivery Park. Wall signs based upon each
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Building’s primary entrance and Building Façade as defined by Section 16.02 shall be
expressly permitted under this PUD pursuant to Section 10.06.030(C) of the Code. Under
this PUD, one wall sign secured to the top level of each of the respective Buildings which
can be viewed from each view corridor is expressly permitted for the proposed hotel,
conference center, and Buildings in Zones A, B1, B2, and B3. The proposed hotel is
subject to three (3) view corridors, and therefore a maximum of three (3) wall signs shall
be permitted on these improvements. The Buildings situated near the Property’s southerly
and easterly boundary lines are subject to two (2) view corridors, and therefore a
maximum of two (2) wall signs shall be permitted on these improvements. Wall signs
will also be allowed on the parking garages in Zones A, B1, B2, and B3. Specifications
for these signs will not exceed those outlined in Section 10.06.030(C)(1) and Table
10.06.010 of the Code, and shall otherwise remain subject to the specifications set forth
in the finally approved Master Sign Plan.
7.9 In addition to the six (6) Monument Signs allowed in Section 7.3 along the
Property’s boundaries and at the entrances to the Property from the Rivery Boulevard,
one (1) additional Monument Sign shall be allowed in front of the Hotel and Conference
Center to enhance the efficiency of the vehicular and pedestrian traffic as they approach
the main entrance to the Hotel and Conference Center. This one Monument Sign shall be
located in the landscaped island located in front of the Hotel and public Parking Garage.
The sign shall be limited to twelve feet (12’-0”) in height and six feet (6’-0”) in width
with a maximum sign area of 58 square feet for each of the two (2) permitted sign faces.
8. STORM WATER DRAINAGE MAP, WATER QUALITY, AND GREY
WATER
8.1 Storm Water Detention. The natural flow of storm water drains across the
Property from the south and southwest to the North Fork of the San Gabriel River or to
natural drainage channels that discharge to said river. Detention structures are typically
required to mitigate the increase in storm water runoff associated with any increase in
impervious cover resulting from development; however, due the Property’s location
adjacent to the San Gabriel River, detention structures are not required as any increase in
runoff will not impact any property or structures downstream of the Property. A
comparison of the developed runoff hydrograph of the Property to the pre-development
hydrograph of the Property and to the river hydrograph must show that the development
of the Property, in accordance with this PUD and the Code, will not impact structures and
properties adjacent to the Property or properties downstream of the river.
Storm water runoff from the developed area of Zones B1, B2, B3, and C will discharge
from the site via overland and/or conveyance through the existing natural channels. The
existing natural channels are primarily rock lined with sporadic natural shrubbery.
Necessary drainage measures will be implemented to minimize degradation to the
vegetation within the natural channels caused by any increased runoff during normal
rainfall events. These measures may include providing detention to mitigate increases in
runoff for the one-year and two-year occurrence intervals.
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Two existing storm sewer lines traverse the Property from Rivery Boulevard to natural
drainage channels that convey storm water to the existing water quality pond. These
storm sewer lines were constructed as part of The Rivery Phase One Construction Plans
by Urban Design Group as approved on June 4, 2002. The construction plans for the
existing storm sewer lines do not indicate any storm sewer inlets to serve the Property.
Additional engineering calculations shall be required as part of any site plan review
process to determine if adequate capacity exists in the storm sewer lines to serve the
Property. The existing topography appears to allow for direct discharge into the adjacent
natural drainage channels that lead to the existing water quality pond.
8.2 Water Quality. The Property is located within the Edwards Aquifer Recharge
Zone according to the TCEQ USGS Quad Map. The Property must comply with the
requirements of Chapter 11 of the Code and the Edwards Aquifer Rules of the Texas
Commission on Environmental Quality (TCEQ).
Zone A and the eastern 4.29 acres of the combined Zones B1, B2, and B3 contribute
to the existing adjacent water quality pond maintained by the City. The existing wet
pond is approved and regulated by TCEQ Edwards Aquifer Rules. All areas
contributing to the existing water quality pond shall comply with the approved Water
Pollution Abatement Plan (WPAP) as amended. However, the pond can be modified
to serve a more intense development and/or capture additional areas of the Property,
provided that any expansion is approved by the City’s Parks & Recreation Director
and meets TCEQ Edwards Aquifer Rules. Pond modifications cannot diminish access
to Rivery Park amenities, and existing amenities must be restored or improved
following pond modifications.
The remaining tracts of land in Zones B1, B2, B3, and C will require water quality
controls in accordance with the TCEQ Edwards Aquifer Rules. The water quality
controls may be accomplished by:
(a) Natural vegetative filter strips or one (1) additional wet water quality pond
located within the City’s property known as Rivery Park – In order for
natural vegetative filter strips or one (1) additional wet water quality pond
to be viable and approved by the City, plans and analysis will have to be
completed to ensure that utilizing the existing park area will: (i) not cause
additional erosion within Rivery Park; (ii) not adversely impact the
existing natural vegetation (grasses, brush, or trees) within Rivery Park;
(iii) meet the minimum requirements established by TCEQ for vegetative
filter strips.
(b) Sedimentation/filtration or other TCEQ approved controls or by natural
vegetative filter strip located within the City’s adjacent water quality pond
located adjacent to the Rivery Boulevard Bridge – The existing water
quality pond will have to be enlarged to accommodate any additional
contributing area in accordance with the requirements of TCEQ and the
City engineer. In order for this option to be viable and approved by the
City, plans and analysis will have to be completed to ensure that utilizing
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the City’s existing water quality pond along Rivery Boulevard will: (i) not
cause additional erosion within Rivery Park; (ii) not adversely impact the
existing natural vegetation (grasses, brush, or trees) within Rivery Park;
and (iii) meet the minimum requirements established by TCEQ.
(c) On-site water quality controls meeting the minimum requirements
established by the TCEQ Edwards Aquifer rules – In order for this option
to be viable and approved by the City, plans and analysis will have to be
completed to ensure that utilizing on-site water quality controls will: (i)
not cause additional erosion within Rivery Park; (ii) not adversely impact
the existing natural vegetation (grasses, brush, or trees) within Rivery
Park; and (iii) meet the minimum requirements established by TCEQ for
vegetative filter strips.
(d) A combination of two or more of the items above may be utilized to
accomplish the required water quality requirements.
All water quality control methods, location, and scale are subject to approval by the
City by and through its City Engineer.
8.3 Grey Water Line. In the event that any owner of the Property intends to use or
access the City’s grey water line in the future, an agreement between the developer and
the City of Georgetown regarding access, use and easements will be necessary to enable
the developer to access the City’s grey water line, which runs along the bank of the North
Fork of the San Gabriel River and which is located in the City’s property known as
Rivery Park, for the purposes of irrigation in Rivery Park and on the Property and for
other uses as available, permitted, and agreed to by the City of Georgetown. In the event
that connection occurs, connection to the City’s grey water line will be positioned along
the Property’s most northern boundary so as to be least disruption to parkland on the east,
unless otherwise approved by the Development Engineer.
9. ENVIRONMENTAL PROTECTION
9.1 Development on the Property shall comply with all environmental protection
standards detailed in Chapter 11 of the Code, except as otherwise specified in this PUD.
10. ROADWAY INFRASTRUCTURE
10.1 The Property has approximately 2,020 feet of frontage along Rivery
Boulevard, a divided arterial roadway. Rivery Boulevard has five (5) existing median
cuts adjacent to the Property. Existing median cuts are as follows:
(a) At the southwestern most corner of the Property, with an accompanying curb
cut and public access road to Lot 1-1, Block A, of the Replat of Rivery Park,
Lot 1, Block A, and Lot 1-2, Block A, of the Replat of Rivery Park, Lots 1-2
and 1-3, Block A;
(b) At the southwest corner of Lot 1, Block A, of Rivery Park II subdivision, with
no accompanying curb cut;
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(c) At the proposed new Hershey Avenue as depicted on The Summit at Rivery
Park Preliminary Plat, also being the existing curb cut and public access road
to Rivery Park;
(d) At the proposed extension of Wolf Ranch Parkway as depicted on The
Summit at Rivery Park Preliminary Plat; and
(e) At the proposed new Hintz Road as depicted on The Summit at Rivery Park
Preliminary Plat.
10.2 The City of Georgetown transportation criteria require that a driveway on a
divided arterial be separated by a minimum of 305 feet based upon the posted speed limit
of 40 miles per hour, unless a waiver is approved by the City Engineer. No additional
median cuts or alterations are proposed for this PUD. Curb cuts with internal driveways
to access the Property will be utilized at each of the existing median cuts. Subject to a
field study according to Section 3 of Chapter 2 of the TxDOT Design Manual showing
stopping sight distances and attached as Exhibit “E”.
10.3 A Traffic Impact Analysis dated November 5, 2013 has been performed for
this PUD. The Traffic Impact Analysis was not required by the existing PUD as amended
and restated hereby. Nothing in this PUD shall require the owner of the Property to
implement the Traffic Impact Analysis prior to development of the Property.
10.4 Driveway widths at all entries to the Property shall comply with Section 12.04
of the Code.
11. INTERNAL PEDESTRIAN & VEHICULAR CIRCULATION
11.1 The improvements within this PUD will be designed to maximize pedestrian
and vehicular circulation within the Property, and all of the existing median and curb cuts
will be integrated therein for ingress and egress from and to the Property. Construction of
(i) two (2) additional curb cuts at existing median cuts along Rivery Boulevard in
accordance with the Code; and (ii) one (1) additional curb cut without a corresponding
median cut shall be permitted under this PUD to provide ingress and egress to and from
the Property. The location of the additional curb cut described in (ii) above shall be
subject to a field study according to Section 3 of Chapter 2 of the TxDOT Design and to
approval by the City Engineer.
This PUD will include pedestrian and vehicular circulation plans designed to provide
access to all areas within Zone A, Zones B1, B2, and B3, and Zone C, and will
incorporate homogenous design features for all Buildings and other improvements and
appurtenances within the Property, and to provide reciprocal access between the Property
and the City’s contiguous property known as Rivery Park. All designs for internal
pedestrian and vehicular circulation shall comply with the Americans With Disabilities
Act, as amended, and the Texas Accessibility Standards as codified in the Texas
Architectural Barriers Act, Article 9102, Texas Revised Civil Statutes, as amended.
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11.2 After final approval of this PUD, the general alignment of proposed internal
pedestrian and vehicular circulation may be modified from that shown in Exhibit “B” to
accommodate Building locations on the approved site plan(s) and for the protection of
trees and fire safety requirements. It is the intent of this PUD that vehicular streets
internal to the Property be considered as public streets. Design Details for public streets
on the Property are depicted in Exhibit “C”, which is attached hereto and incorporated
herein as part of this PUD. Public streets within the Property shall be designated as
Mixed Use Streets, Brownstone Streets, and Brownstone Alleys.
11.3 The horizontal and vertical curves in the Brownstone Streets and the
Brownstone Alleys in Zone C shall be designed and posted for 20 miles per hour.
11.4 Utility depth in the Brownstone Streets cannot exceed ten (10) feet. Street
trees will be planted in a manner which prevents root growth from interfering with
underground utilities, sidewalks and curbs or other public infrastructure. Locations for
street trees and utilities will be specified in plats and construction plans.
11.5 The Brownstone Alleys shall be maintained at no cost to the City.
11.6 Fire-rated vehicular access will be provided on at least two sides of the multi-
story hotel(s). Alternate materials, such as grasscrete, may be used to provide access.
11.7 Individual site plans may utilize traffic calming methods in all Zones of the
Property to slow traffic and to ensure pedestrian safety.
11.8 Planned pedestrian walkways on the Property will feature outdoor amenity
areas and will be designed to connect to amenities located in the City’s property known
as Rivery Park. Pedestrian access between Rivery Park and the Property is planned via at
least two outdoor amenity areas. Pedestrian access must also be provided from Rivery
Park to the public parking garage.
11.9 Vehicular access between the Property and Rivery Park will be maintained at
all times via a roadway which will connect to a parking area in Rivery Park. The park
access road may be relocated to the south side of the Property, providing that any
relocation include a parking area with the same or an additional number of parking spaces
as the existing parking area in Rivery Park. The park access road will be well marked for
the public and noted by signage located on the Property’s perimeter and adjacent to
Rivery Boulevard.
12. PARKING REQUIREMENTS
12.1 In Zone A, the parking shall comply with off-street parking and guest parking
requirements for household living as prescribed in Table 9.02.030(A) of the Code.
Parking requirements may be reduced if a Parking Study justifying the reduction is
submitted with the Site Plan and approved by City Council.
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12.2 A Rivery Hotel and Conference Center Parking Analysis was presented to the
City Council on August 13, 2013 (the “Parking Analysis”) for Zone B; therefore, the
following parking requirements shall apply in Zone B:
Zone B1:
Pursuant to the Rivery Hotel and Conference Center Parking Analysis presented
to the City Council on August 13, 2013 (the “Parking Analysis”), a minimum of
336 parking spaces must be provided in a multilevel above-ground public Parking
Garage located in Zone B1. An additional 27 parking spaces must also be
provided to serve the uses in Zone B1, but may be provided as surface parking
spaces in Zones B1, B2 or B3. Any additional off-site parking (over and above the
minimum number of on-site parking spaces required in Zone B1), must comply
with Section 9.02.050(B) of the Code.
Zones B2 and B3:
At least 445 parking spaces, plus any portion of the 27 surface parking spaces that
are not located in Zone B1, must be in Zones B2 and B3. These spaces can be
surface parking lot spaces or spaces in a parking garage; provided however, that
the public Parking Garage servicing Zone B1 cannot be used to satisfy the
requirement to provide parking spaces in Zones B2 and B3. Parking requirements
may be reduced within Zones B2 and B3 by up to twenty percent (20%), if an
updated Parking Analysis justifying the reduction is presented to and approved by
City Council.
12.3 In Zone C, the Brownstone residential development, as defined in Section 6
of this PUD, parking shall comply with off-street parking and guest parking requirements
for household living as prescribed in Table 9.02.030(A) of the Code.
12.4 Parking space dimensions for off-street parking in all Zones shall meet
dimensions prescribed in Section 9.03.020 of the Code, except that drive aisle widths
within a multi-level parking structure may be reduced to 24-feet.
13. LANDSCAPING, PRIVATE OPEN SPACE, COMMON RECREATION
AREA & OUTDOOR AMENITY AREAS
13.1 Landscape Areas. Landscape requirements for this PUD shall meet all
applicable requirements in Chapter 8 of the Code, unless otherwise stated. Bufferyards do
not apply to this Property pursuant to Section 8.04.060 of the Code. The non-residential
landscaping requirements of Chapter 8 of the UDC shall be applied to the Property.
Individual site plans for the Property shall tabulate cumulative totals relative to
landscaping for the Property. Street landscaping on the public streets within the Property
shall fall under the landscape requirements for A and B Streets and for Alleys under the
Zoning Regulations for Mixed Use Zoning Districts in order to accommodate the
intended density of this PUD’s mixed use development.
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13.2 Landscaping for individual brownstone lots shall be addressed on the site plan
surrounding the lot and shall not be required on the individual lot.
13.3 Maintenance. The outdoor amenity areas, private open space, common
recreation areas, sidewalks, trees, landscaping and irrigation in the rights of way and on
the Property must be maintained at no cost to the City.
13.4 Private Open Space. For brownstone lots in Zone C, Private Open Space
requirements outlined in Section 6.03.070(C)(3) of the Code shall be met by private
rooftop decks on each unit.
13.5 Common Recreation Area. For brownstone development in Zone C, Common
Recreation Area requirements outlined in Section 6.06.020 of the Code shall be met by a
series of pocket parks internal to Zone C. Pocket parks will include trails and landscaped
sitting areas and may include picnic areas or game court areas. In total, these pocket
parks and Amenity Area “1” as detailed in Section 13.6(a) of this PUD shall satisfy
requirements for Common Recreation Area in Zone C by meeting the combined total for
square feet required per dwelling. These areas shall be reviewed and constructed in
conjunction with the adjacent site plan. Common Recreation Area for any stand-alone
multifamily development shall be addressed with the site plan review for that
development.
13.6 Amenity Areas. The amenity areas within the Property shall be designed so as
to complement and not conflict with the natural environment of the Property. The
Property shall contain at least three (3) Amenity Areas. Each of these areas will
incorporate a theme of natural elements and architecture to support this purpose. Amenity
Areas “3” and “4” shall satisfy all requirements for Public Open Space and Common
Recreation Area in Zone A and Zones B1, B2, and B3. Suggested Amenity Areas are
depicted in Exhibit “B” as follows:
(a) Amenity Area “1” – The Central Green, located in Zone C: This area will
comprise a large, grassy open area between Buildings. Any improvements in
this area will be constructed with materials and finishes that are compatible
with those on adjacent Buildings within the Property. The design of this area
may encompass gathering and sitting areas which will be visually attractive
from within the Buildings adjacent to this area. This area may incorporate
water feature(s) that complement an urban plaza and which may be artful in
nature.
(b) Amenity Area “3” – The Overlook Sector, located along the eastern perimeter
of Zone A and Zone B1 of the Property: The Overlook Sector will serve as
an extension of the outdoors to adjacent Buildings within the Property and
designs for this area may include seating and viewing areas to serve
pedestrians on the walkways that encircle the development areas of the
Property. The design for this area will also comprise one of two major
pedestrian walkways between the Property and Rivery Park. Hardscape
Page 34 of 80
15
elements will be constructed with materials and finishes that complement the
adjacent Buildings within the Property. The design of this area may include
gathering and sitting areas along the eastern perimeter of the Property, and
may include connectivity and access to other Amenity Areas.
(c) Amenity Area “4” – The Pedestrian Plaza Sector, located on both sides of the
vehicular street running in front of the hotel and conference center and
connecting the Buildings in Zone A and Zones B1, B2, and B3 with the
Central Green in Zone C: This area will serve as arrival areas and
connections to and between the Buildings. This area shall be designed to
provide for efficient pedestrian movement between all areas of the Property
and may include viewing areas and corridors. Hardscape elements will be
constructed with materials and finishes that complement the adjacent
Buildings within the Property. The design of this area may include gathering
and sitting areas, and may include connectivity and access to Amenity Area
“1”. The design for this area shall also preserve the existing 37-inch caliper
Live Oak creating a large shady plaza for outdoor seating. The seating area
will provide a gathering spot overlooking Rivery Park and the North Fork of
the San Gabriel River below. This area may incorporate water feature(s) that
complement an urban plaza and which may be artful in nature.
13.7 Parkland Dedication. Fees will be paid in lieu of parkland dedication in an
amount equal to $250 per new dwelling unit, except that, for each structure containing
more than four (4) dwelling units, the fee shall be $200 per dwelling unit. For the
purposes of this PUD and the calculation of fees, individually platted Brownstone
dwellings in Zone C are considered individual dwelling units and parkland dedication
fees shall be paid prior to final plat recordation.
13.8 Size and Design Approval. Specific size and design of pocket parks and
amenity areas may vary from depictions in Exhibit “B”, but will be approved by the City
as part of the individual site plans of any adjacent property.
13.9 Rivery Park Enhancements. Scope and design of enhancements to Rivery Park
are as stated in the Parkland Improvements Agreement dated June 26, 2013 by and
between the City and Brae Group, Ltd., and the Project Plan and Financing Plan for the
Rivery Park Tax Increment Reinvestment Zone, as amended.
14. TREE PRESERVATION
14.1 A Tree Preservation Plan for the entire development, including mitigation,
shall be submitted to and approved by the City Council prior to the approval of any
additional Site Plan.
15. BUILDING DESIGN & MATERIALS
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16
15.1 With the exception of the Brownstone residential development in Zone C, as
defined in Section 6 of this PUD, all Buildings designed for and constructed on the
Property will comply with the Non-Residential Design Standards set forth in Section 7.04
of the Code unless otherwise provided for in this PUD. Any stand-alone multifamily
constructed in Zone A shall also meet any applicable requirements of Chapter 6 of the
UDC in addition to the applicable regulations of Chapter 7.
16. EXTERIOR LIGHTING
16.1 Exterior Lighting on the Property and its Buildings will comply with the
requirements set forth in Section 7.05 of the Code related to outdoor lighting unless
otherwise described in this PUD.
17. PUD MODIFICATIONS
17.1 This PUD represents the allowable uses and design standards for the five
Zones contained within the Property. Notwithstanding anything to the contrary in the
Code, modifications to any provision of this PUD, the Site Layout, or Final Site Plan for
the Hotel, Conference Center, or public Parking Garage, must be approved by City
Council.
18. LIST OF EXHIBITS
18.1 The following exhibits are attached hereto and incorporated herein by reference:
(NOTE: Letter sized copies of each oversized exhibit must also be submitted.)
A. Legal description of the Property.
B. Site Layout, showing Zone boundaries, Park access, amenity areas and general
pedestrian and vehicular circulation.
C. Schematic Presentation of Street Design Details.
D. Schematic Presentation of Brownstone lots and design.
E. Field Study Showing Stopping Sight Distances.
Page 36 of 80
17
EXHIBIT A – THE PROPERTY
The Final Plat of BROWNSTONE AT THE SUMMIT PHASE 1, as recorded in
Document Number 2011047662 of the Official Public Records of Williamson County,
Texas, also being a replat of 0.604 acres previously described as part of Lot 4, Block “A”,
THE RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of Williamson
County, Texas;
The Final Plat of BROWNSTONE AT THE SUMMIT PHASES 2 – 4, as recorded in
Document Number 2013070833 of the Official Public Records of Williamson County,
Texas, also being a replat of 1.023 acres previously described as part of Lot 4, Block “A”,
THE RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of Williamson
County, Texas; and
The Final Plat of THE SUMMIT AT RIVERY PARK PHASES 5 – 6, as recorded in
Document Number 2013116146 of the Official Public Records of Williamson County,
Texas, also being a replat of 24.07 acres previously described as part of Lot 4, Block “A”,
and Lots 1, 2, 3, 5, 6, and 7, Block “A”, THE RIVERY PARK II, a subdivision in
Williamson County, Texas, according to the map or plat thereof recorded in Cabinet AA,
Slides 20-23, Plat Records of Williamson County, Texas, Lot 2, Block “A”, RIVERY
PARK, a subdivision in Williamson County, Texas according to the map or plat thereof
recorded in Cabinet W, Pages 212-214 of the Plat Records of Williamson County, Texas.
The remaining portion, not otherwise described above, of The Summit at Rivery Park
Preliminary Plat approved by the City’s Planning & Zoning Commission on October 31,
2012, being an unrecorded plat further described as:
A portion of Lot 4, Block “A”, and Lots 1, 2, 3, 5, 6, and 7, Block “A”, THE
RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of
Williamson County, Texas; and
Lot 2, Block “A”, RIVERY PARK, a subdivision in Williamson County, Texas
according to the map or plat thereof recorded in Cabinet W, Pages 212-214 of the
Plat Records of Williamson County, Texas.
Page 37 of 80
Page 38 of 80
C
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D
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E
Page 41 of 80
City of Georgetown, Texas
Planning and Zoning
December 6, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 78.29 acres in the Addison
Survey, loc ated near the inters ectio n o f Inner Lo o p and Eas t University Avenue. (R EZ-2013-016,
Geo rgeto wn 120 Holdings) Jordan Maddox, AIC P, P rinc ip al P lanner
ITEM SUMMARY:
Zoning Pro pos al Summary
The s ubjec t property is loc ated in the eastern quad rant of the c ity, near the inters ec tion of Inner Lo o p and
East Univers ity Ave. T he p ro p erty was zoned C-3 with c o nditio ns in 2007 and the proposed PUD retains
s o me of the o riginal c o nditio ns while providing fo r a greater mix of uses and dens ities . S ingle-family and
multi-family are p ro p o s ed to be ad d ed to the c o mmercial/retail entitlements, with a flexib ility to mix produc t
typ es and sizes . T he ap p licant and s taff have worked to ens ure that the City c an purs ue a fire s tatio n o n the
s ite as well as an innovative arrangement fo r p ublic parkland.
Pub lic Notice
Pub lic Notice was provid ed by newspaper, letters , and signs o n the property in ac cordance with State Law
and the Unified Development Code
Pub lic Comments
No o fficial co mments have b een received as of the writing o f this rep o rt
Staff Recommendatio n
Staff is recommending ap p ro val o f the p ro pos ed PUD
Rec o mmended Motio n
Rec o mmend to the City Counc il approval of the proposed PUD rezo ning.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x, AIC P, P rinc ip al P lanner
ATTACHMENTS:
Description Type
Location Map Backup Material
Propos ed PUD Development Plan Exhibit
Propos ed PUD Exhibits Exhibit
Background Exhibits Backup Material
Staff Report Backup Material
Page 42 of 80
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Page 43 of 80
EXHIBIT A
GTOWN 120 HOLDINGS
Planned Unit Development
Development Plan
A. PROPERTY
The GTOWN 120 HOLDINGS Planned Unit Development District is located within the
jurisdictional limits of the City of Georgetown, Texas, which land consists of four (4) lots
and encompasses approximately 78.2899 acres, OUT OF THE ADDISON, WM. SURVEY,
WILLIAMSON COUNTY, TEXAS, which are collectively herein defined as the “Property”,
and which are legally described as follows:
GTOWN 120 HOLDINGS LP, et al.
AW0021 AW0021 - Addison, Wm. Sur., ACRES 76.2491
DOC. #2013014417 | O.P.R.W.C. | 76.249 acres
GTOWN 120 HOLDINGS LP, et al.
AW0021 AW0021 - Addison, Wm. Sur., ACRES 0.66
DOC. #2013014417 | O.P.R.W.C. | 0.66 acres
GTOWN 120 HOLDINGS LP, et al.
AW0021 - Addison, Wm. Sur., ACRES 1.2909, (ROW EASEMENT)
DOC. # 2013014417 | O.R.W.C. | 1.2909 acres
GTOWN 120 HOLDINGS LP, et al.
AW0021 - Addison, Wm. Sur., ACRES 0.09, (ROW EASEMENT)
DOC. #2013014417 | O.R.W.C. | 0.09 acres
B. PURPOSE
This PUD is intended to conform to the approval criteria of Sections 3.06.030 and 3.06.040
of the Code. Section 3.06.030 of the Code provides that the following criteria shall be
considered by City Council for zoning changes:
1. The application is complete and the information contained within the applica tion is
sufficient and correct enough to allow adequate review and final action;
2. The zoning change is consistent with the Comprehensive Plan;
3. The zoning change promotes the health, safety, or general welfare of the City and
the safe, orderly, and healthful development of the City;
4. The zoning change is compatible with the present zoning and conforming uses of
nearby property and with the character of the neighborhood; and
5. The property to be rezoned is suitable for uses permitted by the District that would
be applied by the proposed amendment.
Page 44 of 80
Section 3.06.040 of the Code provides that, in addition of consideration of the foregoing
criteria of Section 3.06.030, the following applicable criteria shall be considered by City
Council for approving this PUD:
1. A variety of housing types, employment opportunities, or commercial services to
achieve a balanced community;
2. An orderly and creative arrangement of all land uses with respect to each other and
to the entire community;
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;
4. The provisions of cultural or recreational facilities for all segments of the
community;
5. The location of general building envelopes to take maximum advantage of the
natural and manmade environment; and
6. The staging of development in a manner which can be accommodated by the timely
provision of public utilities, facilities, and services.
This PUD serves to augment and/or modify the standards for development outlined in the
City’s Unified Development Code (UDC) in order to implement the vision for the property
and insure a cohesive, quality development not otherwise anticipated by the underlying
base zoning district. In accordance with UDC Section 4.06.010.C “Development Plan
Required”, this Development Plan titled Exhibit A is a summary of the development and
design standards for the property.
C. PLATTING REQUIREMENTS
All development subject to this PUD shall process and have approved (and recorded)
Preliminary and Final Plats per the subdivision platting regulations of the Unified
Development Code. Exemptions from Required Plat under Section 3.08.020 shall not be
exercised.
D. DEVELOPMENT ZONES
For the purposes of this PUD, the Property is divided into three (3) Development Zones as
shown on Exhibit D, being Zone A, Zone B, and Zone C. The Development Zones are
defined as follows:
Zone A – Zone A represents approximately 10.98 acres of land generally depicted
as the southern section of the Property, south of the Major Collector.
Zone B – Zone B consists of approximately 27.81 acres of land and is generally
depicted as the middle section of the Property, north of the Major Collector.
Zone C – Zone C consists of approximately 39.49 acres of land and is generally
depicted as the northern section of the Property.
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E. APPLICABILITY AND BASE ZONING
In accordance with UDC Section 4.06.010.A “Compatibility with Base Zoning District”, all
development of the property shall conform to the base zoning district of each
Development Zone unless otherwise noted within this Development Plan. The base zoning
district for each zone shall be as follows:
Zone A – General Commercial District (C-3)
Zone B – Residential Single-Family (RS). .
Zone C – High Density Multifamily (MF-2)
Except for those requirements specifically deviated by this Development Plan, all
development standards established in the most current version of the UDC at time of
development shall be applicable, including amendments or ordinances adopted after the
date of this PUD. In the case that this Development Plan does not address a specific item,
the City of Georgetown UDC and any other applicable Ordinances shall apply. In the event
of a conflict between the regulations of this PUD and the regulations of the base zoning
district, the PUD shall control.
F. CONCEPTUAL LAND USE PLAN
A Conceptual Land Use Plan has been attached to this Development Plan as Exhibit B to
illustrate the land use and design intent for the property. The Conceptual Land Use Plan is
intended to serve as a guide to illustrate the general vision and design concepts and is not
intended to serve as a final document. Approval of this PUD, Development Plan, and
Conceptual Land Use Plan does not constitute approval of a Site Development Plan per
Section 3.09 of the UDC.
G. PERMITTED/EXCLUDED LAND USES & RESIDENTIAL UNIT COUNTS
1. Zone A. The permitted Specific Uses shall be per the C-3 District except as follows:
a) Additional Allowed Uses: Automotive Rental Facility (maximum 20 rental
vehicles subject to limitations of UDC Section 5.04.020.S).
b) Prohibited Uses: Multifamily uses; Group Living uses; Cemeteries; Self-Storage
Facilities; Manufactured Housing Sales; Automotive Sales; Outdoor Automotive
Parts and Accessories Sales; Recreational Vehicle Sales, Rental or Service;
Transportation and Utility Services uses.
c) Limitations: See UDC Chapter 5 limitations for the C-3 district.
2. Zone B. The permitted Specific Uses shall be per the RS district except as follows:
a) The principal use will be a maximum of 160 Single-family Detached Dwelling
units.
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b) Additional Allowed Uses: Townhouse; Detached Multifamily Dwelling Units;
Upper-story Residential; Commercial Day Care; General Restaurant; Drive-
through Restaurant; Health Services uses; General Office; General Retail;
Personal Services; Dry Cleaning Service (Drop-off Only); Laundromat; Printing,
Mailing and Reproduction Services; Fitness Center; Banking and Financial
Services; Consumer Repair; Fuel Sales (subject to the limitations of UDC
Section 5.04.020.T); Car Wash.
c) Prohibited Uses: Cemeteries; Transportation and Utility Services uses.
d) Limitations:
1) At least 5,000 square feet of non-residential uses shall be built within
Zone B.
2) Non-residential uses are limited to the first 200 feet from NE Inner Loop.
3) The floor-to-area ratio of non-residential uses shall not exceed 0.5.
4) Lots containing single-family uses shall be setback at least 50 feet from
NE Inner Loop.
5) Lots containing detached multifamily uses shall be setback at least 25
feet from NE Inner Loop.
6) All of these uses shall meet the standards and limitations of the C -1
District.
3. Zone C. The permitted Specific Uses shall be per the MF-2 district except as follows:
a) Additional Allowed Uses: Townhouse; Detached Multifamily Dwelling Units;
General Restaurant; General Office; General Retail; Personal Services; Dry
Cleaning Service (Drop-off Only); Fitness Center.
b) Prohibited Uses: Transportation and Utility Services uses.
c) Limitations:
1) Non-residential uses are limited to the first 200 feet from NE Inner Loop.
2) The floor-to-area ratio of non-residential uses shall not exceed 0.5.
3) See Section P regarding Open Space..
H. DIMENSIONAL & DESIGN STANDARDS
The dimensional and design standards for development shall conform to those of the base
zoning district of the Development Zone except as stated below.
1. General.
a) Townhouse development in Zone B and Zone C shall comply with the
dimensional and design standards of the Townhouse (TH) zoning district as
outlined in UDC Section 6.03.070, except as modified in this Development Plan.
b) Detached multifamily development in Zone B shall comply with the
dimensional and design standards of the Low Density Multifamily (MF-1)
Page 47 of 80
zoning district as outlined in UDC Section 6.03.080, except as modified in this
Development Plan.
c) Non-residential development in Zone B and Zone C shall comply with the
dimensional and design standards for the Local Commercial (C-1) zoning
district as outlined in UDC Section 7.03, except as modified in this
Development Plan.
2. Density.
a) Detached multifamily uses in Zone B shall not exceed 14 units per acre.
b) Multifamily uses in Zone C shall not exceed 24 units per acre.
3. Building Setbacks. The building setbacks on the Property shall be as follows:
a) Buildings and parking for non-residential uses shall be set back a minimum of
50 feet from the westernmost boundary of the Property for all Development
Zones.
b) Buildings and parking for all uses shall be set back a minimum of 25 feet along
Inner Loop Road in all Development Zones.
c) Side and rear setbacks for detached multifamily development in Zone B shall
be 10 feet adjacent to single-family residential development..
d) Internal building setbacks are not required between residential and non-
residential uses within this development when developed as part of a mixed-
use project (multi-lot unified development) that satisfies all other use
requirements (parking, etc.).
4. Building Height. The maximum building heights on the Property shall be in
accordance with the base zoning district of the Deve lopment Zone except as stated
below.
a) Maximum building height for Zone C is 55’ as defined by the 2012 IBC.
5. Building Design.
a) All development except single-family detached dwelling units and detached
multifamily structures shall comply with the Building Design Standards in UDC
Section 7.04.
b) The minimum building separation between multifamily and accessory
structures in Zone B or Zone C shall be 10 feet.
c) The maximum multifamily dwelling units per building in Zone C shall be 36
units.
6. Fencing.
a) A minimum 6-foot tall masonry wall shall be required for any single-family
detached dwelling units or townhouse development area within 100 feet of NE
Inner Loop.
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b) Fenced areas within Zone C shall be exclusive of the Private Open Space Lot; it
shall not be fenced off and shall remain accessible to the general public.
7. Exterior Lighting. Exterior Lighting on the Property and its buildings will comply with
the requirements set forth in Section 7.05 of the UDC related to outdoor lighting
unless otherwise described in this PUD.
I. PARKING.
Parking on the Property shall be in conformance with Chapter 9 of the UDC except as
otherwise stated in this Development Plan.
a) Parking for multi-family will be:
1.5 spaces for 1 bedroom units
2.0 spaces for 2 bedroom units
2.5 spaces for 3 bedroom units
5% of the total required spaces for guest parking
J. VEHICULAR ACCESS AND CIRCULATION
1. General.
a) The improvements within this PUD will be designed to maximize pedestrian
and vehicular circulation within the Property.
b) This PUD will include pedestrian and vehicular circulation plans designed to
provide access through all areas within the Property.
c) After final approval of this PUD, the general alignment of proposed internal
pedestrian and vehicular circulation may be modified from the proposed
rendering shown in Exhibit B to accommodate Building locations on the
approved Site Development Plan(s) and for the protection of trees and fire
safety requirements. Design Details for public streets on the Property shall
conform to Chapter 12 of the UDC.
2. Roadways.
a) Three (3) roadway intersections are allowed on Inner Loop Road, one being the
Major collector requirement
b) Design of roadway intersections listed above shall be determined as per the
approved TIA.
c) Residential development shall allow for a connection to the future Major
Collector.
3. Driveway Access.
a) Connectivity to the private drive (Wilbarger) along the Western edge of the
property is not required as it will gain access from the Future Collector. No
Page 49 of 80
connectivity is required to adjacent properties for this development. No lots
shall take access from Wilbarger private drive.
b) Secondary access to Zone C multi-family shall be provided through single
family Zone B at minimum per fire code .
K. TREE PRESERVATION
Tree Preservation on the Property shall be in conformance with Chapter 8 of the Unified
Development Code unless otherwise stated in this Development Plan .
Due to:
1. The concentration of Heritage Trees in one location on the property in Zone C
2. The set-aside of private open space
Of the fifty (50) identified Heritage Trees, up to three (3) heritage trees may be
removed without further approvals and by following the standard mitigation
requirements during site plan process. Building placement and setbacks may be
adjusted in order to save trees.
Due to the uncertainty of the final water quality and detention plans, the Urban Forester
shall have full responsibility for approval of all tree removal and mitigation, including
heritage trees, associated with these facilities.
L. LANDSCAPE AND BUFFER REQUIREMENTS
Landscaping on the Property shall be in conformance with Chapter 8 of the UDC unless
otherwise stated in this Development Plan.
1. Bufferyards. Bufferyards shall not be required except when non-residential
development is adjacent to existing external single-family development.
2. Residential Landscaping. Residential landscaping shall be in accordance with UDC
Section 8.03 and the City’s Water Conservation Ordinance.
3. Landscape Maintenance. A property owners’ association will maintain landscaping
and irrigation in the rights of way and common areas on the Property.
M. SIGNAGE
Signage on the Property shall be in conformance with Chapter 10 of the Unified
Development Code unless otherwise stated in this Development Plan or in a Master Sign
Plan for the Property.
1. A Master Sign Plan, meeting the requirements of Chapter 10 of the UDC, shall be
required for this development at time of Site Plan. This PUD proposes additional
signage standards that, where in conflict with the provisions of Chapter 10, shall
prevail. The Master Sign Plan will serve to implement signs uniformly as a means of
clear visual communication, and is intended to cause the designs of any signs on the
Page 50 of 80
Property to be complementary to the natural environment, and to improve
pedestrian and vehicular safety.
2. Up to four (4) Development Identification Signs may be designed, developed and
placed in a median in the public right-of-way of the Major Collector of the Property
and at the four (4) corners of the development, more specifically within the median
or on the two corners at Inner Loop at the Major Collector intersection, at the
Northernmost edge and the Southernmost edge of the property adjacent to NE
Inner Loop, subject to site triangle analysis and approval of a License to Encroach.
Subdivision Entry Signs on the property shall not be subject to a 5-foot setback from
the public right-of way, provided the signage does not obstruct the site triangles.
Where advertising four (4) or more tenants, each Development Identification Sign
may be a maximum of ten (10) feet in height and be allowed a maximum of eighty
(80) square feet for each of the four (4) permitted sign faces to advertise the tenants
of the development. Refer to Exhibit J for Signage details.
N. IMPERVIOUS COVERAGE
Impervious coverage on the Property shall be in conformance with Chapter 11 of the
Unified Development Code unless otherwise stated in this Development Plan.
Due to the fact that Water Quality and Detention f acilities, if required, will be regional and
located in a separate parcel, development of all remaining parcels will not be limited spatially
by individual ponds. Impervious cover for the open space lot will be allocated by a percentage
increase per land use in accordance with the following:
MAXIMUM IMPERVIOUS COVER ALLOWED PER LAND USE
LAND USE ALLOWABLE I.C.
Parkland 30%
Residential (multi-family) 60%
Residential (single family) 55%
Non-residential 80%
O. STORMWATER
Stormwater management on the Property shall be in conformance with Chapter 11 of the
Unified Development Code unless otherwise stated in this Development Plan.
Water Quality. A portion of the Property is located within the Edwards Aquifer Recharge
Zone according the TCEQ USGS Quad Map. The Property must comply with the
requirements of Chapter 11 of the UDC and the Edwards Aquifer Rules of the Texas
Commission on Environmental Quality (TCEQ). Water Quality and Detention are allowed
Page 51 of 80
and may be located within the slopes adjacent to the tributary with the approval of TCEQ
and the City.
P. PARKLAND DEDICATION REQUIREMENTS
The parkland dedication requirements of UDC Section 13.05 will be met by the provision
of a minimum of 2.0 acres of public park land, and improvements to the parkland per
below.
1. Public Parkland Calculations:
a) Two (2.0) acres of parkland will be provided for the 160 maximum single -
family detached dwelling units (includes single family unit structures
developed in a multifamily regime, be it rental or ownership) proposed to
be developed in Zone B. The acreage is based on the calculations of:
b) One (1.0) acre for every 50 dwelling units = 3.2 acres;
c) A deduction of 60 dwelling units, per the UDC Section 8.05.020(A.2) allowance
for a 15 lot reduction of dedicated parkland for the preservation of a
Heritage Tree, for which four (4) will be included in the parkland and thus
owned, maintained, and preserved by the City.
d) A net dedication of 2.0 acres.
Parkland Dedication fee-in-lieu contributions for Multifamily Dwelling Units developed
in Zone C shall be covered by the improvements noted below in subsection (3.).
Parkland Dedication fee-in-lieu contributions for any non-single-family detached
dwelling units/structures developed in Zone B or Zone C shall pay $250 per unit into
Parkland Zone 13 at the time of Final Plat recordation creating the lot(s) for those
unit(s).
2. Timing of Land Dedication:
The dedication of the above calculated parkland shall be dedicated with the first Final
Plat for development subject to this PUD, following all of the applicable subdivision
regulations, in particular public access.
Applicant may request a waiver or variance to waive lot frontage for parkland tract at
the time of first Final Plat if the plat is within Zone 3. In such a circumstance, a public
street in public right-of-way shall be provided prior to the the improvements and timing
thereof, as described in subsection 5.
3. Improvements to the Parkland:
The following constitutes the improvements to be provided by the developer:
a) Improvements shall include, but not be limited to: playground equipment,
picnic areas, pavilions, trails, etc. Parkland improvement plans must be
approved by the Parks Director. A minimum installed value of $60,000, as
qualified by the Parks Director, will be used toward the above described
improvements.
Page 52 of 80
b) Public access via a platted, dedicated roadway of, at a minimum, a Local
Street Standard per the UDC and/or other City development regulations,
shall be provided.
c) Public parking of at least six (6) off-street parking spaces, located and
designed in conjunction with the City Development Engineer through the
Preliminary Plat Infrastructure Construction Plan review process, shall be
provided within the calculated Parkland and immediately accessible to the
public street or as parallel spaces along the access road to the park.
4. Trail/Sidewalk access to Parkland:
A 10’ trail shall be provided in some combination of sidewalk on one side (determined
by the developer in agreement with the City Development Engineer and/or
Transportation staff) of a roadway providing public vehicular access to the parkland
and/or through open space from Inner Loop commensurate with the parkland
improvements in lieu of the required sidewalk per UDC Table 12.03.020. A sidewalk on
the side of the street opposite this trail is required per the UDC.
5. Timing of Improvements to the Parkland
The above described improvements shall be completed, and the parkland open to the
public, and any and all obligations, deeds, etc. related to the parkland conveyed to
the City, prior to the sooner of June 1, 2019, or Final Certificate of Occupancy for the
last multi-family building in Zone 3, or the issuance of the 30th single-family
residential building permit, whichever comes first.
Q. Private Open Space Lot:
Within Zone C, a non-development lot of no less than 20.00 acres, designated as private
open space in the lot summary table on the plat, shall be created on a preliminary and
Final Plat. A note on the preliminary and final plats creating this lot shall state “Lot [x]
shall be reserved for the purpose of a natural trail as described in Ordinance 2016 -xxx,
and shall contain no development features of or for any other lot within this subdivision,
notwithstanding drainage easements, structures or other utility structures (including lift
stations).”
R. Common Amenity Area. The Common Amenity Area requirements of UDC Section
6.06.020 will be met by integrating the following amenities on -site:
1. On-site pool and clubhouse (multi-family only).
Page 53 of 80
2. The trail described in (P.) above may count as one (1) of the required on-site
Common Amenity/Recreation Area requirements.
S. PUD MODIFICATIONS
In conformance with Section 4.06.010.D.3 of the UDC, modifications to this Development Plan
shall require City Council approval of an amendment to this PUD processed pursuant to
Section 3.06 of the UDC, except, where the Director of Planning determines s uch
modifications to be minor, the Director may authorize such modifications. Minor
modifications may include changes to Development Zones sizes (up to 5% by
acreage),building sizes, uses, or locations providing those modifications conform to the
general intent of this PUD, uses authorized by this PUD, or to applicable provisions of the
UDC and any other applicable regulations.
T. FIRE STATION
A 2.0 Acre Fire Station site will be dedicated as shown on Exhibit B and at the time
requested by the City.
In the event that the City decides against constructing a fire station at this location, the 2-
acre property shall be allowed the uses and design standards of the underlying C-3 zoning
district and as specified in Zone A.
U. LIST OF EXHIBITS
Exhibit A – This PUD Development Plan
Exhibit B - Conceptual Land Use Plan & Circulation
Exhibit C - Property Map with Existing Tract or Lot Lines Designated
Exhibit D - Property Map with Zone Designations Outlined
Exhibit E - Property Map with Building Setbacks Outlined
Exhibit F - Tree Survey and Tree Details
Exhibit G - Field Notes Identifying the Property
Exhibit H - Existing Natural Features
Exhibit I - Signage Details
Page 54 of 80
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PLANNED UNIT DEVELOPMENT FEET
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Conceptual site plan.Final site plan may vary.
PLACE designers, inc.
PLANNING | LANDSCAPE | ARCHITECTURE | CONSULTING | ENGINEERING
304 E. MAIN | SUITE 100 | ROUND ROCK | TX | 78664 |T : [512] 238 8912 | F : [512] 238 8913 PLACEdesigners.com
Page 55 of 80
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Conceptual site plan.Final site plan may vary.
PLACE designers, inc.
PLANNING | LANDSCAPE | ARCHITECTURE | CONSULTING | ENGINEERING
304 E. MAIN | SUITE 100 | ROUND ROCK | TX | 78664 |T : [512] 238 8912 | F : [512] 238 8913 PLACEdesigners.com
Page 56 of 80
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ZONE 'B'
27.81 AC.
ZONE 'A'
10.98 AC.
ZONE 'C'
39.49 AC.
NE
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N
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D
DGTOWN 120 HOLDINGS
PLANNED UNIT DEVELOPMENT FEET
50 100 2000
N
Conceptual site plan.Final site plan may vary.
PLACE designers, inc.
PLANNING | LANDSCAPE | ARCHITECTURE | CONSULTING | ENGINEERING
304 E. MAIN | SUITE 100 | ROUND ROCK | TX | 78664 |T : [512] 238 8912 | F : [512] 238 8913 PLACEdesigners.com
Page 57 of 80
SO
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EGTOWN 120 HOLDINGS
PLANNED UNIT DEVELOPMENT FEET
50 100 2000
N
Conceptual site plan.Final site plan may vary.
PLACE designers, inc.
PLANNING | LANDSCAPE | ARCHITECTURE | CONSULTING | ENGINEERING
304 E. MAIN | SUITE 100 | ROUND ROCK | TX | 78664 |T : [512] 238 8912 | F : [512] 238 8913 PLACEdesigners.com
Page 58 of 80
F
Page 59 of 80
GPage 60 of 80
GPage 61 of 80
GPage 62 of 80
GPage 63 of 80
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HGTOWN 120 HOLDINGS
PLANNED UNIT DEVELOPMENT FEET
50 100 2000
N
Conceptual site plan.Final site plan may vary.
PLACE designers, inc.
PLANNING | LANDSCAPE | ARCHITECTURE | CONSULTING | ENGINEERING
304 E. MAIN | SUITE 100 | ROUND ROCK | TX | 78664 |T : [512] 238 8912 | F : [512] 238 8913 PLACEdesigners.com
Page 70 of 80
SIGN INTEGRAL WITH WALL OPTION
MEDIAN OR CORNER SIGN OPTION
WALL OPTION
MA
X
.
8
'
-
0
"
PROJECT
LOGO
PROJECT
LOGO
SIGN AREA
MAX. 64 S.F.
PROJECT
LOGO
PROJECT
LOGO
VA
R
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S
W
/
D
E
S
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G
N
10
'
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M
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X
.
VA
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4'
-
M
A
X
VA
R
I
E
S
W/
D
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S
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G
N
NOTE: THIS IS A GRAPHIC REPRESENTATION AND DOES NOT SPECIFY WALL DESIGN OR MATERIALS.
NOTE: THIS IS A GRAPHIC REPRESENTATION AND DOES NOT SPECIFY WALL DESIGN OR MATERIALS.
PROJECT
BOUNDARY
FENCING
PROJECT
BOUNDARY
FENCING
TRANSITION
TO PROJECT
ENTRY SIGN
PROJECT
BOUNDARY
FENCING
TRANSITION
TO PROJECT
BOUNDARY
FENCING
TRANSITION
TO PROJECT
BOUNDARY
FENCING
PROJECT
ENTRY WALL
4'
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PROJECT
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.
8
'
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"
PROJECT
LOGO
PROJECT
LOGO
SIGN AREA
MAX. 64 S.F.
10
'
-
M
A
X
.
NOTE: THIS IS A GRAPHIC REPRESENTATION AND DOES NOT SPECIFY WALL DESIGN OR MATERIALS.
TRANSITION
PROJECT
ENTRY WALL
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PLANNED UNIT DEVELOPMENT FEET
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Conceptual site plan.Final site plan may vary.
PLACE designers, inc.
PLANNING | LANDSCAPE | ARCHITECTURE | CONSULTING | ENGINEERING
304 E. MAIN | SUITE 100 | ROUND ROCK | TX | 78664 |T : [512] 238 8912 | F : [512] 238 8913 PLACEdesigners.com
DEVELOPMENT SIGN
LOCATIONS
Page 71 of 80
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Future Land Use / Overall Transportation Plan
Exhibit #2
REZ-2013 -016
Legend
Thoroughfare
Future Land Use
Institutional
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Community Commercial
Em ployment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
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Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
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Proposed Minor Arterial
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Zoning InformationREZ-2013-016Exhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Georgetown Planning Department Staff Report
Georgetown 120 – REZ-2013-016 Page 1 of 6
Report Date: November 29, 2016
File No.: REZ-2013-016
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Item Details
Project Name: Georgetown 120 Holdings
Project Address: Inner Loop/University Ave
Location: Generally located at the northwest corner of Inner Loop and East
University Ave.
Total Acreage: 78.28 acres
Applicant: Philip Wanke, ASLA - PLACE designers
Property Owner: Kasper Family Limited Partnership
Existing Use: Undeveloped
Existing Zoning: C-3 with conditions
Proposed Zoning: Planned Unit Development District (PUD) with base districts of RS, MF-2
and C-3
Future Land Use: Regional Commercial and Mixed-Use Community
Overview of Applicant’s Request
The subject property is located in the eastern quadrant of the city, near the intersection of Inner
Loop and East University Ave. The property was zoned C-3 with conditions in 2007 and the
proposed PUD retains some of the original conditions while providing for a greater mix of uses
and densities. Single-family and multi-family are proposed to be added to the commercial/retail
entitlements, with a flexibility to mix product types and sizes. The applicant and staff have
worked to ensure that the City can pursue a fire station on the site as well as an innovative
arrangement for public parkland.
Site Information
Physical Characteristics:
The land has two distinct characters. A majority is a flat, treeless pasture that is rimmed on the
north and northwest boundaries by heavy oak tree cover and significant topographic change as
the property drops down the plateau.
Surrounding Properties:
Most of the adjoining land is in the City’s incorporated area with the southwestern boundary
adjacent to a small unicorporated pocket of ETJ.
Page 75 of 80
Planning Department Staff Report
Georgetown 120 – REZ-2013-016 Page 2 of 6
The surrounding zoning and land uses are as follows:
Utilities:
Water, wastewater and electric served by the City of Georgetown. Water and wastewater will need
to be extended to the site and a plan is in place to provide adequate service for this development.
Electric has existing transmission lines on site.
Transportation:
The subject property has significant frontage on Inner Loop, a current and future arterial on the
overall transportation plan (OTP). A future collector that bisects the property in the southernmost
region will be built at some point with development of this tract. The Unified Development Code
(UDC) requires full dedication and construction of thoroughfares adjacent and/or internal to a
property. A Traffic Impact Analysis (TIA) has been performed for the site
Master Plan Guidance
2030 Comprehensive Plan:
This property is designated as Mixed-Use Community on the 2030 Plan-Future Land Use Map.
Mixed-Use Community is described in the 2030 Plan as:
“…intended for large tracts of undevel-oped land, which are appropriate for larger scale,
creatively planned communities, where a mix of residential types and densities are
complemented by supporting retail, small to medium-scale office development, and integrated
open spaces, where appropriate.
Compatibility among these various uses will be maintained through design standards that
address the locations, character and relationships between uses, while affording greater
development flexibility than provided by standard zoning district classifications.
Instead of specifying a range of allowable residential densities, the residential mixed-use
designation encourages a balanced mixture of residential types as the predominant use in this
category, at densities consistent with those provided for each housing type in the base residential
categories described previously.
Development in this category is best served in planned unit development form or specific mixed-
use zoning standards.”
In order to stage contiguous, compact, and incremental growth of the city over the next two
decades, the 2030 Comprehensive Plan establishes a tiered growth framework. The subject
property is located in the Tier 1A Growth area. The Tier 1A area is inside the city limits where
infrastructure is planned with the 10-year timeframe.
Location Zoning Future Land Use Existing Use
North Residential (RS) Mixed Use Community Undeveloped
South Commercial (C-3) Regional Commercial Undeveloped
East Agriculture (AG) and
Commercial (C-3)
Regional Commercial and
Mixed-Use Community Undeveloped
West Residential (RS) and ETJ Mixed-Use Community Residential (ETJ) and
undeveloped (city)
Page 76 of 80
Planning Department Staff Report
Georgetown 120 – REZ-2013-016 Page 3 of 6
Zoning Districts
The PUD Development Plan establishes three base zoning districts, specified by name:
• Zone A (C-3, Commercial);
• Zone B (RS, Residential Single-family)
• Zone C (MF-2, High-Density Multi-family)
Each zone allows for slight modifications to the base district uses and standards, as specified in
the Development Plan and summarized below. These modifications, allowable by using the PUD
vehicle, allow for flexibility to ensure efficient use of the land and adjust to market conditions.
Most of the code modifications are to allow additional commercial uses over time while still
accommodating a residential allowance, and standards that could flex depending on the ultimate
use of the property.
Zone A – General Commercial (C-3)
The General Commercial District (C-3) is intended to provide a location for general commercial
and retail activities that serve the entire community and its visitors. Uses may be large in scale
and generate substantial traffic, making the C-3 District only appropriate along freeways and
major arterials.
This zone prohibits most auto uses and others and additionally provides for a maximum vehicle
count of 20 for automotive rental.
Zone B - Residential Single-Family District (RS)
The Residential Single-family District (RS) is intended for areas of medium density detached
single-family houses with a minimum lot size of 5,500 square feet. The RS District contains
standards for development that maintain single-family neighborhood characteristics. The District
may be located within proximity of neighborhood-friendly commercial and public services and
protected from incompatible uses.
In addition to the RS base allowances, Zone B also provides for personal service commercial and
retail uses, consistent with the C-1 district. Such uses shall be a minimum of 5,000 square feet of
Zone B, are allowed only along Inner Loop and have additional setback requirements of 50 feet
from the roadway. Zone B also allows for townhouse and detached multi-family.
Zone C – High Density Multifamily (MF-2)
The High Density Multi-family District (MF-2) is intended for attached multi-family residential
development, such as apartments and condominiums, at a density not to exceed 24 dwelling units
per acre. The MF-2 District is appropriate in areas designated on the Future Land Use Plan as
High Density Residential or one of the Mixed-Use categories. Properties zoned MF-2 should
have direct access to major thoroughfares and arterial streets and should not route traffic through
lower density residential areas. The MF District is appropriate adjacent to both Residential and
Non-Residential Districts and may serve as a transition between single-family districts and more
intense commercial districts.
Similar to Zone B, Zone C allows for some personal service and general retail uses with the same
limitations.
Planned Unit Development District (PUD
Page 77 of 80
Planning Department Staff Report
Georgetown 120 – REZ-2013-016 Page 4 of 6
A PUD is designed to be used in conjunction with a designated base zoning district. An
application for PUD zoning shall specify the base district(s) and the uses proposed. If no base
zoning exists, the base zoning shall be that zoning designation that is most similar to or
compatible with the uses proposed for the PUD. Any uses not permitted in the base district shall
be specifically identified. The standards and requirements of the specified base district shall
apply unless specifically superseded by the standards and requirements of the PUD Development
Plan. In addition to the zoning change approval criteria, the Planning and Zoning Commission
and City Council shall consider the following specific objectives and criteria for approving the
PUD:
Rezoning to and development under the PUD District will be permitted only in accordance with
the following specific objectives:
1. A variety of housing types, employment opportunities, or commercial services to achieve
a balanced community;
2. An orderly and creative arrangement of all land uses with respect to each other and to
the entire community;
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;
4. The provisions of cultural or recreational facilities for all segments of the community;
5. The location of general building envelopes to take maximum advantage of the natural
and manmade environment; and
6. The staging of development in a manner which can be accommodated by the timely
provision of public utilities, facilities, and services.
The PUD Plan has additional standards and limitations, some more restrictive and some less
restrictive than the UDC. Most provisions are a commitment to standards that ensure
compatibility between the uses and provide clear development expectations as the project
progresses over time. Most of the 50 Heritage Trees will be preserved, both in the parkland, the
apartment zone, and the private open space. A Master Sign Plan will be required at the time of
first Site Plan that will be cohesive throughout the project.
The PUD provides two acres of parkland, with improvements, a 2-acre fire station, and a 20-22
acre private open space lot around the edge of the cliff area that will remain natural with a future
trail. The public parkland will contain a 10’ shared-use trail out to Inner Loop sidewalk and
connected internally to the rest of the development.
Modifications to the UDC are noted as follows:
Page 78 of 80
Planning Department Staff Report
Georgetown 120 – REZ-2013-016 Page 5 of 6
Development
Standard
Code Requirement PUD Standard
External
Setback
10 feet residential
25 feet commercial
50 feet to adjacent residential outside
of boundary
Building
Height – MF-2
45 feet 55 feet
Impervious
Cover
Varies per district (outside of
Edwards Aquifer)
10% increase per land use with offset
provided by 24+ acres of protected
open space and parkland
Parkland/Trail
s/Open Space
1 acre required per 50 units. Or
fees-in-lieu at $250 per unit.
Development requirements
undetermined due to unspecified
total residential units.
Developer commits to a 2.0 acre
parkland with a minimum $60,000 of
improvements including playground,
pavilion, trails, etc. with parking and
public street access
Civic Use None required 2-acre fire station dedicated to the City
Staff Analysis
Staff has determined that the proposed mixed-use development is consistent with the goals and
policies of the 2030 Comprehensive Plan. It supports the Overall Transportation Plan, Future Land
Use Plan, and Parks Master Plan by providing adequate public facilities for the provided land uses
and densities. It supports the Utility Master Plan by providing extensions and master plan facilities
and provides at no cost to the City 2 acres of land to provide future fire services to the area. It is a
cohesive development with supporting uses that will serve the development and the surrounding
area. The standards within provide flexibility and assurance that the development will have
commonality. The provided parkland will have immediate amenities benefitting the public and
have fantastic tree cover and views of the city skyline. The development is also sensitive to the
neighboring properties with a 50-foot setback.
The PUD is consistent with the UDC zoning and PUD approval criteria and supports the City’s
goals for balanced development and commercial at key intersections.
Staff Recommendation:
Staff is recommending approval of the PUD.
Public Comments
No public comments have been received.
Page 79 of 80
Planning Department Staff Report
Georgetown 120 – REZ-2013-016 Page 6 of 6
Meetings Schedule
December 6 – Planning and Zoning Commission public hearing
January 10, 2017 – City Council public hearing and ordinance reading
January 24, 2017 – City Council final ordinance reading
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Aerial Map
Page 80 of 80