HomeMy WebLinkAboutAgenda_P&Z_07.05.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
July 5, 2016 at 6:00 PM
at 101 E. Sev enth Street, Georgetown, Texas 78626
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Regular Session
(This Regular S es s io n may, at any time, b e rec es s ed to convene an Exec utive S es s io n fo r any p urpose
authorized b y the Op en Meetings Act, Texas Go vernment Co d e 551.)
A Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting P ro cedures
Action from Executive Session
B As of the d ead line, no persons were signed up to s peak on items other than thos e p o s ted o n the agend a.
Consent Agenda
The Statutory Cons ent Agenda inc ludes non-c o ntro versial and ro utine items that may be acted up o n with one
s ingle vo te. An item may b e pulled from the Cons ent Agenda in o rd er that it b e dis c us sed and acted up o n
individ ually as part of the Regular Agenda.
C Co nsideration of the Minutes from the June 21, 2016 P &Z meeting.
D Consideration and p o s s ib le ac tion on a Preliminary Plat fo r the Annie Purl Elementary Sc hool trac ts ,
being 34.21 ac res out o f the W. Ad d is o n S urvey, lo cated at 1953 Map le Street. (P P-2016-003, Annie Purl
Elementary S c ho o l) Caro lyn Ho rner, AIC P, P lanner
Legislativ e Regular Agenda
E Public Hearing and possible actio n o n a req ues t for a Comprehensive Plan Amendment to c hange
approximately 11.65 ac res in the Anto nio F lo res S urvey fro m the Mo derate Dens ity Residential Future
Land Use c atego ry to the High Density R es id ential c atego ry, lo cated at the s outhwest c o rner o f the
intersec tio n o f the Geo rgeto wn Railro ad with Northeast Inner Loop. (CPA-2016-002, Stillwater) Mike
Elab arger, S enior Planner
Page 1 of 39
F Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 2.3 ac res in the Lewis J.
Dyc hes Survey, lo cated at 4 S ierra Way Street, from the Agriculture (AG) Dis trict to the Indus trial (IN)
Dis tric t. (REZ-2016-019, Hac he Inves tments Build ing) Caro lyn Ho rner, AIC P, P lanner
G Dis cus s ion Items :
Update on the Unified Development C o d e Advis o ry Committee (UDC AC ) meetings .
(Commis s ioner Bargainer)
Update on the Geo rgeto wn Transp o rtatio n Ad visory Board (GTAB) meetings . (Commissioner
Rankin)
Ques tio ns o r c o mments from Commis s io ners-in-Training about the ac tio ns and matters c o nsidered
on this agenda.
Remind er of the next P lanning and Zoning Co mmis s io n meeting on July 19, 2016 in the Co uncil
Chamb ers loc ated at 101 East 7th Street, s tarting at 6:00 p m.
Adjournment
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2016, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
____________________________________
S helley No wling, City Sec retary
Page 2 of 39
City of Georgetown, Texas
Planning and Zoning
July 5, 2016
SUBJECT:
Cons id eration o f the Minutes fro m the June 21, 2016 P&Z meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Minutes - June 21, 2016 Cover Memo
Page 3 of 39
Page 1 of 2
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, June 21, 2016 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Commissioners: Josh Schroeder, Chair; Andy Webb, John Marler and Alex Fuller
Commissioner(s) Absent: Kevin Pitts, Vice-Chair, Scott Rankin, Secretary
Commissioners in Training: Aaron Albright and Gary Leissner
Commissioner(s) in Training Absent: Thomas Burlew
Staff Present: Valerie Kreger, Principal Planner; Jordan Maddox, Principal Planner,
Long Range; Mike Elabarger, Senior Planner; Juan Enriquez, Planner; David Munk,
Utilities Engineer and Stephanie McNickle, Recording Secretary.
A. Chair Schroeder called the meeting to order at 6:00 p.m.
Chair Schroeder stated the order of the meeting and that those who speak must turn in
a speaker form to the recording secretary before the item that they wish to address
begins. Each speaker is permitted to address the Commission once for each item, for a
maximum of three (3) minutes, unless otherwise agreed to before the meeting begins.
As of the deadline for this agenda, no persons were signed up to speak on items other
than what was posted on the agenda.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be
acted upon with one single vote. An item may be pulled from the Consent Agenda in
order that it be discussed and acted upon individually as part of the Regular Agenda.
C. Consideration and possible action on a Preliminary Plat for Wheeler Tract, being
52.48 acres out of the F.A. Hudson, J.S. Patterson, Wm. Addison, and Joseph
Robertson Surveys, located at 2931, 2950, and 2991 FM 1460 and 2211, 2311, and 2319
Westinghouse Road. (PP-2015-021, Wheeler Tract) Mike Elabarger, Senior Planner
D. Consideration of the Minutes from the June 7, 2016 P&Z meeting.
Motion by Commissioner Marler to approve the consent agenda including the
minutes from the June 7, 2016, Planning and Zoning meeting. Second by
Commissioner Fuller. Approved. (4-0)
Legislative Regular Agenda
E. Public Hearing and possible action on a request to Rezone 67.864 acres of the
Page 4 of 39
Page 2 of 2
William Addison Survey located at 801 Carlson Cove from the Agriculture (AG)
District to the Residential Single-Family (RS) District. (REZ-2016-017, Carlson Tract)
Juan Enriquez, Planner
Juan provided an overview of the Rezone Application request, description of project
and recommended approval.
Chair Schroeder opened the Public Hearing. No one came forward the Public
Hearing was closed.
Motion by Commissioner Marler to recommend to City Council approval of a
request to Rezone 67.864 acres of the William Addison Survey located at 801 Carlson
Cove from the Agriculture (AG) District to the Residential Single-Family (RS)
District. Second by Commissioner Webb. Approved. (4-0)
F. Public Hearing and possible action on a request to Rezone 13.788 acres of the Joseph
Thompson Survey located at 3300 FM 2243 on the north side of FM 2243 (Leander
Road), between County Road 176 and Weir Ranch Road from the Agriculture (AG)
District to the Residential Estate (RE) District. (REZ-2016-018, Lost Quarry
Subdivision) Juan Enriquez, Planner
Juan provided an overview of the Rezone Application request, description of project
and recommended approval.
Chair Schroeder opened the Public Hearing. No one came forward the Public
Hearing was closed.
Motion by Commissioner Fuller to recommend approval of a request to Rezone
13.788 acres of the Joseph Thompson Survey located at 3300 FM 2243 on the north
side of FM 2243 (Leander Road), between County Road 176 and Weir Ranch Road
from the Agriculture (AG) District to the Residential Estate (RE) District. Second by
Commissioner Webb. Approved. (4-0)
Discussion Items:
• Update on the Unified Development Code Advisory Committee (UDCAC)
meetings. (Commissioner Bargainer) NA
• Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
(Commissioner Rankin) NA
• Questions or comments from Commissioners-in-Training about the actions and
matters considered on this agenda. NA
• Reminder of the next Planning and Zoning Commission meeting on July 5, 2016
in the Council Chambers located at 101 East 7th Street, starting at 6:00 pm.
Adjourn at 6:18 p.m.
____________________________________ ____________________________________
Josh Schroeder, Chair Scott Rankin, Secretary
Page 5 of 39
City of Georgetown, Texas
Planning and Zoning
July 5, 2016
SUBJECT:
Consideration and pos sible actio n o n a Preliminary Plat for the Annie P url Elementary S cho o l tracts ,
b eing 34.21 ac res o ut of the W. Addison Survey, loc ated at 1953 Maple Street. (PP -2016-003, Annie Purl
Elementary Sc hool) Carolyn Horner, AICP, Planner
ITEM SUMMARY:
Background:
The ap p licant propos es to s ubdivid e 34.21 ac res o f land within the City limits into two (2) non-res id ential
lo ts. One lot will b e develo p ed with Annie Purl Elementary S cho o l's new build ing. No new streets are
p ro p o s ed , and parkland d ed icatio n is no t required .
Public Comment:
To d ate, no p ublic c o mments has been rec eived .
Staff Recommendation:
Staff rec o mmend s approval of the Preliminary Plat for 34.21 acres in the William Ad d is o n Survey.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, Planner, and Sofia Nels o n, C NU-A, P lanning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Preliminary Plat Backup Material
Page 6 of 39
Georgetown Planning Department Staff Report
Annie Purl Elementary School Subdivision, Preliminary Plat Page 1 of 2
Report Date: June 16, 2016
File No: PP‐2016‐003
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: Annie Purl Elementary School Subdivision
Project Address: 1953 Maple Street
Total Acreage: 34.21 acres
Legal Description: 34.21 acres in the William Addison Survey
Applicant: Georgetown Independent School District
Property Owner: Georgetown Independent School District
Contact: P.J. Stevens, Steger Bizzell
Plat Summary
Proposed Lots: 2 lots
Proposed Streets: No new streets proposed
Heritage Tree(s): 1
Parkland Dedication: None required
Site Information
Location:
The property is located within the City limits, east on Maple Street and north of Quail Valley
Drive.
Physical Characteristics:
Annie Purl Elementary School and associated buildings are located on site, in proposed Lot 1.
The remainder of the site, Lot 2, is sports fields. There are numerous large trees on Lot 1, and 1
Heritage Tree.
History
The northern portion of the subject property was annexed into the City of Georgetown in 1915.
The southern portion of the property, currently used as sport fields, was annexed into the City in
1987. No available ordinances were found to establish when the current zoning of Residential
Single‐family (RS) was placed on the property.
Annie Purl Elementary opened in 1953. The school expanded in 1986 with the addition of a
Gymnasium building, and again in 1993 with a classroom addition. Throughout the period 1953‐
2007, various portable classroom buildings were added to the property, adding additional
classroom space, and a new school bus loop.
Page 7 of 39
Planning Department Staff Report
Annie Purl Elementary School Subdivision, Preliminary Plat Page 2 of 2
Utilities
Electric, Water and Wastewater services are provided by the City of Georgetown.
Transportation
Annie Purl Elementary School’s main entrance is located on Maple Street, a Collector‐level
roadway on the City’s Overall Transportation Plan. Currently, the site can also be accessed off
Laurel Street, a residential street.
Staff Analysis
The proposed Preliminary Plat meets the requirements of the Unified Development Code and PF
District development standards, and is presented for approval.
Attachments
Attachment 1 – Location Map
Attachment 2 – Preliminary Plat
Page 8 of 39
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PP-2016-003Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Page 9 of 39
Page 10 of 39
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Page 12 of 39
City of Georgetown, Texas
Planning and Zoning
July 5, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t fo r a Comprehensive Plan Amendment to change
ap p ro ximately 11.65 acres in the Antonio Flores Survey from the Moderate Dens ity Res id ential Future
Land Us e c ategory to the High Dens ity Res idential category, loc ated at the s o uthwes t corner of the
inters ectio n of the Georgetown Railroad with No rtheas t Inner Lo o p . (CPA-2016-002, S tillwater) Mike
Elabarger, Senio r P lanner
ITEM SUMMARY:
Background:
The ap p licant has reques ted to change the Future Land Us e c atego ry fo r 11.65 ac res from the Moderate
Dens ity Res idential category to the High Dens ity Res idential category. It is noted that the ap p licant has
als o reques ted a rezo ning o f the s ubjec t p roperty to the High Density Multifamily (MF -2) d is tric t (REZ-
2016-013), whic h is und er review b y s taff, and mus t be p receded b y this Comprehensive P lan Amendment
req uest.
Public Comment:
To d ate, four (4) written pub lic comments have b een received , all from the ap p lic ants , in sup p o rt o f the
req uest.
Staff Recommendation:
Please refer to the s taff report regard ing a rec o mmendatio n.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Mike Elabarger, Senio r P lanner and So fia Nels on, CNU-A, Planning Direc to r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - Propos ed Future Land Us e category Backup Material
Attachment 5 - Public Comment Backup Material
Page 13 of 39
Georgetown Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 1 of 7
Report Date: June 30, 2016
File No: CPA‐2016‐002
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Stillwater
Project Address: NE Inner Loop
Location: Southwest corner of the
intersection of the
Georgetown Railroad and
NE Inner Loop
Legal Description: 11.65 acres in the Antonio
Flores Survey
Existing Use: Vacant/Undeveloped Land
Future Land Use: Moderate Density Residential
Proposed Future
Land Use: High Density Residential
Overview of Applicant’s Request
The applicant has requested to change the Future Land Use category for 11.65 acres from the
Moderate Density Residential category to the High Density Residential category for the purpose
of rezoning the property to the High Density Multifamily (MF‐2) district. The MF‐2 district
proposed in a pending rezoning case (REZ‐2016‐013) is under review by staff, but is not
consistent with the current Moderate Density Residential category. Therefore, the applicant is
submitting this Comprehensive Plan Amendment (CPA) to facilitate that zoning request.
The CPA application will precede consideration of the associated rezoning application so that the
Commission and Council can fully vet and determine the appropriateness of this future land use
category on this site. If the Commission and Council should vote to not support this application,
the subsequent rezoning request should also not be supported.
Site Information
Location:
The subject property is located on NE Inner Loop and is comprised of two properties that are
both just over five‐acres each, and a portion of a third property this is just over five‐acres.
Physical Characteristics:
The property is flat and undeveloped with few trees and shrubs, devoid of any discernible
natural features. Access to the property at this time is only by NE Inner Loop.
Page 14 of 39
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 2 of 7
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North (AG) Agriculture Moderate Density Residential Undeveloped AG land
South (AG) Agriculture Moderate Density Residential Self‐storage use
East NE Inner Loop Moderate Density Residential NE Inner Loop
West (AG) Agriculture Moderate Density Residential Undeveloped AG land
Property History
The property was annexed into the City in 2006 (Ordinance 2006‐121) as part of a larger
annexation which totaled approximately 209 acres of land in the area south of the railroad tracks
and west of Inner Loop. The subject site was and remains zoned Agriculture (AG).
Transportation
The subject property’s access is via NE Inner Loop. As development occurs, driveways and
possibly public streets will be determined through the subdivision and/or site development plan
review processes. A Traffic Impact Analysis (TIA) may be required at a later date based on
proposed uses and the daily trips generated from them.
Utilities
The property is in a triple‐certified area for electric service between the City of Georgetown and
retail providers Oncor and Pedernales Electric Cooperative (PEC). The property is currently in
the service area of the Jonah Water Special Utility District (“Jonah”). Wastewater services would
be provided by the City of Georgetown. The State Highway 130 corridor, between FM 971 and
University Avenue (State Highway 29), has wastewater service challenges due to limited
regional infrastructure in this area.
The applicant has met with the Systems Engineering Department to discuss possible wastewater
service solutions for this particular site. A semi‐permanent solution for wastewater service to
this site has been reached, which would serve only this site and will not serve as a long‐term
wastewater solution in this area.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this property is Moderate Density Residential. This land
use category principally comprises single family neighborhoods that can be accomodated at a
density ranging between 3.1 and 6 dwelling units per acre with housing types including small‐lot
detached and attached single‐family dwellings (such as townhomes). The category can also
support complementary non‐residential uses along arterial roadways such as neighborhood‐
serving retail, office, institutional, and civic uses.
Page 15 of 39
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 3 of 7
Growth Tier:
The 2030 Plan Growth Tier Map designation is Tier 1B (Developing). Such designated areas
are presently within the City limits and are generally under‐served by infrastructure, and are
where such services and facilities will likely be needed to meet the growth needs of the City
once Tier 1A approaches buildout. The 2030 Plan advises the City to provide a full array of
services and facilities with adequate capacities in Tier 1A, prior to initiating additional major
investments in Tier 1B.
Due to the utility challenges that may exist in parts of the Tier 1B areas, the 2030 Plan calls for
requests for rezonings, additional infrastructure extensions, and development approvals to be
accompanied by comprehensive assessments of impacts to include both capital and operating
costs associated with water, wastewater, road capacity, police, fire, EMS, and schools. The City
does not currently have a financial model that analyzes the cost to serve a particular project. In
lieu of not using a financial model, careful consideration should be paid to the impact of growth
within the Tier 1B areas.
Proposed Future Land Use Category
As shown in Exhibit 4, the applicant is seeking to change the Future Land Use category for an
11.65 acre portion of the property from Moderate Density Residential to High Density
Residential. The proposed category is described in the 2030 Comprehensive Plan as being for
residential uses at a density over 6 dwelling units per acre, providing opportunities for housing
stock diversity while maintaining compatible neighborhood scale and character. The category
would support housing types including duplexes, triplexes, fourplexes, apartments,
condominiums, life care, and other multifamily forms of housing. Location for these types of
land uses is ideal near major activity and employment centers and areas suitable for future
transit service.
Staff Analysis
The Northeast Inner loop corridor, between FM 971 and University Avenue, is a largely
undeveloped portion of the city. The 2030 Future Land Use plan identifies this area to include a
variety of residenital density levels, commercial nodes at major intersections, open space along
the San Gabriel River, and supporting commercial uses along the corridor. Historically, this area
has experienced, and continues to experience, wastewater service challenges due to the lack of
infrastructure needed to support development in this corrdior.
A detailed review of the Inner Loop corridor in the Future Land Use plan finds a variety of uses
proposed within this area of the City. Within the FM 971 and University Avenue segment of the
Northeast Inner Loop, the Future Land use plan idenifies two primary commercial nodes. The
first node is planned for the 971 and SH 130 intersection to accommodate retail, professional
office, and service‐oriented business activities that serve more than one residential
neighborhood. The second commercial node, at the intersection of NE Inner loop and University
Page 16 of 39
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 4 of 7
Avenue, is slightly more intense. This node is planned for large concentrations of commercial
uses that serve or draw a regional market, such as major shopping centers or stand‐alone big‐box
retail. Between these commercial nodes are areas planned as Mixed Use Community and
Moderate Density Residential areas, providing the residential base for those activity centers.
Given conditions of limited road access, floodplain, and utilities, staff believes this is an area that
should be examined closely to ensure the envisioned land uses are implementable.
The applicant has stated a desire to develop a multifamily use within the area of this proposed
amendment, with a single family development to the west of the area currently being reviewed.
Due to the intensity proposed for the single family development, a Future Land Use plan
amendment is not required for the remainder of the tract. However, since the applicant is
seeking an intensity of more than 6 units per acre for a multifamily development, a change is
required to facilitate a rezoning amendment for the High Density Multifamily (MF‐2) district. As
a general practice, the 2030 Plan supports a balanced mix of residential and commercial uses.
The UDC identifes that amendments to the 2030 Plan may be considered when the request
maintains sound, stable, and desirable development that is consistent with the goals and policies
of the 2030 Plan. Additionally, the UDC establishes approval criteria in analyzing the long term
effects of a Comprehensive Plan Amendment. Below is a summary of land use goals stated
within the 2030 Plan and used to evaluate this request. Additionally, an evaluation of the UDC
approval criteria is included with staff evaluation of each criteria statement.
Promote sound, sustainable, and compact development patterns with balanced land uses,
a variety of housing choices, and well integrated transportation, public facilities, and open
space amenities.
Provide a development framework for the fringe that guides sound and sustainable
patterns of land use, limits sprawl, protects community character, demonstrates sound
Page 17 of 39
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 5 of 7
stewardship of the environment, and provides for efficient provision of public services
and facilities as the City expands.
Attract desired forms of balanced development, creating quality urban, suburban, and
rural places that offer a choice of setting and lifestyle.
Encourage residential developments that are well‐connected to the larger community,
planned and designed to compliment the heritage and natural character of the City, and
offer a variety of housing types and price ranges.
Encourage sound, compact, and quality growth, including pedestrian‐friendly
development patterns that incorporate mixed‐uses, a variety of densities, and resource
conservation while accommodating public transportation, alternative fuel vehicles,
biking, and walking as convenient substitutes for automobile use.
Encourage the staged, orderly expansion of contiguous development to coincide with the
expansion of roads and infrastructure.
The points above can both support and refute the proposed amendment. While the amendment
would facilitate a housing type and price‐point not currently provided in the area, it would be
placing a high density residential location in an area largely devoid of any development, and not
building on existing development patterns for which it would be supportive to. The area is
highly auto‐dependent, and due to the lack of immediate service options (beyond an elementary
and middle school), would demand vehicular trips for the most basic of needs. The lack of
compact development patterns, contiguous development, and established development in this
area leads this request to be contrary to adopted land use goals.
Section 3.04.030.B of the UDC contains the following criteria for which an amendment request
should be considered against.
1. The need for the proposed change;
Staff Finding: The proposed amendment is required to enable the applicant to request a multifamily
zoning district, which otherwise would not be compatible with the existing Moderate Density
Residential land use category.
2. The effect of the proposed change on the need for City services and facilities;
Staff Finding: The proposed amendment, if ultimately fulfilled with a multifamily development,
would require developer funded infrastructure improvements for water and wastewater, and
possibly improvements to NE Inner Loop if warranted through a traffic impact analysis. This is an
area that is sparsely occupied, and if developed residentially, would require increased police, fire,
and EMS response to the area.
Page 18 of 39
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 6 of 7
3. The compatibility of the proposed changes with the existing uses and development
patterns of nearby property and with the character of the neighborhood; and
Staff Finding: The proposed amendment would not negatively impact immediately surrounding
uses, which consists of a self‐storage use directly south of the property in existence at time of
annexation. North of the railroad tracks is the established Katy Crossing single‐family
neighborhood, and a school campus including an elementary and middle school. A high‐density
development could provide a housing type not available in the immediate area. The proposed
category is described in the 2030 Plan as being ideally suited near major activity and employment
centers and in areas suitable for future transit service, and neither of those situations – in a
developed form ‐ currently exist. Since this areas is not developed the proposal could have the
ability to a set a pattern of development where one does not currently exist.
4. The implications, if any, that the amendment may have for other parts of the Plan.
Staff Finding: The proposed amendment would facilitate a stand‐alone multifamily use that is
neither near a major activity/employment center nor future transit service. There are no
multifamily developments on or immediately adjacent to Inner Loop for the entire stretch between
the two intersections with Interstate 35. However, there are several areas zoned or planned on the
Future Land Use map for high density residential through that area.
Cumulatively, the points and findings above do not indicate an affirmative or negative level of
support from staff. The land use goals adopted in the 2030 Plan and included above are
predicated on timing and balance of land use development. The above stated goals focus on
compact and contiguous development that limit gaps from occurring in the City’s growth. In
staff’s evaluation of the request, it appears that from a transition in land uses perspective,
moderate density residential to high density residential is acceptable. However, given the
importance of the land use goals, and the importance that timing and connection to existing
development plays in fulfilling those land use goals, it does not appear this request is fully in
sync with the goals of compact, contiguous, and orderly expansion of development.
Staff acknowledges that the current category – Moderate Density Residential – does not
necessarily translate to the best use of the subject property immediately fronting an arterial
roadway such as Northeast Inner Loop. While the vision and goals as stated in the
Comprehensive Plan support higher residential densities in key locations across the City, the
proposed category is meant to be supportive to both lower density neighborhoods and non‐
residential uses (neighborhood‐serving retail and services), and the immediate area is devoid of
such development.
For those reasons, staff is not providing a recommendation at this time.
Page 19 of 39
Planning Department Staff Report
Stillwater – Comprehensive Plan Amendment Page 7 of 7
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property and within City jurisdiction (8 notices mailed) were notified of the
Comprehensive Plan Amendment application. Additionally, a legal notice advertising the public
hearing was placed in the Sun Newspaper (June 18, 2016) and signs were posted on‐site. To
date, staff has received four (4) written comments in support of the application.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – Proposed Future Land Use
Attachment 5 – Public Comment
Page 20 of 39
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Attachment 1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map
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ParcelsCity LimitsGeorgetown ETJ
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Future Land Use / Overall Transportation Plan
Attachment 2
CPA-2016-002
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Employment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
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Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
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High Density Residential
0 ¼½¾Mi
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Page 22 of 39
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Zoning InformationCPA-2016-002
Attachment 3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
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Page 28 of 39
City of Georgetown, Texas
Planning and Zoning
July 5, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 2.3 acres in the Lewis J.
Dyches Survey, loc ated at 4 Sierra Way Street, fro m the Agric ulture (AG) Dis tric t to the Ind ustrial (IN)
District. (REZ-2016-019, Hache Investments Building) Carolyn Horner, AICP, Planner
ITEM SUMMARY:
Background:
The ap p licant has reques ted to rezo ne the developed 2.3 acre lo t fro m Agric ulture (AG) District, as s igned
at time o f annexatio n in 2008, to Indus trial (IN) Dis tric t in o rd er to make the exis ting use o f the p ro p erty
confo rming.
Public Comment:
To d ate, no written pub lic comments have been received .
Staff Recommendation:
Staff rec o mmend s approval of the reques t to rezone the 2.3 acre lo t to the IN Dis trict.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, and Sofia Nelson, CNU-A, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - IN Dis trict Us es and Standards Backup Material
Page 29 of 39
Georgetown Planning Department Staff Report
REZ‐2016‐019 Hache Investments Building‐AG to IN Page 1 of 6
Report Date: July 1, 2016
File No: REZ‐2016‐019
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: Hache Investments Building
Location: 4 Sierra Way
Total Acreage: 2.3 acres
Legal Description: Georgetown Technology Park Lot
4
Existing Use: Manufacturing
Existing Zoning: Agriculture (AG)
Proposed Zoning: Industrial (IN)
Future Land Use: Community Commercial and
Employment Center
Overview of Applicant’s Request
The applicant has requested to rezone the subject property from the Agriculture (AG) District
to the Industrial (IN) District. The property was annexed in 2008 and assigned the default AG
District. The requested rezoning would place the existing uses into the proper zoning district
and correct their legal non‐conforming status. No new construction is proposed at this time.
Site Information
Location:
The subject property is located on the east side of the northbound IH‐35 frontage road
between Blue Springs Boulevard and Fox Drive. See Exhibit 1.
Physical Characteristics:
The subject property, which is within the Georgetown Technology Park subdivision, is
generally flat with no physical features. All lots currently gain access from Sierra Way, a cul‐
de‐sac from the interstate frontage road.
Inner Loop
Sierra Way
Page 30 of 39
Planning Department Staff Report
REZ‐2016‐019 Hache Investments Building‐AG to IN Page 2 of 6
Surrounding Properties:
The subject property is in the platted Georgetown Technology Park, otherwise known as an
‘industrial or business park’, despite the various zoning designations within it. Surrounding
this subdivision is largely undeveloped parcels awaiting development. To the south is a mix
of vacant land and several higher‐intensity commercial type uses on the frontage road. The
area to the east is comprised of very large properties in the City’s ETJ, and are vacant or used
as rural residential. North of Sierra Way are two mobile/manufactured home sales businesses.
Location Zoning Future Land Use Existing Use
North AG, Agriculture Community Commercial,
Employment Center Commercial Use
South AG, Agriculture Community Commercial,
Employment Center Industrial Use
East AG, Agriculture Employment Center Vacant/Industrial
West AG, Agriculture /
IN, Industrial Community Commercial Industrial Use
Page 31 of 39
Planning Department Staff Report
REZ‐2016‐019 Hache Investments Building‐AG to IN Page 3 of 6
Property History
The subject property is part of the Georgetown Technology Park Subdivision, platted in 1992.
The property was annexed into the City on December 9, 2008 (Annexation Ordinance 2008‐
083) as part of a large involuntary annexation that totaled 69 acres out of the F.A. Hudson and
L.J. Dyches Surveys and portions of the B&T Subdivision and Georgetown Technology Park
Subdivision.
2030 Comprehensive Plan
The subject property is located within a future land use transition area of Employment Center
and Community Commercial. The Community Commercial designation is intended for areas
that accommodate retail, professional offices, and service oriented business activities that
serve more than one residential neighborhood. The Employment Center designation is for
tracts of undeveloped land located at strategic locations, which are designated for well
planned, large scale employment and business activities. The existing development is much
more a “business” park than an “industrial” park, hosting mostly indoor and ‘clean’ industrial
type uses. The subject property is developed with professional office uses.
The 2030 Plan Growth Tier Map designation is Tier 1A (Developed, Redeveloping), 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.
Utilities
Electric, water and wastewater are served by the City of Georgetown. It is anticipated that
Page 32 of 39
Planning Department Staff Report
REZ‐2016‐019 Hache Investments Building‐AG to IN Page 4 of 6
there is adequate capacity to serve this property either by existing capacity or developer
participation in upgrades to infrastructure.
Transportation
The subject property has 245 feet of street frontage on Sierra Way and approximately 345 feet
of frontage on Courtney Drive. Sierra Way is a cul‐de‐sac street only accessible from the
north‐bound IH‐35 frontage road, just south of the Exit 259 North‐bound ramp. Courtney
Drive diverts off of Sierra Way to the south, and will likely connect to a large undeveloped
parcel to the south that is currently in the City’s ETJ. A Traffic Impact Analysis (TIA) was not
deemed necessary for review of this rezoning, as the site is largely developed, and no new
development has been proposed following this rezoning. Should any new development be
proposed in the future, and a site plan is submitted, trip generation will be reviewed at that
time, possibly triggering the need for a TIA.
Proposed Zoning District
The IN District is intended to provide a location for manufacturing and industrial activities
that may generate some nuisances. Traffic generation often includes heavy vehicles, making
access to an arterial or freeway necessary. Unless separated by a major roadway, the district is
not appropriate adjacent to any residential areas. Typical uses would include contractor
services, manufacturing and warehousing operations, and materials and natural resource
processing. General (Professional) office uses are permitted by right in this district. See
Exhibit 4 for a full list of uses.
Staff Analysis
Located within a future land use transition area, the properties located along Sierra Way most
closely reflect the goals of the Employment Center land use designation. Given the existing
type of development and the incongruity with the base Agriculture zoning, the proposed
district is appropriate and supportive of the City’s larger goals for job creation that these two
categories encompass.
Specifically, Goal 1, Policies and Actions 1.A, states “Encourage a balanced mix of residential,
commercial, and employment uses at varying densities and intensities, to reflect a gradual transition
from urban to suburban to rural development.” The rezoning will allow compatible uses
consistent with the development patterns in the area.
Page 33 of 39
Planning Department Staff Report
REZ‐2016‐019 Hache Investments Building‐AG to IN Page 5 of 6
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
An application must provide the necessary
information to review and make a knowledgeable
decision in order for staff to schedule an
application for consideration by P&Z and City
Council. This application was reviewed by staff
and deemed to be complete.
The zoning change is consistent with the
Comprehensive Plan
The proposed zoning change is consistent with the
Future Land Use of the 2030 Comprehensive 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 zoning change request promotes health, safety
and general welfare of the City because it supports
orderly development by placing zoning districts in
the appropriate location.
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood
The proposed rezoning is compatible with the
surrounding zoning districts, specifically those
located to the north and south of the site.
The property to be rezoned is suitable for uses
permitted by the District that would be applied
by the proposed amendment.
The uses allowed in the RS District are appropriate
at this location given the majority of the existing
land uses surrounding the property are single
family residential.
Findings:
Based on the information presented, staff has made the following findings:
1. The Industrial District is the appropriate non‐residential district for an existing
industrial/business park. Most of the other lots on Sierra Way that have been annexed;
most have been rezoned to the Industrial District, and therefore this rezoning request will
be consistent with the surrounding area in terms of the types of uses that will be
established.
2. The property is located on a cul‐de‐sac, with access from the northbound Interstate 35
frontage road. The surrounding uses are non‐residential, with limited traffic onto the
frontage road.
3. The subject property is developed with a building and uses that would be permissible in
the proposed district, alleviating legal non‐conforming status of the existing uses.
4. The rezoning request will help rectify incongruous zoning district situations as seen in this
subdivision.
Staff Recommendation
Staff recommends approval of the request rezoning based on the above‐mentioned findings.
Page 34 of 39
Planning Department Staff Report
REZ‐2016‐019 Hache Investments Building‐AG to IN Page 6 of 6
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius
of the subject property and within City jurisdiction (6 notices mailed) were notified of the
rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper and a sign was posted on‐site.
To date, staff has received zero phone calls, and zero written or verbal comments in support
or against the applicant’s rezoning proposal.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use
Attachment 3 – Zoning Map
Attachment 4 – Industrial District Standards & Uses
Page 35 of 39
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Exhibit #2
REZ-2016 -019
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Em ployment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
0 ¼½¾Mi
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S E I N N E R L O O P
BLUE S P R I N G SBLVD
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Zoning InformationREZ-2016-019Exhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
Le ge ndSiteParcelsCity LimitsGeorgetown ETJ
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Maximum Building Height = 45 feet Front Setback = 25 feet Bufferyard = 30 feet with a fence and
Side Setback = 10 feet plantings adjacent to AG, RE, RL,
Side Setback to Residential = 25 feet RS, TF, MH, TH, MF‐1, or MF‐2
Rear Setback = 10 feet districts
Rear Setback to Residential = 35 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Emergency Services Station Business/Trade School Correctional Facility
Government/Post Office Animal Shelter Hospital
Naure Presreve/Community Garden Neighborhood Public Park Psychiatric Hospital
Food Catering Services Kennel Substance Abuse Clinic
Athletic Facility, Indoor/Outdoor Self‐Storage, Outdoor Cemetery, Columbaria, Mausoleum,
Driving Range Heliport or Memorial Park
Medical Complex Wireless Transmission Facility (>40') Sexually Oriented Business
General Office Seasonal Product Sales Major Event Entertainment
Integrated Office Center Farmer's market, Temporary Indoor Firing Range
Data Center Mobile/Outdoor Food Vendor Fuel Sales
Artisan Studio/Gallery Business Offices, Temporary Car Wash
Small Engine Repair Concrete Products, Temporary Airport
Self‐Storage, Indoor Construction Field Office Wireless Transmission Facility (<41')
Commercial Document Storage Construction Staging, Off‐site Resource Extraction
Event Catering/Equipment Rental Parking Lot, Temporary Oil Refinery/Distribution
Furniture Repair/Upholstery Waste Related Uses
Heavy Equipment Sales/Repair Wrecking, Scrap, Salvage yard
Pest Control/Janitorial Services
Office/Showroom
Wholesale Showrooms
Stone/Dirt/Mulch Sales Yards
Manufactured Housing Sales
Car Sales/Rental/Leasing Facility
Car Parts/Accessories Sales, Outdoor
Car Repair/Service, Limited
Bus Barn
Parking Lot, Off‐site/Commercial
Park‐n‐Ride Facility
Private Transport Service
Dispatch Facility
Rail or Transit Yard Allowed by Right con't
Transit Passenger Terminal
Utilities (Minor, Intermediate, Major) Truck Terminal
Contractor Services, Limited/General Lumber Yard
Movie Production Dry Cleaning/Laundry Plant
Printing/Publishing Asphalt/Concrete Batch Plant
Office/Warehouse Recycling Collection Center
Manufacturing, Processing and Meat Market
Assembly, Limited/General Taxidermist
Warehouse/Distribution, Limited/General
INDUSTRIAL (IN) DISTRICT
District Development Standards
Specific Uses Allowed within the District
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