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HomeMy WebLinkAboutAgenda_P&Z_08.18.2015Notice of Meeting for the Planning and Zoning Commission of the City of Georgetown August 18, 2015 at 6:00 PM at Williamson Room, Georgetown Municipal Complex, 300-1 Industrial Ave., Georgetown, Texas 78626 The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you require assistance in participating at a public meeting due to a disability, as defined under the ADA, reasonable assistance, adaptations, or accommodations will be provided upon request. Please contact the City at least four (4) days prior to the scheduled meeting date, at (512) 930-3652 or City Hall at 113 East 8th Street for additional information; TTY users route through Relay Texas at 711. Call to Order Pledge of Allegiance Comments from the Chair - Welcome and Meeting Procedures Action from Executive Session Public Wishing to Address the Board On a subject that is posted on this agenda: Please fill out a speaker registration form which can be found at the Board meeting. Clearly print your name, the letter of the item on which you wish to speak, and present it to the Staff Liaison, preferably prior to the start of the meeting. You will be called forward to speak when the Board considers that item. On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a written request with the Staff Liaison no later than one week prior to the Board meeting. The request must include the speaker's name and the specific topic to be addressed with sufficient information to inform the board and the public. For Board Liaison contact information, please logon to http://government.georgetown.org/category/boards-commissions/. A - As of the deadline, 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. B Consideration of the draft minutes from the August 4, 2015 meeting. C Consideration and possible action on a Preliminary Plat of 32.651 acres in the Isaac Jones Page 1 of 147 Survey and George Thompson Survey, located at 4870, 4880, 4888, and 4900 Williams Drive, to be known as Gatlin Creek Subdivision Section 1. (PP-2015-008) Mike Elabarger, Senior Planner Legislative Regular Agenda D Public Hearing and possible action on a Rezoning from the Agriculture District (AG) to General Commercial District (C-3) for 5.83 acres of land in the Lewis J. Dyches Survey, Abstract 180, located at the northwest corner of S.E. Inner Loop and F.M. 1460. (REZ-2015-003) Carolyn Horner, AICP, Planner E Public Hearing and possible action on a request for Rezoning of a Southeast Part of Block Two, Snyder Addition, being 0.339 Acres, located at 711 East University Avenue, from the Office District (OF) to the Residential Single-family District (RS). (REZ-2015-010) Mike Elabarger, Senior Planner F Public Hearing and possible action on a request for Rezoning of 9.241 acres out of the Barney C. Low Survey, Abstract No. 385, located at the southwest corner of F.M. 1460 and Westinghouse Road (C.R. 111), known as Teravista Commercial 3, from the Agriculture District (AG) to 5.0 acres of the General Commercial District (C-3) and 4.24 acres of the Local Commercial District (C-1). (REZ-2015-007) Mike Elabarger, Senior Planner G Public Hearing and possible action on amendments to the Unified Development Code (UDC) to revise Chapters 1, 3-9, 11-13, and 16 related to the UDC Development Manual, Annexation process, Site Plan requirements, Planned Unit Development (PUD) District standards, accessory dwelling units, commercial building size limitations, civic use access limitations, self-storage facilities, accessory structures, patios, non-residential district setbacks, non-residential building design requirements, fence standards, parking space dimensions, Housing Diversity Development and Workforce Housing Development, and sanitary sewer systems requirements. (Valerie Kreger) H Public Hearing and possible action on executive amendments to the Unified Development Code (UDC) to revise Chapters 2-7 and 16 to codify City Council Ordinances and Director Interpretations related to UDC text amendments, overlay districts, determination of unlisted uses, outdoor living areas, and unified developments. Valerie Kreger, AICP, Principal Planner I Discussion Items: Update on the Unified Development Code Advisory Committee (UDCAC) meetings. Update on the Georgetown Transportation Advisory Board (GTAB) meetings. (Commissioner Rankin) Reminder and possible discussion of the September 1, 2015 and September 15, 2015, Planning and Zoning Commission meeting in the Council Chambers located at 101 East 7th Street, starting at 6:00pm. Adjournment CERTIFICATE OF POSTING I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public at all times, on the ______ day of __________________, 2015, at __________, and remained so posted for at least 72 continuous hours preceding the scheduled time of said meeting. Page 2 of 147 ____________________________________ Jessica Brettle, City Secretary Page 3 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: Consideration of the draft minutes from the August 4, 2015 meeting. ITEM SUMMARY: FINANCIAL IMPACT: NA SUBMITTED BY: ATTACHMENTS: Description Type Draft P&Z Minutes_August 4, 2015 Cover Memo Page 4 of 147 Page 1 of 2 City of Georgetown, Texas Planning and Zoning Commission Meeting Minutes Tuesday, August 4, 2015 at 6:00 PM Council Chambers 101 E. Seventh Street, Georgetown, Texas 78626 Commissioners: Josh Schroeder, Chair; Scott Rankin, Secretary; Andy Webb, Alex Fuller, John Marler, Kaylah McCord Commissioner(s) Absent: Kevin Pitts, Vice-Chair Commissioners in Training: Jay Warren, Tim Bargainer Commissioner(s) in Training Absent: Staff Present: Jordan Maddox, Principal Planner, Long Range; Carolyn Horner, Planner; and Tammy Glanville, Recording Secretary. 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. A. 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 B. Consideration of the draft minutes from the July 21, 2015 meeting. C. Consideration and possible action on a Preliminary Plat of Hills of Georgetown Village, being 29.998 acres in the William Roberts Survey, located on Rosedale Lane. (PP-2014-021) Carolyn Horner, Planner D. Consideration and possible action on a Preliminary Plat for 34 lots on 13 acres, to be known as Sun City Neighborhood 63. (PP-2015-007) Jordan J. Maddox, AICP, Principal Planner Motion by Commissioner McCord to approve the consent agenda including the minutes from the July 21, 2015 Planning and Zoning meeting. Second by Commissioner Marler. Approved. (6-0) Legislative Regular Agenda Page 5 of 147 Page 2 of 2 E. Public Hearing and possible action on a Rezoning from the Residential Single- family (RS) District to the General Commercial (C-3) District for 0.340 acres, containing all of Lots 7 and 8 of the North Georgetown Addition, located at 701 North Austin. (REZ-2015-005) Carolyn Horner, AICP, Planner Carolyn Horner provided an overview of the Plat Waiver request, description of project and recommend for approval. Chair Schroeder invited the applicant to speak. Applicant Christopher Bean reviewed the project and explained the additional lots would help accommodate for additional parking. The commissioners inquired about the name Pearl Snap Hall and applicant explained it’s going to be a wedding venue. Chair Schroeder opened the Public Hearing. No one came forward, the Public Hearing was closed. Motion by Commissioner Marler to approve Rezoning from the Residential Single-family (RS) District to the General Commercial (C-3) District for 0.340 acres, containing all of Lots 7 and 8 of the North Georgetown Addition, located at 701 North Austin. Second by Commissioner Fuller. Approved. (6-0) E. Discussion Items: Update on the proposed UDC amendments scheduled for Public Hearing at the August 18th P&Z meeting. Update on the Unified Development Code Advisory Committee (UDCAC) meetings. Maddox informed commissioners the UDCAC voted unanimously to take proposed UDC amendments to the August 18, 2015 Planning and Zoning Commission for recommendation to City Council. Update on the Georgetown Transportation Advisory Board (GTAB) meetings. (Commissioner Rankin) N/A Questions or comments from Commissioners-in-Training about the actions and matters considered on this agenda and an update of the July 29th Workshop. N/A Reminder of the August 18, 2015, Planning and Zoning Commission meeting at the Georgetown Municipal Complex located at 300-1 Industrial Ave. Motion to adjourn at 6:10 pm __________________________________ _______________________________ Josh Schroeder, Chair Scott Rankin, Secretary Page 6 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: Consideration and possible action on a Preliminary Plat of 32.651 acres in the Isaac Jones Survey and George Thompson Survey, located at 4870, 4880, 4888, and 4900 Williams Drive, to be known as Gatlin Creek Subdivision Section 1. (PP-2015-008) Mike Elabarger, Senior Planner ITEM SUMMARY: Background: The applicant proposes to subdivide 32.617 acres of undeveloped land into 3 non-residential lots and portions of two public streets comprising 1,726 linear feet. One entry landscape island lot and one Lift Station utility lot are also proposed, with a 1.52 acre area assigned as a Drainage Easement on Lot 1, Block A. The subdivision is proposed as two phases, with Block A Lot 1 and Block B Lot 1 (approx. 21 acres combined) being Phase 1, and a single 8+ acre lot fronting Williams Drive being Phase 2. Public Comment: Public notice is not required for a Preliminary Plat application. There have been no inquiries about the plat. Recommended Motion: Recommend Approval of the Preliminary Plat for 32.617 ac. in the Isaac Jones Survey, Abs. 361 and George Thompson Survey, Abs. 792. FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Mike Elabarger, Senior Planner and Jordan Maddox, Acting Planning Director ATTACHMENTS: Description Type Staff Report Cover Memo Exhibit 1 - Location Map Backup Material Exhibit 2 - Proposed Preliminary Plat Backup Material Page 7 of 147 Georgetown Planning Department Staff Report Gatlin Creek Section 1 - Preliminary Plat Page 1 of 2 Report Date: August 12, 2015 File No: PP-2015-008 Project Planner: Mike Elabarger, Senior Planner Item Details Project Name: Preliminary Plat of Gatlin Creek Subdivision Section 1 Project Address: 4880, 4888, and 4900 Williams Drive Location: South side of Williams Drive just east of Sun City (see Exhibit 1) Total Acreage: 32.617 acres Legal Description: 32.617 ac. in the Isaac Jones Survey, Abs. 361 and George Thompson Survey, Abs. 792. Applicant/Contact: Antonio Prete, P.E., CFM, CPESC, LEED Green Assoc. Principal Waeltz & Prete, Inc. Civil Engineers Property Owner: Georgetown’s Gatlin Creek Ltd. Proposed Lots: 3 non-residential development lots, 1 landscape lot, 1 utility lot Streets Proposed: 1,762 linear feet – one 50’ ROW Local Street and one 65’ (variable) ROW Residential Collector Parkland: Parkland dedication requirements to be determined at time of Site Plan approval. Heritage Trees: 77 Heritage Trees are located within this plat Existing Use: Undeveloped land Existing Zoning: Local Commercial (C-1) District Planned Unit Development PUD, Ordinance 2012-037 Future Lane Use: Mixed Use Community Growth Tier: Tier 1A Applicant’s Request The applicant proposes to subdivide 32.617 acres of undeveloped land into 3 non-residential lots and portions of two public streets comprising 1,726 linear feet. One entry landscape island lot and one Lift Station utility lot are also proposed, with a 1.52 acre area assigned as a Drainage Easement on Lot 1, Block A. The subdivision is proposed as two phases, with Block A Lot 1 and Block B Lot 1 (approx. 21 acres combined) being Phase 1, and a single 8+ acre lot fronting Williams Drive being Phase 2. Site Information Location: The property is located on the south side of Williams Drive, 2000’ west of Woodlake Drive and approximately 1,300 feet east of the entrance to Sun City (Del Webb Boulevard). The property bounds three different subdivisions that are in the Extraterritorial Jurisdiction (ETJ), and a recently platted City residential neighborhood with which a road connection is made with this plat. The property has 2,500 linear feet of frontage on Williams Drive. 2030 Plan Conformance The proposed Preliminary Plat is in general conformance with the 2030 Plan land use designation of Mixed Use Community (MUC), which supports a mix of residential types and densities and supported by retail, office, and open spaces where appropriate. The guiding Planned Unit Development (PUD) zoning Page 8 of 147 Planning Department Staff Report Gatlin Creek Section 1 - Preliminary Plat Page 2 of 2 proposed a 121 acre mixed use development with multiple types/densities of residential, including assisted living, with a retail core. This project is located within Tier 1A (Developed/Re-developing) of the current City Growth Tier Map, 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 The City will provide water and wastewater service to the property, while electric is provided by Pedernales Electric Cooperative (PEC). Public utility easements are being dedicated with this plat according to the City of Georgetown standards. As noted, a wastewater lift station is proposed as Block A, Lot 2. Transportation This plat proposes a primary access roadway from Williams Drive (Gatlin Creek Boulevard) that is classified as a Residential Collector level road. The required right-of-way (ROW) for this roadway is 65’ (with 37’ of pavement width), but the applicant has proposed a maximum ROW width of 105’ at the beginning point from Williams Drive, to facilitate a large landscape island. A local street, Limestone Lake Drive, with a 50’ ROW width, is also proposed to extend from the neighboring “Lakeside” subdivision which created the connection to this property. Driveways will be determined during the Site Plan review process. When the property was zoned, to a Planned Unit Development with a Local Commercial (C-1) base district (Ordinance 2012-037), a traffic impact analysis (TIA) was completed. This plat indicates that no improvements determined in that TIA are triggered by this proposed plat. Future Application(s) In order to proceed with development on this site, it will be necessary to obtain approval of a Final Plat and infrastructure Construction Plans, which are administratively approved applications. The types of lots being created indicate that non-residential development will occur, processing via Site Development Plans. Staff Analysis Staff Recommendation and Basis: Staff supports the Preliminary Plat as it meets all of the requirements of the City’s Unified Development Code, and the Planned Unit Development zoning for the property (Ordinance 2012-037). Interdepartmental, Governmental and Agency Comments None Public Comments Public notice is not required for a Preliminary Plat application. There have been no inquiries about the plat. Proposed Meetings Schedule August 18, 2015 – Planning and Zoning Commission Attachments Exhibit 1 – Location Map Exhibit 2 – Proposed Preliminary Plat (2 sheets) Page 9 of 147 CITY OF GEORGETO W N G e o r g e t o w n E T J PP -2 01 5-0 08 P E N N Y L N S E D R O T R L RED P O P P Y T R L WILD W O O D D R T B D 5 2 WILLIAMS DR VINCA D R W OODLAKEDR T B D 5 1 T B D 5 0 DEWBERRY DR M O R E L A N D D R T B D 5 3 LI A T R I S L N BLAZING STAR DR D A N D E L I O N D R T BD 5 4 C A S A L O M A C I R JIM HOGGPA R K R D WOODSTOCKD R LANTAN A D RDELWEBBBLVD O L D E O A K D R PP-20 15-008 Exhibit #1 Co ord inate Sys tem: Texas S tat e P lane/C entral Zone/NAD 83 /US FeetCartographic Data For Genera l Planning Purposes Onl y 0 1,000 2,000Fee t ¯ Le ge nd SiteParcelsCity LimitsGeorgetown ETJ D el W e bb B l v d WilliamsDr D B W o o d R d Shell Rd JimHo g g Rd S e d r o T rl Site City Lim its Str eet Si te ³ Page 10 of 147 AB S T R A C T N O . 3 6 1 IS A A C J O N E S S U R V . , A B S T R A C T N O . 7 9 2 BLOCK 'B' LOT 1 15.993 AC (PHASE 1) BLOCK 'A' LOT 1 5.209 AC (PHASE 1) BLOCK 'B' LOT 2 8.318 AC (PHASE 2) P.O.B. SE D R O TR A I L 2.54 0 A C R E S R . O . W . HER E B Y D E D I C A T E D W I L L I A M S D R I V E ( 1 2 0 ' R . O . W . ) GE O R G E T H O M P S O N S U R V . , TOTAL ACREAGE 32.617 AC AP P R O X I M A T E SU R V E Y L I N E BLOCK 'A', LOT 2 0.414 AC (PHASE 1) LIM E S T O N E L A K E D R I V E GAT L I N C R E E K BOU L E V A R D BLOCK 'C' LOT 1 0.143 AC (PHASE 1) (LIFT STATION/ UTILITY LOT) (LANDSCAPE LOT) PRELIMINARY PLAT (PP-2015-008) FOR GATLIN CREEK SUBDIVISION SECTION 1 SHEET 1 OF 2 OWNER:JAMES DAVID WOLF 414 INDIGO LANE GEORGETOWN, TEXAS 78628 ACREAGE:TOTAL ACREAGE = 32.617 AC TOTAL ACREAGE LOTS = 30.077 AC TOTAL ACREAGE ROW = 2.540 AC SURVEY:ISAAC JONES, ABSTRACT #361 & GEORGE THOMPSON, ABSTRACT #792 NUMBER OF BLOCKS:3 NUMBER OF LOTS:5 TOTAL DEVELOPMENT LOTS 3 TOTAL LANDSCAPE LOTS 1 TOTAL LIFT STATION LOTS 1 LINEAR FEET OF NEW STREETS:1,726 LF SUBMITTAL DATE:MAY 21, 2015 ENGINEER:WAELTZ & PRETE, INC. 3000 JOE DiMAGGIO BLVD, #72 ROUND ROCK, TEXAS 78665 (512) 505-8953 SURVEYOR:DIAMOND SURVEYING, INC. 116 SKYLINE RD. GEORGETOWN, TEXAS 78628 (512) 931-3100 BENCHMARK:BM 1: COTTON GIN SPINDLE FOUND SET IN CONCRETE ALONG SOUTH SIDE OF R.M. 2238, APPROXIMATELY 2,390 FEET NORTHWEST OF INTERSECTION OF SENDRO TRAIL AND R.M. 2338, APPROXIMATELY 40.50 FEET SOUTHWEST OF THE SOUTH EDGE OF ASPHALT OF R.M. 2338. ELEVATION = 899.65' Waeltz & Prete, Inc. CIVIL ENGINEERS 3000 Joe DiMaggio Blvd. #72 Round Rock, TX. 78665 PH (512) 505-8953 FIRM TX. REG. #F-10308 LEGEND BRASS DISC IN CONCRETE IRON ROD FOUND IRON ROD SET STEEL COTTON SPINDLE R.O.W. RIGHT-OF-WAY BENCHMARK R.O.W. LINE PROPERTY BOUNDARY RIGHT-OF-WAY TIE LINE EASEMENT LINE KARST FEATURE BUFFER P.U.E.PUBLIC UTILITY EASEMENT PROP. INGRESS/ EGRESS AND PUBLIC UTILITY EASEMENT LOCATION MAP NTS BM 35 LAKE W I L L I A M S D R . DEL WEB B BLV D SHE L L RD . SER E N A D A DR . LAK E DR.WAY D B W O O D S R D GEORGETO W N 29 SITE HERITAGE TREE LIST LINE AND CURVE TABLE 0 HORIZONTAL SCALE 50 200100 TREE #SIZE (IN.)TYPE H-1 20, 18 LIVE OAK H-25 37 LIVE OAK H-46 25, 23 LIVE OAK H-55 26, 11 LIVE OAK H-61 30 LIVE OAK H-62 32 LIVE OAK H-63 28 LIVE OAK H-65 26 LIVE OAK H-69 32 LIVE OAK H-73 12, 12, 10, 6 ELM H-76 28 LIVE OAK H-88 13, 10, 9, 9, 9, 6 LIVE OAK H-98 15, 14, 10 LIVE OAK H-106 27 LIVE OAK H-119 27 LIVE OAK H-124 14, 11, 10, 10, 9 LIVE OAK TREE #SIZE (IN.)TYPE H-130 18, 11, 10, 8, 8, 6, 5 LIVE OAK H-138 15, 14, 12 LIVE OAK H-142 29 LIVE OAK H-144 34 LIVE OAK H-145 24, 16, 9 LIVE OAK H-148 14, 14, 12, 12, 9 LIVE OAK H-149 16, 15, 12, 11, 8 LIVE OAK H-150 16, 12, 11, 10, 9 LIVE OAK H-153 22, 11, 11 LIVE OAK H-155 13, 13, 11, 9, 9, 8 LIVE OAK H-165 14, 10, 11, 10 LIVE OAK H-167 15, 11, 9, 8, 8, 5 LIVE OAK H-169 15, 12,10, 9, 9, 8, 8, 6 LIVE OAK H-176 12, 11, 10, 10, 7 LIVE OAK H-182 15, 12, 10 LIVE OAK H-191 18, 18 LIVE OAK TREE #SIZE (IN.)TYPE H-192 16, 11, 11, 9 LIVE OAK H-199 20, 9, 8, 6 LIVE OAK H-202 19, 16, 12, 10, 8 LIVE OAK H-208 28 LIVE OAK H-211 16, 15, 14, 8 LIVE OAK H-214 14, 12, 6, 6, 5 LIVE OAK H-215 14, 13, 11 LIVE OAK H-217 17, 12, 8, 7 LIVE OAK H-218 14, 10, 9, 9, 8, 7 LIVE OAK H-219 14, 7, 6, 6, 4, 3, 3 LIVE OAK H-222 14, 13, 10, 9, 8, 7 LIVE OAK H-228 13, 12, 12, 11, 9 LIVE OAK H-230 20, 18, 16 LIVE OAK H-234 16, 16, 12, 12, 10, 7, 7, 6 LIVE OAK H-236 12, 9, 9, 9, 9, 7, 6, 5, 4 LIVE OAK H-240 34 LIVE OAK TREE #SIZE (IN.)TYPE H-245 14, 12, 7, 5 LIVE OAK H-250 14, 10, 9, 9, 7, 7 LIVE OAK H-255 14, 8, 8, 6, 5 LIVE OAK H-256 13, 11, 10, 9, 3 LIVE OAK H-262 16, 15, 15, 15 LIVE OAK H-271 28 POST OAK H-273 13, 12, 8, 6 LIVE OAK H-275 15, 14, 13, 10, 10 LIVE OAK H-285 16, 15, 12, 6 LIVE OAK H-313 14, 14, 9, 9, 9, 7 LIVE OAK H-317 27 LIVE OAK H-323 26 SPANISH OAK H-325 36 LIVE OAK H-476 20, 17 LIVE OAK H-477 27 LIVE OAK H-486 14, 10, 9, 6 LIVE OAK TREE #SIZE (IN.)TYPE H-1004 27 LIVE OAK H-1021 23, 15 LIVE OAK H-1023 14, 12, 9, 7 LIVE OAK H-1027 14, 13, 8, 7, 5 LIVE OAK H-1028 27 POST OAK H-1044 26 LIVE OAK H-1046 31 LIVE OAK H-1053 26 LIVE OAK H-2090 21, 18, 14, 12 LIVE OAK H-2100 14, 11, 10, 8 LIVE OAK H-5012 17, 14, 11, 10, 8, 7 LIVE OAK H-5013 32, 27 LIVE OAK H-5015 14, 13, 8, 8, 8, 5, 4 LIVE OAK KARST FEATURE BUFFER KARST FEATURE BUFFER KARST FEATURE BUFFER KARST FEATURE BUFFER 50' R.O.W. 1.52 AC PROP. DRAINAGE ESMT. BY SEPARATE INSTR. DOC. # ____________ NUM DISTANCE BEARING L1 25.30'6ƒ ( 1ƒ (57.04'L2 1ƒ :25.70'L3 6ƒ :30.49'L4 1ƒ (220.25'L5 220.37'L6 NUMBER DELTA RADIUS C1 ƒ 154.72'332.50'1ƒ (153.33' C2 ƒ 44.33'475.00'1ƒ :44.31' C3 ƒ 49.24'35.00'1ƒ :45.28' C4 ƒ 30.00'332.50'6ƒ :29.99' C5 ƒ 160.16'267.50'1ƒ (157.78' C6 ƒ 60.02'332.50'6ƒ :59.94' C7 ƒ 49.24'35.00'6ƒ :45.28' C8 ƒ 52.01'525.00'6ƒ (51.99' C9 ƒ 399.88'525.00'6ƒ (390.29' C10 ƒ 451.89'525.00'6ƒ (438.07' C11 ƒ 142.04'725.00'6ƒ :141.81' C12 ƒ 151.84'775.00'1ƒ (151.59' C13 ƒ 364.53'475.00'1ƒ :355.65' C14 ƒ 408.86'475.00'1ƒ :396.35' C15 ƒ 132.50'332.50'1ƒ (131.63' ARC LENGTH CHORD DISTANCE CHORD BEARING 105' R.O.W. APPROX. 1% ANNUAL CHANCE FLOOD ZONE A PER FIRM PANEL 48491C0280E PROP. 15' WASTEWATER ESMT. BY SEPARATE INSTR. DOC #_____________ PROP. 15' WASTEWATER ESMT. BY SEPARATE INSTR. DOC #_____________ 10' P.U.E. 10' P.U.E. 10' P.U.E. PROP.TEMPORARY 20' DRAINAGE EASEMENT DOC. # ____________ B M # 1 DIAMOND SURVEYING, INC.<> 116 SKYLINE ROAD, GEORGETOWN, TEXAS 78628 (512) 931-3100 6ƒ (27.01'L7 L8 PROP. 15' WASTEWATER ESMT. BY SEPARATE INSTR. DOC #_____________ L9 L10 L11 6ƒ :46.61' 1ƒ (67.79' 1ƒ (50.00' 1ƒ :68.71' 6ƒ : C16 ƒ 42.42'13.50'1ƒ :27.01' L12 L13 6ƒ :9.10' 1ƒ (7.50' REF. INSET 'A' THIS SHEET 65' R.O.W. INSET 'A' NTS 7.50' R.O.W. HEREBY DEDICATED 10' P.U.E. E X . R . O . W . CHISHOLM TRAIL SPECIAL WATER LINE EASEMENT UTILITY DISTRICT AND RIGHT-OF-WAY O L D R . O . W . N E W R . O . W . 7.50' R.O.W. HEREBY DEDICATED K: \ C A D \ 0 6 1 - 0 0 1 G a t l i n C r e e k \ P L A N S \ P R E L I M P L A T \ 0 6 1 - 0 0 1 P R E L I M - P L A T . D W G , 8 / 1 1 / 2 0 1 5 4 : 0 9 : 1 9 P M , 1 : 1 , W - P I n c . , D A S Page 11 of 147 (QJLQHHU¶V&HUWLILFDWLRQ I Antonio A. Prete, Licensed Professional Engineer in the State of Texas, do hereby certify that this (subdivision) is in the Edwards Aquifer Recharge Zone and is encroached by a "Special Flood Hazard" area, as denoted herein, and as defined by Federal Emergency Management Administration Flood Hazard Boundary Map, Community Panel Number 48491C0280E effective date September 26, 2008, and that each lot conforms to the City of Georgetown regulations. The fully developed, concentrated stormwater runoff resulting from the one hundred (100) year frequency storm is contained within the drainage easements shown and/or public rights-of-way dedicated by this plat. TO CERTIFY WHICH, WITNESS my hand and seal at Georgetown, Williamson, Texas, this ___ day of ___, 2015. Antonio A. Prete Licensed Professional Engineer No. 93759 State of Texas 6XUYH\RU¶V&HUWLILFDWLRQ: STATE OF TEXAS { KNOW ALL MEN BY THESE PRESENTS COUNTY OF WILLIAMSON { I, ________________, Registered Professional Land Surveyor in the State of Texas, do hereby certify that this plat is true and correctly made from an actual survey made on the ground of the property legally described hereon, and that there are no apparent discrepancies, conflicts, overlapping of improvements, visible utility lines or roads in place, except as shown on the accompanying plat, and that the corner monuments shown thereon were properly placed under my supervision in accordance with the Subdivision Regulations of the City of Georgetown, Texas. TO CERTIFY WHICH, WITNESS my hand and seal at Georgetown, Williamson, Texas, this __ day of _____, 2015. Shane Shafer Registered Professional Land Surveyor No. 5281 Planning and Zoning Commission: This Preliminary Plat was approved by the Planning and Zoning Commission on ________________. ________________________________________________________ Chair Date ________________________________________________________ Attest, Secretary Date THIS DOCUMENT IS RELEASED FOR THE PURPOSE OF INTERIM REVIEW UNDER THE AUTHORITY OF ANTONIO A. PRETE, P.E. # 93759 ON 11-Aug-15 IT IS NOT TO BE USED FOR PERMITTING, BIDDING, OR CONSTRUCTION. [TEXAS STATE BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS, RULE 131.166(I)] Waeltz & Prete, Inc. CIVIL ENGINEERS 3000 Joe DiMaggio Blvd. #72 Round Rock, TX. 78665 PH (512) 505-8953 FIRM TX. REG. #F-10308 PLAT NOTES: 1.UTILITY PROVIDERS FOR THIS DEVELOPMENT ARE: WATER - G.U.S. WASTEWATER - G.U.S. ELECTRIC - P.E.C. 2.ALL STRUCTURES/OBSTRUCTIONS ARE PROHIBITED IN DRAINAGE EASEMENTS. 3.THERE ARE NO AREAS WITHIN THE BOUNDARIES OF THIS SUBDIVISION IN THE 100-YEAR FLOODPLAIN AS DEFINED BY FIRM MAP NUMBER 48491C0280E, EFFECTIVE DATE OF SEPTEMBER 26, 2008. 4.IN ORDER TO PROMOTE DRAINAGE AWAY FROM A STRUCTURE, THE SLAB ELEVATION SHOULD BE BUILT AT LEAST ONE-FOOT ABOVE THE SURROUNDING GROUND, AND THE GROUND SHOULD BE GRADED AWAY FROM THE STRUCTURE AT A SLOPE OF 1/2" PER FOOT FOR A DISTANCE OF AT LEAST 10 FEET. 5.PARKLAND DEDICATION WILL BE DETERMINED AT THE TIME OF FINAL PLAT OR SITE PLAN APPROVAL. 6.ANY HERITAGE TREE AS NOTED ON THIS PLAT IS SUBJECT, IN PERPETUITY, TO THE MAINTENANCE, CARE, PRUNING AND REMOVAL REQUIREMENTS OF THE CITY OF GEORGETOWN, AND APPROVED REMOVAL DOES NOT REQUIRE MODIFICATION OF THE PLAT. 7.A 10-FOOT PUBLIC UTILITY EASEMENT IS RESERVED ALONG ALL PUBLIC STREET FRONTAGES WITHIN THIS PLAT. 8.THE MONUMENTS OF THIS PLAT HAVE BEEN ROTATED TO THE NAD 83/89 HARN - TEXAS CENTRAL ZONE AND NAVD 88. 9.THE MAXIMUM IMPERVIOUS COVERAGE PER NON-RESIDENTIAL LOT SHALL BE PURSUANT TO THE PUD (ORDINANCE 2013-37) AT THE TIME OF SITE PLAN APPLICATION. 10.THE LANDOWNER ASSUMES ALL RISKS ASSOCIATED WITH IMPROVEMENTS LOCATED IN THE RIGHT-OF-WAY, OR ROAD WIDENING EASEMENTS. BY PLACING ANYTHING IN THE RIGHT-OF-WAY OR ROAD WIDENING EASEMENTS, THE LANDOWNER INDEMNIFIES AND HOLDS THE CITY OF GEORGETOWN, WILLIAMSON COUNTY, THEIR OFFICERS, AGENTS AND EMPLOYEES HARMLESS FROM ANY LIABILITY OWING TO PROPERTY DEFECTS OR NEGLIGENCE NOT ATTRIBUTABLE TO THEM AND ACKNOWLEDGE THAT THE IMPROVEMENTS MAY BE REMOVED BY THE CITY AND/OR COUNTY AND THAT THE OWNER OF THE IMPROVEMENTS WILL BE RESPONSIBLE FOR THE RELOCATION AND/OR REPLACEMENT OF THE IMPROVEMENTS. 11.THE BUILDING OF ALL STREETS, ROADS, AND OTHER PUBLIC THOROUGHFARES AND ANY BRIDGES OR CULVERTS NECESSARY TO BE CONSTRUCTED OR PLACED IS THE RESPONSIBILITY OF THE OWNERS OF THE TRACT OF LAND COVERED BY THIS PLAT IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS PRESCRIBED BY THE CITY OF GEORGETOWN AND/OR WILLIAMSON COUNTY, TEXAS. NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY OBLIGATION TO BUILD ANY OF THE STREETS, ROADS, OR OTHER PUBLIC THOROUGHFARES SHOWN ON THIS PLAT OR OF CONSTRUCTING ANY OF THE BRIDGES OR DRAINAGE IMPROVEMENTS IN CONNECTION THEREWITH. NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUME ANY RESPONSIBILITY FOR DRAINAGE WAYS OR EASEMENTS IN THE SUBDIVISION, OTHER THAN THOSE DRAINING OR PROTECTING THE ROAD SYSTEM AND STREETS IN THEIR RESPECTIVE JURISDICTION. 12.NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY RESPONSIBILITY FOR THE ACCURACY OF REPRESENTATIONS BY OTHER PARTIES IN THIS PLAT. FLOODPLAIN DATA, IN PARTICULAR, MAY CHANGE DEPENDING ON SUBSEQUENT DEVELOPMENT. IT IS FURTHER UNDERSTOOD THAT THE OWNERS OF THE TRACT OF LAND COVERED BY THIS PLAT MUST INSTALL AT THEIR OWN EXPENSE ALL TRAFFIC CONTROL DEVICES AND SIGNAGE THAT MAY BE REQUIRED BEFORE THE STREETS IN THE SUBDIVISION HAVE FINALLY BEEN ACCEPTED FOR MAINTENANCE BY THE CITY AND/OR COUNTY. 13.THE PROPERTY WITHIN THIS PRELIMINARY PLAT IS SUBJECT TO THE WATER QUALITY REGULATIONS OF THE CITY OF GEORGETOWN. 14.A GEOLOGIC ASSESSMENT, IN ACCORDANCE WITH THE CITY OF GEORGETOWN WATER QUALITY REGULATIONS, WAS COMPLETED ON 16 JULY 2015. ANY SPRINGS AND STREAMS AS IDENTIFIED IN THE GEOLOGIC ASSESSMENT ARE SHOWN HEREIN. 15.A TIA WAS COMPLETED WITH THE PUD (ORDINANCE 2013-37). THIS PLAT DOES NOT TRIGGER OFF-SITE IMPROVEMENTS. 16.PAYMENT OF MITIGATION FOR TREE REMOVALS IDENTIFIED THROUGH THE REVIEW AND APPROVAL OF THIS PRELIMINARY PLAT SHALL BE MADE PRIOR TO SITE PLAN APPROVAL. DIAMOND SURVEYING, INC.<> 116 SKYLINE ROAD, GEORGETOWN, TEXAS 78628 (512) 931-3100 DESCRIPTION FOR GATLIN CREEK SUBDIVISION BEING A 32.617 ACRE TRACT OF LAND SITUATED IN THE ISAAC JONES SURVEY, ABSTRACT NO. 361, AND IN THE GEORGE THOMPSON SURVEY, ABSTRACT NO. 792, IN WILLIAMSON COUNTY, TEXAS, AND BEING A PART OF THE CALLED 121.64 ACRE TRACT OF LAND, CONVEYED TO GEORGETOWN'S GATLIN CREEK, LTD, RECORDED IN DOCUMENT NO. 2011021037, OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, SAID 32.613 ACRE TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING at a 1/2" iron rod found on the southeast corner of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract, same being on the northeast corner of the remnant portion of a 30' strip of land conveyed to JONAS SHELL, recorded in Volume 369, Page 245, Deed Records of Williamson County, Texas, same being on a point in the southerly right-of-way line of R.M. 2338 (120' right-of-way width) as being described in Document No. 2009048865 (Second Amended Notice of Lis Pendens, No. 06-2180-CC4), Official Public Records of Williamson County, Texas, monumenting the southeast corner and POINT OF BEGINNING hereof; THENCE with the common boundary line of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract, and said SHELL tract S ƒ ´ W for DGLVWDQFHRIIHHWWRDQLURQURGIRXQGZLWKDOXPLQXPFDSPDUNHG³7H[DV'HSWRI7UDQV´PRQXPHQWLQJDQDQJOHSRLQWKHUHRI THENCE with the boundary line of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract, same being through the interior of said SHELL tract S ƒ ´ E for a distance of 25.30 feet to a ´ iron rod found on the northeast corner of LOT 23, BLOCK B, OLDE OAK ESTATES, a subdivision recorded in Cabinet F, Slide 326, Plat Records of Williamson County, Texas, monumenting an angle point hereof; THENCE with the common boundary line of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract, and said BLOCK B, of said OLDE OAK ESTATES, S ƒ ´ W for a distance of 1085.35 feet to a 1/2" iron rod found on the northwest corner of LOT 16, BLOCK B, of said OLDE OAK ESTATES, same being on the northeast corner of a called 32.804 acre tract of land conveyed to GEORGETOWN 116 DEVELOPMENT PARTNERS, LP, recorded in Document No. 2014084937, Official Records of Williamson County, Texas, monumenting an angle point hereof; THENCE with the common boundary line of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract, and said 32.804-acre GEORGETOWN 116 DEVELOPMENT PARTNERS, LP tract, S ƒ ´ W for a distance of 582.17 feet to a brass disc found in concrete marked ³$UP\ Corps of (QJLQHHUV´ on the northwest corner of said 32.81-acre GEORGETOWN 116 DEVELOPMENT PARTNERS, LP tract, same being on an angle point in the northerly boundary line of a called 429.11 acre tract of land (Tract No. 200-1), conveyed to THE UNITED STATES OF AMERICA, recorded in Volume 535, Page 275, Deed Records of Williamson County, Texas, monumenting an angle point hereof; THENCE with the common boundary line of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract, said 429.11-acre UNITED STATES OF AMERICA tract, S ƒ ´ W for a distance of 223.66 feet, to a 1/2" iron rod set with cap marked ³'LDPRQG 6XUYH\´ monumenting the southwest corner hereof; and from which a brass disc found in concrete marked ³$UP\ Corps of (QJLQHHUV´ on the southwest corner of said 121.64-acre *(25*(72:1 6*$7/,1&5((.WUDFWEHDUV6ƒ ´:IRUDGLVWDQFHRIIHHW THENCE through the interior of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract the following thirteen (13) courses and distances: 1ƒ ´(IRUDGLVWDQFHRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJ ZLWKWKHDUFRIDFXUYHWRWKHOHIWKDYLQJDGHOWDDQJOHRIƒ ´DQDUFOHQJWKRIIHHWDUDGLXVRIIHHWDFKRUGEHDULQJRI1 ƒ ´(DFKRUGOHQJWKRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJRQWKHHQGRIWKLVFXUYH ZLWKWKHDUFRIDFXUYHWRWKHOHIWKDYLQJDGHOWDDQJOHRIƒ ´DQDUFOHQJWKRIIHHWDUDGLXVRIIHHWDFKRUGEHDULQJRI1ƒ ´ W, a chord length of 44.31 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", on the end of this curve; 1ƒ ´:IRUDGLVWDQFHRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJ ZLWKWKHDUFRIDFXUYHWRWKHOHIWKDYLQJDGHOWDDQJOHRIƒ ´DQDUFOHQJWKRIIHHWDUDGLXVRIIHHWDFKRUGEHDULQJRI1ƒ ´ W, a chord length of 45.28 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", on the end of this curve; ZLWKWKHDUFRIDFXUYHWRWKHULJKWKDYLQJDGHOWDDQJOHRIƒ ´DQDUFOHQJWKRIIHHWDUDGLXVRIIHHWDFKRUGEHDULQJRI6 ƒ ´:DFKRUGOHQJWKRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJRQWKHHQGRIWKLVFXUYH 1ƒ ´:IRUDGLVWDQFHRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJPRQXPHQWLQJWKHQRUWKZHVWFRUQHUKHUHRI ZLWKWKHDUFRIDFXUYHWRWKHOHIWKDYLQJDGHOWDDQJOHRIƒ ´DQDUFOHQJWKRIIHHWDUDGLXVRIIHHWDFKRUGEHDULQJRI1 ƒ ´(DFKRUGOHQJWKRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJRQWKHHQGRIWKLVFXUYH 1ƒ ´(IRUDGLVWDQFHRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJ 1ƒ ´(IRUDGLVWDQFHRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJ 1ƒ ´(IRUDGLVWDQFHRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJ 1ƒ ´:IRUDGLVWDQFHRIIHHWWRDLURQURGVHWZLWKFDSPDUNHG'LDPRQG6XUYH\LQJ 13. N ƒ ´ E for a distance of 7.50 feet to a 1/2" iron rod set with cap marked "Diamond Surveying" on a point in the northeasterly boundary line of said 121.64-acre GEORGETOWN'S GATLIN CREEK, same being on a point in the aforementioned southerly right-of-way line of R.M. 2338, monumenting the northeast corner hereof; THENCE with said northeasterly boundary line of the 121.64-acre GEORGETOWN'S GATLIN CREEK tract, same being with said southerly right-of-way line of R.M. 2338, S ƒ ´ E for a distance of 1596.48 feet to the POINT OF BEGINNING hereof and containing 32.617 acres of land more or less PRELIMINARY PLAT (PP-2015-008) FOR GATLIN CREEK SUBDIVISION SECTION 1 SHEET 2 OF 2 K: \ C A D \ 0 6 1 - 0 0 1 G a t l i n C r e e k \ P L A N S \ P R E L I M P L A T \ 0 6 1 - 0 0 1 P R E L I M - P L A T . D W G , 8 / 1 1 / 2 0 1 5 4 : 0 9 : 3 0 P M , 1 : 1 , W - P I n c . , D A S Page 12 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: Public Hearing and possible action on a Rezoning from the Agriculture District (AG) to General Commercial District (C-3) for 5.83 acres of land in the Lewis J. Dyches Survey, Abstract 180, located at the northwest corner of S.E. Inner Loop and F.M. 1460. (REZ-2015-003) Carolyn Horner, AICP, Planner ITEM SUMMARY: Background: The applicant has requested to rezone 5.83 acres of land from Agriculture District (AG) to General Commercial District (C-3) to develop the property with commercial uses. See attached staff report for additional information and analysis. Public Comment: As of the date of this report, no written public comments have been received. Recommended Motion: Recommend to the City Council denial of the request to rezone 5.83 acre tract to the General Commercial District (C-3). FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Carolyn Horner, AICP and Jordan Maddox, AICP Acting Director ATTACHMENTS: Description Type Staff Report Cover Memo Exhibit 1 - Location Map Backup Material Exhibit 2 Backup Material Exhibit 3 Backup Material Page 13 of 147 Georgetown Planning Department Staff Report Inner Peace, NWC of SE Inner Loop and FM 1460 - Rezoning Page 1 of 5 From AG to C-3 Report Date: August 4, 2015 File No: REZ-2015-003 Project Planner: Carolyn Horner, AICP, Planner Item Details Project Name: Inner Peace Location: Northwest corner of S.E. Inner Loop and F.M. 1460 Total Acreage: 5.83 acres Legal Description: 5.83 acres in the Lewis J. Dyches Survey, Abstract 180 Applicant: Timothy Moltz, P.E., Catalyst Engineering Group Property Owner: Kenneth Horak, Michael T. Novick, Inner Peace, LLC. Contact: Timothy Moltz, P.E. Existing Use: Undeveloped, floodplain Existing Zoning: Agriculture (AG) Proposed Zoning: General Commercial (C-3) Future Land Use: Community Commercial, Parks, Recreation and Protected Open-Space Growth Tier: Tier 2 Overview of Applicant’s Request The applicant has requested to rezone 5.83 acres of land from Agriculture District (AG) to General Commercial District (C-3) to develop the property with commercial uses. This development is on the northwest corner of S.E. Inner Loop and F.M. 1460. Site Information Location: This property is located at the northwest corner of S.E. Inner Loop and F.M. 1460. Physical Characteristics: The property is undeveloped, with a natural drainage feature of the Smith Branch creek running across a portion of the property from north to south, continuing under S.E. Inner Loop. The FEMA flood hazard map indicates two different flood zones in the floodplain area. There are no Heritage Trees on the property. Page 14 of 147 Planning Department Staff Report Inner Peace, NWC of SE Inner Loop and FM 1460 - Rezoning Page 2 of 5 From AG to C-3 Surrounding Properties: The surrounding properties include Agriculture (AG), Extra Territorial Jurisdiction (ETJ) and General Commercial (C-3). Location Zoning Future Land Use Existing Use North Extra Territorial Jurisdiction (ETJ) Parks, Recreation and Protected Open-Space, Moderate Density Residential Single family residential, vacant South Extra Territorial Jurisdiction (ETJ) and General Commercial (C-3) Parks, Recreation and Protected Open-Space, Community Commercial Vacant East Agriculture (AG) Community Commercial Vacant West Agriculture (AG) Parks, Recreation and Protected Open-Space, Moderate Density Residential, Employment Center Vacant Property History In 2008, the City of Georgetown City Council adopted Ordinance 2008-82, annexing this property, along with the adjacent property to the west, into the City of Georgetown. Since annexation, the property has held Agriculture District (AG) zoning. In 2012, the City of Georgetown City Council approved a Comprehensive Plan Amendment (CPA) to add a Community Commercial Node at the intersection of F.M. 1460 and S.E. Inner Loop. Prior to that action, the area was designated for only Moderate Density Residential uses and Parks, Recreation and Protected Open-Space. In March of 2015 the City of Georgetown City Council approved an update to the Overall Transportation Plan (OTP) for the city. As part of that approved OTP, both adjacent roadways to this site are to be expanded, and F.M. 1460’s alignment shifts east. The expansions mean increased right-of-way along both roadways. Per the approved plan for the S.E. Inner Loop Corridor, this entire site will be included and used as part of the right- of-way for the new S.E. Inner Loop. On August 11, 2015, Council approved a Resolution Declaring Public Convenience and Necessity (“PCN Resolution”) authorizing staff to acquire the property at the northwest corner of SE Inner Loop and FM 1460 (approximately 9.951 acres) by negotiation and/or condemnation, if necessary, for future right-of-way, water quality and detention purposes. Page 15 of 147 Planning Department Staff Report Inner Peace, NWC of SE Inner Loop and FM 1460 - Rezoning Page 3 of 5 From AG to C-3 At its July 10, 2015 meeting, the Georgetown Transportation Advisory Board (“GTAB”) recommended that staff proceed with acquisition. 2030 Plan The City of Georgetown 2030 Plan designates a portion of this property as Community Commerical (a node at the intersection of F.M. 1460 and S.E. Inner Loop), and the remaining portion as Parks, Recreation and Protected Open-Space. The Community Commercial category applies to areas that accommodate retail, professional office, and service-oriented business activities that serve more than one residential neighborhood. The Parks, Recreation and Protected Open-Space category applies to existing public parks, golf courses and protected open spaces of city-wide significance, which are expected to remain as open space in perpetuity. The 2030 Plan Growth Tier Map designation is Tier 2, that area which will be needed to serve the city’s growth needs over the next 10-20 years. Proposed Zoning District The applicant has requested General Commercial District (C-3) zoning on this property. The C-3 zoning is intended to provide areas for general commercial and retail activities that serve the entire community and its visitors. Uses may be large in scale and generate substantial traffic. The minimum size for a tract with General Commercial District (C-3) zoning is five acres. Utilities Electric, water, and wastewater are served by Georgetown Utility Services. It is anticipated that there is adequate capacity to serve this property either by existing capacity or developer participation in upgrades to infrastructure. Transportation The access to this project is provided via S.E. Inner Loop. Future Application(s) The following applications will be required to be submitted: • Preliminary Plat to be considered by the Planning and Zoning Commission; • Final Plat is to be processed administratively; • Construction Plans will be processed administratively; • Site Plans for the commercial areas will be processed administratively; and • Building permits for construction. Page 16 of 147 Planning Department Staff Report Inner Peace, NWC of SE Inner Loop and FM 1460 - Rezoning Page 4 of 5 From AG to C-3 Staff Analysis Staff is not supportive of the requested rezoning for the following reasons: 1. The Future Land Use designation of Community Commercial and Open-Space does not support the commercial intensity of the C-3 district in this instance. The intensive General Commercial District (C-3) uses and development standards adjacent to Parks, Recreation and Protected Open-Space area in such a small development space is not compatible with the Community Commercial land use designation. The limited access along S.E. Inner Loop is in conflict with the intended high-volume traffic generated by typical General Commercial District (C-3) developments. The proposed rezoning is not in conformance with the 2030 Plan land use designation of Parks, Recreation and Protected Open Space for the remainder of the subject property. Georgetown has recently adopted stringent water quality regulations that will require setbacks and buffers from springs and streams. The floodplain areas depicted on the Future Land Use Plan as protected open space promote the protection of the Community’s water quality and also flood prevention. These sensitive areas can not be developed and should not be zoned for intense commercial development. The environmentally sensitive floodplain area is not compatible with the intensive General Commercial District (C-3) uses. 2. The existing zoning situation of the surrounding area is primarily Agriculture (AG) and ETJ, with one parcel of General Commercial (C-3) located to the south across S.E. Inner Loop. 3. The surrounding developed uses include residential to the north. The remaining adjacent property is undeveloped. The intense commercial uses allowed in General Commercial District (C-3) are not compatible with the developed residential uses. The limited frontage along S.E. Inner Loop, and the protected floodplain area on the western portion of the property, restricts access to the site. With the more intense commercial uses allowed in the General Commercial District (C-3), having one access point could limit the development opportunities of the site. Staff would be supportive of a lower intensity zoning on portions of the property that are not in the floodplain. The applicant originally listed proposed users such as a small bank, restaurant, and personal shopping uses. These uses could be developed in the Local Commercial District (C-1) zoning. Due to the less intense nature of such uses, Staff could support Local Commercial District (C-1) zoning on the property, not including the portion located inside the floodplain. Page 17 of 147 Planning Department Staff Report Inner Peace, NWC of SE Inner Loop and FM 1460 - Rezoning Page 5 of 5 From AG to C-3 The applicant was made aware of other development options for the property, as well. An application to remove of the Parks, Recreation and Protected Open-Space designation on the adjacent property would require a FEMA-approved Letter of Map Revision to the adjacent floodplain. If the floodplain were to be removed, then a Comprehensive Plan Amendment (CPA) would be required to change the designation from Parks, Recreation and Protected Open-Space to a suitable designation for the area. If such a request were approved, Staff would review new zoning on the property. Inter Departmental, Governmental and Agency Comments None Public Comments A total of 0 notices were sent out to property owners within 200 feet of the proposed rezoning (Adjacent properties are either right-of-way or outside of the City Limits.) Public notice was posted in the Sun newspaper on Sunday, August 2nd. As of the writing of this report, 0 written comments have been received. Attachments Exhibit 1 – Location Map Exhibit 2 – Future Land Use Map Exhibit 3 – Zoning Map Meetings Schedule August 18, 2015 – Planning and Zoning Commission September 8, 2015 – City Council First Reading September 25, 2015 – City Council Second Reading Page 18 of 147 CITY OF G EORG ETOWN G e o r g e t o w n E T J G e o r g e t o w n E T JGeorgetown E T J R EZ -2 01 5-0 03 F M 1 4 6 0 R A B B I T R U N S E I N N E R L O O P R A B B I T H O L L O W L N F M 1 4 6 0 REZ-20 15-003Exhibit #1 Co ord inate Sys tem: Texas S tat e P lane/C entral Zone/NAD 83 /US FeetCartographic Data For Genera l Planning Purposes Onl y 0 500 1,000Fee t ¯ Le ge nd SiteParcelsCity LimitsGeorgetown ETJ Site City Lim its Str eet Si te ³ 1460 1460 S E I n n e r L o o p Page 19 of 147 \ \ \ \ \ \ \ \ \ \ G e o r g e t o w n E T J G e o r g e t o w n E T J G e o r g e t o w n E T J G e o r g e t o w n E T J R EZ -2 01 5-0 03 R A B B I T H O L L O W L N F M 1 4 6 0 R A B B I T R U N C O T T O N T A I L L N S E I N N E R L O O P 0 500 1,000 Feet Co ord inate Sys tem: Texas S tat e P lane/Central Zone/NAD 83 /US FeetCartographic Data For Genera l Planning Purposes Onl y ¯ Le ge ndSiteParcelsCity LimitsGeorgetown ETJ Fut ure La nd Use / Ove rall Transportation Plan Exhibit #2REZ-20 15-003 Legen d Th oro ug hfa re Fu ture L an d Use Institut ional Regional Commercial Comm unity Com mercial Employm ent Cent er Low Density Residential Mining Mix ed Us e Com munit y Mix ed Us e Neighborhood Center Moderate Density Residential Open Space Specialty Mix ed Us e Area Ag / Rural Resident ial SAustinAve S EInnerLoopSite ³ City Lim its Str eet Si te Existing Collector Existing Freeway Existing Major Art erial Existing Minor Art erial Existing Ram p Proposed Collect or Proposed F reeway Propsed F rontage Road Proposed Major Arterial Proposed Minor Arterial Proposed Railroad High Densit y Residential 1460 1460 Page 20 of 147 C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N CITY OF GEORGETOWN C I T Y O F G E O R G E T O W N R EZ -2 01 5-0 03 F M 1 4 6 0 R A B B I T R U N S E I N N E R L O O P R A B B I T H O L L O W L N F M 1 46 0 Zon in g I nfo rmati onREZ-20 15-003Exhibit #3 ¯ Co ord inate Sys tem: Texas S tat e P lane/Central Zone/NAD 83 /US FeetCartographic Data For Genera l Planning Purposes Onl y 0 500 1,000Feet Le ge ndSiteParcelsCity LimitsGeorgetown ETJ ³ Site City L imits Stre et Site 1460 1460 S E I n n e r L o o p Page 21 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: Public Hearing and possible action on a request for Rezoning of a Southeast Part of Block Two, Snyder Addition, being 0.339 Acres, located at 711 East University Avenue, from the Office District (OF) to the Residential Single-family District (RS). (REZ-2015-010) Mike Elabarger, Senior Planner ITEM SUMMARY: Background: The applicant has requested to rezone one parcel from the Office District (OF) to Residential Single-family District (RS), as a prospective buyer of the property wishes to live in the existing structure as a residence. The current Office zoning goes back to the original adoption of the Unified Development Code, when the “RM-3” Office and Service Uses District was translated to the Office District. The prior iteration of zoning was cumulative in nature, thereby allowing the uses for that particular District, plus all uses permitted in the less-intense categories, which in this case was RM-2 (Dense Multifamily) and RM-1 (Multifamily). The RM-1 district allowed ‘Structures permitted in areas zoned R-S, or Residential Single-family, which is the use the structure was originally built as/for.’ Public Comment: As of the date of this report, no written public comments have been received. Recommended Motion: Recommend to the City Council Approval of the request to rezone the Southeast Part of Block Two, Snyder Addition, being 0.339 Acre, to the RS District. FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Mike Elabarger, Senior Planner and Jordan Maddox, Interim Planning Director ATTACHMENTS: Description Type Staff Report Cover Memo Exhibit 1 - Future Land Use / Transportation Map Backup Material Exhibit 2 - Zoning Map Backup Material Page 22 of 147 Georgetown Planning Department Staff Report 711 East University Avenue - Rezoning Page 1 of 3 OF to RS Report Date: August 13, 2015 File No: REZ-2015-010 Project Planner: Mike Elabarger, Senior Planner Item Details Project Name: 711 East University Avenue Project Address: 711 East University Avenue Location: North side of University Avenue between Southwestern University and Austin Avenue (See Exhibit 1) Total Acreage: 0.339 acres Legal Description: Southeast Part of Block Two, Snyder Addition, being 0.339 Acres Applicant: Danny Bone Property Owner: Danny Bone Contact: Danny Bone Existing Use: Developed single-family structure and garage Existing Zoning: Office (OF) District Proposed Zoning: Residential Single-family (RS) District Future Land Use: Moderate Density Residential Growth Tier: Tier 1A Overview of Applicant’s Request The applicant has requested to rezone one parcel from the Office District (OF) to Residential Single-family District (RS), as a prospective buyer of the property wishes to live in the existing structure as a residence. The current Office zoning goes back to the original adoption of the Unified Development Code, when the “RM-3” Office and Service Uses District was translated to the Office District. The prior iteration of zoning was cumulative in nature, thereby allowing the uses for that particular District, plus all uses permitted in the less-intense categories, which in this case was RM-2 (Dense Multifamily) and RM-1 (Multifamily). The RM-1 district allowed ‘Structures permitted in areas zoned R-S, or Residential Single-family, which is the use the structure was originally built as/for.’ Site Information Location: This property is located on the north side of University Avenue (State Highway 29), at the corner of Pine Street, approximately mid-way between Southwestern University and Austin Avenue; See Exhibit 1. Physical Characteristics: The property is developed with a large house and garage, and many mature trees. Surrounding Properties: The surrounding properties include residential and office structures. (See Aerial excerpt below) Location Zoning Future Land Use Existing Use North RS, Residential Single-family Moderate Density Residential Developed house South OF, Office Moderate Density Residential Developed house East RS, Residential Single-family Moderate Density Residential Developed house West RS, Residential Single-family and C-1, Local Commercial Moderate Density Residential Office building Page 23 of 147 Planning Department Staff Report 711 East University Avenue - Rezoning Page 2 of 3 OF to RS Property History This property is in one of the oldest areas of development in the City, going back to the late 1800’s and inception of today’s Southwestern University. The structure on the property, known as the “Vaden House”, is thought to have been built during the first decade of the twentieth century (1900’s), and information provided by the applicant indicates it was constructed by the Belford Lumber Company. The structure was listed in the National Register of Historic Places in 1986 and designated as a Recorded Texas Historic Landmark in 1992. In the City’s 2007 Historic Resource Survey, it is listed as a “high” priority structure. 2030 Plan Conformance Land Use: The 2030 Plan land use designation is Moderate Density Residential, providing for a density ranging between 3.1 and 6 dwelling units per gross acre. Growth Tier: The 2030 Plan Growth Tier Map designation is Tier 1A, that portion of the city where infrastructure systems are in place, or can be economically provided and where the bulk of the city’s growth should be guided over the near term. Proposed Zoning District The Residential Single Family (RS) District is intended for areas of medium density with a minimum lot size of 5,500 square feet and contains standards that maintain the single-family neighborhood characteristics. This existing lot exceeds the lot size minimum, and generally complies with the modern setback requirements. Page 24 of 147 Planning Department Staff Report 711 East University Avenue - Rezoning Page 3 of 3 OF to RS Utilities Electric, water, and wastewater are served by the City of Georgetown; there are no concerns with provision of utilities for residential use. Transportation The access to this property is from Pine Street, where there are three current curb-cuts. Future Application(s) No further applications are anticipated as a result of rezoning. The property is developed, and this rezoning action is for the benefit of a prospective buyer who wants to live in the house residentially, thus foregoing the current office space use which has occurred for some time under the current Office District zoning. Staff Analysis Staff is supportive of the requested rezoning for the following reasons: 1. The Future Land Use designation of Moderate Density Residential supports the proposed Residential Single-family zoning district, as this older part of the City is developed at the types of densities envisioned for this land use category. 2. The existing zoning situation of the surrounding area is primarily the RS District north of University Avenue, until the core downtown area where the Mixed-Use Downtown zoning begins. 3. The surrounding developed uses include mostly single-family residences in this area. This property is a single-family residence, having been built over 100 years ago. Past zoning regulations allowed Office uses to occur on this property, and that was exercised for some time, but a new owner looks to take the house and property back to a single-family residence. Inter Departmental, Governmental and Agency Comments None Public Comments A total of 19 notices were sent out to property owners within 200 feet of the proposed rezoning. Public notice was posted in the Sun newspaper on August 2, 2015. As of the writing of this report, no written comments have been received. Meetings Schedule August 18, 2015 – Planning and Zoning Commission September 8, 2015 – City Council First Reading September 22, 2015 – City Council Second Reading Attachments Exhibit 1 – Future Land Use Map Exhibit 2 – Zoning Map Page 25 of 147 REZ -2 01 5-0 10 WA L N U T S T E U N I V E R S I T Y AV E E 1 3 T H S T E 1 4 T H S T E 11 T H S T E 1 0 T H S T P IN E S T E 9 T H 1 /2 S T S C O L L E GE S T 0 250 500 Feet Co ord inate Sys tem: Texas S tat e P lane/Central Zone/NAD 83 /US FeetCartographic Data For Genera l Planning Purposes Onl y ¯ Le ge ndSiteParcelsCity LimitsGeorgetown ETJ Fut ure La nd Use / Ove rall Transportation Plan Exhibit #2REZ-20 15-010 Legen d Th oro ug hfa re Fu ture L an d Use Institut ional Regional Commercial Comm unity Com mercial Employm ent Cent er Low Density Residential Mining Mix ed Us e Com munit y Mix ed Us e Neighborhood Center Moderate Density Residential Open Space Specialty Mix ed Us e Area Ag / Rural Resident ial Site ³ City Lim its Str eet Si te Existing Collector Existing Freeway Existing Major Art erial Existing Minor Art erial Existing Ram p Proposed Collect or Proposed F reeway Propsed F rontage Road Proposed Major Arterial Proposed Minor Arterial Proposed Railroad High Densit y Residential §¨¦35 E Univers it y Ave S Au st in Ave N C o l le g e St Page 26 of 147 R EZ -2 01 5-0 10 E 1 5 T H S T E 1 6 T H S T MCKENZ IE DR WA L N U T S T P I N E S T W A L N U T S T E 1 4 T H S T E 11 T H S T E 8 T H S T E 9 T H S T S C O L L E G E S T E 1 0 T H S T E 11 T H S T E 1 3 T H S T E U N I V E R S I T Y AV E E 1 0 T H S T E 1 4 T H S T E 1 6 T H S T E L M S T E 9 T H 1 /2 S T OL IV E S T E 16T H S T A S H S T M A P L E S T E 9 T H S T S A N J O S E S T S O U L E D R W E S L E Y A N D R Zon in g I nfo rmati onREZ-20 15-010Exhibit #3 ¯ Co ord inate Sys tem: Texas S tat e P lane/Central Zone/NAD 83 /US FeetCartographic Data For Genera l Planning Purposes Onl y 0 500 1,000Feet Le ge ndSiteParcelsCity LimitsGeorgetown ETJ ³ Site City L imits Stre et Site §¨¦35 S A ustin Ave N College St E U n i ve rsi t y Ave Page 27 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: Public Hearing and possible action on a request for Rezoning of 9.241 acres out of the Barney C. Low Survey, Abstract No. 385, located at the southwest corner of F.M. 1460 and Westinghouse Road (C.R. 111), known as Teravista Commercial 3, from the Agriculture District (AG) to 5.0 acres of the General Commercial District (C-3) and 4.24 acres of the Local Commercial District (C-1). (REZ-2015-007) Mike Elabarger, Senior Planner ITEM SUMMARY: Background: The applicant has requested to rezone an unplatted parcel of land from the annexation default zoning district of Agriculture (AG) to 5.0 acres of the General Commercial (C-3) District and 4.241 acres of the Local Commercial (C-1) District, as shown in Exhibit 3. This tract of land has long been shown as a future “commercial” site in the original concept plan of the Teravista Consent/Development Agreement the City approved when Teravista initially sought to develop in the City’s Extraterritorial Jurisdiction (ETJ). Public Comment: As of the date of this report, no written public comments have been received. Recommended Motion: Recommend to the City Council Approval of the request to rezone the 9.241 acre tract to 5.0 acres of the General Commercial (C-3) District and 4.241 acres of the Local Commercial (C-1) District. FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Mike Elabarger, Senior Planner and Jordan Maddox, Interim Planning Director ATTACHMENTS: Description Type Staff Report Cover Memo Exhibit 1 - Future Land Use / Transportation Map Backup Material Exhibit 2 - Zoning Map Backup Material Exhibit 3 - Proposed Zoning Districts Backup Material Page 28 of 147 Georgetown Planning Department Staff Report Teravista Commercial 3 - Rezoning Page 1 of 5 AG to C-1 and C-3 Report Date: August 13, 2015 File No: REZ-2015-007 Project Planner: Mike Elabarger, Senior Planner Item Details Project Name: Teravista Commercial 3 Project Address: 3010 FM 1460 Location: Southwest corner of Westinghouse Road and FM 1460 (See Exhibit 1) Total Acreage: 9.241 acres Legal Description: 9.241 acres in the Barney C. Low Survey Applicant: Mary Polan, Bury, Inc. Property Owner: NNP-Teravista, LLC Contact: Rainer Ficken; John Pickens Existing Use: Undeveloped land Existing Zoning: Agriculture (AG) Proposed Zoning: Local Commercial (C-1) and General Commercial (C-3) Districts (see Exhibit 3) Future Land Use: Community Commercial (node), Moderate Density Residential Growth Tier: Tier 1B (technically Tier 2) Overview of Applicant’s Request The applicant has requested to rezone an unplatted parcel of land from the annexation default zoning district of Agriculture (AG) to 5.0 acres of the General Commercial (C-3) District and 4.241 acres of the Local Commercial (C-1) District, as shown in Exhibit 3. This tract of land has long been shown as a future “commercial” site in the original concept plan of the Teravista Consent/Development Agreement the City approved when Teravista initially sought to develop in the City’s Extraterritorial Jurisdiction (ETJ). Site Information Location: This property is located on the southwest corner of Westinghouse Road and FM 1460; See Exhibit 1. Physical Characteristics: The property is a cleared, vacant, rather flat piece of ground in a slightly triangular shape. Surrounding Properties: The surrounding properties include residential and undeveloped land. (See Exhibits 1 & 2, aerial) Location Zoning Future Land Use Existing Use North ETJ Community Commercial and Moderate Density Residential Cemetary, school, commercial South ETJ Moderate Density Residential Single family residential East AG, Agriculture Community Commercial and Moderate Density Residential Undeveloped land West ETJ Moderate Density Residential Single family residential Page 29 of 147 Planning Department Staff Report Teravista Commercial 3 - Rezoning Page 2 of 5 AG to C-1 and C-3 Property History In 2004, the Teravista developer (currently Newland Communities) sought to develop a roughly 390 acre Municipal Utility District (MUD) in the City’s Extraterritorial Jurisdiction as an extension of the MUD development they’d begun in Round Rocks’ ETJ just south of this. The City and the Developer signed a Consent Agreement (recorded in 2006) to facilitate that development, and the Agreement has been amended several times in the intervening decade to revise or add to the original agreement. In 2011, the City initiated annexation of this subject tract, officially annexing it into the City on December 13, 2011 (Ordinance 2011-56), with the default zoning of Agriculture District (AG). 2030 Comprehensive Plan Land Use: The 2030 Plan has a node of the Community Commercial future land use designation at the intersection of FM 1460 and Westinghouse Road/CR 111. Community Commercial generally applies to areas that accommodate retail, profesional office, and service-oriented business activities that serve more than one Page 30 of 147 Planning Department Staff Report Teravista Commercial 3 - Rezoning Page 3 of 5 AG to C-1 and C-3 residential neighborhood. They are generally configured as nodes at the intersection of arterial roadways (this subject property), or arterial and collector roadways. Neighborhood-serving commercial uses such as restaurants, specialty retail, and mid-box stores and shopping centers are typical. Civic-oriented uses such as churches, schools, or parks are also appropriate. The property is mostly within this “node” of this Community Commercial designation, but is also partly in the Moderate Density Residential land use category, to reflect the more inland parts of this corner of the intersection of FM 1460 and CR 111/Westinghouse Road. These categories are not meant to be parcel specific, and therefore, this corner tract of land is viewed as being appropriate for commercial uses. Growth Tier: The 2030 Plan Growth Tier Map designation is technically Tier 2, Intermediate Growth area, but this particular property was annexed (2011) after this designation was to the property (2008). Properties in the City are either Tier 1A or Tier 1B; the annexation of the property thus changed the Tier level to Tier 1B. Tier 1B is usually areas underserved by infrastructure, and are often part of Development Agreements, which is the situation with Teravista. In the case of Teravista, the developer has built extensive public water and wastewater line infrastructure to the extent that this subject property will be served by those improvements. Proposed Zoning District The Local Commercial (C-1) District provides for areas of commercial and retail activities that primarily serve residential areas. Uses should have pedestrian access to adjacent and nearby residential areas, but are not appropriate along residential streets or residential collectors, being more appropriate along major and minor thoroughfares and corridors. The General Commercial (C-3) District provides 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 C-3 Districts appropriate along freeways and major arterials. Utilities Water and wastewater are served by the City of Georgetown; electricity is provided by TXU Energy. No utility evaluation was required, as it was previously determined (during Development Agreement review and approval for the portions of Teravista within the jurisdictional areas of Georgetown) that capacity would be provided upon development. Transportation The access to this property will be provided by Westinghouse Road and FM 1460; exact locations of driveways will be determined at the time of Site Development Plan review. How the property is subdivided will also dictate driveway access points. Both Westinghouse Road and FM 1460 are classified as Major Arterial roadways. Near this property, right-of-way widths reach 300’ for FM 1460 and 220’ for Westinghouse Road. Traffic impacts will be vetted at that point, and requirements for a Traffic Impact Analysis (TIA) determined. On and off-site improvements would be built as warranted. Page 31 of 147 Planning Department Staff Report Teravista Commercial 3 - Rezoning Page 4 of 5 AG to C-1 and C-3 Future Application(s) The following applications would be required to be submitted for the property to develop: • Preliminary Plat to be considered by the Planning and Zoning Commission; • Final Plat is to be processed administratively; • Construction Plans (public infrastructure) will be processed administratively; • Site Development Plans for commercial development, processed administratively; and • Building permits for construction. Staff Analysis Staff is supportive of the requested rezoning for the following reasons: 1. The Future Land Use designation of Community Commercial supports commercial uses at this major intersection, which will serve not only the nearby/contiguous residents, but passersby on these soon- to-be expanded roadways. 2. The existing zoning situation of the surrounding area is moving toward the creation of a commercial node at the corners of this intersection. Commercial uses are being developed on the northwest corner within Teravista (in the ETJ), and the northeast corner (approx. 60 acres, in the City) has commercial zoning on all the frontage of that corner of the intersection. The southeast corner (in the City) does not yet have commercial zoning, but it would be consistent with the 2030 Plan. 3. The surrounding developed uses include many residential properties to the west, north, and south (Teravista), a GISD elementary school and small retail area to the north (Teravista), and a large amount of (undeveloped) commercial and multifamily zoned land to the northeast across the intersection. The large and growing consumer base, and commercial uses either constructed or approved through zoning support like commercial development. At the time of this request, this intersection consists of, essentially, two two-lane roadways. In the near future, FM 1460 will undergo a reconstruction to enlarge it to a divided 4-lane facility that will include turn lanes at this intersection. Westinghouse Road was improved by Williamson County to a 5-lane facility (continuous center-turn lane) for the majority of the segment between IH-35 and FM 1460; it narrows to a 3-lane section right at the intersection. Opposite FM 1460, the road continues as C.R. 111 in a two-lane road section; this stretch will eventually be enlarged as well with traffic demand and/or development projects. The total of these improvements, and the impacts of these major roadways in the near future, facilitate the appropriateness of C-3 zoning on this property, and at this intersection. Inter Departmental, Governmental and Agency Comments None Public Comments A total of 1 notice was sent out to property owners within 200 feet of the proposed rezoning; this applicant is the owner of that property, a 0.18 acre open space lot. Properties within 200 feet of this site (Teravista Section 313, to the west) are in the City’s Extraterritorial Jurisdiction. Public notice was posted in the Sun newspaper on August 2, 2015. As of the writing of this report, no written comments have been received. Page 32 of 147 Planning Department Staff Report Teravista Commercial 3 - Rezoning Page 5 of 5 AG to C-1 and C-3 Meetings Schedule August 18, 2015 – Planning and Zoning Commission September 8, 2015 – City Council First Reading September 22, 2015 – City Council Second Reading Attachments Exhibit 1 – Future Land Use Map Exhibit 2 – Zoning Map Exhibit 3 – Proposed Zoning Districts Page 33 of 147 \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ G e o r g e t o w n E T J GeorgetownETJ Georget o w n E T J Georgetown E T J Georgetown E T J REZ-2015-007 COACHLIGHTDR B RI A R P A R K D R W E S T I N G H O U S E R D SCENIC L A K E D RBRIARGLENDR S U M M I T H I L L D R C H ESTN U T M E A D O W S B N D SUNNYMEADOWSLOOP APRILMEADOWSLOOP T E R A V I S T A X I N G HERITAGEWELLLN SUN N Y T R A I L D R C OLONYGLENLN W A N D E R I N G V I N E T R L FM 1 4 6 0 0 500 1,000 Feet Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ Future Land Use / Overall Transportation Plan Exhibit #1 REZ-2015-007 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 §¨¦35 §¨¦35 Westingho u s e R d ")1460 Tera vis t a X ing Teravista C l u b D r Westingho u s e R d R a b b it H Ill R d Site ³ City Limits Street Site 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 Page 34 of 147 CITY O F G E O R G E T O W N Georgetown E T J REZ-2015-007 W E S T I N G H O U S E R D C O A C H L I G H T D R SCENIC L A K E D R R O C K M I L L L N B R I A R P A R K D R B RIA R GLEN DR S U M M I T H I L L D R C H E ST N U T M E A D O W S B N D SUNNYMEA D OWSLOOP APRILMEADOWSLOOP T E R A V I S T A X I N G HERI T A G E W E L L L N SUN N Y T R A I L D R C O L ONY GLENLN W A N D E R I N G V I N E T R L FM 1 4 6 0 Zoning InformationREZ-2015-007Exhibit #2 ¯ Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 530 1,060Feet LegendSiteParcelsCity LimitsGeorgetown ETJ §¨¦35 §¨¦35 Westingho u s e R d ")1460 Tera vis t a X ing Teravista C l u b D r Westingho u s e R d R a b b it H I ll R d ³Site City Limits Street Site Page 35 of 147 Page 36 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: Public Hearing and possible action on amendments to the Unified Development Code (UDC) to revise Chapters 1, 3-9, 11-13, and 16 related to the UDC Development Manual, Annexation process, Site Plan requirements, Planned Unit Development (PUD) District standards, accessory dwelling units, commercial building size limitations, civic use access limitations, self-storage facilities, accessory structures, patios, non-residential district setbacks, non-residential building design requirements, fence standards, parking space dimensions, Housing Diversity Development and Workforce Housing Development, and sanitary sewer systems requirements. (Valerie Kreger) ITEM SUMMARY: The Unified Development Code (UDC) is designed to be reviewed annually to address necessary updates or changes. In 2013, the City Council established the Unified Development Code Advisory Committee (UDCAC), a committee tasked with reviewing proposed amendments to the UDC. Each year a list of potential amendments are assembled, reviewed by the UDCAC and P&Z, and approved by City Council. The current 2014-2015 UDC General Amendment List was approved by City Council on August 26th, 2014. The UDCAC has reviewed the proposed text amendments over the last year and provided comments to staff. The UDCAC held a public hearing on August 4th, 2015, where there were no public comments related to the proposed amendments. The UDCAC recommended approval (5-0) of the proposed amendments as presented. Since the UDCAC public hearing, the proposed amendments related to signage (Chapter 10) have been pulled to allow for a more comprehensive review of the City's sign regulations and will be brought back to the UDCAC and the P&Z at a later time. A fully redlined version of the proposed changes is attached as Exhibit 1 and the following provides a summary of those changes. Development Manual (UDC Section 1.11): The current regulations require any changes to the UDC Development Manual, which houses all the application forms among other documents, to be published on the City's website for 30 days following public notice in the local newspaper. In recent years the City has moved to a more electronic, web-focused information base whereby news of any updates would reach the end users more often and quickly than would publication in the newspaper. Additionally, the 30-day time period often presents a challenge when staff needs to update an element of the Manual quickly. Thirty days is longer than the notification time period required for a rezoning. The proposed amendment language reduces the time period for posting to 15 days and removes the required newspaper notice. Pre-application Process (UDC Section 3.02.010): The pre-application process listed in the UDC is somewhat rigid in what requires and does not require a pre-application meeting. Over the last couple of years development has increased leaving a backlog of meetings. Staff has worked to reduce the number of pre-application meetings required and looked to opportunities to waive the requirement when appropriate. The proposed amendment removes the list of applications requiring a pre-application meeting to provide for more flexibility and changes the term conference to meeting to reflect currents references. Site Development Plan (UDC Section 3.09): Over the last couple of years the Planning Department has reviewed several processes, including the Site Plan and Construction Plan application processes. These reviews have been combined, eliminating the additional application and separate Construction Plan review, therefore keeping the construction Page 37 of 147 review of the site consistent with the site layout, tree preservation, and landscaping review. Site Plan can be a generic term, sometimes causing confusion, so this proposal also updates the name of the application to Site Development Plan. The situations in which a Minor Site Plan may be utilized have also been expanded. Finally, slight changes were proposed that remove the confusing reference to minor modifications related to Site Plan revisions and provide clarification that any changes that do not otherwise meet the described situations shall be processed as a new application. Annexation Process (UDC Section 3.25): The City has processed voluntary (applicant- driven) annexations for years, but there has never been a formal annexation process written into the UDC. This amendment adds annexation procedures into the UDC. Minimum PUD Size (UDC Section 4.04.030): The current UDC minimum Planned Unit Development (PUD) size is three acres. Staff has been presented with many situations where a PUD less than three acres may have been appropriate, but it was not a possibility. The proposed text amendment removes any minimum size requirement. Planned Unit Development (PUD) District Review Requirements (UDC Section 4.06): A PUD functions as an overlay zoning district that offers additional design criteria or specified land uses for a particular project, and sometimes offers relief of minimum standards from the code. Since every development is unique and every PUD varies in size and scope, creating minimum submittal requirements and standard review criteria can be a challenge. The proposed language moves away from strict, one-size-fits-all requirements and allows for more latitude for both staff and the applicant to determine the contents of the PUD Development Plan document. Accessory Dwelling Unit Limitations (UDC Section 5.02): The current UDC limits accessory dwelling units, including garage apartments, from being rented. The problem with the rental condition is that it is not enforceable by the City and, per the limitation, an owner could live in the accessory dwelling unit and rent out the main house, defeating the intent. Related to removal of the rental restriction, an additional parking space requirement was added as well as utility restrictions. Civic Land Use Access Limitations (UDC Section 5.03): The UDC currently limits the principal vehicular entrance and exit from the majority of civic land uses, including schools and churches, to be taken from a collector level street or higher. There have been instances where the better point of primary access would have actually been on a local level roadway, but the UDC limitation prevented this. This amendment simply adds in the ability of the Development Engineer to approve primary access from a local roadway when determined appropriate. Maximum Building Size Limitations (UDC Section 5.04): The UDC sets a maximum building size for many land uses in the Neighborhood Commercial (CN) and Community Commercial (C-1) zoning districts to 5,000 square feet and 25,000 square feet, respectively. The purpose of the building size limitations is to minimize the impact uses in these zoning districts may have on the adjacent residential areas. These building size limitations do not take into consideration the location or size of the zoning district. The proposed amendment replaces the maximum building size with a floor-to-area ratio (FAR) which will allow a balance between building size and lot area. In the CN District, the FAR shall not exceed 0.3; however, due to the character of this zoning district, no building shall exceed 7,500 square feet in area to encourage groups of smaller buildings that are more in character with adjacent residential areas. In the C-1 District, the floor-to-area ratio shall not exceed 0.5 to allow larger properties to develop buildings in scale with the property size. Self-Storage Land Use Limitations (UDC Section 5.04): Georgetown is seeing dozens of proposals for storage projects along major roadways and in prime commercial locations. The location of self-storage facilities should be balanced throughout the community with other personal services and retail establishments. The UDC currently allows self-storage with site Page 38 of 147 design limitations in both the C-3 and IN Districts, with indoor storage allowed by-right in IN. If the limitations are met, the storage facility may locate anywhere in the C-3 and IN Districts. The proposed amendment language adds further Council consideration regarding the locations of these facilities in the C-3 District through a Special Use Permit (SUP) and adds the use to the C-1 District via an SUP. This will provide additional discretion when a storage facility is seeking to locate on a retail corridor or adjacent to incompatible uses as well as add additional location considerations. The text amendment also includes modernizing the site conditions on storage facilities that will help ensure a high-quality appearance from the outside of the facilities and further sustain property values. The use conditions would also apply in the IN District, but the SUP would only apply in the C-1 and C-3 Districts. Front Yard Patios (UDC Section 6.05.020): Most new homes do not include front porches and a small patio outside the front door is an increasingly popular alternative. The UDC currently does not allow for patios in the front setback, although staff has been approving some under the Administrative Exception process, with specific criteria created about two years ago. This proposed amendment codifies the existing approval and clears up confusion on the allowance of these patios. Accessory structures (UDC Section 6.06.010): This amendment language addresses challenges staff has experienced applying and interpreting the existing requirements with regard to height and size. The proposed language removes the regulation limiting accessory structures to only 30% of the rear yard and provides a standard that would allow a two car garage on any size lot. Additionally, the proposed amendment changes the maximum accessory building height to be that of the principal structure. Housing Diversity and Workforce Housing (UDC Section 6.07): The City’s Housing Advisory Board has identified some tweaks to existing standards to incentivize workforce housing and a diverse mix of housing types in the community, as directed by the adopted Housing Plan. The existing UDC Section 6.070.020 allows for alternative development standards with additional densities; the proposed new language clarifies those standards to increase the units per building, reduce the front setback, and increase allowable impervious cover. Existing language that allowed for reduced pavement width has been removed. The Board has also proposed a revision to existing fee waivers for workforce housing developments. Minimum Industrial (IN) District Size (UDC Section 7.03): The 5-acre minimum size required for an Industrial District poses issues at times. This proposed amendment removes the minimum acreage requirement and returns to the standards in place prior to 2009. Nonresidential Setbacks (UDC Section 7.03): The existing UDC setbacks for the Industrial District have been cumbersome for smaller Industrial lots, of which there are many in the City. Particularly because of the buffering requirements of Chapter 8 of the UDC, the proposed amendment reduces the Industrial setbacks from 35 to 25 for the front and from 20 to 10 for the side and rear setbacks. The second setback related amendment addresses parking within required setbacks. The current requirements allow parking to encroach into required setbacks when adjacent to parking on a neighboring non-residential property, excepting Industrial. The committee felt that there was no justification to exclude Industrial properties, and that the requirement to allow only if parking existed on the adjacent property was not necessary. The amended language removes the restriction for Industrial properties as well as the adjacent parking requirement. Finally, language was added to clarify setbacks related to lots with more than one street frontage. Nonresidential Building Design Exemptions (UDC Section 7.04): Since adoption of the nonresidential building design requirements of the UDC in 2003, staff has experienced situations in which application of the requirements is not practical and exemptions from the requirements for certain situations is appropriate. The first is related to agricultural buildings Page 39 of 147 used for farming, ranching, or sheltering of animals. The second is related to temporary buildings associated with approval of a Temporary Use Permit. The proposed amendment language would exempt the aforementioned situations and not require articulation. Additionally, the current UDC exemption providing relief for industrial uses that are located in and only allowed in Industrial districts has been revised. Over time the use of the building may change, not providing for the same exemption that was previously applied. So, this section has been updated to indicate that it applies to any buildings in an Industrial district, except where the building is adjacent to a public park, Residential district, or a minor or freeway level roadway. Fences (UDC Section 8.07): This item includes some minor edits to the fence requirements, including materials, height and location of residential fences. These changes clarify and expand the circumstances when a fence can be 8 feet tall, who has authority to consider alternative fences, and provides some grandfathering to existing fence locations. Parking Space Design (UDC Section 9.03.020): Depending on the size and shape of the lot, and other site improvement requirements (i.e. location of access point, setback requirements, fire lane, etc.), 18-foot deep parking spaces can be challenging. Because of this, Staff has explored alternative parking space designs that allow some flexibility in the dimensions while still meeting the spirit and intent of the UDC. Based on practices of other municipalities and previously granted Administrative Exceptions, the proposed amendment language will allow use of part of the landscape buffer or strip as the vehicle’s overhang as an alternative parking space design provided there are no vertical obstacles in the first two (2) feet of buffer or strip. Wastewater Waiver (UDC Section 13.06.030): This item removes the code provision that the Georgetown Utility System (GUS) act as a recommending body for the City Council when someone is requesting a waiver to the wastewater requirement. Section 13.06 of the Unified Development Code requires that public wastewater be provided by developers in most circumstances; however, a waiver can be requested to use a septic system in extraordinary circumstances. City Council remains the final decision-maker and this amendment makes the waiver process for both wastewater and water consistent. This item was requested by GUS staff. Public Comments: Notice of the Planning and Zoning Commission Public Hearing was posted in the Sun newspaper on August 2nd, 2015. No public comments related to the specific amendments have been received to date. Meetings Schedule: August 4, 2015 – Unified Development Code Advisory Committee Public Hearing and Recommendation August 18, 2015 – Planning and Zoning Commission Public Hearing and Recommendation September 8, 2015 – City Council Public Hearing and First Reading of Ordinance September 22, 2015 – City Council Second Reading of Ordinance Recommended Motion: Recommend Approval of the proposed amendments to Chapters 1, 3-9, 11-13, and 16 as presented FINANCIAL IMPACT: No financial impact was studied with the proposed UDC amendments. SUBMITTED BY: Valerie Kreger, AICP, Principal Planner, and Jordan Maddox, AICP, Acting Planning Director Page 40 of 147 ATTACHMENTS: Description Type Proposed UDC Amendment Language Exhibit Page 41 of 147      Chapter 1 General Provisions Section 1.11 UDC Development Manual The UDC Development Manual prepared by the City of Georgetown Planning and Development  Department is hereby adopted by reference as if set forth in full.  The UDC Development Manual shall  contain application forms, required application materials, fees, application submittal deadlines and  application review timelineschecklists, calendars and other materials to aid applicants in the preparation  and submittal of applications. The UDC Development Manual may be amended from time to time by the  Director, following posting of the proposed changes on the City’s website Public Notice and a 3015‐day  public comment period.  Page 1 of 58Page 42 of 147   Chapter 3 Applications and Permits Section 3.01 General ********** 3.01.020 Applicability of Procedures The following Table shows which review procedures, applications and permits apply in the City and  its extraterritorial jurisdiction.  Table 3.01.020 Applicability of Procedures City Limits Extraterritorial Jurisdiction Prior to Subdivision, Platting and any Development Annexation (Voluntary) X Comprehensive Plan Amendment X X UDC Text Amendment X X Rezoning (Zoning Map Amendment) X Historic Overlay District Designation X Historic Landmark Designation X Special Use Permit X Development Agreement X X Access Point Connection Exemption X X Subdivision & Platting of Land Recording Plats X X Preliminary Plat X X Construction Plans X X Plat Vacation X X Plat Waiver X X Development Application Process Site Development Plan X Construction Plans X Zoning Verification Letter X Legal Lot Verification Letter X X Temporary Use Permit X Master Sign Plan X X Certificate of Appropriateness X Appeal of an Administrative Decision X X License to Encroach X X Variance X Administrative Exception X Special Exception X Stormwater Permit X X Driveway Permit X X Sign Permit X X Courthouse View Height Determination X Page 2 of 58Page 43 of 147   3.01.030 Simultaneous Submission of Related Applications A. Submission of different applications related to the same development may be made  simultaneously, although consideration of applications must remain in the following sequence:   1. Annexation (Voluntary)  1.2. Comprehensive Plan;  2.3. Zoning;  3.4. Subdivision and Plat;   4.5. Certificate of Appropriateness; then  5.6. Site Development Plan.  B. Any application submitted simultaneously is subject to approval of all other related  applications. Denial or disapproval of any concurrently submitted application shall stop  consideration of any related applications.   C. An applicant may withdraw any individual application from a group of simultaneously  submitted applications.   Section 3.02 Common Review Elements 3.02.010 Pre-application ConferenceMeeting Prior to the submission of an application required by this Code, a Pre‐application Conference with  the Director shall be required as follows.  A. Prior to the submission of an application required by this Code, a A Pre‐application Conference  Meeting is a meeting between a potential applicant under this Code and the Planning Director  of Planning and Development Department or a designated representative(s) may be required.  The conference meeting is an opportunity for an applicant to describe what application is being  consideredtheir proposed project, and the Director to indicate which application is appropriate,  which review body is responsible for final action, and what criteria will be used to determine  whether the permit application should be approved.  B. There is no required format for a Pre‐application ConferenceMeeting; it may occur in any form  so long as the potential applicant receives the information described above. The applicant is  responsible for completing requesting a Pre‐application ConferenceMeeting or obtaining an  appropriate waiver of such, and must sign a Pre‐application Statement indicating the date of the  Pre‐application Meeting.  C. A Pre‐application Conference is required for the following applications:   Access Point Connection Exemption   Administrative Exception   Annexation (Voluntary)   Certificate of Appropriateness   Comprehensive Plan Amendment   Conservation Subdivision Site Analysis Map  Page 3 of 58Page 44 of 147    Construction Plans    Courthouse View Height Determination   Development Agreement   Driveway Permit   Historic Overlay District Designation   Historic Landmark Designation   License to Encroach   Master Sign Plan   Planned Unit Development   Plat Waiver   Plat Vacation   Rezoning (Zoning Map Amendment)    Site Plan   Special Exception   Special Use Permit   Stormwater Permit   Subdivision Plats ‐ All   Temporary Use Permit   Unified Development Code Text Amendment   Variance  D.C. Pre‐ application Conferences Meetings may be combined when an applicant will be making  simultaneous applications for the same project.  E.D. Completion of  a Pre‐application Conference Meeting does not imply or assume subsequent approval of the  permit or application.  ********** Section 3.03 Public Hearing and Notice 3.03.010 Provision of Public Notice A. Summary of Notice Required Notice shall be required for application review as shown in the following Table.  Page 4 of 58Page 45 of 147   Table 3.03.010: Summary of Notice Requirements Procedure Published Mailed Posted Annexation (Voluntary) X    Access Point Connection Exemption X X X Certificate of Appropriateness X Certificate of Appropriateness for relocation, removal or demolition, or setback modification ‡ ‡ Development Agreement * * * Historic Overlay District Designation X X X Historic Landmark Designation X X X Replat without Vacating (§212.0145) X X Rezoning (Zoning Map Amendment) X X X Special Exception X X X Special Use Permit X X X UDC Text Amendment X Variance X X X X = Notice Required * = Notice to be determined by Development Agreement Committee per Section 3.20 ‡ = Only applicable to Certificate of Appropriateness applications that require consideration by the Historic and Architectural Review Commission ********** 3.03.020 Required Public Hearing The following Table identifies the types of applications requiring a Public Hearing and the review  body responsible for conducting the Hearing.  Table 3.03.020: Summary of Required Public Hearing Type of Application HARC Zoning Board of Adjustment Planning & Zoning City Council Annexation (Voluntary) X (2) Access Point Connection Exemption X Appeal of Admin. Decision X Certificate of Appropriateness ‡ Page 5 of 58Page 46 of 147   Comprehensive Plan Amendment X X Development Agreement * X Historic Overlay District Designation X X X Historic Landmark Designation X X Replat (Resubdivision) X X Rezoning (Zoning Map Amendment) X X Special Exception X Special Use Permit X X UDC Text Amendment X X Variance X X = Public Hearing Required * = Public Hearing to be determined by Development Agreement Committee per Section 3.20 ‡ = Only applicable to Certificate of Appropriateness applications that require consideration by the Historic and Architectural Review Commission ********** Section 3.07 Special Use Permit 3.07.010 Applicability Special Use Permits allow for City Council approval of uses with unique or widely varying operating  characteristics or unusual site development features, subject to the terms and conditions set forth in  this Code. Special Use Permits may be issued only for uses that are generally compatible with other  uses permitted in a Zoning District, but that require individual review of their location, design,  intensity, etc.  These uses and the Districts where they may be located are listed in Chapter 5. These  uses may be located in Districts as indicated with conditions described in a Special Use Permit  recommended by the Planning & Zoning Commission and approved by the City Council. No such  use shall commence without prior approval of a Special Use Permit.  A Special Use Permit includes a  conceptual site layout that, after approval, serves as the conceptual site layout necessary for the basis  of the final Site Development Plan, which, if necessary, shall be required prior to obtaining any  additional permits.  An approved Special Use Permit is maintained with the property, and not the  property owner, renter, or lessee, and shall be valid per the terms of Section 3.07.050. The provisions  of this Section related to Special Use Permits are adopted pursuant to Texas Local Government Code  Chapter 211 and the City Charter.  ********** 3.07.050 Expiration A Special Use Permit shall expire 24 months from the date of Council approval, unless:  A. A Site Development Plan application, if necessary, has been submitted.  B. A Building Permit application has been approved or, if no Building Permit is required, a  Certificate of Occupancy has been issued.  Page 6 of 58Page 47 of 147   C. In the case of projects where more than one building or phase is to be built, the applicant may  submit a series of Building Permit applications.  The first application must be approved within  24 months from the date conceptual site layout approval is granted.  Each subsequent  application must be submitted within 24 months from the date of issuance of a Certificate of  Occupancy, or equivalent, by the Building Official for the previous phase of the development.    D. A lapse of a period greater than the periods set forth above causes the related approvals or  permits to expire and be of no further force and effect.  The Director has the authority to  consider a 6 month extension of the above deadlines based on extenuating circumstances.  Any  further action shall require a new application and approval.  E. The Council’s approval of the Special Use Permit specified an expiration date.  ********** Section 3.09 Site Development Plan 3.09.010 Applicability A. An approved, valid Site Development Plan is required prior to the construction, expansion, or  removal of any improvements to a property, as defined in Section 16.2 of this Code and  including driveways, sidewalks, drainage structures and utility improvements, within the  City’s limits, except as follows:  1. Single‐family and Two‐family structures, accessory structures, and fences on individually  platted lots; and  2. Agricultural buildings for the purposes of farming, ranching or sheltering of animals.  B. All improvements reflected on approved Site Development Plans must be constructed at the  time of development.  All terms and conditions of Site Development Plan approval must be met  at the time of development.   C. The Site Development Plan may not be approved unless the lot on which the improvements are  proposed is legally platted or the subject tract is determined to be exempt from the platting  requirements of Section 3.08.  D. Where site planSite Development Plan approval is required, no Building Permit approval shall  be issued for any development of land and no site construction may commence until such  property has received final site planSite Development Plan approval and is in conformity with  the provision of this Code.   E. The provisions of this Section relating to Site Development Plans are adopted in accordance  with the Texas Local Government Code Chapter 211 and the City Charter.  3.09.020 Review Process Review of a Site Development Plan shall follow the procedures set forth in Section 3.03.040 for  administrative review and shall be processed as follows:  A. Application Completeness 1. The applicant shall submit all of the information required in the UDC Development Manual  as specified on the Site Development Plan application checklist.    Page 7 of 58Page 48 of 147   1. The Director shall determine that a complete application has been submitted with all  material necessary to review the Site Development Plan’s conformance with applicable  criteria for approval.  B. Staff Review 1. The Director shall review the application, considering any applicable criteria for approval,  and notify the applicant of any necessary corrections.  2. The Director may establish procedures for administrative review necessary to ensure  compliance with this Code and state statutes.   3. The Director may assign staff to review the application.  C. Responsibility for Final Action The Director is responsible for final action on Site Development Plans.  3.09.030 Criteria for Approval A Site Development Plan shall be approved if it is in compliance with the following criteria:  A. A complete application and fee have been submitted.  B. The application and content of the application are consistent with the provisions of this Unified  Development Code, the Comprehensive Plan, and any other applicable City regulations.  C. The application and content of the application are consistent with the UDC Development  Manual, City’s Construction Specifications and Standards Manual, this Code and any written  interpretations of this Code.  D. Compliance with any approved plat, Development Agreement or other agreement or ordinance  governing the parcel of land to which the Site Development Plan is related.  E. Compliance with any additional Site Development Plan approval criteria required for Overlay  Districts or any Site Development Plan approval criteria adopted as part of a special area plan.  F. Prior to final approval of any plan within the City Limits, the applicant must certify to the  Drainage Engineer that all City Drainage Manual requirements for a Stormwater Permit are met  by the Site Development Plan. Approval of the Site Development Plan constitutes approval of  the Stormwater Permit.  G. The Site Development Plan shall conform to standard engineering practices and must be sealed  by a Professional Engineer licensed in the State of Texas, except as otherwise provided for in  this Section.  H. The materials, embedment, and testing of all private main utility line 6‐inches and above in  diameter shall meet the requirements of the City’s Construction Specifications and Standards  Manual and/or the approved City Building Codes.  3.09.040 Components of a Site Development Plan All Site Development Plans shall include the following components demonstrating compliance with  the provisions of this Code and the UDC Development Manual, unless otherwise provided for within  this Section:  A. Cover Sheet;  Page 8 of 58Page 49 of 147   B. Dimensional Site Plan;  C. Architectural Plan;  D. Lighting Plan;  E. Landscape Plan;  F. Tree Preservation Plan;  G. Utility Plan;  H. Grading Plan; and   I. Drainage Plan.  3.09.050 Site Development Plan Area of Development A Site Development Plan shall include the entire area within the legal boundaries of the tract for  which it is proposed; however, the area included in a Site Development Plan may be reduced to  reflect the actual area of development in the situations listed below.  The new artificial boundary  shall be the same used for all components of the Site Development Plan and shall be scaled such that  all requirements applicable to the Site Development Plan can be met within that boundary.  A. The area of development is part of a much larger tract whereby the area encompasses less than  50% of the total tract;   B. The proposed improvements are part of a larger campus where the areas are designed to  function relatively independent of each other;  C. The excluded area is to remain undeveloped and in its natural state;  D. The improvements are proposed to be added to an existing site, provided:  1. No improvements are proposed to the excluded area;  2. Review of the excluded area is not necessary for review of the area of development;  3. The improvements proposed within the area of development are not dependent on  improvements located within the excluded area; and  4. No retrofitting of existing site improvements is required pursuant to the provisions  applicable to the expansion of a nonconforming structure or site in Chapter 14; and  E. Other similar circumstances as determined by the Director.  3.09.060 Site Development Plan Phasing When development is proposed for a larger site with multiple buildings, an applicant may choose to  partition the site and construct the improvements in a series of phases as follows:  A. The Site Development Plan submittal shall include a Phasing Plan indicating the boundaries of  each phase and the order of construction of associated site improvements.   B. No Phasing Plan shall propose more than 5 phases or exceed a period of 10 years.  The Director  may approve phasing in excess of this number if the applicant can provide justification for such.    C. The proposed order of phasing shall follow a logical progression and, in the event subsequent  phases are not built, must meet the minimum requirements of this Code, including, but not  limited to, parking, landscaping, tree mitigation, fire access and stormwater management.  Page 9 of 58Page 50 of 147   D. Changes to a Phasing Plan shall meet the requirements of this Section and follow the  procedures established for revisions of Site Development Plans.  3.09.070 Minor Site Development Plan Where the scope of required or proposed site improvements is limited, as herein defined, a Minor  Site Development Plan review process may be utilized subject to the provisions below.  A. Determination of Minor Site Development Plan Review 1. A Minor Site Development Plan submittal may be considered when the extent, type or size  of the site improvements is so minimalsuch that review of all standard Site Development  Plan components, as identified in Section 3.09.040, is not necessary, as determined by the  Director.  Typical situations qualifying for Minor Site Development Plan review may  include, but not be limited to, improvements required by Chapter 14 due to a change in use,  a small addition to a building over existing impervious coverage, installing parking lot  striping on an existing unmarked parking lot, or replacement of a site’s existing  landscaping, or where only one component of a Site Development Plan, as outlined in  Section 3.09.040, is required.  2. A Minor Site Development Plan review shall not be utilized when:  a. Site improvements are proposed to a property where no development has otherwise  occurred, except in unique situations as determined by the Director;  b. The proposed project requires preparation of a Traffic Impact Analysis (TIA);  c. The proposed project requires preparation of a stormwater drainage study, although  some drainage information may be reviewed as part of a Minor Site Plan;  d. Impervious coverage in excess of 1,500 square feet is proposed;  d. A new building(s) in excess of 1,000 square feet is proposed;  e. A building addition is proposed in excess of 500 square feet1,000 square feet or 20% of  the existing building‘s square footage, whichever is less is proposed;  f. The intended project requires or proposes more than 4 6 parking spaces; or  g. Similar situations are proposed as determined by the Director.  B. Components of a Minor Site Development Plan The components required with a Minor Site Development Plan application shall be those  determined by the Director to be applicable to the particular situation and necessary to verify  the conformance of the proposed site improvements with the provisions of this Code.  The  Director may determine an engineer is not required to prepare the plans under the Minor Site  Development Plan provisions if the proposed improvements do not warrant such.  3.09.080 Revisions to Approved Site Development Plans Any modifications to an approved Site Development Plan must be resubmitted to the Director for  consideration as follows:  A. Modifications to an approved Site Development Plan which do not substantially change the  design or nature of the original Site Development Plan and have no significant adverse impact  upon neighboring properties, the public or persons who will occupy or use the proposed  development may be processed as a Site Development Plan Amendment.  An application for  Site Development Plan Amendment following the requirements of the UDC Development  Page 10 of 58Page 51 of 147   Manual shall be submitted to the Planning Department which identifying the requested  revisions and / or modifications.  Any changes approved by the Director shall be shown on the  revised Site Development Plan.  B. The Director may determine a correction or a modification is so minuscule or insignificant that  it does not warrant review of a Site Development Plan Amendment and cause the change to be  directly updated and included in the original file.  C. All other revisions and / or modifications not defined as “minor”to an existing Site  Development Plan that do not meet the provisions of Sections 3.09.080.A or 3.09.080.B above  shall be processed as a new Site Development Plan application.  Approval of a modified Site  Plan, processed as a new application, shall void the previously approved Site Plan.    D. Approval of a new or revised Site Development Plan application shall void the previously  approved Site Development Plan.   3.09.060 Expiration A. A Site Development Plan shall expire 24 months after the date that the Site Development Plan  was approved, unless:  1. A Building Permit application has been approved or, if no Building Permit is required, a  Certificate of Occupancy has been issued.  2. In case of projects where more than one building or phase is to be built, the applicant may  submit a series of Building Permit applications.  The first application must be approved  within 24 months from the date Site Development Plan approval is granted.  Each  subsequent application must be approved within 24 months from the date of issuance of a  Certificate of Occupancy, conditional or otherwise, by the Building Official for the previous  phase of the development.    3. Except as provided for within this Section, a lapse of a period greater than those set forth  above causes the related approvals or permits to expire and be of no further force and effect.   Any further action shall require a new application and approval.  B. Site Development Plan Extension Prior to expiration of an approved Site Development Plan, an applicant may request a one‐time  extension of the Site Development Plan approval for a period of 24 months if the Director  determines such extension will have no negative impacts on the surrounding area and would  not be contrary to the public interest. A request for Site Development Plan extension shall  follow the procedures set forth for such in the UDC Development Manual.   C. Site Development Plan Reinstatement In the event a Site Development Plan approval expires, an applicant may seek a one‐time  reinstatement of the approved Site Development Plan, without modification, subject to the  provisions below.  Such reinstatement may be granted by the Director for a period not to exceed  24 months.  A request for Site Development Plan reinstatement shall follow the procedures set  forth for such in the UDC Development Manual.  1. The reinstatement must be requested within 24 months of the expiration date of the  approved Site Development Plan.   Page 11 of 58Page 52 of 147   2. The regulations applicable to the project per the Code currently in effect may not be  determined to be significantly different from those applied to the original approval of the  Site Development Plan, such that a new application for the same plan would be  substantially the same.   3. The circumstances of the adjacent properties, roadways and subject property shall have  remained the same, so as to not change the requirements applicable to the property.  Such  circumstances could include, but not be limited to, a change of zoning in the subject or  adjacent properties, a change in the boundary of the subject property, a change in  classification of the adjacent roadway or neighboring construction affecting landscape  buffers.  D. The Director shall have the authority to determine if a Site Development Plan Extension or  Reinstatement meets the criteria for processing and approval.  3.09.070 Site Related Construction Plans Where a Site Plan entails site construction, Construction Plans shall be required and must be  approved by the Development Engineer prior to any site construction. The plans shall be submitted  for all existing and proposed private and public parking, driveways, sidewalks, drainage, and utility  improvements.  Review of site related Construction Plans shall follow the procedure set forth in  Section 3.03.040.  The site related Construction Plans may be included as part of the Site Plan, subject  to the requirements in the Development Manual.   A. Site related Construction Plans must be consistent with the approved site plan.  B. For all public improvements the plans shall conform to the City’s Construction Specifications  and Standards Manual and this Code.    C. For all private improvements, the plans shall conform to standard engineering practices and  must be sealed by a Professional Engineer licensed in the state of Texas.    D. The materials, embedment, and testing of all private main utility lines 6 inches and above in  diameter shall meet the requirements of the City’s Construction Specifications and Standards  Manual and/or the approved City Building Codes.   E. The site construction plans shall meet the requirements of the City Drainage Manual.     ********** Section 3.12 Master Sign Plan ********** 3.12.050 Expiration A Master Sign Plan shall expire 24 months after the date that the Master Sign Plan was approved  unless:  A. A Building Permit application has been approved or, if no Building Permit is required, a  Certificate of Occupancy, or equivalent, has been issued.  Page 12 of 58Page 53 of 147   B. In case of projects where more than one building or phase is to be built, the applicant may  submit a series of Building Permit applications.  The first application must be approved within  12 months from the date Site Development Plan approval is granted.  Each subsequent  application must be submitted within 24 months from the date of issuance of a Certificate of  Occupancy by the Building Official for the previous phase of the development.    ********** Section 3.17 Stormwater Permit 3.17.010 Applicability A Stormwater Permit is required prior to any land disturbance, as defined in Section 16.02, within the  City limits or the City’s extraterritorial jurisdiction to ensure conformance to the stormwater  management provisions and other applicable requirements of this Unified Development Code.  Approval of a Site Development Plan within the City Limits constitutes approval of a Stormwater  Permit for that specific development.   The provisions of this Section related to Stormwater  Permitting are adopted pursuant to the authority conferred by the U.S. Environmental Protection  Agency, the Texas Commission on Environmental Quality, The Texas Local Government Code  Chapters 211 and 212, and the City Charter.  ********** Section 3.23 Heritage Tree Removal Permit ********** 3.23.060 Submission Requirements A. Statement of Justification for tree removal.  B. Copy of companion plat, Site Development Plan or concept plan for the permit or authorization  that required compliance with this Section.  C. Copy of Tree Survey, if applicable.  If no Tree Survey exists, location of tree identified, tree type,  size, condition, etc.  D. A photo of the tree’s canopy and trunk, labeled with the corresponding tree number on the  companion Tree Survey, shall be submitted with the application for a Heritage Tree Removal  Permit.  ********** Section 3.24 Heritage Tree Pruning Permit ********** Page 13 of 58Page 54 of 147   3.24.050 Submission Requirements A. Statement of Justification for tree pruning.  B. Copy of companion plat, Site Development Plan or concept plan for the permit or authorization  that required compliance with this Section.  C. A photo (digital or hardcopy) of the tree, labeled with the tree number on the Tree Survey,  DBH, species, and contractor’s ISA certification number, shall be submitted with the application  for a Heritage Tree Pruning Permit.    ********** Section 3.25 Annexation (Voluntary) 3.25.010 Applicability A. For the purpose of establishing and maintaining sound, stable, and desirable development  consistent with the goals and policies of the Comprehensive Plan, the City may consider  annexations of territory to the corporate limits or extraterritorial jurisdiction (ETJ). The  provisions of the Section are adopted pursuant to Texas Local Government Code Chapter 43  and the City Charter.   B. Annexation and disannexation of territory may be requested by landowners or their  representatives through this process for real property within the City’s corporate limits and the  ETJ.   C. Annexation of territory initiated by the City Council as an involuntary procedure, through  Local Government Code Chapter 43 Subchapters C and C‐1, does not follow the Annexation  (Voluntary) process.  3.25.020 Review Process A. Initiation Initiation of an annexation or disannexation of territory may be made upon application of a  property owner or their authorized agent. Another governmental authority may also request  modification of ETJ or corporate limit boundaries through this process, or through the  cooperative effort of the Georgetown City Council to initiate such proceedings.  B. Application and Completeness Determination The Director is responsible for checking that a complete application has been submitted with all  material necessary for the City Council to render an informed decision.  C. Staff Review 1. The Director shall review the application, considering any applicable criteria for approval  and prepare a report to the City Council.  2. The Director may establish procedures for administrative review necessary to ensure  compliance with this Code and state statutes.   3. The Director may assign staff to review the application and make a report to the Director.  4. The Director’s report may include a recommendation for final action.  Page 14 of 58Page 55 of 147   D. City Council Public Hearings Applications may be made at any time of year; however, Texas Local Government Section  43.0561 dictates the timing of the public hearing schedule. The City publishes an annual  calendar in the UDC Development Manual with set dates for City Council hearings and actions. 1. For annexation and disannexation of territory into or from the city limits, the City Council  shall hold two (2) Public Hearings in accordance with its rules and state law, following  newspaper publication notice in accordance with Section 3.03,   2. For addition or release of territory from the ETJ, no public hearings shall be required.  E. City Council Final Action 1. The City Council shall take final action on the proposed annexation or disannexation  2. The annexation or disannexation shall become effective when approved by the City  Council and in accordance with the City Charter.   3.25.030 Approval Criteria (Annexation) The City Council shall consider the following approval criteria in an analysis of immediate needs and  consideration of the long‐terms effects.   A. The application is complete and the information contained within the application is sufficient  and correct enough to allow adequate review and final action; and  B. The annexation promotes the health, safety or general welfare of the City and the safe, orderly,  and healthful development of the City.  C. Consistency with the City’s adopted long range plans and annexation policies.    Page 15 of 58Page 56 of 147      Chapter 4 Zoning Districts ********** Section 4.04 Zoning District Purpose Statements ********** 4.04.030 Special Purpose Zoning Districts ********** D. Planned Unit Development District (PUD) The Planned Unit Development District (PUD) is intended to allow flexibility in planning and  designing for unique or environmentally sensitive properties that are a minimum of three acres  in size and are to be developed in accordance with a common development scheme. PUD zoning  is designed to accommodate various types of development, including multiple housing types,  neighborhood and community retail, professional and administrative areas, industrial and  business parks, and other uses or a combination thereof. A PUD may be used to permit new or  innovative concepts in land use and standards not permitted by zoning or the standards of this  Code. Although greater flexibility is given to allow development in a PUD that would not  otherwise be allowed, procedures and standards are established in this Code that are intended to  ensure against misuse.  * For Special Requirements of a PUD District, see Section 4.06  ********** Section 4.06 Planned Unit Development District This Section establishes procedures and requirements of a Planned Unit Development District. Planned  Unit Developments may be established in any location and may include more than one base zoning  district.  4.06.010 General Provisions A. Compatibility with Base Zoning District 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.  Page 16 of 58Page 57 of 147      B. Compliance with Applicable City Codes The granting of a PUD Zoning District shall not relieve the developer from complying with all  other applicable sections of this Code, and other Codes and Ordinances of the City of  Georgetown, unless such relief is specified in the approved Development Plan.  C. Development Plan Required An application for the establishment of a PUD District shall be accompanied by a Development  Plan that meets the requirements of this Section. The Development Plan shall become a part of  the PUD ordinance, if approved by the City Council.  D. Development Plan 1. Development requirements for the PUD District shall be set forth in the Development Plan  and meet the approval criteria detailed in Section 3.06.040./or the approving ordinance The  Development Plan is intended to capture how and why the particular project is of  exceptional quality and cannot be met by base zoning district requirements. At a minimum,  the Development Plan shall explain  and shall include, at a minimum, the purpose and intent  of the PUD, detailed description of the project, and a specific development design plan, in  addition to how the PUD may deviate from the minimum standards set forth in this  Codeuses, density, building height, building setbacks, limits of construction, building  elevations, parking, vehicular and pedestrian access, streets and circulation, screening,  landscaping, environmental protection, signage, lighting, phasing or scheduling or any other  requirements of the Development Manual or as the City Council may deem appropriate.    2. The PUD zoning application shall include written justification as to why any such Code  deviations listed in the Development Plan are necessary because of the specify the extent to  which deviation from otherwise applicable Code requirements is justified by unique  characteristics of the site, the needs of the proposed project, or other exceptional  circumstances. Such deviations should be intended to provide an unconventional, cohesive,  and well‐planned layout design scheme, and should not be proposed to simply avoid the  requirements of this Code.  23. Developments with PUD zoning may vary in size and scope and the Development Plan  should reflect the scale and detail desired in the district. A Development Plan should  generally include allowed and/or prohibited land uses, parks/open space/natural features,  density, traffic circulation/streets/access, building and site design standards and/or  schematics, and other pertinent information. A full or partial traffic impact analysis may be  required depending on the impact to the public roadway system. The Planning Director  retains full discretion to require the necessary detail and information needed to justify the  proposed PUD development plan.The following information shall be shown on the  Development Plan in a schematic form and at a scale satisfactory to the Director with a  reduced reproducible print of the approved drawing suitable for duplication as an exhibit to  the PUD ordinance:  a. Proposed land uses including uses to be prohibited per base district.  b. Existing natural features such as bluffs, sink holes, drainage ways, one‐hundred year  floodplain (if applicable), and existing topography at two‐foot contour intervals.  c. Location of proposed buildings, building envelopes or building setbacks.  Page 17 of 58Page 58 of 147      d. A tabulation of proposed dwelling unit density in residential areas.  e. A tabulation of proposed floor area ratios and maximum heights of proposed buildings.  f. Proposed circulation systems, including preliminary street cross‐sections.  g. Proposed public parks, greenbelts, and other open space.  h. Proposed public facilities, i.e. school sites, fire station, etc.  i. Location and type of proposed landscaping including existing landscaping.  j. Full compliance with Chapters 8, 11 and 12, Tree Preservation, Landscaping and Fencing  and Environmental Protection and Roadway Adequacy shall also be demonstrated,  except as follows:  i. If the application is for a development smaller than 25 acres, would contain fewer  than 5,000 vehicle trips per day, or fewer than 500 dwelling units.  ii. If the application does not include or request any changes to the provisions in  Chapters 8, 11 and 12 and nothing in the application would indirectly affect the  provisions in these chapters.  34. Revisions to the adopted Development Plan shall require an amendment to the PUD  ordinance to be processed pursuant to Section 3.06 of this Code. If the Director determines  that a proposed revision is a minor revision, the Director may consider such a revision in  connection with approval of a Plat or Site Plan pursuant to Section 3.09this Code.  **********   Page 18 of 58Page 59 of 147      Chapter 5 Zoning Use Regulations ********** Section 5.02 Residential Uses The Residential Use Section contains uses for residential dwellings and related accessory uses. These  uses include Single‐family and Multi‐family residential structures and also accommodate groups of  people that may exceed the definition of household.  5.02.010 Residential Uses Allowed by District The following Use Table presents the residential uses that are allowed in each zoning district, in  accordance with the standards and regulations of this Code. Certain uses are allowed with limitations  detailed in Section 5.02.020.  The ‘Notes’ column of the table contains direction on the specific  limitation of the particular use.  Table 5.02.010 Residential Uses   Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Household Living                     Single-family, Detached P P P P P -- -- -- -- -- -- -- -- -- -- -- P Se e S e c t i o n 4 . 1 1   Single-family, Attached -- -- -- L P P -- -- -- -- -- -- -- -- -- -- -- A Two-family -- -- -- -- P -- -- -- -- -- -- -- -- -- -- -- --   Townhouse -- -- -- -- -- P -- -- -- -- -- -- -- -- -- -- S   Multi-family, Detached Dwelling Units -- -- -- -- -- - P -- -- -- -- -- -- -- -- -- --   Multi-family, Attached Dwelling Units -- -- -- -- -- -- P P -- -- S S -- S -- -- S E Manufactured Housing -- -- -- -- -- -- -- -- P -- -- -- -- -- -- -- --   Manufactured Housing Park -- -- -- -- -- -- -- -- P -- -- -- -- -- -- -- --   Accessory Dwelling Unit S S S S -- -- -- -- -- -- -- -- -- -- -- -- S B Second Dwelling Unit L -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- C Upper-story Residential -- -- -- -- -- -- -- -- -- L L L L L -- -- L D Home-Based Business L L L L L L L L L L L L L L -- -- L F Group Living                     Group Home (6 residents or less) P P P P P P -- -- -- -- -- -- -- -- -- -- P Se e S e c t i o n 4 . 1 1   Group Home (7 to 15 residents) -- -- -- -- -- -- P P -- P P -- -- -- -- -- S   Group Home (16 residents or more) -- -- -- -- -- -- S S -- P P -- -- -- -- S --   Assisted Living -- -- -- -- -- -- S P -- P P P -- -- -- -- S   Page 19 of 58Page 60 of 147 Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Nursing or Convalescent Home -- -- -- -- -- -- S P -- P P P -- -- -- -- --   Hospice Facility S S S S S S S P -- P P P -- -- -- -- S   Orphanage P -- -- -- -- -- S P -- -- -- -- -- -- -- S --   Student Housing -- -- -- -- -- -- S S -- -- S -- -- -- -- -- --   Rooming or Boarding House -- -- -- S -- -- P P -- -- P -- -- -- -- -- S   Halfway House S S S S S S S S S -- -- -- -- -- -- -- --   5.02.020 Residential Use Limitations All residential uses shall meet any applicable provisions of the City of Georgetown Code of  Ordinances, in addition to the following limitations.  A. Single-family, Attached An Attached Single‐family dwelling is permitted in accordance with Table 5.02.010 and subject to  the following standards and limitations:  1. Both dwelling units shall be situated on separate legally platted lots.  2. Attached Single‐family dwellings are not allowed in the Old Town Overlay District  (established in Section 4.08).  B. Accessory Dwelling Unit An accessory dwelling unit is permitted in accordance with Table 5.02.010 and subject to the  following standards and limitations:  1. An accessory dwelling unit is permitted as a subordinate use, provided that it is limited to  twenty‐five percent (25%) of the primary dwelling unit.  2. An accessory dwelling unit is permitted in the AG, Agriculture, RE, Residential Estate, RL,  Residential Low Density, RS, Residential Single‐family, and MU‐DT, Mixed‐Use Downtown  Districts with the approval of a Special Use Permit pursuant to Section 3.07. The Special Use  Permit shall include a condition that the unit may not be used for rental purposes.  3. A minimum of three parking spaces shall be available on‐site providing the minimum two  spaces required for the primary residence with one additional parking space provided for  the accessory dwelling unit.  4. The accessory dwelling unit must remain on the same electric and water meters as the  primary residence.  5. An accessory dwelling unit may be permitted by right as part of a Housing Diversity  Development, as detailed in Section 6.08.020.  Unlike the dwelling units in paragraph (B.1)  above, accessory dwelling units within a Housing Diversity Development may be used for  rental purposes, with approval of a Special Use Permit.  4. 6. Accessory structures that do not contain a kitchen, such as guest houses or pool houses,  are permitted without a Special Use Permit.  Page 20 of 58Page 61 of 147      C. Second Dwelling Unit Within the AG, Agriculture District, in accordance with Table 5.02.010, one additional primary  dwelling unit may be constructed upon a lot or parcel for every 30 acres or portion thereof (i.e.,  one dwelling unit allowed for 30 acres or less, two dwelling units allowed for 31 acres or more,  three dwelling units allowed for 61 acres or more, etc.).  The additional dwelling unit(s) is limited  to use by an agricultural employee, a caretaker, family members, or guests of the property owner  and must comply with all setback and design standards of the AG District.  D. Upper-Story Residential Upper‐story residential dwellings are permitted in accordance with Table 5.02.010 and subject to  the following standards and limitations:  1. The first floor shall not include the living space of any residential dwelling.  2. Separate designated parking spaces for the residential dwellings are required pursuant to  Section 9.02.  3. Upper‐story residential dwellings in the CN, OF, and BP Districts shall meet the following  provisions in addition to (1) and (2), above:  a. The residential dwelling shall be secondary to the primary use.  b. The gross floor area of the entire building shall not include more than 50% residential  uses.  E. Multi-family, Attached Dwelling Units 1. Attached Multi‐family dwelling units are permitted in accordance with Table 5.02.010.  2. A Special Use Permit, pursuant to Section 3.07, is required for attached Multi‐family  dwelling units as designated in Table 5.02.010 and is subject to the following conditions:  a. The location and context of the attached Multi‐family development shall be secondary  and supportive to established surrounding commercial uses, helping to facilitate an  active, pedestrian friendly environment where the mixture of uses enables people to live,  work, play, and shop.  b. Impervious coverage for attached Multi‐family developments in a C‐1, C‐3 or BP district  shall be limited to 50%  c. Front setbacks shall be in conformance with the front setback of the district in which the  attached Multi‐family development is proposed. Side and rear setbacks for attached  Multi‐family developments in a C‐1, C‐3 or BP district shall be 15 feet, except where  located adjacent to a residential zoning district the side and rear setbacks shall increase to  30 feet.  d. Building height shall be in conformance with the building height of the district in which  the attached Multi‐family development is proposed.  e. A minimum building separation of 15 feet shall be provided between all buildings on the  site.  f. Attached Multi‐family development in all districts must also meet the Building Design  Standards of Section 7.04, the Lighting Design Standards of Section 7.05, and the Non‐ Residential Landscape Requirements of Section 8.04.  Page 21 of 58Page 62 of 147 g. Attached Multi‐family development in all districts must also meet the Common Amenity  Area requirements of Section 6.06.020 and the Parkland Dedication requirements of  Section 13.05.  h. Multi‐family development existing prior to May 27, 2014, or depicted on a Site Plan  approved prior to May 27, 2014, shall be exempt from the requirements of the limitations  of this Section, except that any expansion to that development shall require Special Use  Permit approval in accordance with this Section.  3. In addition to the requirements of Section 5.02.020.E.2, when reviewing the conceptual site  layout required per Section 3.07, the City Council may consider and add conditions provided  the requirements of the zoning district are not exceeded, to the Special Use Permit, including  but not limited to the following:  a. Location of the development;  b. Amount of lot frontage along a commercial corridor;  c. Dwelling units per acre (maximum 24);  d. Maximum building heights;  e. Dwelling units per structure;  f. Type and number of amenities;  g. Accessory structures;  h. Ingress and egress locations; and  i. Landscape buffers.  ********** Section 5.03 Civic Uses The Civic Uses Section addresses institutions that provide community services to or for the general  public.  Civic uses are typically found in non‐residential zoning districts but may be allowed in  residential districts, often with limitations or Special Use Permits. These uses are generally public or  non‐profit but also include for‐profit entities that provide a service to the general public.  Civic uses  include, but are not limited to, facilities for education, day care, government, social services, institutions,  places of worship, and parks and open spaces.  5.03.010 Civic Uses Allowed by District The following Use Table presents the civic uses that are allowed in each zoning district, in accordance  with the standards and regulations of this Code. Certain uses are allowed with limitations detailed in  Section 5.03.020.  The ‘Notes’ column of the Use Table contains direction on the specific limitation of  the particular use.  Table 5.03.010 Civic Uses Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Educational and Day Care Facilities                     School, Elementary L L L L L L L L -- L L L -- -- -- L -- A Page 22 of 58Page 63 of 147      Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s School, Middle L S S S S S S S -- L L L -- -- -- L -- Se e S e c t i o n 4 . 1 1 A School, High L -- -- -- -- -- -- -- -- -- L L -- -- -- L -- A School, College or University L -- -- -- -- -- -- -- -- -- L L -- -- -- L S A School, Boarding L -- -- -- -- -- -- -- -- -- -- -- -- -- -- L -- A School, Business or Trade L -- -- -- -- -- -- -- -- -- L L L L L L S A Day Care, Family Home L L L L L L L L L -- -- -- -- -- -- -- L B Day Care, Group S S S S S S L L L L L L L L -- -- L B Day Care, Commercial -- -- -- -- -- -- L L -- L L L L L -- -- S B Government and Community Facilities                     Activity Center, Youth or Senior S S S S S S S S -- L L L -- -- -- L S Se e S e c t i o n 4 . 1 1 A Animal Shelter L -- -- -- -- -- -- -- -- -- -- -- -- -- L L -- A,C Community Center -- -- -- S -- -- -- -- -- S L L -- -- -- L S A Correctional Facility S -- -- -- -- -- -- -- -- -- -- S -- -- S S S -- Emergency Services Station S S S S S S S S -- P P P P P P P P A Government or Postal Office -- -- -- -- -- -- -- -- -- P P P P P P P P Library or Museum -- -- -- -- -- -- -- -- -- P P P P -- -- P P Social Service Facility -- -- -- -- -- -- -- -- -- -- P P P -- -- P S Transient Service Facility -- -- -- -- -- -- -- -- -- -- -- S -- -- -- S S Medical and Institutional Facilities                     Hospital -- -- -- -- -- -- -- -- -- -- P P -- -- S P S   Hospital, Psychiatric -- -- -- -- -- -- -- -- -- -- -- S -- -- S S S Se c 4 . 1 1   Substance Abuse Treatment Facility -- -- -- -- -- -- -- -- -- -- -- S -- -- S S -- Places of Worship                     Religious Assembly Facilities L L L L L L L L -- L L L L L -- L L Se c 4 . 1 1   A Religious Assembly Facilities w/Columbarium L L L L L L L L -- L L L L L -- L L A,D Parks and Open Spaces                     Nature Preserve or Community Garden P L L L L L L L -- P P P P P P P P Se e S e c t i o n 4 . 1 1 A Neighborhood Amenity, Activity or Recreation Center L L L L L L L L L -- L L -- -- -- -- -- A Public Park, Neighborhood L L L L L L L L L L L L L L L L L A Page 23 of 58Page 64 of 147 Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Public Park, Regional L -- -- -- -- -- -- -- -- -- L L -- -- -- L -- A Golf Course L L L L L L L L -- -- -- -- -- -- -- L -- A Cemetery, Columbaria, Mausoleum, or Memorial Park S -- -- S -- -- -- -- -- -- -- S -- -- S S -- A 5.03.020 Civic Use Limitations All civic uses shall meet any applicable provisions of the City Code of Ordinances, in addition to the  following limitations. Outdoor display and storage requirements, if applicable, shall be met in  accordance with Section 5.09.  A. All Civic Uses All Civic Uses, except Day Care, shall meet the following provisions, where applicable per Table  5.03.010.  Uses that require a Special Use Permit, in accordance with Table 5.03.010, shall meet the  following criteria in addition to securing said permit.  1. Any outdoor recreational playing field shall be set back 50 feet from any property line.  2. The principal vehicular entrance and exit shall be located on a collector‐level street or higher,  except as otherwise approved by the Development Engineer.  ********** Section 5.04 Commercial Uses The Commercial Uses Section outlines commercial and retail businesses that facilitate the buying and  selling of manufactured goods or provide consumer and professional sales and services. These uses  include, but are not limited to, overnight accommodations, establishments for food and beverage  preparation and consumption, entertainment or recreation‐oriented activities, out‐patient or home‐care  health and medical services, and professional and business offices. The category also encompasses retail  sales and service uses for personal improvement; self‐storage; heavy commercial and wholesale sales  and services; and automobile sales, repair, and service.  5.04.010 Commercial Uses Allowed by District The following Use Table presents the commercial uses that are allowed in each zoning district, in  accordance with all standards and regulations of this Code. Certain uses are allowed with limitations  detailed in Section 5.04.020.  The ‘Notes’ column of the Use Table contains direction on the specific  limitation of the particular use.  Table 5.04.010 Commercial Uses   Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Overnight Accommodations                     Bed and Breakfast S S S S S S S S -- L L -- -- -- -- -- L B Page 24 of 58Page 65 of 147      Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Bed and Breakfast with Events S S S S S S S S -- L L -- -- -- -- -- L Se e S e c t i o n 4 . 1 1 B,C Inn S -- -- -- -- -- -- -- -- S P P -- -- -- -- P   Hotel, Boutique -- -- -- -- -- -- -- -- -- -- P P S S -- -- S   Hotel, Full Service -- -- -- -- -- -- -- -- -- -- P P -- L -- -- S D Hotel, Limited Service -- -- -- -- -- -- -- -- -- -- P P -- L -- -- -- D Hotel, Extended Stay -- -- -- -- -- -- -- -- -- -- -- P -- L -- -- -- D Motel -- -- -- -- -- -- -- -- -- -- -- P -- -- -- -- --   Campground or RV Park S -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --   Food and Beverage Establishments                     Restaurant, General -- -- -- -- -- -- -- -- -- L L P L L -- L P Se e S e c t i o n 4 . 1 1 E,A Restaurant, Drive-through -- -- -- -- -- -- -- -- -- S L P -- L -- -- S E,A Bar, Tavern or Pub -- -- -- -- -- -- -- -- -- S L L -- -- -- -- S F,A Micro Brewery or Micro Winery -- -- -- -- -- -- -- -- -- L L L -- -- -- -- L G,A Food Catering Services -- -- -- -- -- -- -- -- -- L L P -- P P -- P A Entertainment and Recreation                     Live Music or Entertainment -- -- -- -- -- -- -- -- -- -- L L -- -- -- -- L Se e S e c t i o n 4 . 1 1 H Dance Hall or Nightclub -- -- -- -- -- -- -- -- -- -- L L -- -- -- -- -- F,A Theater, Movie or Live -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- S I Membership Club or Lodge -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- S A Sexually Oriented Business -- -- -- -- -- -- -- -- -- -- -- -- -- -- S -- --   Major Event Entertainment S -- -- -- -- -- -- -- -- -- -- S -- -- S S --   Athletic Facility, Indoor or Outdoor -- -- -- -- -- -- -- -- -- -- -- L -- -- P L -- J Commercial Recreation -- -- -- -- -- -- -- -- -- -- L L -- -- -- -- S J,A Driving Range L -- -- -- -- -- -- -- -- -- -- L -- -- P -- -- J Firing Range, Indoor S -- -- -- -- -- -- -- -- -- -- S -- -- S -- --   Firing Range, Outdoor S -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --   Health Services                     Blood or Plasma Center -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- S Se e Se c t i o n 41 1 K,A Diagnostic Center -- -- -- -- -- -- -- -- -- -- L P P -- -- -- S K,A Page 25 of 58Page 66 of 147 Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Home Health Care Services -- -- -- -- -- -- -- -- -- L L P P P -- -- P K,A Medical or Dental Office -- -- -- -- -- -- -- -- -- L L P P -- -- -- P K,A Medical or Dental Clinic -- -- -- -- -- -- -- -- -- -- L P P -- -- -- S K,A Medical Complex -- -- -- -- -- -- -- -- -- -- L P S P P -- S K,A Post-Surgical Recovery Center -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- S K,A Surgery Center -- -- -- -- -- -- -- -- -- -- L P S -- -- -- S K,A Urgent Care Facility -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- S K,A Professional and Business Offices                     General Office -- -- -- S -- -- -- -- -- L L P P P P -- L Se c 4 . 1 1 K,A Integrated Office Center -- -- -- -- -- -- -- -- -- -- L P S P P -- L K,A Data Center -- -- -- -- -- -- -- -- -- -- -- L L P P -- -- L Consumer Retail Sales and Services                     General Retail -- -- -- -- -- -- -- -- -- L L P -- L -- -- L Se e S e c t i o n 4 . 1 1 M,A Agricultural Sales P -- -- -- -- -- -- -- -- -- L P -- -- -- -- -- A Landscape Supply Sales/ Garden Center P -- -- -- -- -- -- -- -- -- L P -- -- -- -- -- A Farmer’s Market P -- -- -- -- -- -- -- -- L L P -- -- -- -- P A Flea Market S -- -- -- -- -- -- -- -- -- -- S -- -- -- -- --   Artisan Studio and Gallery P -- -- -- -- -- -- -- -- -- L P -- -- P -- P A Personal Services -- -- -- -- -- -- -- -- -- L L P P L -- -- P N,A Personal Services, Restricted -- -- -- -- -- -- -- -- -- -- S P -- -- -- -- S   Dry Cleaning Service, Drop- off Only -- -- -- -- -- -- -- -- -- L L P P L -- -- P N,A Laundromat -- -- -- -- -- -- -- -- -- L L P -- -- -- -- P N,A Printing, Mailing and Reproduction Services -- -- -- -- -- -- -- -- -- L L P P L -- -- P Se e S e c t i o n 4 . 1 1   N,A Fitness Center -- -- -- -- -- -- -- -- -- L L P -- L -- -- S O,A Banking and Financial Services -- -- -- -- -- -- -- -- -- -- L P P -- -- -- P A Consumer Repair -- -- -- -- -- -- -- -- -- L L P -- -- -- -- P A Small Engine Repair -- -- -- -- -- -- -- -- -- -- -- P -- P P -- --   Funeral Home -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- -- A Kennel L -- -- -- -- -- -- -- -- -- -- L -- -- L -- -- P Page 26 of 58Page 67 of 147      Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Veterinary Clinic, Indoor Pens Only P -- -- -- -- -- -- -- -- -- L P -- -- -- -- P A Veterinary Clinic, Indoor and Outdoor Pens P -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --   Self-Storage, Indoor -- -- -- -- -- -- -- -- -- -- --S LS -- -- P -- -- Q Self-Storage, Outdoor -- -- -- -- -- -- -- -- -- -- -- LS -- -- L -- -- Q Commercial Sales and Services                     Commercial Document Storage -- -- -- -- -- -- -- -- -- -- -- -- P P P -- -- Se e S e c t i o n 4 . 1 1   Event Catering and Equipment Rental Services -- -- -- -- -- -- -- -- -- -- -- P -- P P -- --   Furniture Repair and Upholstery -- -- -- -- -- -- -- -- -- -- -- -- -- P P -- --   Heavy Equipment Sales and Repair -- -- -- -- -- -- -- -- -- -- -- -- -- -- P -- --   Pest Control or Janitorial Services -- -- -- -- -- -- -- -- -- -- L L -- -- P -- -- R,A Office/Showroom -- -- -- -- -- -- -- -- -- -- -- -- -- P P -- --   Wholesale Showrooms -- -- -- -- -- -- -- -- -- -- -- -- -- P P -- --   Greenhouse, Wholesale P -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --   Stone, Mulch or Dirt Sales Yards P -- -- -- -- -- -- -- -- -- -- -- -- -- P -- --   Manufactured Housing Sales -- -- -- -- -- -- -- -- -- -- -- S -- -- P -- --   Automotive Sales and Services                     Automotive Sales, Rental or Leasing Facility -- -- -- -- -- -- -- -- -- -- -- S -- -- P -- -- Se e S e c t i o n 4 . 1 1   S Automotive Parts and Accessories Sales, Indoor -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- -- A Automotive Parts and Accessories Sales, Outdoor -- -- -- -- -- -- -- -- -- -- -- S -- -- P -- --   Automobile Repair and Service, Limited -- -- -- -- -- -- -- -- -- -- -- P -- -- P -- --   Automobile Repair and Service, General -- -- -- -- -- -- -- -- -- -- -- -S -- -- P -- -- V Fuel Sales -- -- -- -- -- -- -- -- -- -- L P -- S P -- -- T Car Wash -- -- -- -- -- -- -- -- -- -- L P -- S P -- -- U Recreational Vehicle Sales, Rental or Service -- -- -- -- -- -- -- -- -- -- -- S -- -- P -- --   Towing Services and Impound Lots -- -- -- -- -- -- -- -- -- -- -- -- -- -- P -- --   Page 27 of 58Page 68 of 147 5.04.020 Commercial Use Limitations All commercial uses shall meet any applicable provisions of the City Code of Ordinances, in addition  to the following limitations. Outdoor display and storage requirements, if applicable, shall be met in  accordance with Section 5.09.  A. Building Size Limitation Commercial, retail, service, and office buildings are limited to the following maximum building  size:  1. In the CN District, the floor‐to‐area ratio shall not exceed 0.3. The maximum building size of  each building on an individual lot or parcel shall be 5,0007,500 square feet.  2. In the C‐1 District, the floor‐to‐area ratio shall not exceed 0.5maximum building size shall be  25,000 square feet.  ********** Q. Self-Storage, Indoor and Outdoor An indoor or outdoor self‐storage establishment is permitted in accordance with Table 5.04.010  and the requirements of Section 5.09 and subject to the following standards and limitations:  1. Self‐storage facilities shall be limited to the storage use only, with the exception of an  accessory leasing office, accessory retail sales, and/or single living quarters for security  purposes, and shall not be used for operating any other business.  In no instance shall  individual storage units be used as a business storefront or used as a residence or overnight  accommodation.  2. Indoor self‐storage facilities shall operate completely within a building or structure.  3. Indoor self‐storage facilities located in a C‐1 District shall be limited to climate controlled  facilities accessed solely from shared interior hallways  4. Storage bay doors shall not face a public right‐of‐way unless set back a minimum of 40 feet  from the property line.  3. Storage bay doors shall be one solid color of white, brown (or shade thereof) or be otherwise  complimentary to the color of the constructed building materials.  45. Chain‐link and/or barbed‐wire fencing shall not be located in a front yard setback or street  yardsetback.  56. Each individual storage unit shall be directly accessible from an apron consisting of an  approved paved surface, which extends to the pavement on an adjoining street.  67. Where gated, a minimum of 60 feet of driveway shall be provided between the public right‐ of‐way and the front gate of the self‐storage facility.  8. Outdoor storage shall not include the storage of wrecked or inoperable vehicles.  79. No outdoor self‐storage shall be permitted within the following areas:  a. Aa required setback;  b. A front yard; and  c. A street yard.  Page 28 of 58Page 69 of 147      810. No outdoor self‐storage shall be allowed in required off‐street parking areas. Areas  intended for outdoor self‐storage shall be paved and painted to distinguish them from  required off‐street parking areas.  911. Outdoor self‐storage shall be screened from any public right‐of‐way by an 8‐foot tall  screening wall for general screening madeconstructed of materials that include, but are not  limited to planting screens, brick, stone, reinforced concrete or other similar two‐sided  masonry or other materials acceptable toas approved by the Director.  **********   Page 29 of 58Page 70 of 147     Chapter 6 Residential & Agriculture Zoning Districts: Lot, Dimensional & Design Standards **********  Section 6.03 Development Standards **********  6.03.020 AG – Agriculture District The Agriculture District (AG) is intended to allow large rural residential development, agricultural,  and farming uses and may include lands that are relatively undeveloped. The AG District is also the  default district for land newly annexed into the City, but not yet placed in an appropriate zoning  classification. For these reasons, the AG District may contain a wide variety of residential and non‐  residential uses. The AG District may take on characteristics of either a residential or a non‐residential  zoning district and certain design criteria may be required depending on the use.  A. Lot and Dimensional Standards AG - Agriculture Lot Size, minimum square feet 2 acres Lot Width, minimum feet 100 Front Setback, minimum feet 25 Side Setback, minimum feet 10 Rear Setback, minimum feet 20 Building Height, maximum feet 35 Accessory Building Height, max. feet 35 (C.4) Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Single‐family detached (minimum lot size: 2 acres).  2. Those Residential Uses identified in the Use Tables in Chapter 5 of this Code as allowed in  the AG District.  3. Those Non‐Residential Uses identified in the Use Tables in Chapter 5 of this Code as allowed  in the AG District.  4. Those Accessory Uses identified in Section 5.01.020.E of this Code that may be compatible  with the primary uses allowed in the AG District.  C. Non-Residential and Accessory Design Standards 1. Non‐Residential and Accessory Uses shall meet the lot and dimensional standards of the AG  District, in addition to the provisions of Sections 6.05 and 6.06, except as provided below.  2. Non‐Residential Uses shall meet the requirements of Section 7.04 and 7.05.  Page 30 of 58Page 71 of 147    3. Residential Accessory Uses shall meet the requirements of Section 6.06.010.  4. Accessory structures associated with a Non‐ Residential Use allowed in Table 5.07.010  (Agricultural Uses) may exceed the accessory building height defined in this Section.  D. Other Requirements of This Chapter 1. Dimensional Interpretations and Exceptions, Section 6.05.  2. Site Design Standards, Section 6.06.  6.03.030 RE - Residential Estate District The Residential Estate District (RE) is intended for areas of very low density Single‐family residential  use and associated uses. The District has a lot size minimum of 1 acre to retain a rural character and is  appropriate where topography or lack of public utilities and services may necessitate a low density.  A. Lot and Dimensional Standards RE - Residential Estate Lot Size, minimum square feet 1 acre Lot Width, minimum feet 100 Front Setback, minimum feet 25 Side Setback, minimum feet 10 Rear Setback, minimum feet 20 Building Height, maximum feet 35 Accessory Building Height, max. feet 25 Impervious Cover, maximum % See Section 11.02 **********  6.03.040 RL - Residential Low Density District The Residential Low Density District (RL) is intended for areas of low density Single‐family residential  use and associated uses. The RL District is intended to allow larger lots than in the RS District with a  minimum of 10,000 square feet.  The pattern of residential development and land use closely matches  that of the Residential RS District.  Page 31 of 58Page 72 of 147    A. Lot and Dimensional Standards RL - Residential Low Density Lot Size, minimum square feet 10,000 Lot Width, minimum feet 70 Front Setback, minimum feet 20 Side Setback, minimum feet 10 Rear Setback, minimum feet 10 Building Height, maximum feet 35 Accessory Building Height, max. feet 15 Impervious Cover, maximum % See Section 11.02 **********  6.03.050 RS - Residential Single-family District The Residential Single‐family District (RS) is intended for areas of medium density 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. All housing types in  the RS District shall use the lot, dimensional and design standards of the District.  A. Lot and Dimensional Standards RS - Residential Single-family Lot Size, minimum square feet 5,500 Lot Width, minimum feet 45 Front Setback, minimum feet 20 Side Setback, minimum feet 6 Rear Setback, minimum feet 10 Building Height, maximum feet 35 Accessory Building Height, max. feet 15 Impervious Cover, maximum % See Section 11.02 **********  6.03.060 TF - Two-family District The Two‐family District (TF) is intended for Two‐family dwellings that are located on one lot. The TF  District also includes Single‐family attached and Single‐family detached development and associated  uses. Two‐family and Single‐family dwellings are permitted on individual lots, but the lot,  dimensional and design standards are intended for two dwellings in one structure on a single lot.  The  Page 32 of 58Page 73 of 147     TF District is a moderate density District that may be used to separate residential areas zoned RE, RL  or RS from higher density residential and commercial areas.  In the TF District, a maximum of two units per structure may be erected on a single lot.  A. Lot and Dimensional Standards TF - Two Family Lot Size, minimum square feet 7,000 Dwelling Size, minimum square feet 3,500 Dwellings per Structure, maximum 2 Lot Width, minimum feet 70 (C.1) Front Setback, minimum feet 20 Side Setback, minimum feet 6 Rear Setback, minimum feet 10 Building Height, maximum feet 35 Accessory Building Height, max. feet 15 Impervious Cover, maximum % See Section 11.02 **********  6.03.070 TH – Townhouse District The Townhouse District (TH) is intended for townhouse and attached single‐family development. The  TH District is appropriate for infill development as well as a transition from residential areas to non‐ Residential areas.  This District is also appropriate in areas designated on the Future Land Use Plan as  one of the Mixed Use Land Use Categories.  In the TH District, townhomes shall be located on individual lots. A townhouse row shall not include  more than six connected units.  Page 33 of 58Page 74 of 147     A. Lot and Dimensional Standards TH - Townhouse  Townhouse Lot Size, minimum square feet 2,000 Dwelling Units per Row, maximum 6 Townhouse Lot Width, minimum feet 22 Front Setback, minimum feet 15 Non-shared Wall Side Setback, minimum feet 10 Shared Wall Side Setback, minimum feet 0 Rear Setback, minimum feet 15 Building Height, maximum feet 35 Accessory Building Height, maximum feet 15 Impervious Cover, maximum % See Section 11.02 **********  6.03.080 MF-1 - Low Density Multi-family District The Low Density Multi‐family District (MF‐1) is intended for attached and detached multi‐ family  residential development, such as apartments, condominiums, triplexes, and fourplexes, at a density not  to exceed 14 dwelling units per acre. The MF‐1 District is appropriate in areas designated on the Future  Land Use Plan as High Density Residential or one of the Mixed‐Use categories, and may be  appropriate in the Moderate Density Residential area based on location, surrounding uses, and  infrastructure impacts. Properties zoned MF‐1 should have convenient access to major thoroughfares  and arterial streets and should not route traffic through lower density residential areas. The MF‐1  District is appropriate adjacent to both residential and non‐ residential districts and may serve as a  transition between single‐family districts and more intense multi‐family or commercial districts.  Page 34 of 58Page 75 of 147     A. Lot and Dimensional Standards MF-1 - Low Density Multi-family Lot Size, minimum square feet 12,000 Dwelling Units per acre, maximum 14 Apartment Units per structure, maximum 12 Lot Width, minimum feet 50 Front Setback, minimum feet 20 Side Setback, minimum feet 10 Side Setback to Residential District, minimum feet 20 Rear Setback, minimum feet 10 Rear Setback to Residential District, minimum feet 20 Building Height, maximum feet 35 Accessory Building Height, max. feet 15 Impervious Cover, maximum % See Section 11.02 **********  6.03.090 MF-2 - High Density Multi-family District The High Density Multi‐family District (MF‐2) is intended for attached multifamily 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 mixed‐use. 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.  Page 35 of 58Page 76 of 147    A. Lot and Dimensional Standards MF-2 - High Density Multi-family Lot Size, minimum square feet 2 acres Dwelling Units per acre, maximum 24 Apartment Units per structure, maximum 24 Lot Width, minimum feet 50 Front Setback, minimum feet 25 Side Setback, minimum feet 15 Side Setback to Residential District, minimum feet 30 Rear Setback, minimum feet 15 Rear Setback to Residential District, minimum feet 30 Building Height, maximum feet 45 Accessory Building Height, max. feet 15 Impervious Cover, maximum % See Section 11.02 **********  Section 6.05 Dimensional Interpretations and Exceptions **********  6.05.020 Setbacks The setback provisions in this Section apply to lots in the Agriculture District and all Residential  Districts, unless otherwise specified in this Chapter.  **********  C. Features Allowed Within Required Setbacks The following features are allowed to be located within a required setback:  1. Landscape features (as defined in Chapter 16).  2. Driveways located:  a. in a front setback, provided that the driveway does not run parallel to a public street;  b. in a side setback, if serving a side‐loaded or detached rear garage or other parking area;  or  c. in a rear setback, if accessed by a rear alley or public street.  3. Sidewalks, fences, and walls, meeting the requirements of Section 8.07.  4. Uncovered patios and pools, provided that:  Page 36 of 58Page 77 of 147    a. but only if lThe patio is located entirely within the side and/or rear yards, except that an  uncovered patio may be located within a front yard if:  i. the surface area of the uncovered patio within the front yard does not exceed 10%  of the total calculated area within the front setback;  ii. the uncovered patio is set back at least 15 feet from all street property lines;  iii. no built‐in structures, such as grills or fire pits, are included in any portion of the  uncovered patio within the front yard; and  iv. the patio is screened from street view by a knee‐wall or short seating bench not  exceeding 30 inches in height and made of materials consistent with the  architecture/materials of the home, a natural berm, a solid shrub wall, or a  combination thereof; and  b. The patio is set back at least 3 feet from the side and rear property lines, except as  otherwise provided for in this Section.  5. Pools located entirely within the side and/or rear yard and set back at least 3 feet from side  and rear property lines. 6. Minor utilities.  67. Mechanical equipment such as air conditioning units, pool pumps, and similar equipment,  but such equipment is not allowed in the front setback and is allowed in the side and rear  setbacks only if such equipment cannot be reasonably located behind the structure.  78. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and other architectural features  provided that such features do not extend further than 18 inches into any required setback.  89. Parking areas that cover up to 50% of the required front setback, provided that:  a. Landscape buffers eight feet wide are provided between the property line and the  nearest side of the parking pad, and also between the structure and the nearest side of  the parking pad. These buffers must be landscaped and each shall contain a 3 foot high  screen consisting of a continuous berm, hedge or wall;  b. The parking is on a paved surface, as that term is defined in this Code; and  c. The impervious coverage requirements in Section 11.02 are met.  910. None of the features above (except plant material and public sidewalks) shall extend into  a public easement without approval of a License to Encroach.  **********  Section 6.06 Accessory Structures and Amenity Areas 6.06.010 Accessory Structures, Garages and Carports The requirements of this Section apply to the AG, Agriculture District and all Residential Districts,  except as specified.  Page 37 of 58Page 78 of 147    A. Accessory structures and buildings shall meet the dimensional standards of the base zoning  district, except as specified in this Section. However, properties in the Old Town Overlay District  may request a Certificate of Appropriateness for setback exception in accordance with Section  3.13 of this Code.  B. The accessory structure shall only be located on a lot with a principal structure, unless two  adjacent lots have common ownership, in which case the structures may be located on different  lots. In such instance, the accessory structure shall be located in the rear yard as determined by  the lot with the principal structure on it.  C. The square footage of an accessory structure shall not exceed 25% of the square footage of the  principal structure.  However, the maximum accessory structure square footage may exceed 25%  of the principal structure to allow for the construction of a detached two‐car garage, not to exceed  600 square feet.  For the purposes of this calculation, the square footage of an attached garage  shall not be considered part of the principal structure.  D. Accessory Structures shall not exceed the height of the principal structure, however, accessory  structures associated with a Non‐ Residential Use allowed in Table 5.07.010 (Agricultural Uses)  may exceed the height of the principal structure provided the maximum building heights of the  district are not exceeded.  E. Accessory structures measuring 8 feet or less in height are allowed in the setbacks in the rear  yard up to 3 feet from the property line, but may not extend into any P.U.E.   EF. Garages and carports, whether attached or detached from the principal structure, shall be set  back a minimum of 20 feet from the public street from which the associated driveway takes  access or a minimum of 10 feet when taking access from a public alley.  F. No more than 30% of the rear yard may be covered with accessory buildings or structures. All  impervious cover requirements in Section 11.02 shall be met.  G. Accessory dwelling units located in accessory structures in the AG, RE, RL, and RS Districts are  allowed subject to the limitations provided for in Section 5.02.020.B or within a Housing  Diversity Development without limitations (as detailed in Section 6.07.020).  **********  Section 6.07 Special Development Types **********  6.07.020 Housing Diversity Development A. Purpose To encourage housing diversity, this Code allows flexibility to the development standards and  allowable housing types for projects that foster housing diversity.  Page 38 of 58Page 79 of 147    B. Housing Types The following Table shows the types of housing permitted in a Housing Diversity Development.  At least three of the following housing types in any of the following Districts shall be included to  qualify for the alternative dimensional standards in Table 6.07.020.B6.07.021.  Table 6.07.020.B: Permitted Housing Types by Residential District Housing Type Minimum Lot Size RL RS TF TH MF-1 MF-2 Single Family, Detached 7,500 SF lot X X X X X X Single Family, Detached 4,500 SF lot X X X X X X Single Family, Attached 3,500 SF lot X X X X X X Two-family 6,000 SF lot X X X X X X Townhouse 7,000 SF lot X X X X X X Apartment 12,000 SF lot -- -- -- -- X -- Apartment 2 acre lot -- -- -- -- -- X C. Dimensional Standards The following Table provides the dimensional standards for each residential building type that  can be used in lieu of the dimensional standards otherwise applicable.  For any explanation of  any reference in this Table to “Attainable Housing,” see subsection (F)  Page 39 of 58Page 80 of 147     Table 6.07.020.C: Housing Diversity Type Dimensional Standards ¹  Standard Single Family, Detached Single Family, Attached Two- family Townhouse Lot Size, minimum 7,500 4,500 7,000 6,000 1,7507,000 Dwelling Size, minimum - - 3,500 3,000 --1,750 Dwellings per structure, max. - - 3 2 7 Lot Width, minimum feet 60 35 ² 35 ² 60 20 Front Setback, minimum feet 15 15 15 15 5 ³  Front Setback, minimum feet (Attainable Housing) -- 10 10 10 5 Side Setback, minimum feet 10 6 6 6 10 Side Setback, minimum feet (Attainable Housing) 6 4.5 ⁴ -- 4.5 ⁴ 7.5 Rear Setback, minimum feet 10 10 10 10 15 Rear Setback, minimum feet (Attainable Housing) 7.5 7.5 7.5 7.5 -- Building Height, max. feet 35 40 40 40 45 Acc. Building Height, max. ft. 20 20 20 20 20 Impervious Coverage, max % See Section 11.02 “Impervious Cover” Perimeter Buffer, min. feet See Chapter 8 “Tree Preservation, Landscaping and Fencing” 1. All Standards in Table 6.07.02O.C shall meet any specific requirements of the allowed housing type, as detailed elsewhere in this Chapter. When a conflict occurs between such requirements and the standards of this Table, the Table shall apply. 2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots. 3. See Section 6.03.070.C.1.a for clarification. 4. All applicable requirements of the Fire Code must be met. D. Interpretations and Exceptions All dimensional standards in Paragraph (C), above, are subject to the interpretations and  exceptions in Section 6.05.  E. Perimeter Buffer The perimeter buffer applies to the subdivision edge or contiguous area of a Housing Diversity  Development, and not to specific Zoning Districts within the Development. The perimeter buffer  may be counted towards required landscaping if it is within the lot.  F. Alternative Sidewalk DesignAttainable Housing Refer to Section 12.02.040 Alternative Design and Financing for sidewalk options in Housing Diversity  Developments.  Page 40 of 58Page 81 of 147     1. Housing Diversity Developments that include 10% of the housing units available for those  whose incomes are less than or equal to 80% of the area median income (attainable housing),  and for which the deed for each attainable housing unit lot approved by the City Attorney  and including language that provides that for seven years from the date of the original home  sale to the qualifying buyer any resale shall be to a party whose income is less than or equal  to 80% of the area median income or, absent that, shall require a payment to the City of their  proportionate share of fees that were waived for their lot.  2. Housing Diversity Developments that meet the eligibility criteria set forth in subsection (1)  may use the setback adjustments as noted in Table 6.07.020.C.  3. Housing Diversity Developments that meet the eligibility criteria set forth in subsection (1)  are exempt from the requirement to pay parkland dedication fees, impact fees, and  connection fees for those units that meet the definition of attainable housing (i.e., for up to  10% of the lots.) These waived fees shall either be used to reduce the price of the home or for  buyer incentives, such as funds to help with closing costs.  6.07.030 Workforce Housing Development A. Purpose To encourage affordable housing for the workforce, this Code allows flexibility to the  development standards and allowable housing types for projects that foster housing  affordability.  B. Dimensional Standards The following Table provides the dimensional standards for each residential district that can be  used in lieu of the dimensional standards otherwise applicable.    Table 6.07.030 Workforce Housing Dimensional Standards Standard RS TF TH MF‐1 MF‐2  Lot Size, Minimum 4,500 6,000 1,750 12,000 2 acres  Dwelling Units per acre, max ‐‐ ‐‐ ‐‐ 14 24  Dwelling Size, Minimum ‐‐ 3,000 1750 ‐‐    Dwellings per structure, Max ‐‐ 2 8 20 50  Lot Width, minimum feet 35 2 60 20 50 50  Front Setback, minimum feet 10 10 10 15 15  Side Setback, minimum feet 5.5 5.5 7.5 10 10  Side Setback to Residential District,  minimum feet ‐‐ ‐‐ ‐‐ 20 30  Rear Setback, minimum feet 7.5 7.5 10 10 15  Rear Setback to Residential District,  minimum feet ‐‐ ‐‐ ‐‐ 20 30  Building Height, max feet 40 40 45 35 45  Impervious Coverage, max % See Section 11.02 "impervious Cover"  1. All Standards in Table 6.070 C B shall meet any specific requirements of the allowed housing type,  as detailed elsewhere in the is Chapter.  When a conflict occurs between such requirements and  the standards of this Table, the Table shall apply.  Page 41 of 58Page 82 of 147     2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots.  C. Interpretations and Exceptions All dimensional standards in Paragraph (C), above, are subject to the interpretations and  exceptions in Section 6.05.  D. Alternative Sidewalk Design Refer to Section 12.02040 Alternative Design and Financing for sidewalk options in Workforce  Housing Developments.  E. Workforce Housing 1. Workforce Housing Developments in Single‐Family Residential, Two‐Family and Townhouse  Districts that include 20% of the housing units available for those whose incomes are less  than or equal to 80% of the area median family income (as set by the Department of Housing  and Urban Development) are eligible to use the standards in Table 6.070.030 for all lots  within the subdivision.  The Ddeed resistrictionsrestrictions, approved by the City Attorney,  must include language that requires all workforce housing lots be restricted for ten years  from the date of the original home sale to the qualifying buyer any resale shall be to a party  whose income is less than or equal to 80% of the area median family income or, absent that,  shall require a payment to the City of their proportionate and prorated share of fees that  were waived for their lot.  2. Workforce Housing Developments in Low‐Density Multifamily (MF‐1) and High‐Density  Multifamily (MF‐2) Districts are eligible to use the dimensional standards in Table 6.07.030  with the provision of the following workforce housing units.  a. Dwelling Units per structure maximum can be reached by providing 5% of the total  development as workforce units.  b. Front Setback can be reduced by 5 feet for every 10% of total development set as  workforce units, to the minimum.  c. Impervious cover can be increase by 10 % for every 10 % of the total development set as  workforce units, to the maximum of 70%, with required water quality improvements as  required in Section 11.02.  F. Fee Waivers Workforce Housing Developments are eligible for administrative fee waivers.  For each  workforce housing unit provided, the developer will receive a waiver of $2,500 of review fees, up  to a total of $100,000.  Fee waivers cannot be earned for more than 50% the total development., as  adopted and published by the City of Georgetown.  Page 42 of 58Page 83 of 147 Chapter 7 Non-Residential Zoning Districts: Lot, Dimensional, and Design Standards **********  Section 7.03 Development Standards **********  7.03.020 Non-Residential Lot and Dimensional Standards The lot and dimensional standards provided in Table 7.03.020 are in addition to the interpretations  and exceptions in Section 7.03.030. Table 7.03.020 contains cross‐references and notes to specific  sections or chapters of this Code when additional requirements or explanations may apply.  Table 7.03.020: Non-Residential Lot and Dimensional Standards Non-Residential Zoning Districts Dimension CN C-1 C-3 OF BP IN PF MU-DT MU District Size, min. acreage -- -- 5 -- 20 --5 -- -- 5 Lot Width, minimum feet 50 50 50 50 50 50 50 25 Fo r M U L o t a n d D i m e n s i o n a l S t a n d a r d s , S e e S e c t i o n 4 . 1 1 Front/Street Setback, min. feet 20 25 25 25 25 3525 25 0 Front Setback, Build-to Option 0 0 -- 0 -- -- 0 -- Refer to Section 7.03.030.B for the Build-to Option Front Setback, Downtown Gateway Overlay 0 0 0 0 0 0 0 -- Refer to Section 4.13.040 for Downtown Gateway Setbacks Side Setback, min. feet 5 10 10 10 10 2010 5 0 Side Setback to Residential District, min. feet 10 15 15 15 20 25 15 0 Rear Setback, min. feet 0 0 10 10 10 2010 0 0 Rear Setback to Residential District, min. feet 20 25 25 25 25 35 25 0 Building Height, max. feet 30 35 45 45 60 60 45 40 Bufferyards Refer to Section 8.04 for Bufferyard Requirements Landscaping Refer to Chapter 8 for Minimum Landscape Requirements Impervious Coverage Refer to Section 11.02 for Impervious Coverage Requirements A. For properties located in an Overlay Zoning District, additional or alternative provisions may  apply.  See Chapter 4 for all applicable Overlay Districts.  Page 43 of 58Page 84 of 147 B. For Non‐Residential development in a Conservation Subdivision, see Section 11.06 for  alternative development standards.  C. Additional design limitations may be required for specific uses in Chapter 5 of this Code.  When in conflict, the stricter provision shall apply.  7.03.030 Dimensional Interpretations and Exceptions **********  B. Setbacks General 1. No building, structure, or other development feature shall be located within a required  setback or yard unless otherwise specified in this Section.  2. When determining the setbacks for corner lots, the front lot line shall be adjacent to the  shortest street dimension of the lot.  In instances where the lot is relatively square or  otherwise unusually shaped, a request may be made to the Director for a determination  of the front lot line.  3. When determining the setback for lots with more than one street frontage, other than  corner lots, the Planning Director shall determine the front lot line on the basis of street  classification, lot dimensions, building orientation, access, traffic flow, proximity of  building to the street, and other best planning practices.No part of a setback or other  open space required in connection with any building, lot or use for the purpose of  complying with this Code shall be included for any other building, lot, or use as part of a  setback or open space.  4. Any setback to a public street shall be considered a street setback and meet the required  front setback for lot lines adjacent to the street. The Planning Director may reduce the  street setback to be consistent with the side setback of the district on a case by case basis  based on lot configuration, building orientation, access, proximity of buildings to the  street on lots on the same block and on either side of the street, and existing character of  the district.  C. Setback Exceptions 1. Front Setback, Build-to Option a. For properties in the CN, C‐1, OF and PF Districts, the front setback may be reduced  to zero feet from the right‐of‐way line or any applicable public easement, if at least  25% of the street‐facing building wall of the principal structure is built within 5 feet of  the right‐of‐way line or applicable public or landscape easement on the primary  street.  b. Notwithstanding the foregoing provision in subsection (a), parking shall be set back  10 feet from the right‐of‐way line and shall not be located in a public or landscape  easement.  2. Front Setback, Downtown Gateway Overlay District All non‐residential uses located in the Downtown Gateway Overlay District, regardless  of the underlying Zoning District, have special setback requirements. For these  properties, the front setback of the underlying Zoning District is reduced to zero feet  from the right‐of‐way line or any applicable public or landscape easement. Additional  Page 44 of 58Page 85 of 147 requirements for properties in the Downtown Gateway Overlay District can be found in  Section 4.13.040.  3. Side Setback, MU-DT District Development in the MU‐DT District may have no side setback if access to the rear of the  building is provided on the site or by a dedicated public alley.  4. Features Allowed Within Required Setbacks a. The following features may be located within a required setback:  i. Landscape features (as defined in Chapter 16).   ii. Fences and walls.  iii. Driveways.   iv.  Sidewalks.  v. Minor utilities.  vi. Mechanical equipment such as air conditioning units, pool pumps and similar  equipment, but such equipment is not allowed in the front setback and is  allowed in the side and rear setbacks only if such equipment cannot be  reasonably located behind the structure.  vii. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and other  architectural features that extend less than 18 inches into the setback.  viii. On‐site parking, in Districts other than Industrial, may be located within a side  or rear setback if:  • Such parking is directly adjacent to parking on a neighboring property in a  Non‐Residential District; and  • Such parking is located no closer than five feet from the lot line; and  • The lot complies with the applicable bufferyard requirements in Section 8.04  of this Code.  b. None of the features above (except plant material and public sidewalks) shall extend  into a public easement without approval of a License to Encroach.  **********  Section 7.04 Building Design Standards 7.04.010 ApplicabilityGeneral In order to ensure a high quality, safe and sustainable built environment throughout the  community, building design standards apply to all new buildings and expansions to existing  buildings subject to this Chapter, except as specifically stated herein.    New buildings and expansions to existing buildings that are adjacent to or front a public street,  public park or Residential District shall comply with the standards of Section 7.04, with the  exception of those described in Section 7.04.020 below.  Page 45 of 58Page 86 of 147 7.04.020 Structures Exempt from Building Design Standards A. New buildings of less than 250 square feet and 15 feet in height are exempt from all  requirements of Section 7.04.  B. The following are exempt from all requirements of Section 7.04, with the exception of Section  7.04.030:  1. New buildings and expansions to existing buildings located in an Industrial District are  exempt from the requirements of Section 7.04, with the exception of Section 7.04.030; however,  all requirement of Section 7.04 shall be applicable when those buildings are adjacent to a  public park, Residential District, or arterial or freeway level roadway as identified in the  Thoroughfare PlanIndustrial Uses that are located in, and only allowed in, the Industrial  District. However, all building walls facing a Gateway roadway, established in Section 4.13,  shall meet the standards of Section 7.04.  2C. Where building expansions are less than 20% of the existing building’s square footage, an  applicant may request an Administrative Exception to the those requirements of Section 7.04  that are not met by the original structure, using the process established in Sections 7.04.070  and 3.16.  D. Agricultural buildings used for the purposes of farming, ranching or sheltering of animals are  exempt from the requirements of Section 7.04. E. Temporary buildings used for Temporary Uses, as identified in Section 5.08, are exempt from  the requirements of Section 7.04.  7.04.030 Foundation Requirements All Non‐Residential buildings shall be placed on a poured‐in‐place permanent slab foundation, an  approved engineered pier and beam foundation or other type of approved engineered foundation.  Foundation requirements apply only to enclosed covered buildings and do not apply to outdoor  structures, open porches or buildings less than 250 square feet and 15 feet in height.  **********  Page 46 of 58Page 87 of 147 Chapter 8 Tree Preservation, Landscaping and Fencing **********  Section 8.07 Fence Standards **********  8.07.030 General Requirements The following apply to all fences within the City Limits, regardless of use or zoning district. A. Structural Integrity All fences shall be constructed to perpetually maintain structural integrity against natural forces such as wind, rain and temperature variations. Fences constructed of chainlink, welded wire, picket, or similar materials shall require a minimum of two (2) support rails spaced at least ½ of the total height of the fence apart. B. Maintenance Fences shall be kept in good repair and in a safe and attractive condition, consistent with the design established with the Fence Permit. C. Fence Materials 1. Allowed Wood, stone, rock, concrete block, masonry brick, brick, fencecrete, decorative wrought iron, chain link, welded wire or other similar materials of comparable aesthetic and durability. The Director or Building Official may consider other materials during permit review such as vinyl, PVC, or other rot resistant alternatives. Allowed materials may be restricted in certain circumstances, per the provisions of this Section, and are allowed by right in all other instances. Materials such as barbed wire, razor wire and electric fencing are only allowed with the limitations specified in this Section. 2. Prohibited Products manufactured for other uses and not originally intended to be permanent fencing are prohibited. Some examples of prohibited material include but are not limited to: Plywood, paper, plastic, fiberglass panels, chicken wire, fabric or sheet, roll or corrugated metals. 3. Director Approval Fence Material that is prohibited or not explicitly allowed in this Section may be considered by the Director. D. Height Measurement Fence height shall be measured from ground level on the higher side of the fence or wall. E. Finished Side of Fence For all fences, the finished “face” side of the fence (opposite the structural supports) shall face all public streets and public parkland. F. Sight Triangle In accordance with the “Sight Triangle” requirements in Section 12.03.050 of this Code, no fence or wall more than 25% solid or more than 3 feet tall shall be located within 25 feet of the right-of- way at the intersection of two streets, or within 8 feet of the intersection of a street and an alley. Page 47 of 58Page 88 of 147 G. Messages and Signs All messages or advertising on fences or walls shall be considered signage and are not allowed on fencing unless permitted in accordance with the sign provisions of Chapter 10 of this Code. H. Temporary Fences Temporary fences are allowed without a Fence Permit, but only for a site with an active Building Permit, Stormwater Permit or part of a roadway construction project. The temporary fence shall be removed at the expiration of such a Permit or the conclusion of construction, whichever occurs first. Temporary fences needed for any other purposes are permitted and shall receive a Fence Permit from the Building Official. I. Electric Fences Electric fences are allowed without a Fence Permit, subject to the following: 1. Electric fences shall not be permitted within 10 feet of any public rights-of-way or sidewalk. 2. Electric fences shall be placed a minimum of 2 feet from all private property lines. 3. A “Warning: Electric Fence in Operation” sign at least 12” x 12” in size shall be posted at intervals of not more than 50 feet apart and located not more than 1 foot away from the fence. J. Drainage and Utility Conflicts All fencing that will cause a diversion of water runoff or otherwise prevent the natural flow of stormwater shall require review by the Development Engineer prior to approval. Walls or other fencing proposed to be located near a public utility easement or buried or above-ground utility equipment that are made up of masonry or a similar product and containing a poured foundation shall require review by the Development Engineer prior to approval, and may require a License to Encroach pursuant to Section 3.21. K. Health and Safety All fences and fencing locations shall be in compliance with the requirements of the adopted Building Code, Fire Code or any other health and safety provision adopted by the City of Georgetown. In the event that a Building Code or Fire Code requirement supersedes any provision in this Section, or would make such provision unworkable, those codes shall govern. 8.07.040 Residential Fences Fences for single-family, two-family and townhome uses are allowed in accordance with the following provisions. A. Fences located in a front yard or a side setback abutting a local or collector-level street are allowed with the following limitations: 1. Fences shall be limited to 4 feet in height, except in the Old Town Overlay District where height is limited to 3 feet. 2. Fences shall be at least 50% transparent. For example, a wrought iron fence or picket fence that has openings the width of the picket. 3. Chainlink fences are prohibited in these locations. B. Fences in all other locations are allowed with the following limitations: 1. Fences located in a rear setback abutting a local or collector-level street are allowed with the limitations in this Section, but shall be set back a minimum of 10 feet. If seeking to replace an existing fence that would not comply with this setback, the new fence may be constructed in the existing location, unless located in a right-of-way or in conflict with utilities, sight triangle, etc. 2. Fences shall be limited to 6 feet in height., but 3. Fences abutting public alleys shall be limited to 5 feet in height. Page 48 of 58Page 89 of 147 4. Fences may be increased to a maximum of 8 feet in height in the following circumstances: a. If the adjacent use is non-residential, in which case only a fence on the property line abutting the non-residential use may be allowed the increase in height. b. If the adjacent use is residential with a home height of two stories or greater.If the fence is located in the rear yard not adjacent to a street right-of-way and has the consent of both property owners. c. If the fence is more than 50% transparent overall or 100% transparent above 6 feet. d. If the fence is placed is in a location where the topography of the land dictates the need for additional height for privacy, at the discretion of the Building Official. e. If the fence is set back a minimum of 3 feet, with evergreen shrubs placed between the fence and the right-of-way. fe. If the fence is adjacent to a roadway where the right-of-way width is greater than 120 feet. g. For fences that would not meet the above circumstances, the Director may consider a request for an Administrative Exception, as described in Section 8.07.080. 3. Fences directly abutting public alleys shall be limited to 5 feet in height. C. Barbed wire fences are not allowed on lots of less than 2 acres. D. Sports fencing is allowed only in rear yards and set back from all property lines at a distance that is 1.5 x the height of the sports fence. The sports fence shall be a maximum height of 15 feet. E. For fences that would not meet the above circumstances, the Director or Building Official may consider a request for an Administrative Exception, as described in Section 8.07.080. 8.07.050 Apartment Fences Fences for apartments are allowed in accordance with the following provisions. The following shall not preclude compliance with any required screening or bufferyard provisions of this Code. A. Wrought iron or similar material is allowed within the front and side setbacks abutting a local or collector-level street at a maximum height of 6 feet. No other fence materials are allowed in such setbacks. B. Wood fencing is allowed on property lines abutting private property, but not allowed in any street setback. C. Residential Boundary Wall requirements in Section 8.07.060 shall be met. 8.07.060 Residential Boundary Walls In order to provide a cohesive aesthetic appearance in a manner planned and constructed by the developer, all single-family, two-family, townhome and apartment multi-family development that is bounded on any side by a major collector, arterial or freeway, as classified in Section 12.03, shall provide a boundary wall or similar perimeter buffer along that roadway using the following criteria. Assumption of responsibility for the maintenance and integrity of the boundary wall or portions thereof shall fall to the Home Owner’s Association or, in the case there is not an HOA, the property owner on whose lot line the wall is situated. A. An opaque masonry wall shall be constructed along the right-of-way line at least 5 feet in height, but no taller than 6 feet in height. No additional fencing may be added to the wall. B. Development located in a Gateway Overlay District, established in Section 4.13, shall meet all requirements of the District. In such instances, the boundary wall shall be located along the innermost boundary of the required Gateway landscape buffer. The Gateway landscape buffer shall be situated on a platted lot that is owned and maintained by the owner, developer, neighborhood or homeowner association or other entity acceptable to the Director. C. Articulation is required for boundary walls and shall be achieved either by: Page 49 of 58Page 90 of 147 1. Masonry columns, or similar column effect as approved by the Director, using different materials than the wall, spaced no more than 125 feet apart; 2. Variations in depth achieved either through offsets of at least 5 feet deep, plant material groupings, breaks in walls or other variations as approved by the Director, occurring every 80 feet; or 3. An alternative articulation design approved by the Director per paragraph D below that meets the intent of this Section. D. Exceptions to the preceding requirements may be considered by the Director in the following circumstances and approved if the Director determines that the intent of this Section has been met. Exceptions shall be processed as an Administrative Exception, using the procedures described in Section 3.16. 1. If the land adjacent to the applicable roadway is occupied by a park or open space, unusual topographic conditions, local street, residential front setback or other similar space not occupied by a residence, the Director may consider a request for a combination of open space, berms, landscape features, plant material, and/or alternative screening wall material, another boundary wall location, or a release from the requirement. 2. If a developer chooses to prohibit fencing or offer a planned alternative that is codified on the plat, construction plans and deeds and covenants, the Director may consider a request for a combination of open space, berms, landscape features, plant material, and/or alternative screening wall material, another boundary wall location, or a release from the requirement. 8.07.070 Non-Residential Fences Fences for non-residential uses are allowed in accordance with the following limitations. Non- residential fences shall be constructed of materials that are architecturally compatible with the principal structure. A. Fences located in the front and side setbacks abutting a local or collector-level street are allowed only with the following limitations: 1. Fences shall be limited to 4 feet in height. 2. Fences shall be at least 50% transparent. For example, a wrought iron fence or a picket fence with openings the width of the picket. 3. Chainlink fences are prohibited within these locations. B. Fences located in a required setback adjacent to a public right-of-way shall not be located in a public or landscape easement. C. Fences located along a lot line shall not exceed 8 feet in height, unless otherwise specified in the Code. D. The finished side of all fences built to comply with any provision of this Code shall face outward toward each adjoining property. E. Sports fencing is allowed only with a setback from all property lines at a distance that is two times the height of the sports fence. F. Exceptions 1. Fences for industrial uses may be located in any street setback, but no closer than 10 feet from the right-of-way line. Such fences may not exceed 6 feet in height. 2. Fences for industrial and utility uses may use barbed wire above any conventional 6-foot fence as long as the total height does not exceed 8 feet. Such fences shall be located a minimum of 20 feet from a public right-of-way. 3. Fences using razor ribbon or razor tape are allowed only in conjunction with a jail or other public detention or correctional facility. Such fences shall be located a minimum of 40 feet from a public right-of-way. Page 50 of 58Page 91 of 147 4. Fences using materials required by another governmental entity for a stated safety or security purpose may be allowed using appropriate height, materials and locations determined by the Director. 8.07.080 Alternative Fences Through the Administrative Exception process detailed in Section 3.16 of this Code, the Director or Building Official may consider alternatives to the provisions of this Section. Justifiable reasons to consider an alternative include, but are not limited to, the protection of trees, the location of existing structures on a site, location and materials of existing fences, unique topographical or other physical constraints. In addition, the Director or Building Official is authorized to determine whether direct application of this Section would create an unsightly effect and could be better achieved with an alternative design. The Administrative Exception may be granted if the Director or Building Official determines that the proposed alternative clearly meets or exceeds the quality of design that this Section seeks to promote and that the following assurances listed below are met. The following may be proposed to the Director or Building Official for an alternative: A. Fence material, as long as the alternative material(s) meet or exceed the minimum aesthetic and durability standards of this Section. B. Fence location, as long as the alternative location does not affect health and safety standards and can be proven to be seamlessly integrated with the surrounding neighbors and design of the neighborhood. C. Fence height, as long as evident safety concern arises from the height standards provided for in this Section, notwithstanding the allowances in 8.07.030.B.4. D. An Administrative Exception is not required for any health and safety determination, hazardous material security or any other exceptions explicitly stated in this Section. 8.07.080 Fences Required By Particular Zoning Uses Chapter 5 of this Code contains provisions for fencing materials, heights and locations associated with particular uses that are allowed with limitations in certain zoning districts. Below are references to each such provision with the corresponding section number. A. Day Care – 5.030.020.B B. Bed and Breakfast – 5.04.020.A and B C. Offices in the RS District – 5.04.020.J D. Self-storage – 5.04.020.P E. Fuel sales – 5.04.020.S F. Intermediate Utility Services – 5.05.020.B G. Outdoor Storage, Limited – 5.09.030.B H. Outdoor Storage, General – 5.09.030.C Page 51 of 58Page 92 of 147      Chapter 9 Off-Street Parking and Loading **********  Section 9.03 Parking Space and Parking Lot Design **********  9.03.020 Parking Space and Parking Lot Design A. Parking Space Dimensions 1. Required off‐street parking spaces shall have minimum dimensions of 9 feet in width by 18  feet in length, unless otherwise indicated within this Section. Parking space length may be  reduced to 16 feet provided there is a 2‐foot overhang from the curb or back of the wheel  stop in accordance with Figure 9.03.020.A below:   Figure 9.03.020.A   **********  Page 52 of 58Page 93 of 147      Chapter 11 Environmental Protection **********  Section 11.02 Impervious Cover These impervious cover limitations are adopted to minimize negative flooding effects from stormwater  runoff and to control, minimize, and abate water pollution resulting from urban runoff of rainwater or  other non‐point specific sources, pursuant to §26.177 of the Texas Water Code.  11.02.010 Impervious Cover Limitation Impervious Cover limitations apply to all properties in the city limits and the city’s extraterritorial  jurisdiction (ETJ).  **********  B. Residential Development Residential Development in the City limits shall follow the provisions below. All development in  the ETJ shall follow the provisions in Section C below.  1. Except as provided in Subsection b and c, below, Impervious Cover for development located  in Residential Zoning Districts shall be calculated on a per subdivision basis and shall not  exceed the limits set forth in Table 11.02.010.B. All maximum percentages are established by  district, regardless of use. The limits in Table 11.02.010.B apply to all development located in  Residential Zoning Districts over any part of the Edwards Aquifer in the table below.  Table 11.02.010.B: Impervious Cover (max. %) for Residential Zoning Districts   Residential Zoning Districts   AG RE RL RS TF TH MF-1 MF-2 MH  All properties 20 40 45 45 45 50 50 50 50  2. Exceptions for Residential Zoning Districts a. Impervious cover credits are established for all properties, regardless of size and  location, in Section D below.  b. For Conservation Subdivisions in Residential Zoning Districts, a bonus of 10% per  subdivision is granted for all properties.  c. For Workforce Housing Development in MF‐1 or MF‐2 Districts, a bonus of up to 20%  per site is granted with the provision of 20% of the units restricted as Workforce  Housing.  **********  Page 53 of 58Page 94 of 147      Chapter 12 Pedestrian and Vehicle Circulation **********  Section 12.02 Pedestrian and Bicycle Mobility **********  12.02.040 Alternative Design and Financing A. Alternative Sidewalk Plan An Alternative Sidewalk Plan is intended to allow options for the construction of sidewalks  required by this Code for sites with unique and extraordinary conditions. These alternatives  represent the City’s commitment to a comprehensive sidewalk network for pedestrian traffic and  handicap accessibility, while acknowledging physical and timing constraints that often occur in  the development of particular parcels. To meet the standards of this Code and the Overall  Transportation Plan, this section provides that development sites may qualify for alternative  routes, payments‐in‐lieu of construction or delay in construction due to roadway expansion.  1. For developments with difficult topographical conditions, an Alternative Sidewalk Plan may  be requested. The applicant shall provide an engineering study, to the Development  Engineer that demonstrates whether the terrain or geographic features of a location are such  that it is not physically feasible to construct a sidewalk to UDC requirements. Based on this  study, the Development Engineer shall determine if the site qualifies for an Alternative  Sidewalk Plan, to be considered by the Director.  a. Alternative Pedestrian Routes  If the site qualifies for an Alternative Sidewalk Plan, the applicant shall propose an  alternative pedestrian route on the site that would serve the same pedestrian function.  This does not exempt the site from meeting accessibility standards as defined by the  Texas Accessibility Standards. Sidewalks listed as top priority in the Overall  Transportation Plan may require a greater level of design and accessibility due to the  necessity of the route.  If approved, an access easement shall be granted for alternative  pedestrian routes located outside of the public right‐of‐way.  b. Fees‐in‐Lieu  If the site qualifies for an Alternative Sidewalk Plan, but the alternative pedestrian route  is not approved by the Director, a fee‐in‐lieu will be required prior to Site Plan approval,  equivalent to the cost of construction as estimated from the construction plans approved  by the Development Engineer. Sidewalks listed as top priority in the Overall  Transportation Plan are required to pay an additional 25% fee‐in‐lieu to cover the cost of  the City installing the sidewalk.  2. A delay in construction of the sidewalk for a period not to exceed 36 months may be  requested if the City, County, or State have adopted and engineered road sections that  would widen, reconstruct, or otherwise reconfigure the adjacent street and the alignment for  such design has not yet been determined. However, once an acceptable location for the  sidewalk has been determined that would not require replacement of the sidewalk during  Page 54 of 58Page 95 of 147      construction of the roadway; the property owner has six months to complete the sidewalk  construction.  3. With a Housing Diversity or Workforce Housing Development (Section 6.07), any  combination of sidewalks, walkways, bikeways, trails, etc., intended for use as a travelway  for pedestrians and/or bicyclists may be approved by the Director to serve in lieu of the  required sidewalk. The Alternative Sidewalk Plan shall be a minimum of four feet on at least  one side of each street. A request for an Alternative Sidewalk Plan shall be submitted for  consideration at site plan or plat review.  **********  Section 12.03 Streets **********  12.03.020 Design Standards The following standards are used for the determination of proper classification of streets.  Table 12.03.020 Street Classification Standards Standard Alley Residential Lane Residential Local Street Residential Collector Major Collector Minor Arterial Major Arterial Expected ADT --- < 800 < 800 > 800 >2500 >12,500 >24,000 Right-of-way (min. feet) 20 50 50 65 73 110 135 Paved Width (feet) 15 21 28** 37** 45 82 106 Traffic Lanes: Number of Lanes Lane Width (feet) 1 15 2 9.5 2 8 2 10.5 2 - 4 11-14.5 4 12 6 12 Median Width (feet) --- --- --- --- --- 24 24 Design Speed (mph) --- 20-30 20-30 30-35 30-35 35-45 35-45 Driveways Permitted Yes No Yes Yes Yes Yes Yes Parking None None Both Sides Both Sides**Both Sides*** None None Landscape Easement (min. 5’ width) None Both Sides Both Sides Both Sides Both Sides Both Sides Both Sides Sidewalks (min. 5’ wide) None Both Sides Both Sides Both Sides Both Sides Both Sides Both Sides Page 55 of 58Page 96 of 147      Commercial Driveway Spacing for City /County Controlled Roadways* and State System Highways** Posted Speed (MPH) Driveway Spacing (Feet) < 30 200 35 250 40 305 45 360 50 425 Minimum Connection Spacing Criteria for Freeway Frontage Roads** Minimum Connection Spacing (feet) Posted Speed (MPH) One-Way Frontage Roads Two-Way Frontage Roads <30 200 200 35 250 300 40 305 360 45 360 435 >50 425 510   Desirable Spacing between Freeway Exit Ramps and Driveways** Total Volume (Frontage Road + Ramp) (vph) Driveway or Side Street Volume (vph) Spacing (feet)   Number of Weaving Lanes   2 3 4 < 2500 < 250 460 460 560  > 250 520 460 560  > 750 790 460 560  > 1000 1000 460 560 >2500 < 250 920 460 560  > 250 950 460 560  > 750 1000 600 690  > 1000 1000 1000 1000 * Adopted July 2001 City of Georgetown Driveway Spacing Study based on AASHTO (American Association of State Highway and Transportation Officials) sight distance standards. ** City of Georgetown, Access Management Policy prepared by HDR, December 2003 Housing Diversity Developments may reduce the paved width on Residential Local Streets to 26 feet and to 30 feet on Residential Collector Streets if only one parking lane is allowed. *** For 2 Lane Roadways Only **********  Page 56 of 58Page 97 of 147      Chapter 13 Infrastructure and Public Improvements **********  Section 13.06 Water and Wastewater Standards **********  13.06.030 Sanitary Sewer System A. Sanitary Sewer System Required Subdividers shall be responsible for providing an approved public sanitary sewer system,  consistent with the Comprehensive Plan, throughout the entire subdivision such that all lots,  parcels, or tracts of land will be served by either an Onsite Sanitary Sewer Facility (Septic System)  or by a public wastewater collection system, as provided in this Section:  1. Where an approved public sanitary sewer collection main or outfall line is less than one‐half  mile away from the property boundary and connection to the system is both technically  possible and permissible by the City or authorized provider of the centralized wastewater  services, the subdivider shall be required to install a public wastewater collection system and  shall bear the cost of connecting the subdivision to such existing wastewater collection  system.  2. Where an approved public wastewater collection main or outfall line is more than one‐half  mile away from the property boundary, and where the extension of a sanitary sewer  collection main or outfall lines is scheduled in the City’s Capital Improvements Plan to be  completed to a point within one‐half mile away from the property boundary within five  years from the date of the Preliminary Plat approval, the subdivider shall be required to  install a public wastewater collection system and shall bear the cost of connecting the  subdivision to such existing wastewater collection system  3. Where an approved public wastewater collection main or outfall line is more than one‐ half  mile away from the property boundary, and where the extension of a sanitary sewer  collection main or outfall lines is not scheduled in the City’s Capital Improvements Plan to  be completed to a point within one‐half mile away from the property boundary within five  years from the date of the Preliminary Plat approval, the subdivider may install Onsite  Sanitary Sewer Facilities to serve each lot.  4. Under extraordinary circumstances (e.g., topography), the City may allow a subdivider to  attempt to demonstrate that the installation of a public wastewater collection system is, on a  per unit, cost‐benefit basis, not technically feasible and cost prohibitive as compared to an  Onsite Sewer System (Septic System) and an Onsite Sewer Facility (Septic System) should  service the property(ies), rather than a public wastewater collection system. The Georgetown  Utility System Advisory BoardCity Council shall consider the subdivider’s analysis and  make a recommendation with regard to same for final determination by the City Council.  **********    Page 57 of 58Page 98 of 147      Chapter 16 Definitions **********  Section 16.02 Definitions **********  WorkforceAttainable Housing. As used in this Code, the residential dwelling units in Workforce  Housing Diversity Developments at are available for those whose incomes are less than or equal to 80%  of the area median family income, as defined by the Department of Housing and Urban Development  (HUD) for the Austin‐Round Rock‐San Marcos Metropolitan Statistical Area (MSA).  **********    Page 58 of 58Page 99 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: Public Hearing and possible action on executive amendments to the Unified Development Code (UDC) to revise Chapters 2-7 and 16 to codify City Council Ordinances and Director Interpretations related to UDC text amendments, overlay districts, determination of unlisted uses, outdoor living areas, and unified developments. Valerie Kreger, AICP, Principal Planner ITEM SUMMARY: In 2013, the City Council established the Unified Development Code Advisory Committee (UDCAC), a committee tasked with reviewing proposed amendments to the UDC annually. As part of the establishment of that Committee, certain types of amendments were identified as executive amendments that could be processed at any time of the year and would not require review or recommendation by the UDCAC. These types of amendments include nondiscretionary, mandatory, or legislative revisions necessary to address state statutes or case laws, ratify published director interpretations, incorporate recently approved Council ordinances, process City Council designated emergency items, or address revisions otherwise determined necessary by legal counsel. A fully redlined version of the proposed changes is attached as Exhibit 1 and the following provides a summary of those changes. Unified Development Code Amendment Process and Advisory Committee (UDC Sections 2.08 & 3.05): The Unified Development Code Advisory Committee was created in 2013 to review proposed amendments to the UDC (see Ordinance 2013-51 attached). As part of the ordinance establishing the committee, the process for amending the UDC was clarified to call out types of amendments that would be exempt from the annual UDCAC review process. The proposed amendment language codifies Ordinance 2013-51 into the UDC. Williams Drive Special Area Plan Overlay District (UDC Section 4.01): The Williams Drive Special Area Plan Overlay District was established in the 1980s to protect the adjacent neighborhoods and maintain a residential atmosphere along Williams Drive. Since that time, Williams Drive has evolved into one of the major commercial corridors of the City. In 2014, City Council removed the zoning overlay from all properties within that district (see Ordinance 2014-14 attached) to encourage redevelopment along the corridor consistent with the City's 2030 Comprehensive Plan. The proposed amendment language codifies City Council's action into the UDC. Event Facility (UDC Section 5.04): UDC Section 5.01.030 Outlines a process for addressing unlisted uses whereby the Planning Director reviews and determines the appropriate placement and conditions. The determination is then posted on the City's website for 30 days for public comment, providing for appeal. The Event Facility use was addressed by the Director on November 13, 2012, followed by the appropriate notification period (see attached). This UDC amendment ratifies the Director's interpretation, officially placing it into the UDC. Multi-Lot Unified Development (UDC Section 4.05, 6.07 and 7.03): A Director interpretation was published on July 1, 2014, that clarified how setbacks are addressed when a multi-lot development is developed in a unified manner. When a Multi-Lot Unified Development is established, setbacks internal to the development are reduced, encouraging a unified development across multiple lots or parcels. This UDC amendment ratifies the Page 100 of 147 Director's interpretation, officially placing it into the UDC. Pergolas (UDC Section 4.04.030): A Director interpretation was published on August 11, 2013, that clarified the UDC provision that allowed uncovered patios to encroach into a required setback. The Director determined that the intent of this provision was to include patio circumstances where there was not a solid roof over the patio and this included outdoor kitchens and pergolas (provided the roofing was at least 50% open). This UDC amendment ratifies the Director's interpretation, officially placing it into the UDC. Public Comments: Notice of the Planning and Zoning Commission Public Hearing was posted in the Sun newspaper on August 2nd, 2015. No public comments have been received to date. Meetings Schedule: August 18, 2015 – Planning and Zoning Commission Public Hearing and Recommendation September 8, 2015 – City Council Public Hearing and First Reading of Ordinance September 22, 2015 – City Council Second Reading of Ordinance Recommended Motion: Recommend Approval of the proposed amendments to Chapters 2-7 and 16 as presented FINANCIAL IMPACT: No financial impact was studied with the proposed UDC amendments. SUBMITTED BY: Valerie Kreger, AICP, Principal Planner, and Jordan Maddox, AICP, Acting Planning Director ATTACHMENTS: Description Type UDC Amendment Language Exhibit Ordinance 2013-51 Unified Development Code Advisory Committee Backup Material Ordinance 2014-14 Williams Drive Special Area Plan Overlay District Backup Material Director Interpretation - Unlisted Use Backup Material Director Interpretation - Multi-Lot Unified Development Backup Material Director Interpretation - Uncovered Patios Backup Material Page 101 of 147 Chapter 2 Review Authority **********  Section 2.08 Unified Development Code (UDC) Advisory Committee 2.07.010 Powers and Duties The UDC Advisory Committee has the following powers and duties:  A. Review and Recommendation The UDC Advisory Committee shall review and make recommendations to the Planning and  Zoning Commission and the City Council on the following, subject to the terms and conditions  set forth for the procedure in this Code:  1. Review proposed or requested amendments to the Unified Development Code (UDC) other  than executive amendments which are those amendments that are nondiscretionary,  mandatory, or legislative revisions necessary to address state statutes or case laws, ratify  published director interpretations, incorporate recently approved Council ordinances,  process City Council designated emergency items, or address revisions otherwise  determined necessary by legal counsel;  2. Make recommendations and advise the Planning and Zoning Commission and the City  Council on the proposed amendments to the UDC;  3. Provide an additional forum for public participation and input regarding proposed  amendments to the UDC; and  4. Assist the general public in understanding the proposed amendments to the UDC.  2.04.020 Membership and By-Laws The UDC Advisory Committee shall be constituted and conduct all activities in accordance with the  City Charter, Chapter 2 of the City’s Code of Ordinances, and any adopted By‐Laws.  Page 102 of 147 Chapter 3 Applications and Permits Section 3.01 General **********  Table 3.01.020 Applicability of Procedures City Limits Extraterritorial Jurisdiction Prior to Subdivision, Platting and any Development Comprehensive Plan Amendment X X UDC Text Amendment X X Rezoning (Zoning Map Amendment) X Historic Overlay District Designation X Historic Landmark Designation X Special Use Permit X Development Agreement X X Access Point Connection Exemption X X Subdivision & Platting of Land Recording Plats X X Preliminary Plat X X Construction Plans X X Plat Vacation X X Plat Waiver X X Development Application Process Site Plan X Construction Plans X Zoning Verification Letter X Legal Lot Verification Letter X X Temporary Use Permit X Master Sign Plan X X Certificate of Appropriateness X Appeal of an Administrative Decision X X License to Encroach X X Variance X Administrative Exception X Special Exception X Stormwater Permit X X Driveway Permit X X Sign Permit X X Courthouse View Height Determination X **********  Page 103 of 147 Section 3.05 Unified Development Code Text Amendment 3.05.010 ApplicabilityGeneral Amendments to this Unified Development Code (UDC) may be made in order to establish and  maintain sound, stable, and desirable development within the jurisdiction of the City, to correct  errors in the text or because of changed or changing conditions in the City. All text amendments shall  be consistent with the Comprehensive Plan.  3.05.020 Annual UDC Review and Amendment A. The requirements of this UDC shall be reviewed on a yearlyan annual basis in the manner set  out in Resolution 102808‐DD, as amended, except as provided for below within this  subsectionSection.  A citizen or property owner may request at any time that a proposed text  amendment be considered within the review process, in a manner provided by the Director.   The Director, with input from an ad hoc public task force, shall annually develop a list of  proposed UDC text amendments.  This list shall receive a recommendation by the Planning and  Zoning Commission and final approval by the City CouncilCity Council shall have final  approval of an amendment list identifying those items warranting review.    B. Review of the proposed The Director, or designee, shall prepare and the Unified Development  Code Advisory Committee shall review language addressing those itemsamendments  identified on the amendment list. shall follow the process outlined in Section 3.05.040 below The  Unified Development Code Advisory Committee shall hold a public hearing on the proposed  amendments and forward a recommendation to the Planning and Zoning Commission and the  City Council.  C. The Planning and Zoning Commission shall hold a public hearing on the proposed  amendments and forward a recommendation to the City Council.  D. The City Council shall then hold a public hearing and take final action on the proposed  amendments to the UDC.  E. All public hearings shall be scheduled in following public notice in accordance with Section 3.03  of this Code.  F. The amendment shall become effective in the manner provided by the City Charter or State  Law.  3.05.030 Initiation of Text UDC Amendments Outside of the Annual Review A. A textn amendment to this UDC, may be processed outside of that which is included as part of  the as an executive amendment separately from the annual review process, may be initiated in  one of the following ways: if the amendment is nondiscretionary, mandatory, or legislative in  nature and:  1. Is necessary in order to address state statutes or case laws;   2. Is necessary in order to ratify a published Director interpretation;   3. Is necessary in order to incorporate recently approved Council ordinances; or  4. Addresses revisions otherwise determined necessary by legal counsel.  Page 104 of 147 B. On occasion, City Council may, by super‐majority vote, determine that a potential revision to  the UDC is an emergency and instruct the Director to process the revision to be processed as an  executive amendment separate from the annual review process. In the same manner, City  Council may consider applications from the public requesting such emergency amendment to  the UDC.  Such emergency amendments should be the exception and should only be pursued if:  1. The potential amendment is immediately necessary to protect the health, safety or general  welfare of the City and the safe, orderly, and healthful development of the City;  2. The City Council determines that waiting for the annual UDC review process is not in the  best interest of the City; and  3. The UDC does not provide other avenues to address the proposed revision.  C. An amendment under this Subsection shall be processed as follows:  1. The Director, or designee, shall prepare revised language and the Planning and Zoning  Commission shall hold a public hearing on the proposed amendment and forward a  recommendation to the City Council.  2. The City Council shall then hold a public hearing and take final action on the proposed  amendments to the UDC.  3. All public hearings shall be scheduled in following public notice in accordance with Section  3.03 of this Code. 4. The amendment shall become effective in the manner provided by the City Charter or State  Law.  A. Direction of the City Council  The City Council may initiate a UDC Text amendment in one of two ways as follows:  1. City Council, by majority vote, may direct initiation of a UDC text amendment review.   Such review shall follow the process outlined in Section 3.05.040 below.    2. City Council, by a super majority vote, may initiate an emergency UDC text amendment.   Such amendment shall be forwarded to the task force within 30 days of City Council action  and to the Public Workshops within 60 days of City Council action.  B. Recommendation of the Planning & Zoning Commission   The Planning and Zoning Commission, by majority vote, may direct initiation of a UDC text  amendment review.  Such review shall follow the process outlined in Section 3.05.040 below.  C. Recommendation of the Director  The Director may make recommendation to the City Council for the initiation of a UDC text  amendment review.  Such review shall follow the process outlined in Section 3.05.040 below.  D. Application by a Citizen or Property Owner A citizen or property owner may make application for a UDC text amendment.  The applicant  shall provide staff with draft text of their proposed UDC amendment along with all other  information as required for submission per the UDC Development Manual.  Review of such  proposal shall follow the process outlined in Section 3.05.040 below and shall be presented to  the task force for initial comment within 30 days of submission.  Page 105 of 147 3.05.040 Review and Approval Process A. Task Force 1. An ad hoc public task force, as defined in Resolution 102808‐DD, shall work with the  Director in the development and review of amended provisions of the UDC.  2. The task force shall review any applications made by a citizen or property owner and make  recommendation to the proposed text amendments.  3. Recommended amendment language shall be forwarded from the task force to the  Planning and Zoning Commission for consideration.  4. Where the task force is not unanimous, and conflicting language is supported by at least  three participants, including staff, each proposal shall move forward for Planning and  Zoning Commission consideration.    B. Staff Review 1. The Director, working with the task force, shall prepare final draft language to be  forwarded to the Planning and Zoning Commission for consideration, including each  proposed version of the text.  1. The Director shall prepare a report to the Planning & Zoning Commission and City Council  outlining the proposed changes.  2. The Director’s report may include a recommendation for final action.  C. Public Review Prior to Planning and Zoning Commission review, two Public Workshops shall be held on the  proposed language.  D. Planning & Zoning Commission Review Following notice in accordance with Section 3.03, the Commission shall hold a Public Hearing,  in accordance with its rules and state law, and make a recommendation to the City Council.  E. City Council Final Action 1. The City Council shall hold a Public Hearing in accordance with its rules and state law and  may take final action on the proposed amendment.  1. The amendment shall become effective in the manner provided by the City Charter or State  Law.   3.05.050 Approval Criteria In determining whether to approve, approve with modifications or disapprove a proposed  amendment, the City Council shall consider the following matterswhether the proposed amendment:  A. The proposed amendment pPromotes the health, safety or general welfare of the City and the  safe, orderly, and healthful development of the City.;  B. The proposed amendment iIs consistent with the Comprehensive Plan.;  C. Is necessary to address conditions that have changed in the City;  D. Would positively or negatively impact the environment or community; and  E. Is in conformance with other applicable Sections of the City Code.  Page 106 of 147 Chapter 4 Zoning Districts Section 4.01 Establishment of Zoning Districts The following Zoning Districts may be established for the City of Georgetown as authorized by the City  Charter and Chapter 211 of the Texas Local Government Code.  Table 4.01.010 Zoning Districts   Residential Zoning Districts RE Residential Estate RL Residential Low Density RS Residential Single-family TF Two Family TH Townhouse MF-1 Low Density Multi-family MF-2 High Density Multi-family MH Manufactured Housing Non-Residential Zoning Districts CN Neighborhood Commercial C-1 Local Commercial C-3 General Commercial OF Office IN Industrial Special Purpose Zoning Districts AG Agriculture BP Business Park PF Public Facilities PUD Planned Unit Development Mixed-Use Zoning Districts MU-DT Mixed Use Downtown MU Mixed Use Overlay Zoning Districts SP-WM Special Area Plan Overlay D Downtown Overlay OT Old Town Overlay H Designated Historic District HL Historic Landmark Designation CVP Courthouse View Protection Overlay G Gateway Overlay Special Development Types (apply to more than one District) -- Residential Housing Diversity -- Conservation Subdivision -- Multi-Lot Unified Development **********  Page 107 of 147 Section 4.05 Special Development Types This Section establishes two types of development that may be applied across more than one zoning  district.  **********  4.05.030 Multi-Lot Unified Development To encourage Multi‐Lot Unified Development, this Code allows flexibility in certain setback  development standards for proposed unified developments across multiple abutting properties with  similar and compatible uses and zoning districts. Properties of a Multi‐Lot Unified Development may  be developed in accordance with the following provisions:  A. Multi‐Lot Unified Developments may be located in the following zoning districts: Townhouse  (TH), Low Density Multi‐family (MF‐1), High Density Multi‐family (MF‐2),Neighborhood  Commercial (CN), Local Commercial (C‐1), General Commercial (C‐3) Office (OF), Industrial  (IN), Agriculture (AG), Business Park (BP), and Public Facilities (PF). Multi‐Lot Unified  developments shall not be permitted in any single‐family or two‐family residential zoning  districts.  B. A Multi‐Lot Unified Development shall be documented under a single development application,  either a Subdivision Plat and/or a Site Development Plan, as established in this Code. The  development application must clearly identify the boundaries of each individual lot or parcel,  and overall boundary of the property subject to the Multi‐Lot Unified Development application.  C. All lots or parcels within the boundaries of the Multi‐Lot Unified Development must be  developed in accordance with the approved plat or Site Development Plan. Any deviations will  result in the submittal, review and approval of a new development application.  D. The City may require a private ingress, egress, cross‐access and parking easement over and  across the parking areas and roadways within the boundaries of the Multi‐Lot Unified  Development to ensure adequate off‐street parking, as well as safe vehicle, emergency and  pedestrian access for the properties.   * Multi‐Lot Unified Development lot and dimensional standards can be found in Sections 6.07 and 7.03  **********  Section 4.07 Special Area Plan Overlay District This Section contains specific standards for designated Special Area Plan (SP) Overlay Districts. The  standards for this Section must be met in addition to any standards of the underlying District.  4.07.010 Designation of SP District A. The SP District may be established in any base District other than the PUD or IN District. An SP  District may be established over more than one base District.  B. The SP District will be established only by action of the City Council, following the procedures  for establishment of a Planned Unit Development, with the Director acting as the applicant.  Page 108 of 147 4.07.020 Permitted Uses Any use permitted in the underlying base Districts shall also be permitted in an SP District, unless  otherwise limited by the particular SP District regulations.  4.07.030 Area Plans Established - Reserved This Section contains all adopted Special Area Plans that govern areas zoned under the Special Area  Plan Overlay District (SP). Established Special Area Plans are as follows:  1. Williams Drive (F.M. 2338) SP, as established in Section 4.07.040, below.  4.07.040 Standards for the Williams Drive SP The following standards are adopted to allow an orderly transition of land use from residential use to  relatively small scale office use of lots and parcels fronting Williams Drive, west of Interstate 35, while  maintaining a predominantly residential property appearance and building scale. These standards  apply to all properties fronting on Williams Drive between Shannon Lane and Power Road. Any  special site design standards of the SP (Williams Drive) District shall govern when in conflict with any  site design standards of the underlying zoning District.  A. Permitted Uses The following uses are permitted within the Williams Drive SP District:  1. Insurance Office;  2. Real Estate Office;  3. Office for Attorneys, Architects, Accountants, Engineers and similar professionals;  4. Counseling in an Office Setting  5. Arts and Crafts Studio;  6. Artist or Photographic Studio;  7. Travel Agency;  8. Investment Broker;  9. Business Management Consultant;  10. Office for Nonprofit Organization;  11. Tailor or Upholsterer;  12. Emergency Services Station, Public; and  13. Any residential use permitted in the RS District.  B. Uses Subject to a Special Use Permit The following use(s) are permitted within the Williams Drive SP District only if approved by a  Special Use Permit in accordance with the procedures in Section 3.07:  1. Medical Offices providing consultation, diagnosis, therapeutic, preventative or corrective  personal treatment services by doctors, dentists or similar practitioners of medical and  healing arts for humans, licensed for such practice by the state.  Page 109 of 147 C. Special Site Design Standards 1. Impervious Cover Total impervious cover per lot shall not exceed 55%.  2. Principle Structure Buildings shall maintain a Single‐family detached residential appearance and scale.  a. Building Height  Maximum building height shall be 35 feet. Buildings shall not contain more than two and  one half stories.  b. Roof Material  Roof material shall not be a bright or highly reflective material. All roof mounted  equipment shall be screened in accordance with Section 8.04.070.  3. Driveways Minimum distance between driveways accessing Williams Drive shall be 150 feet. Minimum  distance from any driveway to a street right‐of‐way intersecting Williams Drive shall be 200  feet.  Driveways existing prior to designation of the SP District shall not be allowed to  remain as non‐conforming driveways. Any driveway accessing a street which intersects  Williams Drive shall be placed as far as possible from the Williams Drive intersection.  4. Parking a. Maintenance of the residential appearance of buildings is furthered by the retention of  front lawns free of vehicle parking.  One off‐street parking space shall be provided for  each 300 square feet of floor area of the principle structure. All off‐street parking spaces  shall be located to the side or rear of the building and screened from view in accordance  with the regulations set forth in Section 8.09.010.  b. All parking spaces between the projected front and rear building walls shall be screened  from view from Williams Drive by a vegetative screen or fence or wall having a  minimum height of three feet.  Parking spaces on any lot without a principle structure  shall be to the rear of a line connecting the fronts of adjacent buildings. All parking  spaces shall be on a paved surface, as that term is defined in this Code.  5. Buffers Visual screening shall be installed and maintained along all rear property lines adjoining a  District more restrictive than the Williams Drive SP District. The buffer shall consist of a  planting area extending 10 feet in width from the adjoining property and include a 6‐foot  opaque fence and two evergreen ornamental trees per every 50 linear feet of buffer.  6. Signs Signs shall comply with the standards in Table 10.06.010.  7. Accessory Uses a. Accessory uses shall be restricted to those uses which are compatible with the low  intensity of the allowed primary uses and with adjacent residential use. Waste containers  shall be screened pursuant to the requirements of Section 8.04.070.  b. Accessory buildings and carports shall be of similar construction to the principle  structure.  Page 110 of 147 8. Lighting All exterior lighting shall conform to the outdoor lighting requirements in Section 7.05.  9. Drainage Increased run‐off resulting from conversion to Williams Drive SP District use shall be  detained on‐site or shall be diverted from adjacent property in conformance with  stormwater drainage requirements of this Code.  10. Required Setbacks a. The minimum side setback shall be 10 feet;  b. The minimum rear setback shall be 10 feet;  c. The minimum front setback shall be twenty‐five feet.  **********  Page 111 of 147 Chapter 5 Zoning Use Regulations **********  Section 5.04 Commercial Uses **********  Table 5.04.010 Commercial Uses   Specific Use AG RE RL RS TF TH MF - 1 MF - 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s ********** Entertainment and Recreation                     Live Music or Entertainment -- -- -- -- -- -- -- -- -- -- L L -- -- -- -- L Se e S e c t i o n 4 . 1 1 H Dance Hall or Nightclub -- -- -- -- -- -- -- -- -- -- L L -- -- -- -- -- F,A Theater, Movie or Live -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- S I Membership Club or Lodge -- -- -- -- -- -- -- -- -- -- L P -- -- -- -- S A Sexually Oriented Business -- -- -- -- -- -- -- -- -- -- -- -- -- -- S -- --   Major Event Entertainment S -- -- -- -- -- -- -- -- -- -- S -- -- S S --   Event Facility S -- -- -- -- -- -- -- -- S S L -- -- -- L S W Athletic Facility, Indoor or Outdoor -- -- -- -- -- -- -- -- -- -- -- L -- -- P L -- J Commercial Recreation -- -- -- -- -- -- -- -- -- -- L L -- -- -- -- S J,A Driving Range L -- -- -- -- -- -- -- -- -- -- L -- -- P -- -- J Firing Range, Indoor S -- -- -- -- -- -- -- -- -- -- S -- -- S -- --   Firing Range, Outdoor S -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --   ********** 5.04.020 Commercial Use Limitations ********** W. Event Facility An Event Facility is permitted in accordance with Table 5.04.010 and subject to the following  standards and limitations:  1. A Special Use Permit is required in the C‐3 and PF Districts for Event Facilities designed to  host events with more than 300 attendees.  A Special Use Permit is required in the AG, CN,  C‐1 and MU‐DT districts for all Event Facilities.  Page 112 of 147 2. Any outdoor live music or entertainment area shall be shown on a Site Plan and shall be set  back a minimum of 50 feet from the property line of a residentially zoned property.  3. Any live music or entertainment in association with an event is subject to the provisions of  Chapter 8.16 “Noise” of the Georgetown Municipal Code.  **********  Page 113 of 147 Chapter 6 Residential & Agriculture Zoning Districts: Lot, Dimensional & Design Standards **********  Section 6.05 Dimensional Interpretations and Exceptions **********  6.05.020 Setbacks **********  C. Features Allowed Within Required Setbacks The following features are allowed to be located within a required setback:  1. Landscape features (as defined in Chapter 16).  2. Driveways located:  a. in a front setback, provided that the driveway does not run parallel to a public street;  b. in a side setback, if serving a side‐loaded or detached rear garage or other parking area;  or  c. in a rear setback, if accessed by a rear alley or public street.  3. Sidewalks, fences, and walls, meeting the requirements of Section 8.07  4. Uncovered patios and pools, but only if located in the side or rear yards at least 3 feet from  the property line.  5. Uncovered outdoor kitchens located entirely within the side and/or rear yard and setback at  least 3 feet from side and rear property lines.  6. Pergolas provided that the pergola is:  a. located entirely within the side and/or rear yard, including structural supports and  overhangs;  b. set back at least 3 feet from side and rear property lines;  c. maintained with at least 50% open roof elements;  d. not enclosed with ground to roof walls other than that of the primary structure, except  that a shading system with at least 50% transparency is permitted on up to two sides;  and  e. no more than 8 feet in height.  5. Minor utilities.  6. Mechanical equipment such as air conditioning units, pool pumps, and similar equipment,  but such equipment is not allowed in the front setback and is allowed in the side and rear  setbacks only if such equipment cannot be reasonably located behind the structure.  7. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves and other architectural features  provided that such features do not extend further than 18 inches into any required setback.  Page 114 of 147 8. Parking areas that cover up to 50% of the required front setback, provided that:  a. Landscape buffers eight feet wide are provided between the property line and the  nearest side of the parking pad, and also between the structure and the nearest side of  the parking pad. These buffers must be landscaped and each shall contain a 3 foot high  screen consisting of a continuous berm, hedge or wall;  b. The parking is on a paved surface, as that term is defined in this Code; and  c. The impervious coverage requirements in Section 11.02 are met.  9. None of the features above (except plant material and public sidewalks) shall extend into a  public easement without approval of a License to Encroach.  **********  Section 6.07 Special Development Types **********  6.07.030 Multi-Lot Unified Development A. Multi‐Lot Unified developments may be located in any residential zoning district, save and  except Residential Estate (RE), Residential Low Density (RD), Residential Single‐Family (RS), and  Two‐Family (TF) zoning districts. B. Abutting properties with similar residential zoning districts and that are part of a Multi‐Lot  Unified Development pursuant to Section 4.05.030 of this Code may be developed in accordance  with the development standards in Section 7.03.030.D of this Code.   Page 115 of 147 Chapter 7 Non-Residential Zoning Districts: Lot, Dimensional, and Design Standards **********  Section 7.03 Development Standards **********  7.03.030 Dimensional Interpretations and Exceptions **********  E. Multi-Lot Unified Development 1. Abutting properties with similar zoning districts and that are part of a Multi‐Lot Unified  Development pursuant to Section 4.05.030 of this Code may be developed in accordance  with the following standards: a. Landscape and hardscape improvements may be located within the required setback  of an interior lot line and cross interior lot lines of a Multi‐Lot Unified Development.  b. Buildings and structures may be located within the required setback along an interior  lot line of a Multi‐Lot Unified Development. However, in no case shall a building or  structure be constructed across an interior lot line in accordance with Section 7.02.010  of this Code.  c. The exceptions allowing development within a required setback or across lot lines  shall only apply to the interior lot lines of a Multi‐Lot Unified Development, and shall  only be permitted when no bufferyard is required per Table 8.04.060 of this Code. All  setback and bufferyard requirements shall apply along the outer perimeter lot lines of  the Multi‐Lot Unified Development.  2. This subsection does not waive specific setbacks required per any applicable Planned  Unit Development District (PUD) or overlay zoning districts as identified in Chapter 4 of  this Code, or specific setbacks and/or spacing requirements for specific uses as identified  in Chapter 5 of this Code.   Page 116 of 147 Chapter 16 Definitions **********  Section 16.02 Definitions **********  Event Facility. A building, structure, or site available for rental by the public for the primary intended  purpose of hosting parties, wedding receptions, banquets, corporate meetings or similar group events.   Event Facility does not include an event room available for rental in a structure housing another primary  use where the event room rental is an accessory use to the primary use (i.e., General Restaurant) or a  Community Center as it is defined in this Code.  **********  Pergola. A landscape feature consisting of vertical posts or pillars supporting an open roof of cross‐ beam girders and lattice system.  **********  Unified Development Code Advisory Committee. Committee appointed by the City Council to advise  the Planning and Zoning Commission and City Council on amendments to the Unified Development  Code.  **********    Page 117 of 147 Page 118 of 147 Page 119 of 147 Page 120 of 147 ORDINANCE NO. c)O I -1 _1 '1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GEORGETOWN, TEXAS, AMENDING APPROXIMATELY 22.02 ACRES OF THE OFFICIAL ZONING MAP TO REMOVE THE WILLIAMS DRIVE (F.M. 2338) SPECIAL AREA PLAN OVERLAY DISTRICT ( "SP -WM ") ON THE PROPERTIES GENERALLY LOCATED ON WILLIAMS DRIVE BETWEEN SHANNON LANE AND POWER ROAD, WITHIN CITY COUNCIL DISTRICT 2, REPEALING CONFLICTING ORDINANCES AND RESOLUTIONS; INCLUDING A SEVERABILITY CLAUSE; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, on August 12, 1986, the City Council of the City of Georgetown, Texas, City Council ") adopted Ordinance No. 86 -28, creating the Residential Office ( "RO ") zoning district to allow an orderly transition of land use from single - family residential to low intensity office on properties along the Williams Drive corridor, west of Interstate Highway 35 and east of Power Road, while maintaining a predominantly residential property appearance and building scale; and WHEREAS, on March 11, 2003, the City Council adopted a set of comprehensive development regulations known as the Unified Development Code ( "UDC ") via Ordinance No. 2003 -16, which renamed and established new zoning districts; and WHEREAS, the City's UDC created the Special Area Plan Overlay District ( "SP ") to provide use and development standards that would allow the gradual transition of primarily residential areas to mixed -use while protecting the built environment; and WHEREAS, the previous RO zoning district converted into the Williams Drive Special Plan Area Overlay District ( "SP -WM ") to continue protecting the residential character of the properties on Williams Drive between Shannon Lane and Power Road; and WHEREAS, Williams Drive, west of Interstate Highway 35, has been developed with primarily non - residential uses ranging from low intensity neighborhood commercial and office uses to intense general commercial uses; and WHEREAS, the City Council finds that the current base zoning districts and existing conditions along Williams Drive have significantly changed from the intent of the RO and subsequent SP -WM zoning districts, rendering this overlay district unviable for the subject area; and ORDINANCE NO.: o)O1H - I L4 PAGE 1 OF 5 WILLIAMS DRIVE SPECIAL AREA PLAN OVVEARLP11 "11 DISTRICT (SP -WM) DATE APPROVED: IiUA 12C I l I c OI 6 CASE FILE NUMBER: REZ- 2013 -015 Page 121 of 147 WHEREAS, on September 24, 2013, the City Council approved Resolution No. 092413 -0 directing staff to initiate a Zoning Map Amendment to remove the SP -WM zoning district; and WHEREAS, on December 5, 2013, the City conducted a Neighborhood Meeting with the affected and surrounding property owners to provide information on the existing zoning districts and regulations that affect the subject area; and WHEREAS, the City Council has submitted the proposed amendment to the Official Zoning Map to the Planning and Zoning Commission for its consideration at a public hearing and for its recommendation or report; and WHEREAS, public notice of such hearing was accomplished in accordance with State Law and the City's UDC through newspaper publication, signs posted on the area subject to this rezoning, and mailed notice to affected and nearby property owners; and WHEREAS, the Planning and Zoning Commission, at a meeting on February 4, 2014, held the required public hearing and submitted a recommendation of approval to the City Council for the requested rezoning of the subject area; and WHEREAS, the City Council, at a meeting on February 25, 2014, held an additional public hearing prior to taking action on the requested rezoning of the subject area. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GEORGETOWN, TEXAS, THAT: SECTION 1: The facts and recitations contained in the preamble of this Ordinance are hereby found and declared to be true and correct, and are incorporated by reference herein and expressly made a part hereof, as if copied verbatim. The City Council hereby finds that this Ordinance implements the vision, goals, and policies of the Georgetown 2030 Comprehensive Plan and further finds that the enactment of this Ordinance is not inconsistent or in conflict with any other policies or provisions of the 2030 Comprehensive Plan and the City's UDC. SECTION 2: The Official Zoning Map is hereby amended by removing the SP -WM zoning district on approximately 22.02 acres on the properties generally located on Williams Drive between the intersections of Shannon Lane and Power Road as shown in the attached EXHIBIT A" (Location Map), and as more specifically described below: ORDINANCE NO.: O y-(" M PAGE 2 OF 5 WILLIAMS DRIVE SPECIAL AREA PLAN OVERLAY DISTRICT (SP -WM) C DATE APPROVED: + AAytc +f I I O CASE FILE NUMBER: REZ- 2013 -015 Page 122 of 147 All of: SITE ADDRESS LEGAL DESCRIPTION WCAD PROPERTY ID 1601 WILLIAMS DR AW0497 PORTER, N. SUR., ACRES .80 R040325 2402 WILLIAMS DR AW0497 PORTER, N. SUR., TRACT 86, ACRES 0.42 R040415 1629 RIVERY BLVD CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 1(N /PT), ACRES .39 R041901 1604 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 2, ACRES .3615 R041903 1606 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 3 R041904 1608 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT R041905 1610 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 5 R041906 1612 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 6 R041907 1614 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 7 R041908 1616 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 8 R041900 1618 WILLIAMS DR CRESTVIEW ADDITION UNIT 1, BLOCK 2, LOT 9 R041909 2002 WILLIAMS DR CRESTVIEW ADDITION UNIT 2, BLOCK 3, LOT 1, 2( PT), ACRES 0.425 R041919 2004 WILLIAMS DR CRESTVIEW ADDITION UNIT 2, BLOCK 3, LOT 7 R041925 2202 WILLIAMS DR CRESTVIEW ADDITION UNIT 2, BLOCK 4, LOT 1, ACRES .28 R041930 1599 WILLIAMS DR GABRIEL HEIGHTS, BLOCK 2, LOT 8 R042334 307 SHANNON LN GABRIEL HEIGHTS, BLOCK 2, LOT 9 R042335 2404 WILLIAMS DR PORTER, N. SUR., ACRES .23 R040319 1627 WILLIAMS DR S5011- Williams Addition, BLOCK 1, Lot 9, ACRES 0.3615 R048341 1801 WILLIAMS DR WILLIAMS ADDITION UNIT 2 DAWN ST EXT (UNRECORDED), AW0497 PORTER, N. SUR, ACRES .35 R048415 1703 WILLIAMS DR WILLIAMS ADDITION UNIT 2 DAWN ST EXT (UNRECORDED), AW0497 PORTER, N. SUR, ACRES .482 R048426 1611 WILLIAMS DR WILLIAMS ADDITION, BLOCK 1, LOT 1 R048333 1613 WILLIAMS DR WILLIAMS ADDITION, BLOCK 1, LOT 2 R048334 1615 WILLIAMS DR WILLIAMS ADDITION, BLOCK 1, LOT 3, ACRES .40 R048335 1617 WILLIAMS DR WILLIAMS ADDITION, BLOCK 1, LOT 4 R048336 1619 WILLIAMS DR WILLIAMS ADDITION, BLOCK 1, LOT 5, ACRES .37, (HS) R048337 1621 WILLIAMS DR WILLIAMS ADDITION, BLOCK 1, LOT 6 R048338 And a portion of: SITE ADDRESS LEGAL DESCRIPTION WCAD PROPERTY ID S10286 - WILLIAMS ADDITION (BLK 2 LTS 1 -4 REPLAT), BLOCK 2, R516825202WCENTRALDR Lot 1A, ACRES 1.75 S5011- Williams Addition, BLOCK 1, Lot 10, & AW0497 PORTER, R0404181629 WILLIAMS DR N. SUR., TRACT 89 (CENTER WILLIAMS ADDN), ACRES 0.7225 2300 WILLIAMS DR S9556 - CRESTVIEW BAPTIST CHURCH SUB, BLOCK 1, Lot 1, R493535 ACRES 8.2 1633 WILLIAMS DR 59765 - LONGHORN CROSSING, Lot 1, ACRES 1.305 R498676 WILLIAMS ADDITION, BLOCK 1, LOT 7 -8 & AW0497 PORTER, N. R0483401625 WILLIAMS DR SUR., ACRES 3.29 ORDINANCE NO.: &) O N-144 PAGE 3 OF 5 WILLIAMS DRIVE SPECIAL AREA PLAN O/VEE RLAY DISTRICT (SP -WM) DATE APPROVED: 61A ((r ('IcJ Iu CASE FILE NUMBER: REZ- 2013 -015 Page 123 of 147 SECTION 3: All ordinances and resolutions, or parts of ordinances and resolutions, in conflict with this Ordinance are hereby repealed, and are no longer of any force and effect. SECTION 4: If any provision of this Ordinance or application thereof to any person or circumstance shall be held invalid, such invalidity shall not affect the other provisions, or application thereof, of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are hereby declared to be severable. SECTION 5: The Mayor is hereby authorized to sign this ordinance and the City Secretary to attest. This ordinance shall become effective in accordance with the provisions of state law and the City Charter of the City of Georgetown. APPROVED on First Reading this q day of tlfLY , 2014. APPROVED AND ADOPTED on Second Reading this l day of N AYZP-4 2014. George G. Garver, Mayor ATTEST: jessiu Brettle, City Secretary APPROVED AS TO FORM: t By: ! C" \ Bridget Chapman, City A4 rney ORDINANCE NO.: C-) c) I y - H PAGE 4 OF 5 WILLIAMS DRIVE SPECIAL AREA PLAN OVERLAY DISTRICT (SP -WM) AADATEAPPROVED: Y 6LC kf I 301 CASE FILE NUMBER: REZ- 2013 -015 Page 124 of 147 Legend REZ- 2013 -015 ® Site Parcels 6 ©City LimitsGEOticerowNExhibit "A" TEXAS OGeorgetown ETJ i J +001 11 @ 0 00 + +0001 @ + + O @110 @ 0 110 @0 + + @ J @ 0 @111 @ 0000000 + + + + `0 +0000 0. 1100000 1 1101 +11010 X10 0000000001000 00001 01 X00000 ++ +1000 10 +000000 000 +0001000• 000000 0 X00+110+0+ +101`@ +0@00 +00+00000 00000001000100000 w Site coaewl. sr.r., 4 i rL.•.Crn,A 7—1 Alga ORDINANCE NO.: a 01( " (q WILLIAMS DRIVE SPECRRIAL AREA PLAN OVERLAY DISTRICT (SP -WM) DATE APPROVED: 1H A'YZC CASE FILE NUMBER: REZ- 2013 -015 PAGE 5 OF 5 Page 125 of 147 esr. teix GEORGETOWN TEXAS Site `O D m City Limits y Street — - Site Coordinate System: Texas State Plane /Central Zone/NAD 93 /US Feet Cartographic Data For General Planning Purposes Only REZ- 2013 -015 Exhibit #1 Legend Site Parcels City Limits D Georgetown ETJ Page 126 of 147 Future Land Use / Overall Transportation Plan Legend Site REZ- 2013 -015 Parcels sT,d.y ®City Limits7GkEOGETOWNExhibit #2 Georgetown ETJTEXAS Page 127 of 147 r. e GEORGEaTOWN aa TEXAS Zoning Information REZ- 2013 -015 Exhibit #3 Legend Site Parcels City Limits D Georgetown ETJ Page 128 of 147 Legend REZ- 2013 -015 ®Site Parcels EST. Itlie GEORGETOWN Exhibit #4 ®City Limits TEXAS Georgetown ETJ Page 129 of 147 Conlinents From Property Owners As an owner of reel property in the Georgetown city limits located within the area subject to this request, or within 200 feet of the boundary of the land under consideration, you are invited to comment can this proposal prior to the hearing. If desired, fill out the following information: Project Name: Project Case Number: REZ- 2013 -015 Nameol Respondent: br <'r "'1+^^ Address of Respondent: _ VLlL( &r (r! Gr •^ 5 1 /L _ I am in FAVOR: Z. 1 OBJECT: Additional Comments: SAN, ? 7 ?1114 P NtNG aND T-OP Written comments may be sent to City of Georgetown Planning Department, P. O. Box 1453 Georgetown, Texas 78627. Emailed comments may be sent to lown.org. Any such comments may be presented to the Commission. Page 130 of 147 Comments From ProBgLty Owners As an owner of real property in the Georgetown city limits located within the area subject to this request, or within 200 feet of the boundary of the land under consideration, you are invited to comment on this proposal prior to the hearing. If desired, fill out the following information: Project Name:t Project Casey Number: I2E%- 20'13 -015 r _ Name of Respondent: I r "'1. - J ct v-t i Sv Address of Respondent: / (-/ / i //"r + ---7 S D %'- I am in FAVOR: Additional Comments: v I OBJECT: RECEIVED Written comments may be sent to City of Georgetown Planning Department, P. O. Box 1158 Georgetown, Texas 78£27. Emailed comments may be sent to t?lanningogeor etownorg. Any such qq)m qgJs?p,y be presented to the Commission. PLANNING AND + DEVF.1,01 MENTPage 131 of 147 Comments From Property Owners As an owner of real property in the Georgetown city limits located within the area subject to this request, or within 200 feet of the boundary of the land under consideration, you are invi &C-' 4InvilFb its proposal prior to the hearing. If desired, fill cut the following information: JAM 31 2014 C, IV /AJ 110 trt em PLANNING AND Project Name: W11-14A I%/i/,15 f•i`'1- z 33fI f /!l!"T /f Xl r Project Case Number: RL7_,- 2013 -015 Name of Respondent: 411))4^ 1(4, 1y'_I-Z-6JZ. Address of Despondent: 0 Ul X 4tIG/1G I am in FAVOR: Additional Comments: I OBJECT: t' V,v c eT or 0 t1 U I/6 /of &_ eW '? 11XF11 %ate ro ,"I , A p e4 S IA/ LL / rh!_S ! S G h 01 '(e"V' A let h ;OA i9OG/ W / /''-vats W Y l e4 U g'_. 1 YA'M< PC( J Written comments may be sent to City of Georgetown Planning Departi-nent, P. O. Box 1458 Georgetown, Texas 78627. Einailed comments may be sent to planning@georgetown.org. Any such comments may be presented to the Commission. An d l P s -e- lei a 4 ee COIF, IGIdPrce41 Di) fv e -v I KS l D y (9 O-C l e4 U g'_. 1 YA'M< PC( J Written comments may be sent to City of Georgetown Planning Departi-nent, P. O. Box 1458 Georgetown, Texas 78627. Einailed comments may be sent to planning@georgetown.org. Any such comments may be presented to the Commission. Page 132 of 147 Page 133 of 147 Page 134 of 147 Page 135 of 147 Page 136 of 147 Page 137 of 147 Page 138 of 147 Page 139 of 147 Page 140 of 147 Page 141 of 147 Page 142 of 147 Page 143 of 147 Page 144 of 147 Page 145 of 147 Page 146 of 147 City of Georgetown, Texas Planning and Zoning August 18, 2015 SUBJECT: ITEM SUMMARY: FINANCIAL IMPACT: NA SUBMITTED BY: Page 147 of 147