HomeMy WebLinkAboutAgenda_P&Z_02.02.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
February 2, 2016 at 6:00 PM
at City Council Chambers, 101 E. 7th Street, Georgetown
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Regular Session
(This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose
authorized by the Open Meetings Act, Texas Government Code 551.)
A 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/.
B - 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.
Page 1 of 73
C Consideration of the minutes from January 19, 2016 meeting.
Legislative Regular Agenda
D Public Hearing and possible action on a request to Rezone 1.227 acres of the Wright Survey
located at 4124 Williams Drive, from the Agriculture (AG) District to the Local Commercial (C-1)
District. (REZ-2015-026) Juan Enriquez, Planner
E Public Hearing and possible action on a request to Rezone 17.81 acres of the L.J. Dyches Survey,
located at 1000 FM 1460, from the Agriculture (AG) District to the Low Density Multifamily
(MF-1) District. (REZ-2015-023) Juan Enriquez, Planner
F Public Hearing and possible action on a request to Rezone 1.66 acres of land being Lot 5 of the
Georgetown Technology Park subdivision located at 2 Sierra Way from the Agriculture (AG)
District to the Industrial (IN) District. (REZ-2015-028) Juan Enriquez, Planner
G Public Hearing and possible action on a request to Amend the Wolf Ranch Hillwood Planned
Unit Development (PUD) District (Ordinance 2014-102), including 754.22 acres in the Perry,
Thompson, Donagan, Pulsifer and Stubblefield Surveys generally located at West University
Avenue and Wolf Ranch Parkway, to amend the High Density Multifamily (MF-2) District
development standards. (REZ-2015-030) Mike Elabarger, Senior Planner
H Public Hearing, presentation, and discussion on a request to Rezone 207.147 acres of land in the
Addison Survey located at 2750 County Road 110, known as the Kasper Tract, from the
Agriculture (AG) District to a Planned Unit Development (PUD) District with a base zoning of
Residential Single-family (RS). REZ-2016-001 (Sofia Nelson, CNU-A, Planning Director)
I Discussion Items:
Update on the Unified Development Code Advisory Committee (UDCAC) meetings.
(Commissioner in Training Bargainer)
Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
(Commissioner Rankin)
Questions or comments from Commissioners-in-Training about the actions and matters
considered on this agenda.
Discussion regarding Planning & Zoning Commissioner training.
Reminder of the February 16, 2016, Planning and Zoning Commission meeting in the
Council Chambers located at 101 East 7th Street, starting at 6:00 pm.
CERTIFICATE OF POSTING
I, Shelley Nowling, 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 __________________, 2016, at __________, and remained
so posted for at least 72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Shelley Nowling, City Secretary
Page 2 of 73
City of Georgetown, Texas
Planning and Zoning
February 2, 2016
SUBJECT:
Consideration of the minutes from January 19, 2016 meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Minutes from the January 19, 2016 meeting. Cover Memo
Page 3 of 73
Page 1 of 7
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, January 19, 2016 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Commissioners: Josh Schroeder, Chair; Kevin Pitts, Vice-Chair; Scott Rankin,
Secretary; Kaylah McCord, Alex Fuller and John Marler
Commissioner(s) Absent: Andy Webb,
Commissioners in Training: Jay Warren, Tim Bargainer
Commissioner(s) in Training Absent:
Staff Present: Sofia Nelson, Planning Director; Andreina Davila, Project Coordinator;
Valerie Kreger, Principal Planner; Mike Elabarger, Senior Planner; Carolyn Horner,
Planner, Juan Enriquez, Planner; David Munk, Utility Engineer and Stephanie
McNickle, 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
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 minutes from December 15, 2015 meeting.
C. Consideration and possible action on a Preliminary/Final Plat of 2.63 acres
out of the N. Porter Survey, Abstract 497, located at 1502 Williams Drive, on
the south side of Williams Drive just east of Rivery Boulevard in the City of
Georgetown, to be known as Georgetown Alamo Subdivision #1. (PFP-2015-
002) Mike Elabarger, Senior Planner
Page 4 of 73
Page 2 of 7
Motion by Commissioner Marler to approve the consent agenda including the
minutes from December 15, 2015 Planning and Zoning meeting. Second by
Commissioner Pitts. Approved. (6-0)
Legislative Regular Agenda
D Public Hearing and possible action on a Rezoning from the Agriculture (AG)
District to the Public Facility (PF) District for 50.44 acres of land in the William
Addison Survey, Abstract No. 21, located at 1601 Rockride Lane, known as
GISD Mitchell Elementary School and New Middle School #4. (REZ-2015-022)
Carolyn Horner, AICP, Planner
At this time Chair Schroeder recused himself from the dais.
Staff report by Carolyn Horner. Carolyn Horner provided an overview of the
Rezoning request, description of project and recommends for approval.
Vice-chair Pitts invite the applicant to speak. The applicant stated he will be
glad to speak if there are questions.
Vice-chair Pitts opened the Public Hearing.
Joseph Aubin, Carlson Cove, is concerned with students trespassing onto his
property and asked why the school did not incorporate his land.
Staff stated Carlson Cove is planned to be a major thoroughfare and the date
of completion will be August 2017.
Vice-chair Pitts closed the Public Hearing.
Motion by Commissioner McCord to recommend to City Council approval on
a Rezoning from the Agriculture (AG) District to the Public Facility (PF)
District for 50.44 acres of land in the William Addison Survey, Abstract No. 21,
located at 1601 Rockride Lane, known as GISD Mitchell Elementary School
and New Middle School #4. Second by Commissioner Fuller. Approved. (5-0)
E Public Hearing and possible action on a Rezoning from the Agriculture (AG)
District to the Residential Single Family (RS) District for 25.03 acres in the
Perry Survey located at 650 FM 971. (REZ-2015-012) Carolyn Horner, AICP,
Planner Staff report by Carolyn Horner. Carolyn Horner provided an
overview of the Rezoning request, description of project and recommends for
approval.
Chair Schroeder invite the applicant to speak. The applicant stated he will be
glad to speak if there are questions.
Chair Schroeder opened the Public Hearing.
Those who signed up to speak on this item included Susan Hershy and Anna
Aiken
Page 5 of 73
Page 3 of 7
Concerns and comments voiced included the following
Concerned with traffic
Concerned with security
• Staff stated the application is a rezoning request and does not include
streets.
Motion by Commissioner Pitts to recommend approval on a Rezoning from
the Agriculture (AG) District to the Residential Single Family (RS) District for
25.03 acres in the Perry Survey located at 650 FM 971. Second by
Commissioner Marler. Approved. 6-0
F Public Hearing and possible action on a request to Rezone 17.406 acres of the
Berry Survey, located at 300 County Road 152 and to be known as Chisholm
Park 2, from the Residential Single-family (RS) District to the Low Density
Multifamily (MF-1) District. (REZ-2015-019) Mike Elabarger, Senior Planner
Staff report by Mike Elabarger. Mike Elabarger provided an overview of the
Rezoning request, description of project and recommends for approval.
Chair Schroeder invite the applicant to speak. The applicant addressed the
commission by saying he does not disagree with what staff is recommending
at this time.
Chair Schroeder opened the Public Hearing. No one came forward the Public
Hearing was closed.
Discussion between Commission and staff regarding more detail regarding the
100 year floodplain.
Motion by Commissioner Marler to recommend to City Council approval of
the rezoning from the RS District to the MF-1 District for the area of the subject
property located outside the FEMA delineated 100-year Floodplain. Second by
Commissioner Pitts. Approved. (6-0)
G Public Hearing and possible action on a request to Rezone 1.84 acres of the
L.J. Dyches Survey, located at 1050 F.M. 1460, from the Agriculture (AG)
District to the Residential Low Density (RL) District. (REZ-2015-027) Mike
Elabarger, Senior Planner
Staff report by Mike Elabarger. Mike Elabarger provided an overview of the
Rezoning request, description of project and recommends denial.
Chair Schroeder invited the applicant to speak. Applicant was absent.
Chair Schroeder opened the Public Hearing.
Gene Stabeno, gave a brief history of the property. Concern with the water
run-off and flooding on his property which the City never addressed.
Have a concern with how the neighborhood looks.
Chair Schroeder closed the Public Hearing.
Page 6 of 73
Page 4 of 7
Commissioners stated the drainage and traffic issues could be worst with an
RL zoning and development. There is also concerns with a type of commercial
that can possibly be placed on this property.
Motion by Commissioner Fuller to recommend to the City Council denial of
the request to rezone 1.84 acre in the Dyches Survey to the RL District.
Second by commissioner Marler.
Fuller, McCord, Marler approved Motion. (Pitts, Schroeder, Rankin –against Motion)
Staff stated motion will proceed to City Council without a recommendation
from the Planning and Zoning Commission.
At this time Chair Schroeder recused himself from the dais.
H Public Hearing and possible action on a request to Rezone Lots 1 & 2, Block 9,
of the Glasscock Addition, located at 224 E. 8th Street and known as The Union
on Eighth, from the Mixed-Use Downtown (MUDT) District with conditions to
the Mixed-Use Downtown (MUDT) District (without conditions). (REZ-2015-
014) Valerie Kreger, AICP, Principal Planner Staff report by Valerie Kreger.
Valerie Kreger provided an overview of the Rezoning request, description of
project and recommends for approval.
Vice-chair Pitts invite the applicant to speak. Justin Bohls, Union on 8th owner,
thanked the Commission and gave a brief presentation
Vice-chair Pitts opened the Public Hearing.
Those who signed up to speak on this item included Lisa Shumate, Peter H.
Dana, Susan Firth, Michael Walton, Robert Phillips, Gary Wang, Linda
Johnson, Rachael Cummings, Richard Cutts, Larry Olson, Ross Hunter, Gary
Brown, Jeff Parker.
Michael Walton, Gary Wang, Rachael Cummings and Jeff Parker
Comments included the following
It’s a good business, approves rezone.
Supports the applicant, it helps the downtown area.
Applicant has gone through the emotional and financial investment.
Applicant has proven himself.
Went to several events and it was very pleasant.
Concerns and comments voiced included the following
Concerned with traffic.
Concerned with security.
Concerned with on street parking, street is not wide enough for emergency
vehicles.
Rezone could be problematic for residents in Old Town.
Should stay with current zoning, needs to be sensitive to downtown.
Page 7 of 73
Page 5 of 7
There is not a good enough reason to change the zoning.
The 1992 City Council made a promise to protect their neighborhood.
Concerned applicant will continue to want less restrictions.
Project will devalue the properties.
Limiting the property is a good zoning.
Applicant stated he has been a good neighbor and voiced the awards and
recognitions won in the past two years.
Discussion between Staff and Commissioners regarding comments and
concerns.
Motion by Commissioner Marler, to recommend approval of this rezoning
request to remove the conditions imposed to the existing MU-DT zoning
district by Ordinance 92-4, and thus rezone the subject property to MU-DT
without conditions.
Second by Commissioner McCord. Approved. 4-1 (Fuller)
I Public Hearing and possible action on an amendment to a Special Use Permit
at 224 E. 8th Street, being Lots 1 & 2, Block 9, of the Glasscock Addition, for an
event facility, known as The Union on Eighth, in the Mixed-Use Downtown
(MUDT) District. (SUP-2015-001) Valerie Kreger, AICP, Principal Planner
Valerie Kreger provided an overview of the Rezoning request, description of
project and recommends for approval.
Vice-chair Pitts invite the applicant to speak. Justin Bohls, Union on 8th owner,
thanked the Commission and gave a brief presentation
Vice-chair Pitts opened the Public Hearing.
Those who signed up to speak on this item included:
Len Denton, Lisa Shumate, Ross Hunter, Larry Olsen, Richard Cutts, Michael
Walton, Linda Johnsen, Susan Firth, Lawrence Romero, Peter Dana, Gary
Wang, Gary Brown, Jeff Parker.
Michael Walton, Gary Wang, Rachael and Jeff Parker
Comments included the following
It’s a good business, he has proven himself.
Supports the applicant.
The applicant bring business to downtown.
Concerns and comments voiced included the following
Oppose to Parking and wants parking signs.
Concerned about noise.
Concerned about the door.
Please do not change a thing.
Some things have work and some things have not worked.
Why change the requirements now?
Noise dampening material was not added to the building as required.
Page 8 of 73
Page 6 of 7
Have to turn on several appliances so not to hear the events.
Major problem will be for ambulance.
Concerned with portable buildings.
Sound is a problem. This is not Cleveland.
Applicant reaffirmed there are several items he is not asking for a change and
feels his request is fair.
Discussion between Staff and Commissioners regarding comments and
concerns.
Motion by Commissioner Marler, to approve the applicants request with the
following exceptions.
• No person shall cause, suffer, allow or permit the making of noise
which exceeds 63 decibels during the daytime or 56 decibels during the
nighttime when measured from a point beyond the south and east
property lines, and 70 decibels during the daytime and 63 decibels
during the nighttime when measured from a point beyond the north
and west property lines. The methods of measurement shall be in
accordance with Chapter 8.16 of the City Code, as amended.
• Any electronic music source or amplification shall be located entirely
within the building. For events conducted within the “Ceremony
Area”, no electronic amplification shall be permitted except for a
spokesperson.
• The primary entrance to the building, as defined in the UDC, will be on
the north side of the property for all guests and patrons.
• No vehicles shall be parked by the Valet Parking Service on Myrtle
Street or the adjacent residential area.
• The 30-foot wide door shall remain closed when there is music or
amplification or may be replaced with a stationary glass wall and a
standard width glass door
Second by Commissioner McCord. Approved. 4-1 (Fuller)
J Discussion Items:
• Update on the Unified Development Code Advisory Committee
(UDCAC) meetings. (Commissioner in Training Bargainer) Mr.
Bargainer gave a brief report.
Page 9 of 73
Page 7 of 7
• Update on the Georgetown Transportation Advisory Board (GTAB)
meetings. (Commissioner Rankin) NA
• Questions or comments from Commissioners-in-Training about the
actions and matters considered on this agenda.NA
• Reminder of the February 2, 2016, Planning and Zoning Commission
meeting in the Council Chambers located at 101 East 7th Street, starting
at 6:00 pm.
Adjourn at 10.03
__________________________________ _______________________________
Josh Schroeder, Chair Scott Rankin, Secretary
Page 10 of 73
City of Georgetown, Texas
Planning and Zoning
February 2, 2016
SUBJECT:
Public Hearing and possible action on a request to Rezone 1.227 acres of the Wright Survey
located at 4124 Williams Drive, from the Agriculture (AG) District to the Local Commercial (C-1)
District. (REZ-2015-026) Juan Enriquez, Planner
ITEM SUMMARY:
Background:
The applicant has requested to rezone the 1.227 acre subject property from AG District to C-1
District to allow for future uses allowed in the C-1 District. The property was annexed into the
City on October 28, 2014 (Annexation Ordinance 2014-80) and assigned with the default
Agriculture District in 2014. The subject property remains Agriculture (AG) and has not
developed beyond the single-family residence.
Public Comment:
As required by the Unified Development Code, all property owners within a 200 foot radius of the
subject property and within City jurisdiction (3 notices mailed) were notified of the rezoning
application, a legal notice advertising the public hearing was placed in the Sun Newspaper and a
sign was posted on-site. To date, staff has received one phone call requesting general information
on the project. No written or verbal comments in support or against the applicant’s rezoning
proposal have been received by staff.
Recommended Motion:
Recommend Approval to the City Council of the request to rezone the 1.227 acre subject property
to the C-1 District.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Juan Enriquez, Planner, and Sofia Nelson, CNU-A, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Page 11 of 73
Georgetown Planning Department Staff Report
Oh Rezoning Project Page 1 of 4
Report Date: January 29, 2016
File No: REZ-2015-026
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Oh Rezoning Project
Location: 4124 Williams Drive
Total Acreage: 1.227
Legal Description: Wright Survey 1.227 acres
Applicant: Kyungja Oh
Property Owner: Same as Applicant
Contact: Kyungja Oh
Existing Use: Vacant Residential
Existing Zoning: Agriculture (AG)
Proposed Zoning: Local Commercial (C-1)
Future Land Use: Mixed Use Neighborhood Center
Growth Tier: Tier 1A
Overview of Applicant’s Request
The applicant has requested to rezone the subject property from the Agriculture (AG) District
to the Local Commercial (C-1) District. The property was annexed in 2014 and assigned the
default AG District. The requested rezoning would provide the property owner with
permitted uses allowed by the C-1 District similar to other commercial properties in the
surrounding area. No new construction is proposed at this time.
Site Information
Location:
The subject property is located on the south side of Williams Drive between DB Wood Road
and Serenada Drive. See Exhibit 1.
Physical Characteristics:
The subject property is located on a 1.227 acre lot that was previously used for residential
purposes in Williamson County until it was annexed into the City in 2014. The site has
approximately 135 feet of street frontage along Williams Drive. Primary inbound and
outbound access is along Williams Drive through an unpaved driveway that leads to the rear
of the lot. There is a vacant existing two story residential structure with a detached garage.
Page 12 of 73
Planning Department Staff Report
Oh Rezoning Project Page 2 of 4
Surrounding Properties:
The surrounding districts include C-1 and MF-2 (High Density Mulityfamily) to the north
across Williams Drive, commercial uses to the west/east and residential uses to the south
within Georgetown’s ETJ.
Location Zoning Future Land Use Existing Use
North C-1 and MF-2 Mixed Use Neighborhood Commercial Undeveloped Commercial
lot/Multi-Family
South No zoning. ETJ Moderate Density Residential Residential Use
East No zoning. ETJ Moderate Density Residential Commercial Use
West No zoning. ETJ Moderate Density Residential Commercial Use
Property History
The property was annexed into the City on October 28, 2014 (Annexation Ordinance 2014-80)
and designated with the default Agriculture District in 2014. The subject property remains
Agriculture (AG) and has not developed beyond the single-family residence.
Utilities
Electric, water and wastewater are served by the City of Georgetown. It is anticipated that
there is adequate capacity to serve this property either by existing capacity or developer
participation in upgrades to infrastructure.
Transportation
Access to the lot is from the existing unpaved driveway with approximately 135 feet of street
frontage along Williams Drive. Williams Drive is considered a major thoroughfare on the
City’s Transportation Plan. A Traffic Impact Analysis (TIA) was not deemed necessary for
review of this rezoning, as the site is developed, and no new development has been proposed
following this rezoning. Should any new development be proposed in the future, and a site
plan is submitted, trip generation may be reviewed at that time, possibly triggering the need
for a TIA.
Proposed Zoning District
The C-1 District is intended to provide areas for 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. The District is
more appropriate along major and minor thoroughfares and corridors. Typical uses within
this district are general retail, restaurants (including drive-through), medical or dental
offices, etc. In the C-1 District, the floor area ratio of a building cannot exceed 0.5.
2030 Comprehensive Plan
The Future Land Use designation for the subject property is Mixed Use Neighborhood Center.
Page 13 of 73
Planning Department Staff Report
Oh Rezoning Project Page 3 of 4
The intent of this designation is to provide small areas of mixed commercial uses within
existing and new neighborhoods Neighborhood serving mixed use areas abut roadway
corridors or are located at key intersections. They often function as gateways into the
neighborhood they serve. These compact and often “walk to” centers provide limited retail
goods and services to a local customer base, while having minimal impact on the surrounding
residential uses.
The 2030 Plan Growth Tier Map designation is Tier 1A (Developed, Redeveloping), which is
the portion of the City where infrastructure systems are in place, or can be economically
provided, and where the bulk of the City’s growth should be guided over the near term.
Staff Analysis
Findings
Based on the entire record before the Planning & Zoning Commission and all written and
verbal evidence presented, staff has made the following findings:
1. The requested zoning would comply with the intent of the C-1 District as the lot is located
along Williams Drive a designated City major thoroughfare.
2. The Future Land Use designation of Mixed Use Neighborhood Center supports the C-1
District at this location since the allowed commercial uses will provide services to the
residents in the surrounding neighborhood.
3. The uses allowed in the C-1 District are appropriate at this location given the surrounding
commercial uses.
4. The uses allowed in the C-1 District are appropriate at this location given the surrounding
zoning districts.
5. The transportation network at this location can support the uses anticipated by the C-1
District.
6. The design standards for the C-1 District are appropriate for this location.
7. The majority of the land uses surrounding the property, including those in the ETJ, are
commercial serving the nearby residential neighborhood.
8. The 2030 Plan Growth Tier Map designation is Tier 1A (Developed, Redeveloping), which
is the portion of the City where infrastructure systems are in place, or can be economically
provided.
Based on the above-mentioned findings, and the information contained in the administrative
record for this project, staff does hereby recommend approval of the Applicant’s C-1 District
rezoning request.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius
of the subject property and within City jurisdiction (3 notices mailed) were notified of the
rezoning application, a legal notice advertising the public hearing was placed in the Sun
Page 14 of 73
Planning Department Staff Report
Oh Rezoning Project Page 4 of 4
Newspaper and a sign was posted on-site. To date, staff has received one phone call
requesting general information on the project. No written or verbal comments in support or
against the applicant’s rezoning proposal have been received by staff.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use
Exhibit 3 – Zoning Map
Meetings Schedule
February 23, 2016 – City Council First Reading
March 8, 2016 – City Council Second Reading
Page 15 of 73
CITY OF GEORGETOWN Georgetown ETJ
Georgetown ETJ
Georgetown ETJ
Georgetown ETJ
Georgetown ETJ
R EZ -2 01 5-0 2 6
LA PALOMA DR WESP A R A D A D R
LA PALOMA
WESPARADADR
WILLIAMSDR
SUTTON PL
MANZANITA DR
ENCLAVE TRL
C O U N T R Y R D
RUSTLE CV
E S T R E L L A X I N G
WINDFLOWER LN
REZ-2 015-0 26
Exhibit #1
Co ord inate Sys tem: Texas S ta te Plane/Centra l Zone/NAD 83/U S FeetCartographic Data For General Planning Purposes Only 0 500 1,000Fee t ¯
Le ge n d
SiteParcelsCity LimitsGeorgetown ETJ
WilliamsDr
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Lake w ay DrBooty'sCrossingRd
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Lake w ay Dr
Lakew ay Dr
Site
City Limits
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Page 16 of 73
Georgetown ETJ
GeorgetownETJ
GeorgetownETJ
Georgetown ETJ
REZ-2015-026
LA PALOMA
LA PALOMA DR
SUTTONPL
C O U N T R Y R D
ENCLAVE TRL
W E S P A R A DA DR
MANZANITADR
WILLIAMSDR
E S T R E L L A XING
RUSTLE CV
WINDFLOWER LN
0 500 1,000
Feet
Co ord inate Sys tem: Texas S tate Plane/Centra l Zone/NAD 83/U S FeetCartographic Data For General Planning Purposes Only
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Le ge n dSiteParcelsCity LimitsGeorgetown ETJ
Fut ure L an d Use / Overall Transportation Plan
Exhibit #2
REZ-2 015-0 26
Lege nd
Th oro ughf are
Fu ture Land Use
Institut ional
Regional Commerc ial
Comm unity Commercial
Employm ent Center
Low Density Res idential
Mining
Mix ed Use Community
Mix ed Use Neighborhood Center
Moderat e Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rur al Residential
WilliamsDr
DB
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³City Lim its
Str eet
Si te
Existing Collector
Existing Freeway
Existing Major Ar terial
Existing Minor Ar terial
Existing Ramp
Proposed Collector
Proposed F reeway
Props ed Frontage Road
Proposed M ajor Arterial
Proposed M inor Arterial
Proposed Railroad
High Density Residential
D
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Page 17 of 73
C I T Y O F G E O R G E T O W N
CITYOFGEORGETOWN
R EZ -2 01 5-0 2 6
LA PALOMA
WILLIAMSDR
LA PALOMA DR
W E S P A R A D A D R
WESPARADADR
SUTTON PL
C O U N T R Y R D
ENCLAVE TRL
MANZANITADR
RUSTLE CV
E S T R E L L A XING
WINDFLOWER LN
Zon in g Inf orm a tio nREZ-2 015-0 26Exhibit #3
¯
Co ord inate Sys tem: Texas S tate Plane/Centra l Zone/NAD 83/U S FeetCartographic Data For General Planning Purposes Only 0 500 1,000Feet
Le ge n dSiteParcelsCity LimitsGeorgetown ETJ
WilliamsDr
D
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Page 18 of 73
City of Georgetown, Texas
Planning and Zoning
February 2, 2016
SUBJECT:
Public Hearing and possible action on a request to Rezone 17.81 acres of the L.J. Dyches Survey,
located at 1000 FM 1460, from the Agriculture (AG) District to the Low Density Multifamily
(MF-1) District. (REZ-2015-023) Juan Enriquez, Planner
ITEM SUMMARY:
Background:
The applicant has requested to rezone the subject property from the Agriculture (AG) District to
the Low Density Multifamily (MF-1) District. The property was annexed in 2016 and assigned the
default AG District. The annexation application (ANX-2015-001) was processed concurrently
with the rezoning of the property.
Public Comment:
As of the date of this report, staff has received one phone call requesting general information.
Additionally, staff has received one written letter in opposition of the project due to concerns
about property values. One other written letter was received by staff not in support or in opposition
to the project. The written letter has a list of concerns for the P&Z to consider when making a
decision on the applicant's request. No other written or verbal comments have been received in
support or against the applicant's rezoning proposal.
Recommended Motion:
Recommend to the City Council Approval to rezone to the MF-1 District only the portion of the
17.81 acre tract that lies within the Moderate Density Residential future land use designation and
not the portion within the Open Space designation.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Juan Enriquez, Planner and Sofia Nelson, CNU-A, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Exhibit 4 - Submitted Letters Backup Material
Page 19 of 73
Georgetown Planning Department Staff Report
1000 FM 1460 Rezoning Page 1 of 5
Report Date: January 29, 2016
File No: REZ-2015-023
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: 1000 FM 1460
Location: 1000 FM 1460
Total Acreage: 17.81
Legal Description: L.J. Dyches Survey
Applicant: Haynie Consulting, Inc (Kevin Mercer)
Property Owner: Old Mill Holdings, LLC (Jimmy Jacobs)
Contact: Haynie Consulting, Inc (Kevin Mercer)
Existing Use: Single-Family Residence
Existing Zoning: None. Currently located within ETJ (annexation pending)
Proposed Zoning: Low Density Multifamily (MF-1)
Future Land Use: Moderate Density Residential
Growth Tier: Tier 1A
Overview of Applicant’s Request
The applicant has requested to rezone the subject property from the Agriculture (AG) District
to the Low Density Multifamily (MF-1) District. The property is under consideration for
annexation and will be assigned the default AG District prior to the rezoning.
Site Information
Location:
The subject property is located on the west side of FM 1460 (old) between Quail Valley Drive
and Pleasant Valley Drive. See Exhibit 1.
Physical Characteristics:
The 17.81 acre lot was previously used as a residence. The site has approximately 185 feet of
street frontage along FM 1460. Current inbound and outbound access is along FM 1460. There
is an existing residential structure and a pond on-site.
Page 20 of 73
Planning Department Staff Report
1000 FM 1460 Rezoning Page 2 of 5
Surrounding Properties:
The surrounding zoning includes RS & AG to the south, IN to the west and north and AG to
the east.
Location Zoning Future Land Use Existing Use
North IN Open Space Open Space/Flood Plain
South RS, AG Moderate Density Residential/Mixed
Use Neighborhood Center Residential Neighborhood
East AG Moderate Density Residential/Mixed
Use Neighborhood Center Rural Residential
West IN Employment Center Industrial Uses
Property History
The property is currently located within Georgetown’s ETJ subject to an Agricultural
Exemption Development Agreement which means annexation into the City limits is deferred
until development of the site. The new owners of the lot are proposing to develop the
property, therefore an annexation application (ANX-2015-001) is being processed concurrently
with this application. At the time of annexation into the City, the default AG District will be
assigned and therefore the applicant is requesting to rezone from the AG District to the MF-1
District.
Proposed Zoning 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 up to 14 dwelling units per acre and maximum impervious cover of 50%. MF-1
zoned properties should have access to major thoroughfares and arterial streets and should
not route traffic through lower density districts and may serve as a transition between single-
family districts and more intense multifamily or commercial districts.
Notable Development Standards in MF-1
Maximum building height 35 feet
Minimum rear setback to residential district 20 feet
Minimum side setback to residential district 20 feet
Bufferyard required between:
• MF-1 and RS
• MF-1 and AG
• A 15 foot wide planting area. 1 shade tree, 2
evergreen ornamental trees and 8 evergreen
shrubs per each 50 linear feet
• A 10 foot wide planting area. 2 evergreen
ornamental trees and 4 evergreen shrubs per
each 50 linear feet
Maximum units per structure 12
Page 21 of 73
Planning Department Staff Report
1000 FM 1460 Rezoning Page 3 of 5
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use designation for the majority of this property is Moderate Density
Residential. This land use category comprises single family neighborhoods that can be
accomodated at a density ranging between 3.1 and 6 dwelling units per acre. The MF-1
District may be appropriate in the Moderate Density Residential area based on location,
surrounding uses, and infrastructure impacts. About 1/3 of the property along the north
property line is designated Open Space which is aimed at protecting natural features.
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. All delineated floodplains within the City’s jurisdiction for future
land use planning are covered by this category.
Growth Tier:
The 2030 Plan Growth Tier Map designation is Tier 1A (Developed, Redeveloping), which is
the portion of the City where infrastructure systems are in place, or can be economically
provided, and where the bulk of the City’s growth should be guided over the near term.
Utilities
There is adequate water and electric service available to the site. There is a 21” wastewater
interceptor adjacent to the tract that the applicant can tie onto, with adequate capacity for the
density allowed in the proposed zoning district. Any downstream improvements necessary
for any utility will be determined at the time of construction and shared by the applicant. Per
the City’s policy, all utility extensions to the site will be done by the developer.
Transportation
As previously mentioned, FM 1460 currently provides the only access to the site. FM 1460 is
considered a major thoroughfare.
The 17.81-acre lot is considered a legal lot and therefore does not require platting for the
proposed development. Platting would require extension of the street stub that border the
site including Madison Oaks Avenue and Sunrise Valley Lane. However, two points of access
will be required during the Site Development Review process (administrative process) if 30 or
more units are proposed on-site. The potential second point of access can be taken either from
Madison Oaks Ave to the west which leads to an industrial business park area or Sunrise
Valley Lane to the south that leads to the neighboring single-family residential neighborhood.
It should be noted that a major relocation of FM 1460 is currently underway (ground breaking
occurred in the fall of 2015). This segment of FM 1460 will be relocated approximately 600 feet
to the east of its current location and the old FM 1460 will be reclassified as a major collector
Page 22 of 73
Planning Department Staff Report
1000 FM 1460 Rezoning Page 4 of 5
which will not be a through street. The project site will have access to the new FM 1460 via
High Tech Drive.
Staff Analysis
Staff has reviewed the request for rezoning and has made the following findings:
• The Future Land Use designation of Moderate Density Residential supports the MF-1
zoning district at this location as the multifamily development will serve as a buffer and a
transition area between the RS District to the south and the Industrial District to the west
and north.
• The MF-1 District is appropriate at this location due to it’s access to a major thoroughfare.
• The Future Land Use designation of Moderate Density Residential supports the MF-1
zoning district at this location as the site is surrounded by significant regional water and
wastewater facilities.
• The Moderate Density Residential land use category supports neighborhoods at a density
ranging between 3.1 and 6 dwelling units per acre, with housing types including small-lot
detached and attached single-family dwellings. The applicant’s utility evaluation states
that 90 units are proposed, which would be about 5 units per acre. The MF-1 District
allows up to 14 units per acre. Due to the height limitations, impervious cover, parking
and other site limitations, it is unlikely that 14 units per acre could be achieved.
• The floodplain area depicted on the Future Land Use Plan as protected open space
promotes the protection of the community’s water quality and flood prevention. As noted,
approximately 1/3 of the subject property is encumbered by floodplain along the north
property line and is subject to the development regulations of UDC Section 13.07 including
setbacks and buffer zones. The area of the subject property encumbered with floodplain
cannot be developed upon for the uses permitted in the proposed Low Density
Multifamily district.
• The rezoning of this entire property (as requested) could add approximately 238 dwelling
units to this property. The rezoning of only the portion of the property located outside the
floodplain (as recommended by staff) would result in approximately 180 units with an
actual overall density between 9-10 units per acre.
• The rezoning request is in conformance with Goal 1, Policies and Actions 1.A, which states
“Encourage a balanced mix of residential, commercial, and employmenjt uses at varying densities
and intensities, to reflect transition from urban to suburban to rural development.” In this case,
the rezoning of the subject property from AG to MF-1 will encourage a balanced mix of
residential types and establish varying densities.
• The MF-1 District will have less vehicular impacts on the neighborhood since traffic will be
routed towards two major thoroughfares (Austin Avenue via Madison Oaks Avenue and
the New FM 1460 via High Tech Drive). A district such as RS (Single Family Residential)
will require the street connection to Sunrise Valley Lane to the south that leads to the
neighboring single-family neighborhood.
Page 23 of 73
Planning Department Staff Report
1000 FM 1460 Rezoning Page 5 of 5
Staff Recommendation:
Staff recommends approval of rezoning only on the portion of the property that lies within the
Moderate Density Residential designation and not including the portion in the Open Space
designation.
Public Comments
As of the date of this report, staff has received one phone call requesting general information
about the project. Additionally, staff has received one written letter in opposition to the
project due to concerns with the proposal lowering the property values of the neighboring
single family residences. One other written letter was received by staff not in support or
opposition of the project. The written letter has a list of concerns for the P&Z to consider
when making a decision on the applicant's request. No other written or verbal comments have
been received in support or against the applicant's rezoning proposal.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use
Exhibit 3 – Zoning Map
Exhibit 4 – Submitted Letters
Meetings Schedule
February 23, 2016 – City Council First Reading (pending)
March 8, 2016 – City Council Second Reading (pending)
Page 24 of 73
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Page 26 of 73
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Page 27 of 73
Page 28 of 73
Page 29 of 73
City of Georgetown, Texas
Planning and Zoning
February 2, 2016
SUBJECT:
Public Hearing and possible action on a request to Rezone 1.66 acres of land being Lot 5 of the
Georgetown Technology Park subdivision located at 2 Sierra Way from the Agriculture (AG)
District to the Industrial (IN) District. (REZ-2015-028) Juan Enriquez, Planner
ITEM SUMMARY:
Background:
The applicant has requested to rezone the subject property from the Agriculture (AG) District to
the Industrial (IN) District. The property was annexed in 2008 and assigned the default AG
District. The requested rezoning would place the existing uses into the proper zoning district and
correct their legal non-conforming status. No new construction is proposed at this time.
Public Comment:
As required by the Unified Development Code, all property owners within a 200 foot radius of the
subject property and within City jurisdiction (5 notices mailed) were notified of the rezoning
application, a legal notice advertising the public hearing was placed in the Sun Newspaper and a
sign was posted on-site. To date, staff has received one phone call from a person asking general
questions about the rezoning application. No written or verbal comments in support or against the
applicant’s rezoning proposal have been received by the staff.
Recommended Motion:
Recommend Approval to the City Council of the request to rezone the 1.66 acre subject property
to the IN District.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Juan Enriquez, Planner, and Sofia Nelson, CNU-A, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Page 30 of 73
Georgetown Planning Department Staff Report
DHR Building Rezoning Page 1 of 4
Report Date: January 29, 2016
File No: REZ-2015-028
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: DHR Building
Location: 2 Sierra Way
Total Acreage: 1.66
Legal Description: Georgetown Technology Park Lot 5
Applicant: DHR Properties, Ltd.
Property Owner: Same as Applicant
Contact: M. Jack Hall
Existing Use: Professional Offices
Existing Zoning: Agriculture (AG)
Proposed Zoning: Industrial (IN)
Future Land Use: Community Commercial and Employment Center
Growth Tier: Tier 1A
Overview of Applicant’s Request
The applicant has requested to rezone the subject property from the Agriculture (AG) District
to the Industrial (IN) District. The property was annexed in 2008 and assigned the default AG
District. The requested rezoning would place the existing uses into the proper zoning district
and correct their legal non-conforming status. No new construction is proposed at this time.
Site Information
Location:
The subject property is located on the east side of the northbound IH-35 frontage road
between Blue Springs Boulevard and Fox Drive. See Exhibit 1. The subject site is located on
Sierra Way toward the end of the existing cul-de-sac.
Physical Characteristics:
The subject property, and all of the Georgetown Technology Park subdivision, with nine (9)
lots ranging between 0.88 and 5.0 acres, is flat ground with no physical features. All currently
gain access from Sierra Way, a cul-de-sac from the interstate frontage road.
Page 31 of 73
Planning Department Staff Report
DHR Building Rezoning Page 2 of 4
Surrounding Properties:
The subject property is in the platted Georgetown Technology Park, otherwise known as an
‘industrial or business park’, despite the various zoning designations within it. Surrounding
this subdivision is largely undeveloped parcels awaiting development. To the south is a mix
of vacant land and several higher-intensity commercial type uses on the frontage road. The
area to the east is comprised of very large properties in the City’s ETJ, and are vacant or used
as rural residential. North of Sierra Way are two mobile/manufactured home sales businesses.
See the chart below:
Location Zoning Future Land Use Existing Use
North AG, Agriculture Community Commercial, Employment Center Commercial Use
South AG, Agriculture Community Commercial, Employment Center Industrial Use
East AG, Agriculture Employment Center Vacant/Industrial
West AG, Agriculture /
IN, Industrial Community Commercial Industrial Use
Property History
The property was annexed into the City on December 9, 2008 (Annexation Ordinance 2008-
083) as part of a large involuntary annexation that totaled 69 acres out of the F.A. Hudson and
L.J. Dyches Surveys and portions of the B&T Subdivision and Georgetown Technology Park
Subdivision.
Utilities
Electric, water and wastewater are served by the City of Georgetown. 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 subject property has approxiamtely 210 feet of street frontage and is located toward the
end of Sierra Way, a cul-de-sac street only accessible from the north-bound IH-35 frontage
road, just south of the Exit 259 North-bound ramp. Courtney Drive diverts off of Sierra Way
to the south, and will likely connect to a large undeveloped parcel to the south that is
currently in the City’s ETJ. A Traffic Impact Analysis (TIA) was not deemed necessary for
review of this rezoning, as the site is largely developed, and no new development has been
proposed following this rezoning. Should any new development be proposed in the future,
and a site plan is submitted, trip generation will be reviewed at that time, possibly triggering
the need for a TIA.
Proposed Zoning District
The IN District is intended to provide a location for manufacturing and industrial activities
that may generate some nuisances. Traffic generation often includes heavy vehicles, making
access to an arterial or freeway necessary. Unless separated by a major roadway, the district is
Page 32 of 73
Planning Department Staff Report
DHR Building Rezoning Page 3 of 4
not appropriate adjacent to any residential areas. Typical uses would include contractor
services, manufacturing and warehousing operations, and materials and natural resource
processing. General (Professional) office uses are permitted by right in this district.
2030 Comprehensive Plan
The Future Land Use designation for the subject property is Community Commercial and
Employment Center. The Community Commercial designation is intended for areas that
accommodate retail, professional offices, and service oriented business activities that serve
more than one residential neighborhood. The Employment Center designation is for tracts of
undeveloped land located at strategic locations, which are designated for well planned, large
scale employment and business activities. The existing development is much more a
“business” park than an “industrial” park, hosting mostly indoor and ‘clean’ industrial type
uses. The subject property is developed with professional office uses.
The 2030 Plan Growth Tier Map designation is Tier 1A (Developed, Redeveloping), which is
the portion of the City where infrastructure systems are in place, or can be economically
provided, and where the bulk of the City’s growth should be guided over the near term.
Staff Analysis
Findings
Based on the entire record before the Planning & Zoning Commission and all written and
verbal evidence presented, staff has made the following findings:
1. The Industrial District is the appropriate non-residential district for an existing
industrial/business park. Most other lots on Sierra Way, that have been annexed, have all
been rezoned to Industrial District and therefore this rezoning request will be consistent
with the surrounding area in terms of the types of uses that will be established.
2. The subject property is developed with a building and uses that would be permissible in
the proposed district, alleviating legal non-conforming status of the existing uses.
3. The Future Land Use designation of Community Commercial and Employment Center are
supported by the Industrial District and given the existing type of development, and the
incongruity with the base Agriculture zoning, the proposed district is appropriate and
supportive of the City’s larger goals for job creation that these two categories encompass.
Specifically, Goal 1, Policies and Actions 1.A, states “Encourage a balanced mix of residential,
commercial, and employment uses at varying densities and intensities, to reflect a gradual
transition from urban to suburban to rural development.”
4. The rezoning request will help rectify incongruous zoning district situations as seen in this
subdivision.
5. The 2030 Plan Growth Tier Map designation of the site is Tier 1A (Developed,
Redeveloping), which is the portion of the City where infrastructure systems are in place,
or can be economically provided.
Page 33 of 73
Planning Department Staff Report
DHR Building Rezoning Page 4 of 4
Based on the above-mentioned findings, and the information contained in the administrative
record for this project, staff does hereby recommend approval of the Applicant’s IN District
rezoning request.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius
of the subject property and within City jurisdiction (5 notices mailed) were notified of the
rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper and a sign was posted on-site. To date, staff has received one phone call from a
person asking general questions about the rezoning application. No written or verbal
comments in support or against the applicant’s rezoning proposal have been received by the
staff.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use
Exhibit 3 – Zoning Map
Meeting Schedule
February 23, 2016 – City Council First Reading
March 8, 2016 – City Council Second Reading
Page 34 of 73
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Page 36 of 73
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Page 37 of 73
City of Georgetown, Texas
Planning and Zoning
February 2, 2016
SUBJECT:
Public Hearing and possible action on a request to Amend the Wolf Ranch Hillwood Planned
Unit Development (PUD) District (Ordinance 2014-102), including 754.22 acres in the Perry,
Thompson, Donagan, Pulsifer and Stubblefield Surveys generally located at West University
Avenue and Wolf Ranch Parkway, to amend the High Density Multifamily (MF-2) District
development standards. (REZ-2015-030) Mike Elabarger, Senior Planner
ITEM SUMMARY:
Background:
The applicant has requested to Amend the Planned Unit Development (PUD) Rezoning
(Ordinance 2014-102) for the Wolf Ranch Hillwood project, which was originally approved via a
Development Agreement in 2014. The amendment requests performance standards in lieu of the
development standard that limits to 24 the maximum number of dwelling units per structure in
multifamily developments within the High Density Multifamily zoning district.
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 amend the Planned Unit Development
(PUD) Ordinance 2014-102 with the changes contained within the attached exhibit.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Mike Elabarger, Senior Planner and Sofia Nelson, CNU-A, 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 - Aerial Map Backup Material
Exhibit 4 - Proposed PUD Amendment Backup Material
Page 38 of 73
Georgetown Planning Department Staff Report
Wolf Ranch Hillwood – PUD Amendment Rezoning Page 1 of 3
Amending PUD Ordinance 2014-102
Report Date: January 29, 2016
File No: REZ-2015-030
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Wolf Ranch Hillwood Planned Unit Development (PUD) Amendment
Project Address: Variable (See Exhibits 1 and 2)
Location: North and South sides of State Highway 29 near current and future segments of
Wolf Ranch Parkway (See Exhibits 1 and 2)
Total Acreage: 754.22 acres
Legal Description: 754.22 acres in the Perry, Thompson, Donagan, Pulsifer and Stubblefield
Surveys
Applicant: H4 WR, L.P.
Property Owner: H4 WR, L.P., LG WR1, LLC, Wolf Legacy, LP
Contact: Gary Schmitz
Existing Use: Vacant
Existing Zoning: Planned Unit Development (PUD, Ordinance 2014-102) with base districts of
Residential Single-family (RS), High Density Multifamily (MF-2), and General
Commercial (C-3) District
Proposed Zoning: Amendment to above – see Exhibit 4.
Future Land Use: Mixed-Use Neighborhood Center, Regional Commercial, Moderate Density
Residential, High-Density Residential
Growth Tier: Tier 2
Overview of Applicant’s Request
The applicant has requested to amend the Wolf Ranch Hillwood Planned Unit Development (PUD) District
(Ordinance 2014-102) to amend the High Density Multifamily (MF-2) District development standards as
detailed in Exhibit 4. Specifically, the maximum dwelling units per structure standard of 24 is proposed to
be replaced with specific performance standards relative to the location and size of a building exceeding
the current standard.
Site Information
Location:
Along West University Avenue (SH 29) near the intersections of Wolf Ranch Parkway and DB Wood,
extending from the Middle Gabriel to the South San Gabriel Rivers; see Exhibits 1 and 2.
Physical Characteristics:
Contains significant tree cover in spots, environmental features, Middle San Gabriel River, South San
Gabriel River, significant ravines and drainageways, and some steep slopes.
Surrounding Properties:
The surrounding properties include a wide variety of uses, most of which are in the ETJ. Note: The typical
staff report table is not practical due to the sprawling geographical configuration of the land, see Exhibit 3.
Nearby subdivisions include the low-density Oak Crest Ranchettes to the north of the Middle Gabriel
property, Wood Ranch along DB Wood, and Legend Oaks near the Wolf Ranch Parkway extension. Other
Page 39 of 73
Planning Department Staff Report
Wolf Ranch Hillwood – PUD Amendment Rezoning Page 2 of 3
Amending PUD Ordinance 2014-102
adjacent tracts include the Wolf Ranch Town Center, First Baptist Church, and the Church of Christ on
West University. See Exhibit 3 for aerial view of surrounding properties.
Property History
In 2014, the City Council approved applications for a Development Agreement (DA-2014-001), and then
annexation (ANX-2014-006; Ordinance 2014-81), Comprehensive Plan Amendment (CPA-2014-001;
Ordinance 2014-49), and Rezoning (REZ-2014-032; Ordinance 2014-102) applications to facilitate the
Wolf Ranch Hillwood project. Since that time, the applicant has submitted for the following development
applications: Preliminary Plat 2015-003 (“Wolf Ranch West Section 1-A, approved 06-16-15); Preliminary
Plat 2015-009 (“Wolf Ranch West Section 1-B”); Site/Construction Plan 2015-013; Final Plat-2015-043.
2030 Comprehensive Plan
Land Use:
The property is classified as Moderate Density Residential, Mixed-Use Neighborhood Center, Regional
Commercial, and High-Density Residential.
Growth Tier:
The property is currently classified as Growth Tier 2 on the City’s Growth Tier Plan, meaning that utilities
and infrastructure are planned for this area between 10-20 years, although provisions in several agreements
approved by Council in August make provisions for the appropriate infrastructure for the project.
Proposed Amendment
The proposal seeks to amend the development standard regarding the maximum number of units per
structure (24) for development under the High Density Multifamily (MF-2) district properties within the
Wolf Ranch Hillwood project. The project contains two (2) locations with the MF-2 base zoning - one
straddling the future extension of Wolf Ranch Parkway just west of Wolf Ranch shopping center, totaling
approximately 30 acres; the other on the west side of existing Wolf Ranch Parkway at the northern extent
of the project area, comprising approximately 13 acres.
The 24 dwelling unit per structure standard is per the Unified Development Code (UDC), and was not a
standard modified through the initial PUD Ordinance, as the need for modification was not envisioned at
that time (no end user of the Multifamily district areas existed). With developer interest now occurring,
the desired scope of development (exemplified by the submitted Site/Construction Plan 2015-013) requires
that the standard not be in place. The submission includes a set of performance standards that aim to
mitigate the impacts of exceeding the 24 dwelling unit per structure standard, without establishing new
maximums.
The proposed amendment does not affect any other already approved development maximums/minimums.
See Exhibit 4 for the affected portion of the original PUD documents; the changes are boxed in red.
Utilities
Water and wastewater will be provided by Georgetown Utility Systems (GUS). A special sewer capital
recovery fee will be applied per residential unit for any necessary off-site improvement, but beyond that
standard impact fee costs and local improvements will apply. Electric service provider is Georgetown for
the majority of the land and Pedernales Electric Co-op (PEC) for a small portion of the property south of
University Avenue.
Page 40 of 73
Planning Department Staff Report
Wolf Ranch Hillwood – PUD Amendment Rezoning Page 3 of 3
Amending PUD Ordinance 2014-102
Transportation
The project is served by several major roadways, including Highway 29 (University Avenue), Wolf Ranch
Parkway, the future Southwest Bypass and a series of planned residential collectors. The previous
agreements describe the obligations of the City and the developer with respect to certain segments of the
regional roadways and some of the provisions speak to timing and reimbursements that are also part of the
infrastructure reimbursement arrangement. A Traffic Impact Analysis (TIA-2015-002) was submitted with
the first subdivision plat application as required by prior approvals.
Staff Analysis
Staff is supportive of the requested PUD amendment, as it’s felt that the additional design standards
included with the amendment mitigate any potential negative impacts arising from buildings having a
greater mass and physical imprint on the property than that which is currently allowed by the PUD. The
originally approved caps and maximums for dwelling units, building height, and density (24 dwelling units
per acre) are maintained, and thus this amendment does not equate to an entitlement of additional units or
greater density.
Public Comments
A total of 68 properties within 200 feet of the proposed rezoning were sent the required notification letters.
Public notice was posted in the Sun newspaper on January 17, 2015. As of the writing of this report, no
written comments have been received.
Meetings Schedule
February 2, 2016 – Planning and Zoning Commission Public Hearing
February 23, 2016 – City Council First Reading and Public Hearing
March 8, 2016 – City Council Second Reading
Attachments
Exhibit 1 – Future Land Use Map
Exhibit 2 – Zoning Map
Exhibit 3 – Aerial Map
Exhibit 4 – Proposed PUD Amendment documents
Page 41 of 73
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Page 42 of 73
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Page 44 of 73
Revised Exhibit C to PUD
1. Residential Lot Dimensions and Density. Residential lot dimensions and density within the
Wolf Ranch PUD will be consistent with the UDC, except as shown on Exhibit H3.
2. Nonresidential Lot Dimensions and Density. Nonresidential minimum district sizes and lot
dimensions within the Wolf Ranch PUD will be consistent with the CN, C-1, C-3, OF, and
BP regulations, except as shown on Exhibit H4.
3. Residential Setbacks and Building heights. Residential setbacks and building heights within
the Wolf Ranch PUD will be consistent with the RS, TF, TH, and MF2 regulations, except as
shown on Exhibit H3.
4. Nonresidential Setbacks and Building Heights. Nonresidential setbacks and building heights
within the Wolf Ranch PUD will be consistent with CN, C-1, C-3, OF, and BP regulations,
except as shown on Exhibit H4.
5. Other Modifications to UDC. Modifications to Chapter 5 (Zoning use Regulations), Chapter
6 (Residential and Agriculture Zoning Districts; Lot Dimensional and Design Standards),
Chapter 12 (Pedestrian and Vehicle Circulation), and The Edwards Aquifer Recharge Zone
Water Quality Regulations shown on Exhibits H1, H5, and H6, shall apply to the Wolf Ranch
PUD.
6. Parking. Wolf Ranch PUD meets the parking requirements set out in Section 9.02.030 of the
UDC.
7. Signage Plan. The Wolf Ranch PUD will be subject to the Master Sign Plan attached as
Exhibit I.
8. Uses. Uses permitted in RS Residential Single-family, TF Two Family, TH Townhouse,
MF2 Multifamily, MU Mixed Use, CN Neighborhood Commercial, C-1 Local Commercial,
C-3 General Commercial, OF Office, and BP Business Park will be permitted within the
Wolf Ranch PUD, except as modified by Exhibit H2.
9. Impervious Cover. Impervious cover standards for the Wolf Ranch PUD will be consistent
with the UDC, except as shown on Exhibits H3 and H4 and the Impervious Cover Parcel
Plan attached as Exhibit E.
10. Open Space, Trails and Parkland. The project will provide 20 acres of dedicated parkland
with regional trail connection, as shown on the Park & Trail Improvements Plan attached as
Exhibit G1 and further described in Exhibit G2. Dedication of park land and construction of
facilities described in Section 5.6 of the Development Agreement shall constitute full
compliance with all City requirements for dedication of park land, construction of park
improvements and payment of park fees.
11. Streets and Circulation. Roads will be constructed in accordance with the roadway plan and
roadway sections depicted in Exhibit F1-F6.
Page 45 of 73
2
12. Tree Preservation. Tree preservation standards for the Wolf Ranch PUD will be consistent
with the UDC, except as shown on Exhibit H7.
13. Additional Multi-Family Regulations. Each multi-family building containing 25 or more
dwelling units shall be subject to the following requirements:
a. No building facade shall exceed 240 feet in length, except that one building facade
exceeding 240 feet in length is permitted per lot if the facade (i) is in direct proximity
to the common amenity/pool area; (ii) does not face a public street right-of-way; and
(iii) is part of a non-rectangular building that has a shape similar to a "U," "T," or "L"
shape.
b. Every building facade shall comply with the building design standards in Section 7.04
of the UDC, regardless of whether the facade faces a public street, public park, or
adjacent Residential Single-family zoning district. In addition, a minimum of 25
percent of the collective facades of each building shall be finished in stone or brick
masonry (excluding stucco and plaster), and if a facade is facing, and within 150’ of,
an adjacent public street or an adjacent Residential Single-family zoning district, a
minimum of 50 percent of that individual facade shall be finished in stone or brick
masonry (excluding stucco and plaster). For purposes of this provision, a Residential
Single-family zoning district includes single-family residential zoning districts
located inside and outside of the Wolf Ranch PUD.
Page 46 of 73
Revised Exhibit H3 to PUD
Wolf Ranch Residential Lot Dimensional Standards
RS TF TH MF-2
1 2
Lot/Parcel
Area, min.
5,500 4,500 4,000 6,000 12,000
Dwelling
Area, min.
- - 2,000 2,000 -
Units per
Structure,
max.
- - 2 8 none/61
Lot Width,
min. ft.
50 452 45 66 40
Front
Setback,
min. ft.
205 155 205 105 15
Side
Setback,
min. ft.
5.5 5.5 03 10 15
Rear
Setback,
min. ft.
10 10 10 15 15
Other
Setbacks
- - --See
note6
Building
Height,
max. ft.
35 35 35 40 45' for
buildings
with 24
or less
dwelling
units and
60' for
all other
buildings
Accessory
Building
Height,
max. ft.
15 15 15 15 15
Impervious
Cover,
60 60 65 65 65
Page 47 of 73
4
max. %4
Max. % of
RS
100% 20% - - -
1 No limit on the number of apartment units per structure; 6 townhouse units per structure max.
2 May be reduced to 40' with rear alley access.
3 A minimum building separation of 12 feet between all zero-lot line dwellings. The eaves on
the side of a house with no side setback may project no more than 18 inches over the adjacent
property line.
4 Excludes all Roadway ROW's (including local streets, sidewalks, and trails); Includes Open
Space and Parks; Impervious cover per parcel will not exceed the maximum noted on the
Impervious Cover Parcel Plan.
5 In RS, TF, and TH zoning districts, all garage/carport access shall have a minimum 20' setback
from front entry onto public right-of-way.
6Multi-family buildings containing 41 or more dwelling units shall be located a minimum of 150
feet from (a) the boundary of any public street right-of-way; and (b) the boundary of any
property located in a Residential Single-family zoning district, excluding property located within
a FEMA-designated or City-designated floodplain. For purposes of this provision, a Residential
Single-family zoning district includes Residential Single-family zoning districts located inside
and outside of the Wolf Ranch PUD.
Page 48 of 73
City of Georgetown, Texas
Planning and Zoning
February 2, 2016
SUBJECT:
Public Hearing, presentation, and discussion on a request to Rezone 207.147 acres of land in the
Addison Survey located at 2750 County Road 110, known as the Kasper Tract, from the
Agriculture (AG) District to a Planned Unit Development (PUD) District with a base zoning of
Residential Single-family (RS). REZ-2016-001 (Sofia Nelson, CNU-A, Planning Director)
ITEM SUMMARY:
The subject property is located in the southeast quadrant of the City, near the intersection of
Westinghouse Road and Rockride Lane. The Kasper PUD provides entitlements for a maximum of
775 residential units and includes a mix of single family detached residential lot sizes. The
proposed PUD provides the flexibility to mix product types and sizes without defining multiple
zoning boundaries within the property. The RS areas within Kasper are planned to include a mix
of lot sizes including 40’, 50’ and 60’ lot widths.
This rezoning request is being requested concurrently with the following applications:
A request for a Municipal Utility District (MUD)- reviewed and approved by the City
Council
A request for annexation- reviewed and approved by City Council.
FINANCIAL IMPACT:
n/a
SUBMITTED BY:
Sofia Nelson, CNU-A, Planning Director
ATTACHMENTS:
Description Type
Staff Report Backup Material
PUD Development Standards and exhibits Backup Material
context map Backup Material
Future Land Use Backup Material
Page 49 of 73
Georgetown Planning Department Staff Report
Kasper Development – REZ-2016-001 Page 1 of 6
Report Date: January 28, 2016
File No.: REZ-2016-001
Project Planner: Sofia Nelson, CNU-A, Planning Director
Item Details
Project Name: Kasper Development
Project Address: 2750 Rockride Lane
Location: Generally located at the northwest corner of Westinghouse Road and
Rockride Lane.
Total Acreage: 207.10 acres
Applicant: Mark Baker, SEC Planning
Property Owner: Kasper Family Limited Partnership
Existing Use: Undeveloped Property
Existing Zoning: Unzoned- the property is currently working through the annexation
process.
Proposed Zoning: Planned Unit Development Overlay District (PUD) with a base district of
RS
Future Land Use: Low Density Residential
Overview of Applicant’s Request
The subject property is located in the southeast quadrant of the City, near the intersection of
Westinghouse Road and Rockride Lane. The Kasper PUD provides entitlements for a maximum
of 775 residential units and includes a mix of single family detached residential lot sizes. The
proposed PUD provides the flexibility to mix product types and sizes without defining multiple
zoning boundaries within the property. The RS areas within Kasper are planned to include a mix
of lot sizes including 40’, 50’ and 60’ lot widths.
This rezoning request is being processed concurrently with the following applications:
• A request for a Municipal Utility District (MUD)- reviewed and approved by the City
Council
• A request for annexation- reviewed and approved by City Council.
Site Information
Physical Characteristics:
The land is characterized by gently rolling terrain with grassland pastures. The only existing trees
occur around the homestead site and the existing pond located in the northwest corner of the
property.
Page 50 of 73
Planning Department Staff Report
Kasper Development – REZ-2016-001 Page 2 of 6
Surrounding Properties:
The subject property is located on the south eastern boundary of the city limits. The property owner
has reqeuested annexation into the City. The zoning request and the 2nd reading of the annexation
request will line up for review by the City Council at the same time. The surrounding zoning and
land uses are as follows:
Utilities:
Water is provided by Jonah Water, wastewater by the City of Georgetown, and electric by Oncor
Electric.
Transportation:
The subject property has frontage on Westinghouse Road and Rockride Lane. The overall
transportation plan (OTP) identifies a minor arterial roadway dividing the subject tract into two
separate parts. The Unified Development Code (UDC) requires full dedication and construction of
thoroughfares adjacent and/or internal to a property.
Master Plan Guidance
2030 Comprehensive Plan:
This property is designated as Low Density Residential on the 2030 Plan-Future Land Use Map.
This category includes the city’s predominantly single-family neighborhoods that can be
accommodated at a density between 1.1 and 3 dwelling units per gross acre.
In order to stage contiguous, compact, and incremental growth of the city over the next two
decades, the 2030 Comprehensive Plan establishes a tiered growth framework. The subject
property is located in the Tier 2 Growth area. The Tier 2 lies outside the city limits, but within
the City’s Extraterritorial Jurisdiction (ETJ). This area likely will be needed to serve the city’s
growth needs over the next 10-20 years.
Zoning Districts
Residential Single-Family District (RS).
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.
Location Zoning Future Land Use Existing Use
North Agriculture (AG) Mixed Use/ Employment
Center Undeveloped
South Outside of the city limits Low Density Residential Westinghouse Road
East Outside of the city limits Low Density Residential Rockride Lane
West Agriculture (AG) Medium Density Residential Undeveloped
Page 51 of 73
Planning Department Staff Report
Kasper Development – REZ-2016-001 Page 3 of 6
Planned Unit Development District (PUD
A PUD is designed to be used in conjunction with a designated base zoning district. An
application for PUD zoning shall specify the base district(s) and the uses proposed. If no base
zoning exists, the base zoning shall be that zoning designation that is most similar to or
compatible with the uses proposed for the PUD. Any uses not permitted in the base district shall
be specifically identified. The standards and requirements of the specified base district shall
apply unless specifically superseded by the standards and requirements of the PUD Development
Plan. In addition to the zoning change approval criteria, the Planning and Zoning Commission
and City Council shall consider the following specific objectives and criteria for approving the
PUD:
Rezoning to and development under the PUD District will be permitted only in accordance with
the following specific objectives:
1. A variety of housing types, employment opportunities, or commercial services to achieve a
balanced community;
2. An orderly and creative arrangement of all land uses with respect to each other and to the
entire community;
3. A planned and integrated comprehensive transportation system providing for a separation of
pedestrian and vehicular traffic, to include facilities such as roadways, bicycle ways, and
pedestrian walkways;
4. The provisions of cultural or recreational facilities for all segments of the community;
5. The location of general building envelopes to take maximum advantage of the natural and
manmade environment; and
6. The staging of development in a manner which can be accommodated by the timely provision
of public utilities, facilities, and services.
Page 52 of 73
Planning Department Staff Report
Kasper Development – REZ-2016-001 Page 4 of 6
Staff Analysis
Below is a breakdown of the requested PUD.
Development
Standard
Code Requirement PUD Standard
Lot size Minimum lot
frontage of 45’ wide
and minimum 5,500
square feet in size
Minimum 40’ wide and 4,400 square feet in size.
The requested residential lot total will not exceed 775
units. There shall be a minimum of 25% of the total
units in each lot size (40s, 50s and 60s) and a maximum
of 50% of the total units in any one lot size.
Masonry
Requirement
N/A (currently there
is not a minimum
requirement for
masonry on single
family homes)
At least 85% of the exterior surface area of all street
facing elevations shall consist of brick, stone or stucco.
At least 85% of the exterior surface area of all side and
rear elevations which are not facing a street shall
consist of brick, stone, stucco, or cement based siding
Parking 2 per dwelling unit Every lot within Kasper shall provide a minimum of 2
parking spaces. The garage shall count as a minimum
of one parking space as long as the garage is a
minimum of 20 feet in depth, and as two spaces if the
garage is more than 400 square feet. The driveway
shall count as a minimum of one parking space as long
as the driveway is a minimum of 20 feet deep,
measured from the right of way line, so as to avoid an
obstruction to the sidewalk within the right of way.
Driveways
Residential-
Local Street
On local streets, no
driveway is permitted
closer to a corner
than 50 feet
On local streets, no driveway is permitted closer to a
corner than 40’ for lots 50’ and narrower.
Residential-
Collector
Driveway access to
single-family or two-
family dwelling units
is permitted when
spaced 125 feet apart
measured from center
to center.
Driveway access to Single Family dwelling units is
permitted when spaced 50 feet apart measured center to
center. Driveways shall be allowed along Residential
or Major Collectors provided parking is limited to one
side and the traffic speed limit along the Collector with
proposed driveways shall not exceed 30 miles per hour.
On collector streets,
no driveway is
On collector streets no driveway is permitted closer to a
corner than 50 feet.
Page 53 of 73
Planning Department Staff Report
Kasper Development – REZ-2016-001 Page 5 of 6
permitted closer to a
corner than 125 feet
Impervious
Cover
45% of the whole site Impervious cover shall be calculated over the entire
Kasper subdivision gross site area, excluding the
Kenney Fort Blvd. right of way. Individual lots within
Kasper may contain up to 60% impervious cover as
long as the entire subdivision remains at 50% or less of
the gross site area.
Parkland/Trails
/Open Space
The acreage to be
contributed for any
residential
subdivision shall be
pro-rated in an
amount equal to one
acre for each 50 new
dwelling units
projected to occupy
any developing
parcel.
Based on 775 units a
minimum land
dedication of 15.5
acres is required for
this subdivision.
The Kasper PUD illustrates approximately 22.5 acres of
public parkland/open space; a mix of greenbelts, open
space, trail corridors, parks and water quality amenity
lakes.
The Kasper community will include a private amenity
center within the first phase land dedication that will be
built as part of the second phase of the project. The
amenity center will contain a resident’s only swimming
pool and pool building, as well as open public
recreation facilities such as a public parking lot,
playground, trail access, and an open play area.
Each lot within Kasper will require a $250 parkland fee
per the City of Georgetown fee schedule. The public
parkland improvement expenses within Kasper shall be
allowed as credit toward the parkland fee requirement.
Roadway
Dedication and
Improvement
A traffic impact
analysis shall be
required with any
application for a
subdivision or plat
approval, Site Plan
approval, PUD, or
other procedure for
which the proposed
development
generates traffic in
excess of 2,000
average daily trips.
The property owner
shall dedicate and
improve all required
rights-of-way for
internal roadways and
adjacent
A traffic impact analysis will be delayed to the
subdivision phase of development. Right of way will be
reserved for a 135 foot, arterial roadway corridor for the
extension of Kenney Fort Blvd. through the project, as
illustrated on Exhibit C. Kenney Fort Blvd. is a
regional arterial that will provide a major circulation
route for the eastern edges of Georgetown and Round
Rock. To assist the municipalities and Williamson
County in implementing this regional north/south
roadway corridor, the Kasper development will dedicate
the entire right of way for the arterial to be completed
as a capital improvement project. The Kasper
development will construct one half of the ultimate
arterial roadway section, or construct the entire roadway
as a Major Collector, within the boundary of Kasper. A
Major Collector classification would accommodate all
of the Kasper development traffic, as well as serve a
significant amount of additional traffic that could be
generated by future development in the immediate area.
Page 54 of 73
Planning Department Staff Report
Kasper Development – REZ-2016-001 Page 6 of 6
thoroughfares.
Adjacent
thoroughfares include
thoroughfares
abutting the proposed
subdivision, whether
located within the
boundaries of the
subdivision or within
public rights-of-way.
The City shall coordinate with the developer to
determine which construction option is desired within
the arterial roadway right of way.
Staff Recommendation:
Staff is recommending the Planning and Zoning Commission hold the public hearing, provide any
direction to the applicant on any proposed changes the commission may request the applicant
consider, and table action until the February 16th Planning and Zoning Commission.
Public Comments
No public comments have been received.
Meetings Schedule
February 2nd – Planning and Zoning Commission- presentation and public hearing
February 16th – Planning and Zoning Commission- presentation and recommendation to City Council
February 23rd – City Council 1st Reading (pending)
March 8th – City Council 2nd Reading (pending)
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Aerial Map
Page 55 of 73
KASPER
City of Georgetown, Texas
PUD Planned Unit Development
December 30, 2015
Revised January 27, 2016
Applicant: Sentinel Land Company, LLC
4910 Campus Drive
Newport Beach, CA
Prepared by: SEC Planning
4201 W. Parmer Lane
Building A, Suite 220
Austin, Tx 78727
Page 56 of 73
Kasper - Planned Unit Development Page 2 of 16
Exhibit A
Kasper Planned Unit Development
A. Purpose and Intent
The Kasper PUD is composed of 207.147 acres, as described in Exhibit B (Field
Notes). The development of this property is planned as a high quality, residential
community with multiple residential opportunities in a variety of lot sizes and
configurations.
The contents of this PUD further explain and illustrate the overall appearance and
function desired for this community. A Concept Plan has been attached to this PUD,
Exhibit C, to illustrate the design intent for the property. The Concept Plan is intended
to serve as a guide to illustrate the general community vision and design concepts and is
not intended to serve as a final document. The Concept Plan depicts a mix of
residential products and open space areas which are contemplated within the
community.
B. Applicability and Base Zoning
All aspects regarding the development of this PUD shall comply with the version of the
Georgetown Unified Development Code (UDC) in effect at the date of PUD approval,
except as established in this PUD exhibit, titled Exhibit A.
For the purpose of complying with the UDC requirement of selecting a base zoning
district, the following base district has been selected for the residential areas:
RS – Residential Single Family
This PUD allows the definition of final lot boundaries during the platting process. All
neighborhoods within the PUD will comply with the modified development standards
of this PUD. In the case that this PUD does not address a specific City requirement, the
Georgetown Unified Development Code shall apply. In the event of a conflict between
this PUD and the base zoning district, this PUD shall control.
C. Concept Plan
Exhibit C attached is a conceptual development plan intended to visually convey the
design intent for the Kasper community. The design of the community is not final, and
is subject to refinement during the platting and site planning stages. This PUD zoning
document does not constitute plat or site plan approval of the attached plan.
The residential component of the project is comprised of a mix of various single family
detached products. Additionally, Kasper will include a cohesive network of open
spaces, including parks, greenbelts, water quality areas, trails, and a resident’s amenity
center.
Page 57 of 73
Kasper - Planned Unit Development Page 3 of 16
D. Allowable / Prohibited Uses
The following uses within the Kasper PUD shall comply with the list of allowed and
prohibited uses defined in the Georgetown UDC Chapter 5 Zoning Use Regulations.
E. Lot Design Standards
Residential Areas:
Kasper will include a variety of detached residential product types and sizes. The
residential areas shall be developed according to the following regulations:
50’and wider lot width – Develop under Georgetown UDC regulations for RS
Zero Lot line – Develop under Georgetown UDC regulations for RS, Section
C.3
The following unit count parameters and design standards have been established:
Maximum Residential Units
The requested residential total will not exceed 775 units.
There shall be a minimum of 25% of the total units in each lot size (40s, 50s and
60s) and a maximum of 50% of the total units in any one lot size.
Masonry Requirements:
At least 85% of the exterior surface area of all street facing elevations shall
consist of brick, stone or stucco.
At least 85% of the exterior surface area of all side and rear elevations which are
not facing a street shall consist of brick, stone, stucco, or cement based siding.
Parking Requirement
Every lot within Kasper shall provide a minimum of 2 parking spaces. The
garage shall count as a minimum of one parking space as long as the garage is a
minimum of 20 feet in depth, and as two spaces if the garage is more than 400
square feet. The driveway shall count as a minimum of one parking space as long
as the driveway is a minimum of 20 feet deep, measured from the right of way
line, so as to avoid an obstruction to the sidewalk within the right of way.
Driveways
For detached residential lots, Georgetown UDC Section 12.03.010.c.3 shall be
modified as follows: On local streets, no driveway is permitted closer to a corner
than 40’ for lots 50’ and narrower. Measurement shall be taken from the edge of
street pavement to the center of the driveway.
Page 58 of 73
Kasper - Planned Unit Development Page 4 of 16
Georgetown UDC Section 12.03.010.D.5 shall be modified as follows: Driveway
access to Single Family or Two Family dwelling units is permitted when spaced
50 feet apart measured center to center. Driveways shall be allowed along
Residential or Major Collectors provided parking is limited to one side and the
traffic speed limit along the Collector with proposed driveways shall not exceed
30 miles per hour.
Georgetown UDC Section 12.03.010.D.6 shall be modified as follows: On
collector streets no driveway is permitted closer to a corner than 50 feet.
Page 59 of 73
Kasper - Planned Unit Development Page 5 of 16
The Kasper development will comply with the Development Standards set forth in Table E.1
Table E.1 – Development Standards
RESIDENTIAL USES Base District
RS
DETACHED
50’ and wider lots See Base District
RS DETACHED
Narrower than 50 ft. lot no alley
Impervious Cover
50%***
50%
Lot Width
(minimum)
50 ft. 40 ft.
Front Setback
(minimum)
20 ft./ 15 ft* 20 ft.
Side Setback
(minimum)
0/5 ft.** 0/5 ft.**
Corner Setback
(minimum)
15 ft. 10 ft.
Rear Setback
(minimum)
10 ft. 10 ft.
Building Height
(maximum)
35 ft. 35 ft
Lot Area
(minimum)
5,500 s.f. 4,400 s.f.
*Lots with side entry garage may reduce the front setback to 15’.
** Setbacks shall be measured from the outside of the brick. Eaves and
overhangs are permitted to encroach within the setbacks a maximum of 18
inches per Section 6.05.020 C7. Zero lot line product is allowed when it
follows Section 6.03.050 C3 standards.
***Impervious cover shall be calculated over the entire Kasper subdivision
gross site area, excluding the Kenney Fort Blvd. right of way. Individual lots
within Kasper may contain up to 60% impervious cover as long as the entire
subdivision remains at 50% or less of the gross site area. Tabulation of the
impervious cover shall be noted and calculated during the platting stage and
included on the plat for each neighborhood.
Page 60 of 73
Kasper - Planned Unit Development Page 6 of 16
F. Parkland/Trails/Open Space
Open space within Kasper will create a network of trails and parkland that creates
distinct neighborhoods and provides pedestrian walkways throughout the community.
Per UDC Section 13.05.010, B, Formula for Calculating Area of Parkland, the acreage
contributed for parkland shall be pro-rated in an amount equal to one acre for each 50
new detached single family dwelling units. As illustrated on Exhibit D, Open Space
Summary, the Kasper PUD Concept Plan illustrates approximately 22.5 acres of public
parkland/open space; a mix of greenbelts, open space, trail corridors, parks and water
quality amenity lakes. The aforementioned open space shall fully satisfy the park land
requirement for Kasper.
Phase One of the development shall include the land area for a private amenity center
as well as a minimum of five acres of parkland. The remaining parkland dedication will
correspond with the adjacent subdivision construction phases.
The Kasper community will include a private amenity center within the first phase land
dedication that will be built as part of the second phase of the project. The amenity
center will contain a resident’s only swimming pool and pool building, as well as open
public recreation facilities such as a public parking lot, playground, trail access, and an
open play area.
Each lot within Kasper will require a $250 parkland fee per the City of Georgetown fee
schedule. The parkland improvement expenses within Kasper shall be allowed as credit
toward the parkland fee requirement. Elements that can be used as credit shall include
but not be limited to:
Playgrounds
Parking lots to serve parkland
8’ hike and bike sidewalks
Open recreation fields
Public picnic pavilions
Park site furnishings
Turf and irrigation associated with play fields
Amenity ponds and fountains
Public restroom facility
Pedestrian circulation will be a vital component of the Kasper community. The
following summary describes the location and approximate linear footage of sidewalk
proposed within Kasper:
5,500 linear feet of 8’ wide sidewalk will be incorporated into a centralized
open space greenbelt and will connect parks and neighborhoods. The sidewalk
shall be constructed of concrete.
Page 61 of 73
Kasper - Planned Unit Development Page 7 of 16
4,200 linear feet of 8’ wide, concrete bike and walking sidewalk will be located
along the south and west side of Rockride Lane/Kenney Fort Blvd.
Water quality ponds may be located along the greenbelt of Kasper and will be designed
as an amenity feature that enhances the adjoining residential neighborhoods.
All facilities utilized as credit toward parkland requirements shall be open to the public
and shall be privately maintained by the Kasper MUD and/or homeowner’s association.
G. Roadway Design
The Kasper vehicular circulation pattern provides access to all parts of the project from
Rockride Lane, Future Kenney Fort Blvd. extension, and Westinghouse Road. See
Exhibit C for roadway circulation and right of way classification. Roadway design
standards shall be governed by the Georgetown UDC, Section 12.03, Streets unless
modified within this PUD.
The primary community entry will be from Rockride Lane at the southeastern area of
Kasper, as illustrated on Exhibit C. The primary roadway will serve as the entrance for
the residential areas of the community. The roadway may be median divided for a
segment of the entry experience from Rockride to the amenity center park area and
transition to a 65’ Residential Collector or 73’ Major Collector right of way with 30’ of
pavement, dependent on the TIA findings for right of way classification. Where the
roadway is median divided, a minimum of 20’ of pavement will be maintained on the
inbound and outbound portions of the roadway. Other than as provided herein, the
remainder of this roadway shall be designed to meet the UDC requirements for a
residential collector.
Right of way will be reserved for a 135 foot, arterial roadway corridor for the extension
of Kenney Fort Blvd. through the project, as illustrated on Exhibit C. Kenney Fort
Blvd. is a regional arterial that will provide a major circulation route for the eastern
edges of Georgetown and Round Rock. To assist the municipalities and Williamson
County in implementing this regional north/south roadway corridor, the Kasper
development will dedicate the entire right of way for the arterial to be completed as a
capital improvement project. The Kasper development will construct one half of the
ultimate arterial roadway section, or construct the entire roadway as a Major Collector,
within the boundary of Kasper. A Major Collector classification would accommodate
all of the Kasper development traffic, as well as serve a significant amount of additional
traffic that could be generated by future development in the immediate area. The City
shall coordinate with the developer to determine which construction option is desired
within the arterial roadway right of way.
Dedication and improvement of Rockride Lane, the portion of the roadway bordering
the subject property, shall be determined at the time a traffic impact analysis is
completed.
Internal local streets within Kasper shall utilize a 50’ right of way with 28’ of pavement
measured from back of curb to back of curb. On street parking shall be restricted to one
Page 62 of 73
Kasper - Planned Unit Development Page 8 of 16
side of the street. A sign will be placed at entries into residential neighborhoods stating
that parking is restricted to one (1) side of the street. The final sign language is to be
determined and agreed to by the City and Applicant prior to installation.
Roadway Landscaping:
Along the extension of the Kenney Fort Boulevard arterial, landscaping shall be
provided between the back of the lots and the right way in the following quantities:
A minimum of 5’ of landscape area will be provided between the right of way
and the back of lots, with an average width of 10’
2 shade trees, minimum of 3 inch caliper and 5 five gallon shrubs for every
1,000 square feet of landscape area located between the right of way and the
back of lots
Landscape in Right of Way:
The Kasper PUD shall allow the planting of trees and vegetation within internal
medians and public right-of-ways. The Developer or Homeowners Association is
responsible for landscape maintenance and irrigation within the landscape lots and right
of way. Landscape within the right of way shall require a license agreement with the
City.
If a median is planned within the ultimate build out section of the Kenney Fort Blvd.
arterial, the City shall be responsible for landscaping, irrigation and maintenance within
the median.
H. Signage
Exhibit E illustrates the location of signage within the Kasper community.
Subdivision Entry Signs (see Exhibit F)
Primary subdivision entry monument signs shall be located along Rockride Lane and
the future extension of Kenney Fort Blvd., as illustrated on Exhibit E. A conceptual
design for the freestanding monument signs is illustrated on Exhibit F. The sign scale
and dimensions shall not exceed the dimensions illustrated on Exhibit F. Exhibit F
shall replace the size restrictions described in Chapter 10 of the Unified Development
Code. The signs shall be located a minimum of 20’ from the right of way of Rockride
Lane, Kenney Fort Blvd. and Westinghouse Road.
A minimum of 1,000 s.f. of landscape plant bed shall be provided around each
Subdivision Entry Sign. Plant material should be of a native and/or adapted species.
Plants should be selected from the booklet titled, Native and Adapted Landscape
Plants, an earthwise guide for Central Texas, 5th Edition, 2013, created by the Texas
Cooperative Extension, Grow Green and the Ladybird Johnson National Wildflower
Center.
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Kasper - Planned Unit Development Page 9 of 16
Residential Neighborhood Monument Signs
Neighborhood signs may be located throughout the community as noted on Exhibit E
and illustrated on Exhibit F. The residential neighborhood signs shall not exceed the
dimensions illustrated on Exhibit F for Neighborhood Entry Monuments.
A minimum of 300 s.f. of landscape plant bed shall be provided around each
Residential Neighborhood Monument Sign. Plant material should be of a native and/or
adapted species. Plants should be selected from the booklet titled, Native and Adapted
Landscape Plants, an earthwise guide for Central Texas, 5th Edition, 2013, created by
the Texas Cooperative Extension, Grow Green and the Ladybird Johnson National
Wildflower Center.
I. Fencing and Walls
A masonry wall will be provided along the rear of all lots that back onto an unloaded
collector or higher level roadway. The masonry wall shall consist of brick, stone or
pre cast concrete fencing.
All lots within Kasper which back onto open space or greenbelts shall be required to
utilize a wrought iron view fence.
J. Miscellaneous Provisions
Amendments: Amendments to this PUD shall follow the amendment process outlined
in the UDC
Exhibits. All exhibits described herein and attached hereto are fully incorporated into
this Agreement by this reference for all purposes.
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Kasper - Planned Unit Development Page 10 of 16
Exhibit B
Field Notes
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Kasper - Planned Unit Development Page 11 of 16
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Kasper - Planned Unit Development Page 12 of 16
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Kasper - Planned Unit Development Page 13 of 16
Exhibit C
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Exhibit D
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Exhibit E
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Kasper - Planned Unit Development Page 16 of 16
Exhibit F
Conceptual Entry Monument Signs
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7117775.60 S.F.163.4016 AC.
1.6779 AC.
900'
1,000'
900'
1,000'-35-35
Date: December 30, 2015
SHEET FILE: Q:\130144-SELA\Cadfiles\PLANNING\Submittals\January 2016 PUD Re-Submittal w Kasper\Context Map.dwg
WILLIAMSON COUNTY ,TEXAS
KASPER
NorthCONTEXT MAP
Base mapping compiled from best available information. All map data
should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does not
represent any regulatory approval.Plan is subject to change.
SEC Planning, LLC
t 512.246.7003 f 512.246.7703
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture Community Branding
200010000500
AUSTIN, TEXAS
++
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