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Home My WebLink AboutAgenda_P&Z_05.06.2014Notice of Meeting for the Planning and Zoning Commission of the City of Georgetown May 6, 2014 at 6:00 PM at City Council Chambers, 101 East 7th Street, Georgetown, TX The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you require assistance in participating at a public meeting due to a disability, as defined under the ADA, reasonable assistance, adaptations, or accommodations will be provided upon request. Please contact the City at least four (4) days prior to the scheduled meeting date, at (512) 930-3652 or City Hall at 113 East 8th Street for additional information; TTY users route through Relay Texas at 711. 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. C Consideration of the Minutes from the April 15th, 2014, Planning & Zoning Commission meeting. Legislative Regular Agenda D Public Hearing and possible action on a Comprehensive Plan Amendment to change the future land use designation from Moderate Density Residential to the High Density Residential for 4.75 acres in the William Roberts Survey, Abstract No. 524, located at 2700 Shell Road. CPA-2013-002 (Mike Elabarger) E Public Hearing and possible action on a Rezoning of 20.02 acres in the William Roberts Survey, Abstract No. 524, from the Agriculture (AG) District to 4.75 acres of Multifamily District (MF), 10.22 acres of Neighborhood Commercial District (CN), and 5.05 acres of Residential Single Family District (RS), located at 2700 Shell Road. REZ-2013-021 (Mike Elabarger) F Public Hearing and possible action on a Rezoning of 116.45 acres in the Joseph Fish Survey, Abstract 232, from Agriculture (AG) District to 1.51 acres of Neighborhood Commercial (CN) District, 5.09 acres of Local Commercial (C-1) District, and 109.54 acres of Residential Single-Family (RS) District, located on Williams Drive and behind Ford Elementary School and the Woodlake residential subdivision, adjacent to Lake Georgetown. REZ-2014-003 (Mike Elabarger) G Public Hearing and possible action on a Rezoning of 3.40 acres in the Joseph Thompson Survey from the Agriculture (AG) District to the Residential Single-Family (RS) District for land to be added to the future Bluffview Subdivision. REZ-2013-022 (Jordan Maddox) H Public Hearing and possible action on proposed amendments to the Unified Development Code (UDC) relative to permitted zoning districts, development standards and definitions for multifamily land uses. (Valerie Kreger) I Update on the Unified Development Code Advisory Committee (UDCAC) meetings. (Chair Horne) 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. Reminder of the May 20, 2014, Planning and Zoning Commission meeting. Adjournment CERTIFICATE OF POSTING I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public at all times, on the ______ day of __________________, 2014, at __________, and remained so posted for at least 72 continuous hours preceding the scheduled time of said meeting. ____________________________________ Jessica Brettle, City Secretary City of Georgetown, Texas SUBJECT: Consideration of the Minutes from the April 15th, 2014, Planning & Zoning Commission meeting. ITEM SUMMARY: FINANCIAL IMPACT: NA SUBMITTED BY: ATTACHMENTS: Description Type Draft P&Z Minutes_April 15, 2014 Cover Memo Planning & Zoning Commission Minutes / April 15, 2014 Page 1 of 4 City of Georgetown, Texas Planning and Zoning Commission Meeting Minutes Tuesday, April 15, 2014 at 6:00 PM Council Chambers 101 E. Seventh Street, Georgetown, Texas 78626 Commissioners: John Horne, Chair; Scott Rankin, Vice-chair; Bob Brent, Secretary; Kevin Vietti, Andy Webb, Rosemary Wyman and Alex Fuller Commissioners in Training: Kevin Pitts and Kaylah McCord Commissioner(s) Absent: Commissioner(s) in Training Absent: Jamie Vigil Staff Present: Andrew Spurgin; Planning Director, Michael Elabarger; Planner; Carla Benton, Planner; Stephanie McNickle; Planning Technician and Tammy Glanville; Recording Secretary. Chair Horne called the meeting to order at 6:00 p.m. Chair Horne 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 Consent Agenda includes non-controversial and routine items that the Commission may act on with one single vote. A Commissioner or any member of the public may request that any item from the Consent Agenda be pulled in order that the Commission discuss and act upon it individually as part of the Regular Agenda. The Planning and Zoning Commission's approval of an item on the Consent Agenda will be consistent with the staff recommendation described in the report, unless otherwise noted. B. Consideration of the Minutes of the April 1, 2014, meeting of the Planning and Zoning Commission. Motion by Commissioner Webb to approve the minutes from the April 1, 2014 Planning and Zoning meeting. Second by Commissioner Fuller. Approved. (7-0) Regular Agenda D. Public Hearing and possible action on a Rezoning of 24.076 acres in the Joseph Fish and William Roberts Surveys, from Agriculture (AG) District to Planned Unit Development (PUD) with a base Local Commercial (C-1) District, to be known as Georgetown Village Planning & Zoning Commission Minutes / April 15, 2014 Page 2 of 4 Center, located on 1121 Shell Road, southwest of Sycamore Street. REZ-2013-024 (Carla J. Benton) Carla Benton provided an overview of the Final Plat request, description of project and recommend for approval. At this time Commissioner Webb recused himself from the dais. Commissioners asked and staff stated the City of Georgetown Transportation Department has been included on this project. Chair Horne invited the applicant to speak. Bill Weber, Green Builders gave a power point presentation. Chair Horne opened the Public Hearing. Archie Barrett, 112 Westbury Lane, concerned most of his neighborhood was not notified. Concept is interesting, but does not feel this property is not the right place for a senior living center. Traffic concerns for neighborhood Dustin Elliot, 1023 Boxwood Loop, concerned what the commercial tract will be in the future. Disagrees with the Planner and feels this is not the right place for a senior living facility. Light commercial and different uses would be more suitable to serve the neighborhood. Brian Ortega, 125 Cedar Elm Lane, enjoys the “Leave it to Beaver” neighborhood. Senior living facility is a good fit for this neighborhood especially with the 125 foot setbacks, which is more than is required in the Unified Development Code. Lawrence Novic, 202 Westbury Lane, concerned with the connectivity. Does not think trees will block a three story building. Property should be a mixture of stores, parks and restaurants. Chris Williams, 534 Westbury Lane, concerned with traffic to the senior living center, food delivery, staff, Dr. visits. David Arnold, 303 Sycamore Street, was looking forward to mixed use for the area. Chair Horne closed the Public Hearing. Applicant stated this type of development will yield the fewest trips. He also explained the extra ten feet is not much more and they made sure the project is located in the center of the property and not on the edge of the property, so not to be close to the residents. Commissioner Brent stated he is concerned with connectivity and the height of the building going from 35 feet to 45 feet. Staff stated the connectivity is a requirement. Commissioner Fuller asked and staff stated the applicant is exceeding all requirements. Staff also stated a Traffic Impact Study will be conducted when the plat is submitted and will be presented to the Commission at a later date. Staff also stated there was a comparison of the number of trips between residential showing 1400-1700 daily average trips and the senior living center average was 676 trips. Staff explained the state law required 200 foot adjacent mailed notifications, the newspaper ad in the paper and signs placed on the property. Planning & Zoning Commission Minutes / April 15, 2014 Page 3 of 4 Motion by Commissioner Brent the approval of the request for Rezoning of 24.076 acres in the Joseph Fish and William Roberts Surveys, from Agriculture (AG) District to Planned Unit Development (PUD) with a base Local Commercial (C-1) District, to be known as Georgetown Village Center, but Denying the exception to the code requesting to increase the height allowance by 10 feet for a maximum height of 45 feet. Also the following uses permitted in the C-1 base district shall be prohibited: · Dance Hall/Night Club · Micro Brewery/Winery · Live Music/Entertainment · Funeral Home · Car Wash · Parking Lot, Off-site · Parking Lot, Commercial · Park-n-Ride · Private Transportation Service Dispatch Facility · Utility Services, Major and Wireless Transmission Facilities Second by Commissioner Vietti. Discussion among Commissioners Motion Denied. (Wyman, Horne, Fuller – Opposed.) Chair Horne asked for another Motion. None was made. Staff stated the applicant has the right to move forward to City Council as a denial. Public Hearing and possible action on a Rezoning of 14.5 acres in the John Berry Survey from the Industrial (IN) District to the Regional Commercial (C-3) District, located at 3901 IH 35. REZ-2014-002 (Valerie Kreger) Postponed at the request of the applicant. Public Hearing and Possible Action on a Comprehensive Plan Amendment, amending the Future Land Use Plan from Regional Commercial, Specialty Mixed-Use and Mixed-Use Neighborhood Center to Moderate-Density Residential for 755 acres in the Perry, Thompson, Donagan, and Stubblefield Surveys, to be known as Wolf Ranch Hillwood, generally located at West University Avenue and Wolf Ranch Parkway. CPA-2014-001 (Jordan Maddox) Postponed at the request of the applicant. Public Hearing and Possible Action on a Development Agreement associated with a proposed Municipal Utility District on 755 acres in the Perry, Thompson, Donagan, and Stubblefield Surveys, to be known as Wolf Ranch Hillwood, generally located at West University Avenue and Wolf Ranch Parkway. DA-2014-001 (Jordan Maddox) Postponed at the request of the applicant. Update on the Georgetown Transportation Advisory Board (GTAB) Meetings. (Commissioner Rankin) Commissioner Rankin reported on the Georgetown Transportation Advisory Board meeting. Questions or comments from Commissioners-in-Training about the actions and matters considered on this agenda. Discussion regarding the concept plan for Georgetown Village. Planning & Zoning Commission Minutes / April 15, 2014 Page 4 of 4 Reminder of the May 6, 2014, Planning and Zoning Commission meeting. Motion to Adjourn at 7:34 p.m. _____________________________________ __________________________________ John Horne, Chair Bob Brent, Secretary City of Georgetown, Texas SUBJECT: Public Hearing and possible action on a Comprehensive Plan Amendment to change the future land use designation from Moderate Density Residential to the High Density Residential for 4.75 acres in the William Roberts Survey, Abstract No. 524, located at 2700 Shell Road. CPA-2013-002 (Mike Elabarger) ITEM SUMMARY: Background: The applicant has requested to change the Future Land Use designation for this 4.75 acre area of the property from Moderate Density Residential to the High Density Residential category for the purposes of rezoning this portion to the Multifamily (MF) District for the future development of a use meeting the Unified Development Code (UDC) definition of “apartment”, which is permitted in the MF district and several commercial zoning districts. The MF district proposed in REZ-2013-021 is not consistent with the current land use category, which required the applicant to submit this Comprehensive Plan Amendment to facilitate that zoning request. Public Comments: One written comment, in opposition, has been received to date. Staff has been contacted (phone/email) by several residents of the Woods at Berry Creek subdivision with concerns about the application and possible future development. Staff conversed with the residents, providing information regarding the subject property, the development process, and other relative subjects related to the application. Recommended Motion: Approval of the request to change the Future Land Use category from Moderate Density Residential to High Density Residential for the subject portion of the property. FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Mike Elabarger, Senior Planner and Andrew Spurgin, Planning Director ATTACHMENTS: Description Type Staff Report Cover Memo Exhibit 1 - Future Land Use Map Backup Material Exhibit 2 - Zoning Map Backup Material Exhibit 3 - Proposed Future Land Use Category Backup Material Georgetown Planning Department Staff Report Georgetown Living - 2700 Shell Road – Comprehensive Plan Amendment Page 1 of 6 Moderate Density Residential to High Density Residential for 4.75 acres Report Date: April 30, 2014 File No: CPA-2013-002 Project Planner: Mike Elabarger, Senior Planner Item Details Project Name: Georgetown Living Project Address: 2700 Shell Road Location: Shell Road between Shell Spur and the Berry Creek as it crosses Shell Road (See Exhibit 1) Total Acreage: 20.02 acres Legal Description: 20.02 acres in the William Roberst Survey, Abstract No. 524 Applicant: Nick McIntyre, McIntyre & McIntyre, Inc. Property Owner: Hu, Yanchi & Ping / Ping Hu Family Trust Contact: Nick McIntyre, McIntyre & McIntyre, Inc. Existing Use: Single-family residence, an assisted living business, and vacant land areas. Future Land Use: Moderate Density Residential Proposed Future Land Use: 4.75 acres of High Density Residential (see Exhibit 3) Existing Zoning: Agriculture (AG) Proposed Zoning: Neighborhood Commercial (CN) District -- 10.22 acres (per REZ-2013-021) Multifamily (MF) District -- 4.75 acres, and Residential Single-family (RS) District -- 5.05 acres Growth Tier: Tier 2 Overview of Applicant’s Request The applicant has requested to change the Future Land Use designation for a 4.75 acre area of the property from Moderate Density Residential to the High Density Residential category for the purposes of rezoning this portion to the Multifamily (MF) District for the future development of a use meeting the Unified Development Code (UDC) definition of “apartment”, which is permitted in the MF district and several commercial zoning districts. The MF district proposed in REZ-2013-021 is not consistent with the current land use category, which required the applicant to submit this Comprehensive Plan Amendment to facilitate that zoning request. The CPA application will precede the associated rezoning application on the agenda at the Planning and Zoning Commission, so that the Commission can fully vet and determine the appropriateness of this future land use category on this portion of this site. If the Commission should not support this application, they should not support the accompanying rezoning request. Site Information Location: The property is located on Shell Road, approximately 1,800 feet northeast of Shell Spur road. It has approximately 500 feet of frontage at Shell Road, and is an approximate average of 1,800 feet deep. See Exhibits 1 and 2. Planning Department Staff Report Georgetown Living - 2700 Shell Road – Comprehensive Plan Amendment Page 2 of 6 Moderate Density Residential to High Density Residential for 4.75 acres Physical Characteristics: The property is essentially a 500’ x 1800’ rectangle with few trees and a drainage way running west to east across it near Shell Road. It is generally flat and devoid of any discernible natural features. Surrounding Properties: The property abuts a residential subdivision in the City limits, a large lot subdivision in th extraterritorial jurisdiction (ETJ) of the City, and an uplatted ETJ property being industrially used; see the table below. Location Zoning Future Land Use Existing Use North ETJ Moderate Density Residential Vacant land South ETJ Low Density Residential Logan Ranch subdivision East RS, Residential Single- family and ETJ Moderate Density Residential Woods at Berry Creek, Section 3 subdivision, vacant land West ETJ Moderate Density Residential ETJ Industrial Property History The property is currently partially developed with a single-family residence and an assisted living business (known as Georgetown Living, an alzheimer care specialty facility). It underwent involuntary annexation in 2011 (Ordinance 2011-59), at which time it was designated with the default Agriculture (AG) zoning Planning Department Staff Report Georgetown Living - 2700 Shell Road – Comprehensive Plan Amendment Page 3 of 6 Moderate Density Residential to High Density Residential for 4.75 acres district per the Unified Development Code (UDC). The assisted living use was developed in accordance with the following City application processes all while in the ETJ (not yet annexed): • Stormwater Permit (application number SWP-2008-012) • Driveway Permit (application number DWP-2008-009) • Construction Plan (application number CON-2008-030) A previously approved Construction Plan indicated three (3) buildings were ultimately planned, but only two were developed. All of these applications ultimately expired, and now that the property is in the City limits, any new development must fully conform to the use and development regulations of the UDC. Proposed Future Land Use Category As shown in Exhibit 3, and when compared to Exhibit 1, the applicant is seeking to change the Future Land Use category for the 4.75 acre portion of the property changed from Moderate Density Residential to High Density Residential in order to facilitate the accompanying rezoning request (REZ-2013-021) for the Multifamily (MF) district for this subject acreage. The High Density Residential category is described in the 2030 Comprehensive Plan as: Planning Department Staff Report Georgetown Living - 2700 Shell Road – Comprehensive Plan Amendment Page 4 of 6 Moderate Density Residential to High Density Residential for 4.75 acres Transportation The subject property has two points of access: 1.) the primary means is a driveway entrance from Shell Road and a long drive back into the property for both the assisted living use and the residence; 2.) a stub connection exists to Brentwood Drive (in the Woods at Berry Creek, Phase 1, subdivision). This second access point is gated (see below), and does not provide regular vehicular access to the property. If and when the property is subdivided, or a Site Plan for new development is under review, access and connections to neighboring properties will be investigated and determined. 2030 Plan Growth Tier The 2030 Comprehensive Plan Growth Tier Map designation is Tier 2. The neighboring Woods at Berry Creek neighborhood is Tier 1A, which is that portion of the city where infrastructure systems are in place, or can be economically provided and where the bulk of the city’s growth should be guided over the near term. Tier 2 is usually the ETJ, where development and the need for public facilities is anticipated 10-20 years in the future. The applicant will be responsible for utility extensions needed to serve any new development. Utilities Water and wastewater service will be provided by the City of Georgetown, while electric is in the service area of Pedernales Electric Cooperative (PEC). A Utility Evaluation for potential development within the proposed rezoning area yielded positive results that the scope of development could be served for both water and wastewater. Planning Department Staff Report Georgetown Living - 2700 Shell Road – Comprehensive Plan Amendment Page 5 of 6 Moderate Density Residential to High Density Residential for 4.75 acres Future Application(s) With future development, the following applications will be expected to be submitted: • Preliminary Plat to be considered by the Planning and Zoning Commission; • Final Plat(s) to be processed administratively and recorded with Williamson County; • Construction Plans for public infrastructure to be processed administratively; • Site Plans for the commercial development to be processed administratively; and • Building permits for construction of future buildings or site improvements. Staff Analysis Staff and the applicant worked through several iterations of the application before the applicant decided to request this CPA in order to facilitate the accompany rezoning request for the Multifamily (MF) District, which could not be requested under the Moderate Density Residential category as that zoning is not consistent with the existing category. The applicants desire to include a future residential type that meets the UDC definition of the Apartment use required a district that permitted that use, thus resulting in this application being necessary. Throughout those conversations, Staff did suggest to the applicant that a Planned Unit Development (PUD) rezoning could be an avenue to facilitate the mix of uses they envision while allowing them to commit to development standards (and exclude specific uses) that could eliminate possible questions regarding the zoning request. Ultimately, the applicant chose to request the by-right zoning districts as presented in this report (per REZ-2013-021). Staff is supportive of the requested Comprehensive Plan Amendment for the following reasons: 1. The location of the proposed High Density Residential category is surrounded by Moderate Density Residential on the three sides within the subject property and by the ETJ on the other side, and would not abut the existing City subdivision (Woods at Berry Creek), which is zoned RS. 2. The existing use pattern of the adjacent properties would not be negatively affected by the land use change - and MF zoning district if REZ-2013-021 is approved as requested - especially considering that no use or dimensional standards would be in effect if the property had not been annexed. 3. The development potential of 4.75 acres of Multifamily zoning is limited due to the size of the area and the lot and dimensional standards of the MF zoning district. 4. Staff supports the accompanying Rezoning (REZ-2013-021) for the Multifamily zoning district on the acreage subject to this application for the reasons stated in the staff report for that application. * As touched on above, it is noted that Staff would have preferred the applicant submit a Planned Unit Development (PUD) zoning proposal for the property that would have spelled out in a detailed Conceptual Site Layout their vision for the full build-out of the site, including how the “apartment” use would operate. A PUD request could have solidified commitments regarding intensities, standards, and use restrictions that could have allayed concerns regarding the by-right (MF) district development standards (see staff report for REZ-2013-021). A PUD development plan that did not create an apartment use any more intense than the by-right uses in the CN District could have been found to be consistent with the Moderate Density Residential category, and alleviated this application altogether. However, it is understandable that the property owner/applicant did not yet have such long-range plans in place in which to commit to through a PUD zoning request. Planning Department Staff Report Georgetown Living - 2700 Shell Road – Comprehensive Plan Amendment Page 6 of 6 Moderate Density Residential to High Density Residential for 4.75 acres Inter Departmental, Governmental and Agency Comments None Public Comments A total of 24 notices were sent out to property owners within 200 feet of the proposed rezoning. Public notice was posted in the Sun newspaper on April 20th, 2014. As of the publishing date of this report, one written comment – in opposition - had been received, but staff had been contacted by phone or email from several property owners in the Woods at Berry Creek subdivision, with all but one generally opposed. Meetings Schedule for CPA-2013-002 May 6 , 2014 – Planning and Zoning Commission Public Hearing May 27 , 2014 – City Council Public Hearing and First Reading June 10, 2014 – City Council Second Reading Attachments Exhibit 1 – Future Land Use Map Exhibit 2 – Zoning Map Exhibit 3 – Proposed Future Land Use Exhibit (by Applicant) C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N CITYOF GEORGETOWN CIT Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N Georgetown ETJ G e org eto w n E TJ G e o r g e t o w n E T J G e o r g e t o w n E T J G e o r g e t o w n E T J LA Q U I N T A D R NSARAZENLOOP P I K O F F D R S H E L L S P U R M E A D O W G R E E N S D R L O G A N R D B A Y H I L L C T L A S C O L I N A S DRSHELLRD C O L O N I A L D R WOO D A L LDR L A Q UIN T A D R L O G A N R A N C H R D C H A M P I O N S D R F A I R W O O D D R E D G E W O O D D R S S A R A Z E N L O O P M E A D O W S END C P A - 2 0 1 3 - 0 0 2 0 1,000 2,000Feet Co ordinate System : Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ Future Land Use / Overall Transportation Plan Exhibit #2CPA-2013-002 Legend Thoroughfare EC EF EMA EMIA ERF PC PF PFR PMIA Future Land Use Institutional Regional Com mercial Community Com mercial Employment Center HIgh Density Residential Low Density Residential Mining Mixed Use Com munity Mixed Use Neighborhood Center Moderate Density Residential Open Space Specialty Mixed Use Area Ag / Rural Residential PMA PR ¬«195 Site ³City Lim its Street Site S h ell Rd C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N CITY OF GEORGETOWN CIT Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N CPA-2013-00 2 P I K O F F D R D E L A I R E C T F A I R W O O D D R M E A D O W G R E E N S D R L O G A N R D T U R N B E R R Y C T B A Y H I L L C T SHELL RD O A K T R E E D R W O O D ALL D RS SARAZEN LOOP L A S C O L I N A S D R E D G E W O O D D R N SARAZENLOOP C O L O N I A L D R BRENTWOOD DR O A K L A N D H I L L S D R M E A D O W S E N D L A Q U IN T A D R C H A M P I O N S D R S H E L L S P U R L O G A N R A N C H R D 0 1,000 2,000 Feet Co ordinate System : Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ CPA-2013-002Zoning Information Exhibit #3 Shell Rd ¬«195 ³City Limits Street Site Site City of Georgetown, Texas SUBJECT: Public Hearing and possible action on a Rezoning of 20.02 acres in the William Roberts Survey, Abstract No. 524, from the Agriculture (AG) District to 4.75 acres of Multifamily District (MF), 10.22 acres of Neighborhood Commercial District (CN), and 5.05 acres of Residential Single Family District (RS), located at 2700 Shell Road. REZ-2013-021 (Mike Elabarger) ITEM SUMMARY: Background: The applicant has requested to rezone the property from the Agriculture (AG) District to 5.05 acres of Residential Single-Family (RS) District, 10.22 acres of Neighborhood Commercial (CN) District, and 4.75 acres of Multifamily (MF) District. The Future Land Use designation for this area is Moderate Density Residential, and the proposed RS and CN districts are generally consistent with that category. However, the proposed MF district is not consistent with this land use category, which required the applicant to submit the accompanying Comprehensive Plan Amendment (CPA-2013-002) to change the land use category to High Density Residential for the 4.75 acres proposed for the MF District. Public Comments: One written comment, in opposition, has been received to date. Staff has been contacted (phone/email) by several residents of the Woods at Berry Creek subdivision with concerns about the application and possible future development. Staff conversed with the residents, providing information regarding the subject property, the development process, and other relative subjects related to the application. Recommended Motion: Approval of the request to rezone the property from the Agriculture (AG) District to 5.05 acres of Residential Single-Family (RS) District, 10.22 acres of Neighborhood Commercial (CN) District, and 4.75 acres of Multifamily (MF) District FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Mike Elabarger, Senior Planner and Andrew Spurgin, Planning Director ATTACHMENTS: Description Type Staff Report Cover Memo Exhibit 1 - Future Land Use Map Backup Material Exhibit 2 - Zoning Map Backup Material Exhibit 3 - Proposed Zoning Districts Backup Material Georgetown Planning Department Staff Report Georgetown Living-2700 Shell Road - Rezoning Page 1 of 7 AG to MF (4.75 ac.), CN (10.22 ac.), and RS (5.05 ac.) Report Date: April 30, 2014 File No: REZ-2013-021 Project Planner: Mike Elabarger, Senior Planner Item Details Project Name: Georgetown Living Project Address: 2700 Shell Road Location: Shell Road between Shell Spur and the Berry Creek as it crosses Shell Road (See Exhibit 1) Total Acreage: 20.02 acres Legal Description: 20.02 acres in the William Roberst Survey, Abstract No. 524 Applicant: Nick McIntyre, McIntyre & McIntyre, Inc. Property Owner: Hu, Yanchi & Ping / Ping Hu Family Trust Contact: Nick McIntyre, McIntyre & McIntyre, Inc. Existing Use: Single-family residence, an assisted living business, and vacant land areas. Existing Zoning: Agriculture (AG) Proposed Zoning: Neighborhood Commercial (CN) District -- 10.22 acres Multifamily (MF) District -- 4.75 acres, and Residential Single-family (RS) District -- 5.05 acres Future Land Use: Moderate Density Residential (see CPA-2013-002 for Future Land Use change request regarding 4.75 acres proposed for Multifamily District) Growth Tier: Tier 2 Overview of Applicant’s Request The applicant has requested to rezone the property from the Agriculture (AG) District to 5.05 acres of Residential Single-Family (RS) District, 10.22 acres of Neighborhood Commercial (CN) District, and 4.75 acres of Multifamily (MF) District; see Exhibit 3. The Future Land Use designation for this area is Moderate Density Residential, and the proposed RS and CN districts are generally consistent with that category. However, the proposed MF district is not consistent with this land use category, which required the applicant to submit the accompanying Comprehensive Plan Amendment (CPA-2013-002). This CPA is requesting a change to the High Density Residential category for the same 4.75 acres proposed for the MF District. The CPA application will precede this rezoning application on the agenda at the Planning and Zoning Commission, so that the Commission can fully vet and determine the appropriateness of this land use category in this site. The Commission will then review and make a recommendation on this entire rezoning request, part of which depends on their support of the future land use change. Site Information Location: The property is located on Shell Road, approximately 1,800 feet northeast of Shell Spur road. It has approximately 500 feet of frontage at Shell Road, and is an approximate average of 1,800 feet deep. See Exhibits 1 and 2. Planning Department Staff Report Georgetown Living - 2700 Shell Road - Rezoning Page 2 of 7 AG to MF (4.75 ac.), CN (10.22 ac.), and RS (5.05 ac.) Physical Characteristics: The property is essentially a 500’ x 1800’ rectangle with few trees and a drainage way running west to east across it near Shell Road. It is generally flat and devoid of any discernible natural features. Surrounding Properties: The property abuts a residential subdivision in the City limits, a large lot subdivision in th extraterritorial jurisdiction (ETJ) of the City, and an uplatted ETJ property being industrially used; see the table below. Location Zoning Future Land Use Existing Use North ETJ Moderate Density Residential Vacant land South ETJ Low Density Residential Logan Ranch subdivision East RS, Residential Single- family and ETJ Moderate Density Residential Woods at Berry Creek, Section 3 subdivision, vacant land West ETJ Moderate Density Residential ETJ Industrial Property History The property is currently partially developed with a single-family residence and an assisted living business (known as Georgetown Living, an alzheimer care specialty facility). It underwent involuntary annexation in 2011 (Ordinance 2011-59), at which time it was designated with the default Agriculture (AG) zoning district per the Unified Development Code (UDC). The assisted living use was developed in accordance with the following City application processes all while in the ETJ (not yet annexed): Planning Department Staff Report Georgetown Living - 2700 Shell Road - Rezoning Page 3 of 7 AG to MF (4.75 ac.), CN (10.22 ac.), and RS (5.05 ac.) • Stormwater Permit (application number SWP-2008-012) • Driveway Permit (application number DWP-2008-009) • Construction Plan (application number CON-2008-030) A previously approved Construction Plan indicated three (3) buildings were ultimately planned, but only two were developed. All of these applications ultimately expired, and now that the property is in the City limits, any new development must fully conform to the use and development regulations of the UDC. Utilities Water and wastewater service will be provided by the City of Georgetown, while electric is in the service area of Pedernales Electric Cooperative (PEC). A Utility Evaluation for potential development within the proposed rezoning area yielded positive results that the scope of development could be served for both water and wastewater. Transportation The subject property has two points of access: 1.) the primary means is a driveway entrance from Shell Road and a long drive back into the property for both the assisted living use and the residence; 2.) a stub connection exists to Brentwood Drive (in the Woods at Berry Creek, Phase 1, subdivision). This second access point is gated (see below), and does not provide regular vehicular access to the property. If and when the property is subdivided, or a Site Plan for new development is under review, access and connections to neighboring properties will be investigated and determined. 2030 Plan Conformance Land Use: The proposed Neighborhood Commercial (CN) and Residential Single-family (RS) districts are in general conformance with the 2030 Comprehensive Plan land use designation of Moderate Density Residential, which is described in the Plan as: Planning Department Staff Report Georgetown Living - 2700 Shell Road - Rezoning Page 4 of 7 AG to MF (4.75 ac.), CN (10.22 ac.), and RS (5.05 ac.) The CN District would fulfill the compatible non-residential use component of a community where those uses serve the attached or surrounding residences with basic or daily needs. The proposed Multifamily (MF) District is not consistent with the intents of Moderate Density Residential, which necessitated the applicant to submit the accompanying Comprehensive Plan Amendment application (CPA-2013-002), to request to change the land use category to High Density Residential (see the staff report for CPA-2013-002 for detail on this category) for the 4.75 acres proposed for Multifamily zoning. If approved by City Council, then the High Density Residential category supports, and is fulfilled by, the Multifamily zoning district. Growth Tier: The 2030 Comprehensive Plan Growth Tier Map designation is Tier 2. The neighboring Woods at Berry Creek neighborhood is Tier 1A, which is that portion of the city where infrastructure systems are in place, or can be economically provided and where the bulk of the city’s growth should be guided over the near term. Tier 2 is usually the ETJ, where development and the need for public facilities is anticipated 10-20 years in the future. The applicant will be responsible for utility extensions needed to serve any new development. Planning Department Staff Report Georgetown Living - 2700 Shell Road - Rezoning Page 5 of 7 AG to MF (4.75 ac.), CN (10.22 ac.), and RS (5.05 ac.) Proposed Zoning Districts As shown in Exhibit 3, the applicant is seeking to rezone the subject property into the following three zoning districts: 1. 5.05 acres of Residential Single Family (RS) District, which is intended for areas of medium density with a minimum lot size of 5,500 square feet and contains standards that maintain the single-family neighborhood characteristics. 2. 10.22 acres of Neighborhood Commercial (CN) District, which provides for small-scale office and commercial activities such as the sale of convenience goods and personal service businesses that primarily serve adjacent residential areas. 3. 4.75 acres of Multifamily (MF) District which is intended for multifamily residential development, such as apartments, townhouses, and associated uses, appropriate in areas planned for higher density and mixed-uses and along major thoroughfares. Future Application(s) With future development, the following applications will be expected to be submitted: • Preliminary Plat to be considered by the Planning and Zoning Commission; • Final Plat(s) to be processed administratively and recorded with Williamson County; • Construction Plans for public infrastructure to be processed administratively; • Site Plans for the commercial development to be processed administratively; and • Building permits for construction of future buildings or site improvements. Staff Analysis Staff and the applicant worked through several iterations of the application before the present request – with the associated Comprehensive Plan Amendment application - was found to be consistent with the Comprehensive Plan and could then proceed through the review process. In those initial conversations at the Pre-application meeting and following, staff found the combination of RS and CN zoning to be generally supportable. With the applicants desire to include a future residential type meeting the UDC definition of the Apartment use – which is defined as “A structure that contains four or more dwelling units that share common walls, floors, or ceilings with one or more dwelling units. The land underneath the apartment structure is not divided into separate lots.” – Staff did suggest to the applicant that a Planned Unit Development (PUD) rezoning could be an avenue to facilitate the mix of uses they envision while allowing them to commit to development standards (and exclude specific uses) that could eliminate possible questions regarding the zoning request. The repeating concern with the Multifamily zoning district, besides the allowable apartment use, are the following twp dimensional standards that govern development in this district: 1.) Maximum building height limit = 60 feet, and 2.) Maximum apartment units per structure = 24 units. Ultimately, the applicant chose to request the by-right zoning districts as presented in this report, which would permit development to occur in accord with the standards of UDC Section 6.03.080. With regard to the existing uses on the property (single-family dwelling, assisted living1), the applicant 1 The assisted living use is a ‘Group Living’ residential use that is permitted in the Multifamily (MF), Neighborhood Commercial (CN), Local Commercial (C-1), and General Commercial (C-3) districts; the Mixed Use Downtown (MUDT) district permits it with the approval of a Special Use Permit by City Council. Planning Department Staff Report Georgetown Living - 2700 Shell Road - Rezoning Page 6 of 7 AG to MF (4.75 ac.), CN (10.22 ac.), and RS (5.05 ac.) sought to find zoning districts that permitted those uses, had the least intensive development standards, and were consistent with the Comprehensive Plan; the RS and CN districts do just that. The desire to zone a portion of the property to have the ability to do a residential form of development that equates to the Apartment use required a zoning district that permitted that use2. The applicant ultimately felt that the Multifamily district was the least intensive, given the very limited number and kind of uses permitted in that district (essentially group or multi-family living arrangements), as opposed to commercial districts and their much longer list of permitted uses. Staff found the following for each proposed district: • RS, Residential Single-family - This district meets the future land use designation and is consistent with the neighboring City zoning. It does enable the possibility for future subdivision of this 5.05 acre portion of the property into multiple lots in accordance with Chapter 6 of the UDC (Residential District Dimensional and Design Standards), which again would be consistent with the Comprehensive Plan. • CN, Neighborhood Commercial – This district is the least intense district that meets the future land use category and allows the existing assisted living use, thus allowing the business operation that was involuntarily annexed to become a conforming use with the UDC. This district would then govern any future development/expansion of the use or existing buildings. • MF, Multifamily – This District is being requested because the applicant envisions the possibility of developing a residential form that meets the UDC definition of an Apartment (see above), which requires the MF or other more intense zoning districts. The MF district requires a Future Land Use category change to the High Density Residential to enable the district, and this is the least intensive district (when considering the combination of all permitted uses and development standards such as impervious cover, building height, building setbacks, buffers, etc.) that permits the Apartment use. Staff is supportive of the requested Rezoning for the following reasons: 1. The Future Land Use designation of Moderate Density Residential supports the RS and CN districts . 2. Staff supports the accompanying Comprehensive Plan Amendment (CPA-2013-002) to change the Future Land Use designation from Moderate Density Residential to High Density Residential for the 4.75 acre portion proposed for the Multifamily zoning district. 2 The Apartment use is permitted in the Multifamily (MF), Local Commercial (C-1), General Commercial (C-3) Districts, and permitted with the approval of a Special Use Permit by City Council in the Business Park (BP) and Mixed Use Downtown (MUDT) districts. It must be noted that, at the time of this report, City Council has instructed Staff to come forward with revisions to the Unified Development Code in regards to the topic of multifamily uses [including the ‘Apartment’ use], the zoning districts that permit those uses, and the performance standards that would govern their development. It is plausible that changes to the Code could be approved and put into effect at or near the time this application comes before City Council for consideration. Planning Department Staff Report Georgetown Living - 2700 Shell Road - Rezoning Page 7 of 7 AG to MF (4.75 ac.), CN (10.22 ac.), and RS (5.05 ac.) 3. The existing zoning (or lack thereof in the ETJ) of the adjacent properties is generally compatible with the RS, CN, and MF zoning districts as proposed, and examples of such adjacent zoning districts exists in other locations across the City and ETJ. 4. The existing uses of the property that were annexed into the City are best contained in the RS and CN districts, and will be best regulated by the lot and dimensional standards of those districts and the UDC in general. * As touched on above, it is noted that Staff would have preferred the applicant investigate and submit a Planned Unit Development (PUD) proposal, particularly because of the Multifamily district, that would have spelled out in a detailed Conceptual Site Layout their vision for the full build-out of the site. A PUD request could have solidified commitments regarding intensities, standards, and use restrictions that could have allayed concerns regarding the by-right (MF) district development standards. However, it is understandable that the property owner/applicant did not yet have such long-range plans in place in which to commit to through a PUD zoning request. Staff finds that the ‘worst-case’ scenarios of the Multifamily district are largely muted by the small size (4.75 acres) of the proposed district, as well as the fact that it abuts developed ETJ land and internally to their own property on the other three sides. Inter Departmental, Governmental and Agency Comments None Public Comments A total of 24 notices were sent out to property owners within 200 feet of the proposed rezoning. Public notice was posted in the Sun newspaper on April 20th, 2014. As of the publishing date of this report, one written comment – in opposition - had been received, but staff had been contacted by phone or email from several property owners in the Woods at Berry Creek subdivision, with all but one generally opposed. Meetings Schedule for REZ-2013-021 May 6 , 2014 – Planning and Zoning Commission Public Hearing June 10, 2014 – City Council Public Hearing and First Reading June 24, 2014 – City Council Second Reading Attachments Exhibit 1 – Future Land Use Map Exhibit 2 – Zoning Map Exhibit 3 – Proposed Rezoning Exhibit (by Applicant) C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N CITYOF GEORGETOWN CIT Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N Georgetown ETJ G e org eto w n E TJ G e o r g e t o w n E T J G e o r g e t o w n E T J G e o r g e t o w n E T J LA Q U I N T A D R NSARAZENLOOP P I K O F F D R S H E L L S P U R M E A D O W G R E E N S D R L O G A N R D B A Y H I L L C T L A S C O L I N A S DRSHELLRD C O L O N I A L D R WOO D A L LDR L A Q UIN T A D R L O G A N R A N C H R D C H A M P I O N S D R F A I R W O O D D R E D G E W O O D D R S S A R A Z E N L O O P M E A D O W S END R E Z - 2 0 1 3 - 0 2 1 0 1,000 2,000 Feet Co ordinate System : Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ Future Land Use / Overall Transportation Plan Exhibit #2REZ-2013-021 Legend Thoroughfare EC EF EMA EMIA ERF PC PF PFR PMIA Future Land Use Institutional Regional Com mercial Community Com mercial Employment Center HIgh Density Residential Low Density Residential Mining Mixed Use Com munity Mixed Use Neighborhood Center Moderate Density Residential Open Space Specialty Mixed Use Area Ag / Rural Residential PMA PR ¬«195 Site ³City Lim its Street Site ShellRd C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N REZ-2013-021 SHELL RD P I K O F F D R M E A D O W G R E E N S D R F A I R W O O D D R L A S C O L I N A S D R E D G E W O O D D R B R E N T W O O D D R O A K L A N D H I L L S D R L O G A N R A N C H R D 0 500 1,000Feet Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJREZ-2013-021Zoning Information Exhibit #3 Shell Rd ¬«195³ City Limits Street Site Site City of Georgetown, Texas SUBJECT: Public Hearing and possible action on a Rezoning of 116.45 acres in the Joseph Fish Survey, Abstract 232, from Agriculture (AG) District to 1.51 acres of Neighborhood Commercial (CN) District, 5.09 acres of Local Commercial (C-1) District, and 109.54 acres of Residential Single-Family (RS) District, located on Williams Drive and behind Ford Elementary School and the Woodlake residential subdivision, adjacent to Lake Georgetown. REZ-2014-003 (Mike Elabarger) ITEM SUMMARY: Background: The applicant has requested to rezone four parcels of land from the Agriculture (AG) District to 1.51 acres of Neighborhood Commercial (CN) District, 5.09 acres of Local Commercial (C-1) District, and 109.54 acres of Residential Single-Family (RS) District. The Future Land Use designation for this area is Low Density Residential, and the proposed districts are generally consistent with that category, given the Williams Drive frontage, Lake Georgetown to the south, and existing single-family neighborhoods adjacent on several property boundaries. Public Comments: No written public comments from property owners within the City jurisdiction were received as of the writing of this report. Several written comments, and phone calls, were received from residents within the Olde Oak subdivision, which is located in the City's Extraterritorial Jurisdiction (ETJ). Recommended Motion: Recommend to City Council approval of the request to rezone 116.45 acres in the Joseph Fish Survey, Abstract 232, from Agriculture (AG) District to 1.51 acres of Neighborhood Commercial (CN) District, 5.09 acres of Local Commercial (C-1) District, and 109.54 acres of Residential Single-Family (RS) District. Special Considerations: This zoning request is being processed concurrently with an application for voluntary annexation. The annexation item has completed the public hearing process and is being considered for separate action by City Council. The zoning cannot be approved until the annexation is completed. Final readings for annexation and zoning are tentatively scheduled for June 10, 2014. FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Mike Elabarger, Senior Planner and Andrew Spurgin, Planning Director ATTACHMENTS: Description Type Staff Report Cover Memo Exhibit 1 - Future Land Use Map Backup Material Exhibit 2 - Zoning Map Backup Material Exhibit 3 - Proposed Zoning Districts Backup Material Georgetown Planning Department Staff Report Lake Georgetown - Rezoning Page 1 of 4 AG to RS, CN and C-1 Report Date: April 30, 2014 File No: REZ-2014-003 Project Planner: Mike Elabarger, Senior Planner Item Details Project Name: Lake Georgetown Project Address: 4840, 4844, and 4852 Williams Drive, 401 Cedar Lake Blvd. Location: Williams Drive between Wildwood Drive and Penny Lane, west and south side of Woodlake subdivision (See Exhibit 1) Total Acreage: 116.45 acres Legal Description: 6.706 acres in the Joseph Fish Survey, 13.0 acres in the Joseph Fish Survey, 32.81 acres in the Joseph Fish Survey, and 63.64 acres in the Joseph Fish Survey. Applicant: Hank Smith, P.E., Texas Engineering Solutions Property Owner: Paluxy Square Partners, Patsy Lee Gunn Spencer, Roy T. & Barbara J. Gunn Contact: Hank Smith, P.E., Texas Engineering Solutions Existing Use: Undeveloped land Existing Zoning: Agriculture (AG) Proposed Zoning: Local Commercial (C-1) District, Neighborhood Commercial (CN) District, and Residential Single-family (RS) District Future Land Use: Low Density Residential Growth Tier: Tier 2, some Tier 1A Overview of Applicant’s Request The applicant has requested to rezone four parcels of land from the Agriculture (AG) District to 1.51 acres of Neighborhood Commercial (CN) District, 5.09 acres of Local Commercial (C-1) District, and 109.54 acres of Residential Single-Family (RS) District. The Future Land Use designation for this area is Low Density Residential, and the proposed districts are generally consistent with that category, especially given the Williams Drive frontage, the nature feature of Lake Georgetown to the south, and existing single-family neighborhoods adjacent on several property boundaries. Site Information Location: These properties are generally located on Williams Drive and behind Ford Elementary School and the Woodlake residential subdivision, adjacent Lake Georgetown. See Exhibits 1 and 2. Physical Characteristics: The property is currently undeveloped, and heavily treed, with large boundaries with Army Corps of Engineers land (Lake Georgetown), over 600 feet of Williams Drive frontage. Surrounding Properties: The surrounding properties include single-family residential, an elementary school, protected lands surrounding Lake Georgetown, and undeveloped land that is platted for non-residential uses. (See Exhibits 1 & 2) Planning Department Staff Report Lake Georgetown - Rezoning Page 2 of 4 AG to C-1, CN, and RS Location Zoning Future Land Use Existing Use North ETJ; AG, Agriculture; C-1 Local Commercial; and RS, Residential Single-family Low Density Residential, Institutional Single-family residential, vacant lands South AG, Agriculture Low Density Residential Lake Georgetown East AG, Agriculture; RS, Residential Single-family; C-1 Local Commercial Low Density Residential Woodlake subdivision, vacant land West C-1 Local Commercial (PUD) Mixed Use Community Undeveloped land Property History The majority of the property is undergoing voluntary annexation in concert with this rezoning, with the final approval of that annexation by City Council to be scheduled to coincide with the Second Reading of the Ordinance for this rezoning. The portion fronting Williams Drive was annexed in 1995 (Ordinance #95-12). There is no known modern use of the properties. 2030 Plan Conformance Land Use: The proposed rezoning is in conformance with the 2030 Plan land use designation of Low Density Residential, providing for a density ranging between 1.1 and 3 dwelling units per gross acre. The land use designation generally supports the proposed Residential Single-family, Neighborhood Commercial and Local Commercial Districts. The surrounding development pattern is very similar, if not identical, to that which could be developed in accordance with the proposed districts. Growth Tier: The 2030 Plan Growth Tier Map designation is mostly Tier 2, with the portion nearest Williams Drive being Tier 1A, which is that portion of the city where infrastructure systems are in place, or can be economically provided and where the bulk of the city’s growth should be guided over the near term. The applicant will be responsible for utility extensions needed to serve the eventual development. Proposed Zoning Districts As shown in Exhibit 3, the applicant is seeking to rezone the subject properties into the following three zoning districts: 1. 109.54 acres of Residential Single Family (RS) District, which is intended for areas of medium density with a minimum lot size of 5,500 square feet and contains standards that maintain the single- family neighborhood characteristics. 2. 1.51 acres of Neighborhood Commercial (CN) District, which provides for small-scale office and commercial activities such as the sale of convenience goods and personal service businesses that primarily serve adjacent residential areas. 3. 5.09 acres of Local Commercial (C-1) District which provides for areas of commercial and retail activities that primarily serve residential areas, and is most appropriate along major or minor thoroughfares and corridors such as Williams Drive. The 5.09 acres of proposed C-1 is adjacent approximately 15 acres of C-1 zoning to the east in and around the Woodlake subdivision parcels between Ford Elementary and Williams Drive. Planning Department Staff Report Lake Georgetown - Rezoning Page 3 of 4 AG to C-1, CN, and RS Utilities Water and wastewater service will be provided by the City of Georgetown, while electric is in the service area of Pedernales Electric Cooperative (PEC). A Utility Evaluation for potential development within the proposed rezoning area yielded positive results that the scope of development could be served for water and wastewater, with a diversion project to create wastewater capacity as it currently exists. Transportation The subject property (the four parcels combined) has over 600 feet of frontage on Williams Drive. The neighboring Woodlake subdivision (both the residential and non-residential portions) were platted with future connectivity to this property anticipated. When this property is subdivided and/or goes through Site Plan review, Transportation Impact Analysis (TIA) will be required, and all possible road connections will be vetted and then determined through that process. Future Application(s) The following applications will be required to be submitted: · Preliminary Plat to be considered by the Planning and Zoning Commission; · Final Plat(s) is to be processed administratively; · Construction Plans for public infrastructure will be processed administratively; · Site Plans for the commercial development will be processed administratively; and · Building permits for individual residential lot construction. Staff Analysis Staff is supportive of the requested rezoning for the following reasons: 1. The Future Land Use designation of Low Density Residential supports the proportion and location of the proposed residential and commercial districts. 2. The existing zoning and use pattern of the surrounding area matches that of the proposed districts. 3. The unique physical constraint of Lake Georgetown as the southern border of these properties limits their potential uses and development, while concurrently capitalizing on the aesthetic benefits to residential use that this natural backdrop offers. Inter Departmental, Governmental and Agency Comments None Public Comments A total of 65 notices were sent out to property owners within 200 feet of the proposed rezoning. Public notice was posted in the Sun newspaper on April 20th, 2014. As of the writing of this report, written comments have only been received from residents of the Olde Oake subdivision, which is not incorporated into the City (it is ETJ). These properties were mistakenly sent notices, as it is no longer the policy of the City to notify properties in the ETJ of such applications, in accordance with State enabling law. Meetings Schedule May 6, 2014 – Planning and Zoning Commission May 27, 2014 – City Council First Reading June 10, 2014 – City Council Second Reading Planning Department Staff Report Lake Georgetown - Rezoning Page 4 of 4 AG to C-1, CN, and RS Attachments Exhibit 1 – Future Land Use Map Exhibit 2 – Zoning Map Exhibit 3 – Proposed Rezoning Exhibit C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N CITY OF GEORGETOWN C I T Y O F G E O R G E T O W N CITY OF GEORGETOWN G e o r g e t o w n E T J VERDEVIS T A WS E Q U O I A S P U R WILLIA MS DR C E D A R LAKE B L V D S O N O R A T R C E T E R I C T G REENSIDELN P A L O D U R O C A N Y O N T R L MIRIQUITA RD WOODLAKEDR W IL D W O O D D R A C K E R R D B O Q UIL L A T R L DAN D E L ION D R ROSEBUDLN TORTOIS E L N DBWOODRD SHELLRD S E D R O T R L H A N OVERCT SHELLRD L E A N N E D R L I A T R I S L N C O N C H OTRL O L D E OAKDR WIN D H O LL O W D R LOSTCEDARS C LIFFWOO D D R M I R A M A RDR C A S A L O M AC I R B I G B E N D T R L B I G B E N D T R L WESTBURYLN RE D P O PPY TRL H I D D E N S P R IN G S T R L F O R T D A V I S S T DBWOODRD CEDAR B R E A K S PA R K R D S I E R R A B L A N C O L O O PALL E N CIR O LDE O A K D R LAKE OV E R L OOK RD JIMH O G G PARKRD C E DAR BREAKSPARKRD CEDAR BRE A K S P A R K R D 0 2,000 4,000Feet Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ Future Land Use / Overall Transportation Plan Exhibit #2REZ-2014-003 Legend Thoroughfare Future Land Use Institutional Regional Commercial Community Commercial Employment Center HIgh Density Residential Low Density Residential Mining Mixed Use Community Mixed Use Neighborhood Center Moderate Density Residential Open Space Specialty Mixed Use Area Ag / Rural Residential Williams Dr ShellRd Site ³ City Limits Street Site Existing Collector Existing Freeway Existing Major Arterial Existing Minor Arterial Existing Ramp Proposed Collector Proposed Freeway Propsed Frontage Road Proposed Major Arterial Proposed Minor Arterial Proposed Railroad REZ-2014-003 D B W o o d Rd C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N C I T Y O F G E O R G E T O W N CITY OF GEORGETOWN C I T Y O F G E O R G E T O W N CITY OF GEORGETOWN REZ-2014-003 REZ-2014-003 V I N C A D R T U R TL E C V T E R I C T MIRIQUITA RD ELMWOOD DR F O S S I L R I M C V VILLAGE COMMONS BLVD L A V A C ALN A C K E R R D B O Q U IL L A T R L DANDELION DR S O N O R A T R C E H A C I E N D A H E I G H T S C V F O R T D A V I S S T WESTBURYLNROSEBUDLN JIM HOGG PARK RD TORTOISE LN MORELAND DR LE A N N E D R T E R L I N G U A T R L WILLIAMS DR C O N C H O T R L H E R I T A G E O A K S B N D S P RIN G C T W IN D H O LL O W D R LOSTCEDARS P A L O D U R O C A N Y O N T R L D B WOOD RD W S E Q U O I A S P U R B I G T H I C K E T S T S P R I N G W A T E R L N CLIFFW OOD DR MIRAMARDR DEWBERRY DR SIERRA BLANCO LOOP P E N N Y L N L O S T M A P L E S T R L H I C K O R Y L N W O O D S T O C K D R SHELL RD B I G B E N D T R L TURTLE BND C A P R O C K C A N Y O N T R L R E D P O P P Y T R L A L L E N C I R W O O D L A K E D R V I L L A G E P A R K D R C E D A R B R E A K S P A R K R D OLDE OAK DR WILDWOOD DR C A S A L O M A C I R L A K E O V E R L O O K R D S E D R O T R L WILLIA M S D R D B WOOD RD 0 2,000 4,000 Feet Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ REZ-2014-003Zoning Information Exhibit #3 ShellR d WilliamsDr³ City Limits Street Site Site D B W o od Rd City of Georgetown, Texas SUBJECT: Public Hearing and possible action on a Rezoning of 3.40 acres in the Joseph Thompson Survey from the Agriculture (AG) District to the Residential Single-Family (RS) District for land to be added to the future Bluffview Subdivision. REZ-2013-022 (Jordan Maddox) ITEM SUMMARY: The acreage proposed for rezoning sits on a portion of property generally known as Weir Ranch. Due to a shift in the right-of-way alignment for the future Southwest Bypass roadway, the developer is seeking annexation and zoning for the 3.40 acres so that it may be included with the platted subdivision now known as Bluffview. The rezoning to RS is consistent with the majority of property within the future Bluffview subdivision and will allow for the construction of additional lots east of the Southwest Bypass roadway. Public Comments: None Staff Recommendation: Recommend to the City Council approval of the rezoning request, conditional upon the completion of annexation on May 27th. City Council Hearing: May 13th Special Considerations: The property is scheduled to be annexed at the May 27th City Council meeting. The final annexation and zoning ordinance actions will be considered by Council at that time. FINANCIAL IMPACT: None. The applicant has paid the required fees. SUBMITTED BY: Jordan Maddox ATTACHMENTS: Description Type Staff Report Backup Material Exhibit A - Location Map Backup Material Exhibit B - Survey Backup Material Exhibit C - Aerial Backup Material Exhibit D - Future Land Use Backup Material Exhibit E - Zoning Map Backup Material Georgetown Planning Department Staff Report Bluffview (fka Weir ranch) - Rezoning Page 1 of 3 Report Date: April 24, 2014 File No: REZ-2013-022 (part 2) Project Planner: Jordan Maddox, Principal Planner Item Details Project Name: Weir Ranch Location: Leander Road / RM 2243 approx. 2 miles west of IH 35 (See Exhibit 1) Total Acreage: 3.40 acres Legal Description: 3.40 acres in the Joseph Thompson Survey Applicant: Paul Linehan, Land Strategies, Inc. Property Owner: AC Weir Properties, Ltd. Contact: Paul Linehan, Land Strategies, Inc. Existing Use: Undeveloped land Existing Zoning: Out of City (Annexation in process - Agriculture (AG) District upon annexation) Proposed Zoning: Residential Single-family (RS) District Future Land Use: Moderate Density Residential Growth Tier: Tier 2 Overview of Applicant’s Request The applicant is requesting the rezone property that is currently in the process of annexation. The acreage proposed for rezoning sits on a portion of property generally known as Weir Ranch. Due to a shift in the right-of-way alignment for the future Southwest Bypass roadway, the developer is seeking annexation and zoning for the 3.40 acres so that it may be included with the platted subdivision now known as Bluffview. The rezoning to RS is consistent with the majority of property within the future Bluffview subdivision and will allow for the construction of additional lots east of the Southwest Bypass roadway. Site Information Location: This property is located approximately 2 miles west of IH 35 and 1000 feet west of the Riverview Drive and Leander Road intersection. (See Exhibit 1) Physical Characteristics: The larger property is currently a heavily treed, undeveloped tract that contains river Planning Department Staff Report Bluffview (Weir Ranch) Rezoning (part II) Page 2 of 3 frontage on the South San Gabriel River as shown on Exhibit 4. Surrounding Properties: The surrounding properties include residential, quarry and undeveloped land. (See Exhibit 4) Location Zoning Future Land Use Existing Use North AG, Agriculture and RS, Residential Single- family Moderate Density Residential and Open Space Undeveloped land South RS, Residential Single- family Moderate Density Residential Undeveloped land East RS, Residential Single- family Moderate Density Residential Riverview Subdivision, residential and planned remainder of Bluffview West AG, Agriculture and ETJ Mixed Use Community Quarry (See Exhibits 2 and 3) Property History The property is currently in the annexation process. Once annexed and zoned, the developer’s intent is to include the 3+ acres into the Bluffview Subdivision. A Preliminary Plat application will be processed separately. Proposed Zoning District The Residential Single Family (RS) District is intended for areas of medium density with a minimum lot size of 5,500 square feet and contains standards that maintain the single- family neighborhood characteristics. 2030 Plan Conformance The proposed rezoning is in conformance with the 2030 Plan land use designation of Moderate Density Residential, prividing for a density ranging between 3.1 and 6 dwelling units per gross acre. The 2030 Plan land use designation is compatible with the proposed residential zoning district. 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. Planning Department Staff Report Bluffview (Weir Ranch) Rezoning (part II) Page 3 of 3 Transportation The access to this project is provided via Leander Road. The future subdivision will provide connectivity to the existing Riverview Subdivision and potentially to the future development to the west. There will be no access to the Southwest Bypass. Future Application(s) The following applications will be required to be submitted: · Preliminary Plat to be considered by the Planning and Zoning Commission; · Final Plat is to be processed administratively; · Construction Plans will be processed administratively; and · Building permits for construction. Staff Analysis Staff is supportive of the requested rezoning for the following reasons: 1. The Future Land Use designation of Moderate Density Residential supports the proposed residential use. 2. The existing zoning situation of the surrounding area is primarily RS, AG and ETJ as much of the area is still undeveloped. 3. The surrounding developed uses include residential properties to the east and the property within the remainder of the Bluffview subdivision is planned for residential. Public Comments A total of 1 notice was sent out to property owners within 200 feet of the proposed rezoning. Public notice was posted in the Sun newspaper on April 20, 2014. As of the writing of this report, no written comments have been received. Attachments Exhibit A – Location Map Exhibit B - Survey Exhibit C – Aerial Map (2013) Exhibit D – Future Land Use Map Exhibit E – Zoning Map Meetings Schedule May 6, 2014 – Planning and Zoning Commission May 13, 2014 – City Council First Reading May 27, 2014 – City Council Second Reading CITY OF GEORGE T O W N CITY OF GEORGE T O W N G e o r g e t o w n E T J Georget o w n E T J L E A N D E R R D R I V E R V I E W D R WEIR RANCH RD ANX-2013-009 REZ-2013-022 Exhibit A Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,000 2,000Feet ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ Leande r R d §¨¦35 Site City Limits Street Site ³ Exhibit B Exhibit B Exhibit B Exhibit B ANX-2013-009 FOX HO L L O W D R RI V E R D O W N R D R I V E R R I D G E D R BRO A D VIST A C T OAKMONT CT RIMROCK CV HIDE A W A Y CV BENT TREE DR R I V E R V I E W D R R I D G E R U N C T R I V E R V I E W C V RED OAK CT LEAND E R R D RIMROCK DR R I D G E R U N D R WEIR RAN C H R D LegendSiteParcelsCity LimitsGeorgetown ETJ Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ 0 1,000 2,000Feet Exhibit C REZ-2013-022 (pt 2) Leande r R d §¨¦35 Site City Limits Street Site ³ CIT Y O F G E O R G E T O W N CITY OF GEORGE T O W N C I T Y O FGEORGETOWN (R i v e r /S t r e a m ) (R i ve r /S t r e a m )G e o r g e t o w n E T J Geo r g e t o w n E T J Georget o w n E T J Georget o w n E T J R I V E R D O W N R DFOXHOLLOWDR LEAND E R R D W E I R R A N C H R D R I V E R V IEW D R R I V E R DOWNRD BE N T T R E E D R RIV E R R I D G E D R R I D G E R U N D R RI M RO C K D R R I V E R V I E W C V A N X - 2 0 1 3 - 0 0 9 0 1,000 2,000 Feet Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ Future Land Use / Overall Transportation Plan Exhibit D REZ-2013-022 (pt 2) Legend Thoroughfare EC EF EMA EMIA ERF PC PF PFR PMIA Future Land Use Institutional Regional Commercial Community Commercial Employment Center HIgh Density Residential Low Density Residential Mining Mixed Use Community Mixed Use Neighborhood Center Moderate Density Residential Open Space Specialty Mixed Use Area Ag / Rural Residential PMA PR Leande r R d §¨¦35 W University Ave Site ³ City Limits Street Site CITY OF GEORGE T O W N CITY OF GEORGE T O W N C I T Y O FGEORGETO WN (R i v e r /S t r eam) (R i v e r/S t r e a m ) BRO A D VIST A C T OAKMONT CT RIMROCK CV HIDE A W A Y CV BENT TREE DR R I V E R V I E W D R R I D G E R U N C T R I V E R R I D G E D R LEAND E R R D R I V E R V I E W C V RED OAK CT FOX HO L L O W D R R I M R O C K D R R I D G E R U N D R RI V E R D O W N R D WEIR RANCH R D 0 1,000 2,000 Feet Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only ¯ LegendSiteParcelsCity LimitsGeorgetown ETJ REZ-2013-022 (pt 2) Zoning Information Exhibit E Leande r R d §¨¦35³ City Limits Street Site Site A N X - 2 0 1 3 - 0 0 9 City of Georgetown, Texas SUBJECT: Public Hearing and possible action on proposed amendments to the Unified Development Code (UDC) relative to permitted zoning districts, development standards and definitions for multifamily land uses. (Valerie Kreger) ITEM SUMMARY: Background: The City Council held workshops on October 8, 2013 and March 25, 2014 to review and discuss multi- family trends and existing regulatory processes in the City of Georgetown. Concern was expressed regarding the stand-alone multi-family development occurring in commercial zoning districts and areas planned for the economic development of the City and that those multifamily uses were consuming wastewater capacity, reducing the potential of other properties to develop. Council was also concerned about the existing multi-family development district's density and height allowances. Council discussed the possibility of adding a Special Use Permit (SUP) requirement in commercial districts to provide an additional review layer and establishing more than one Multi-Family (MF) district to create a gradient of scale and intensity. At their April 8th, 2014 meeting, City Council approved a resolution directing staff to move forward with an emergency amendment to the UDC, that would be processed as an executive amendment and therefore bypass the UDC Advisory Committee. Summary of proposed changes to the UDC: Added a Special Use Permit (SUP) requirement in C-1 and C-3 districts for apartments with criteria/requirements Removed the current Multifamily (MF) district and replaced with: Low Density Multifamily District (MF-1) district - maximum of 14 dwelling units per acre, maximum building height of 35 feet, and 20-foot setbacks when adjacent to residential (10 when not) High Density Multifamily District (MF-2) district - maximum of 24 dwelling units per acre, maximum building height of 45 feet, and 30-foot setbacks when adjacent to residential (15 when not) Replaced “apartment” use with “multifamily detached dwelling units”, allowed in MF-1, and “multifamily attached dwelling units”, allowed in MF-1, MF-2 and C-1, C-3, BP, and MUDT with approval of an SUP Cleaned up the “townhouse” use and district to mean individual lot only, with the group lot townhouse product being a variation of “multifamily attached dwelling units” Replaced common recreation area requirements with easier to use amenity requirements Updated multifamily-related definitions, for clarity Upon recommendation by the Planning and Zoning Commission, these proposed UDC amendments will proceed forward to the City Council's May 13th regular meeting for public hearing and first reading of the ordinance. FINANCIAL IMPACT: - SUBMITTED BY: Valerie Kreger, AICP, Principal Planner and Andrew Spurgin, AICP, Planning Director ATTACHMENTS: Description Type Proposed UDC Amendment Exhibit Page 1 Chapter 4 Zoning Districts Section 4.01 Establishment of Zoning Districts Table 4.01.010 Zoning Districts Residential Zoning Districts RE Residential Estate RL Residential Low Density RS Residential Single-Family TF Two Family TH Townhouse MF Multifamily MF-1 Low Density Multifamily MF-2 High Density Multifamily MH Manufactured Housing Non-Residential Zoning Districts CN Neighborhood Commercial C-1 Local Commercial C-3 General Commercial OF Office IN Industrial Special Purpose Zoning Districts AG Agriculture BP Business Park PF Public Facilities PUD Planned Unit Development Mixed-Use Zoning Districts MU-DT Mixed Use Downtown MU Mixed Use Overlay Zoning Districts SP Special Area Plan Overlay D Downtown Overlay OT Old Town Overlay H Historic Overlay CVP Courthouse View Protection Overlay G Gateway Overlay Special Development Types (Apply to more than one District) - Residential Housing Diversity - Conservation Subdivision Section 4.04 Zoning District Purpose Statements 4.04.010 Residential Districts E. Townhouse District (TH) The Townhouse District (TH) is intended for townhouse and two-family dwellings attached single-family development. The TH District is appropriate for infill development as well as a transition from residential areas to non-residential areas. This District is also appropriate in areas designated on the Future Land Use Plan as one of the Mixed Use Land Use Categories. In the TH District, townhomes may shall be located on a single lot or multiple individual lots, provided that the provisions of this Chapter are met. * For Uses allowed in the TH District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 Page 2 F. Multifamily District (MF) The Multifamily District (MF) is intended for multifamily residential development, such as apartments, townhouses, and associated uses. The MF District is appropriate in areas designated on the Future Land Use Plan for higher density and mixed-use and may be located along major thoroughfares. The MF District is appropriate adjacent to both Residential and Non-Residential Districts. * For Uses allowed in the MF District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 F. Low Density Multifamily District (MF-1) The Low Density Multifamily District (MF-1) is intended for attached and detached multifamily residential development, such as apartments, condominiums, triplexes, and fourplexes, at a density not to exceed 14 dwelling units per acre. The MF-1 District is appropriate in areas designated on the Future Land Use Plan as High Density Residential or one of the Mixed-Use categories, and may be appropriate in the Moderate Density Residential area based on location, surrounding uses, and infrastructure impacts. Properties zoned MF-1 should have convenient access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF-1 District is appropriate adjacent to both residential and non- residential districts and may serve as a transition between single-family districts and more intense multifamily or commercial districts. * For Uses allowed in the MF-1 District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 G. High Density Multifamily District (MF-2) The High Density Multifamily District (MF-2) is intended for attached multifamily residential development, such as apartments and condominiums, at a density not to exceed 24 dwelling units per acre. The MF-2 District is appropriate in areas designated on the Future Land Use Plan as High Density Residential or one of the Mixed-Use categories. Properties zoned MF-2 should have direct access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF District is appropriate adjacent to both Residential and Non-Residential Districts and may serve as a transition between single-family districts and more intense commercial districts. * For Uses allowed in the MF-2 District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 H. Manufactured Housing District (MH) 4.04.020 Non-Residential Districts B. Local Commercial District (C-1) The Local Commercial District (C-1) is intended to provide areas for commercial and retail activities that primarily serve residential areas. Multifamily uses may be appropriate when secondary and supportive to surrounding commercial uses. Uses Development in this district should have pedestrian access to adjacent and nearby residential areas, but are is not appropriate along residential streets or residential collectors. The District is more appropriate along major and minor thoroughfares and corridors. * For Uses allowed in the C-1 District, see Chapter 5 * For Lot and Dimensional Standards, see Section 7.03 * For Building and Site Design Standards, see Sections 7.04 and 7.05 C. General Commercial District (C-3) The General Commercial District (C-3) is intended to provide a location for general commercial and retail activities that serve the entire community and its visitors. Uses may be large in scale and generate substantial traffic, making the C-3 District only appropriate along freeways and Page 3 major arterials. Multifamily uses may be appropriate when secondary and supportive to surrounding commercial uses. * For Uses allowed in the C-3 District, see Chapter 5 * For Lot and Dimensional Standards, see Section 7.03 * For Building and Site Design Standards, see Sections 7.04 and 7.05 Chapter 5 Zoning Use Regulations Section 5.02 Residential Uses Table 5.02.010 Residential Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Household Living Single-family, Detached P P P P P ---------- -- -- -- -- -- -- -- P Single-family, Attached -- -- -- L P P -------- -- -- -- -- -- -- -- -- A Two-family -- -- -- -- P P -------- -- -- -- -- -- -- -- -- Townhouse -- -- -- -- -- P P ------ --P --P ---- -- -- -- S Multifamily, Detached Dwelling Units ------------P -------------------- Apartment Multifamily, Attached Dwelling Units -- -- -- -- -- --P P P -- --P S P S -- S -- -- S E Manufactured Housing -- -- -- -- -- --------P -- -- -- -- -- -- -- -- Manufactured Housing Park -- -- -- -- -- --------P -- -- -- -- -- -- -- -- Accessory Dwelling Unit S S S S -- ---------- -- -- -- -- -- -- -- S B Second Dwelling Unit L -- -- -- -- ---------- -- -- -- -- -- -- -- -- C Upper-story Residential -- -- -- -- -- ---------- L L L L L -- -- L D Home-Based Business L L L L L L L L L L L L L L L -- -- L E F Group Living Group Home (6 residents or less) P P P P P P -------- -- -- -- -- -- -- -- P Group Home (7 to 15 residents) -- -- -- -- -- --P P P -- P P -- -- -- -- -- S Group Home (16 residents or more) -- -- -- -- -- --S S S -- P P -- -- -- -- S -- Assisted Living -- -- -- -- -- --P S P -- P P P -- -- -- -- S Nursing or Convalescent Home -- -- -- -- -- --P S P -- P P P -- -- -- ---- Hospice Facility S S S S S S P S P -- P P P -- -- -- -- S Orphanage P -- -- -- -- --P S P -- -- -- -- -- -- -- S -- Student Housing -- -- -- -- -- --S S S -- -- S -- -- -- -- -- -- Rooming or Boarding House -- -- -- S -- --P P P -- -- P -- -- -- -- -- S Halfway House S S S S S S S S S S -- -- -- -- -- -- -- -- 5.02.020 Residential Use Limitations E. Multifamily, Attached Dwelling Units Attached multifamily dwelling units are permitted in accordance with Table 5.02.010. Attached multifamily dwelling units subject to Special Use Permit approval shall also meet the following requirements. 1. The location and context of the attached multifamily development shall be secondary and supportive to established surrounding commercial uses, helping to facilitate an active, Page 4 pedestrian friendly environment where the mixture of uses enables people to live, work, play, and shop. 2. When reviewing the conceptual site layout required per Section 3.07.030.B, the City Council may consider and add limitations to any of the following, provided the requirements of the zoning district are not exceeded: a. Location of the development; b. Amount of lot frontage along a commercial corridor; c. Dwelling units per acre (maximum 24); d. Maximum building heights; e. Dwelling units per structure; f. Type and number of amenities; g. Accessory structures; h. Ingress and egress locations; and i. Landscape buffers. 4. Impervious coverage for attached multifamily developments in a C-1, C-3 or BP district shall be limited to 50% 5. Front setbacks shall be in conformance with the front setback of the district in which the attached multifamily development is proposed. Side and rear setbacks for attached multifamily developments in a C-1, C-3 or BP district shall be 15 feet, except where located adjacent to a residential zoning district the side and rear setbacks shall increase to 30 feet. 6. Building height shall be in conformance with the building height of the district in which the attached multifamily development is proposed. 7. A minimum building separation of 15 feet shall be provided between all buildings on the site. 8. Attached multifamily development in all districts must also meet the Building Design Standards of Section 7.04, the Lighting Design Standards of Section 7.05, and the Non- Residential Landscape Requirements of Section 8.04. 9. Attached multifamily development in all districts must also meet the Common Amenity Area requirements of Section 6.06.020 and the Parkland Dedication requirements of Section 13.05. 10. Multifamily development existing prior to May 27, 2014, or depicted on a Site Plan approved prior to May 27, 2014, shall be exempt from the requirements of the limitations of this Section, except that any expansion to that development shall require Special Use Permit approval in accordance with this Section. F. Home-Based Businesses Page 5 Section 5.03 Civic Uses Table 5.03.010 Civic Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Educational and Day Care Facilities School, Elementary L L L L L L L L L -- L L L -- -- -- L -- A School, Middle L S S S S S S S S -- L L L -- -- -- L -- A School, High L -- -- -- -- ---------- -- L L -- -- -- L -- A School, College or University L -- -- -- -- ---------- -- L L -- -- -- L S A School, Boarding L -- -- -- -- ---------- -- -- -- -- -- -- L -- A School, Business or Trade L -- -- -- -- ---------- -- L L L L L L S A Day Care, Family Home L L L L L L L L L L -- -- -- -- -- -- -- L B Day Care, Group S S S S S S L L L L L L L L L -- -- L B Day Care, Commercial -- -- -- -- -- --L L L -- L L L L L -- -- S B Government and Community Facilities Activity Center, Youth or Senior S S S S S S S S S -- L L L -- -- -- L S A Animal Shelter L -- -- -- -- ---------- -- -- -- -- -- L L -- A, C Community Center -- -- -- S -- ---------- S L L -- -- -- L S A Correctional Facility S -- -- -- -- ---------- -- -- S -- -- S S S Emergency Services Station S S S S S S S S S -- P P P P P P P P A Government or Postal Office -- -- -- -- -- ---------- P P P P P P P P Library or Museum -- -- -- -- -- ---------- P P P P -- -- P P Social Service Facility -- -- -- -- -- ---------- -- P P P -- -- P S Medical and Institutional Facilities Hospital -- -- -- -- -- ---------- -- P P -- -- -- P S Hospital, Psychiatric -- -- -- -- -- ---------- -- -- S -- -- -- S S Substance Abuse Treatment Facility -- -- -- -- -- ---------- -- -- S -- -- -- S -- Blood or Plasma Center -- -- -- -- -- ---------- -- P P -- -- -- -- S Places of Worship Religious Assembly Facilities L L L L L L L L L -- L L L L L -- L L A Religious Assembly Facilities with Columbaria L L L L L L L L L -- L L L L L -- L L A, D Parks and Open Spaces Nature Preserve or Community Garden P L L L L L L L L -- P P P P P P P P A Neighborhood Amenity, Activity, or Recreation Center L L L L L L L L L L -- L L -- -- -- -- -- A Public Park, Neighborhood L L L L L L L L L L L L L L L L L L A Public Park, Regional L -- -- -- -- ---------- -- L L -- -- -- L -- A Golf Course L L L L L L L L L -- -- -- -- -- -- -- L -- A Cemetery, Columbaria, Mausoleum or Memorial Park S -- -- S -- ---------- -- -- S -- -- S S -- A Page 6 Section 5.04 Commercial Uses Table 5.04.010 Commercial Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Overnight Accommodations Bed and Breakfast S S S S S S S S S -- L L -- -- -- -- -- L B Bed and Breakfast with Events S S S S S S S S S -- L L -- -- -- -- -- L B, C Inn S -- -- -- -- ---------- S P P -- -- -- -- P Hotel, Boutique -- -- -- -- -- ---------- -- P P S S -- -- S Hotel, Full Service -- -- -- -- -- ---------- -- P P -- L -- -- S D Hotel, Limited Service -- -- -- -- -- ---------- -- P P -- L -- -- -- D Hotel, Extended Stay -- -- -- -- -- ---------- -- -- P -- L -- -- -- D Motel -- -- -- -- -- ---------- -- -- P -- -- -- -- -- Campground or RV Park S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Food and Beverage Establishments Restaurant, General -- -- -- -- -- ---------- L L P L L -- L P E, A Restaurant, Drive-through -- -- -- -- -- ---------- S L P -- L -- -- S E, A Bar, Tavern or Pub -- -- -- -- -- ---------- S L L -- -- -- -- S F, A Dance Hall or Nightclub -- -- -- -- -- ---------- -- L L -- -- -- -- S F, A Micro Brewery or Micro Winery -- -- -- -- -- ---------- L L L -- -- -- -- L G, A Food Catering Services -- -- -- -- -- ---------- L L P -- P P -- P Entertainment and Recreation Live Music or Entertainment -- -- -- -- -- ---------- -- L L -- -- -- -- L H Theater, Movie or Live -- -- -- -- -- ---------- -- L P -- -- -- -- S I Membership Club or Lodge -- -- -- -- -- ---------- -- L P -- -- -- -- S A Sexually Oriented Business -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Major Event Entertainment S -- -- -- -- ---------- -- -- S -- -- S S -- Athletic Facility, Indoor or Outdoor -- -- -- -- -- ---------- -- -- L -- -- P L -- J Commercial Recreation -- -- -- -- -- ---------- -- L L -- -- -- -- S J, A Driving Range L -- -- -- -- ---------- -- -- L -- -- P -- -- J Firing Range, Indoor S -- -- -- -- ---------- -- -- S -- -- S -- -- Firing Range, Outdoor S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Health Services Home Health Care Services -- -- -- -- -- ---------- L L P P P -- -- P K, A Medical or Dental Office -- -- -- -- -- ---------- L L P P -- -- -- P K, A Medical or Dental Clinic -- -- -- -- -- ---------- -- L P P -- -- -- S K, A Urgent Care Facility -- -- -- -- -- ---------- -- L P -- -- -- -- S K, A Professional and Business Offices General Office -- -- -- S -- ---------- L L P P P P -- L K, A Integrated Office Center -- -- -- -- -- ---------- -- L P S P P -- L K, A Data Center -- -- -- -- -- ---------- -- -- L L P P -- -- L Page 7 Table 5.04.010 Commercial Uses (cont’d.) Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Consumer Retail Sales and Services General Retail -- -- -- -- -- ---------- L L P -- L -- -- L M, A Agricultural Sales P -- -- -- -- ---------- -- L P -- -- -- -- -- A Landscape Supply Sales / Garden Center P -- -- -- -- ---------- -- L P -- -- -- -- -- A Farmer's Market P -- -- -- -- ---------- L L P -- -- -- -- P A Flea Market S -- -- -- -- ---------- -- -- S -- -- -- -- -- Artisan Studio and Gallery P -- -- -- -- ---------- -- L P -- -- P -- P A Personal Services -- -- -- -- -- ---------- L L P P L -- -- P N, A Personal Services, Restricted -- -- -- -- -- ---------- -- S P -- -- -- -- S Dry Cleaning Service, Drop-off Only -- -- -- -- -- ---------- L L P P L -- -- P N, A Laundromat -- -- -- -- -- ---------- L L P -- -- -- -- P N, A Printing, Mailing and Reproduction Services -- -- -- -- -- ---------- L L P P L -- -- P N, A Fitness Center -- -- -- -- -- ---------- L L P -- L -- -- S O, A Banking and Financial Services -- -- -- -- -- ---------- -- L P P -- -- -- P A Consumer Repair -- -- -- -- -- ---------- L L P -- -- -- -- P A Small Engine Repair -- -- -- -- -- ---------- -- -- P -- P P -- -- Funeral Home -- -- -- -- -- ---------- -- L P -- -- -- -- -- A Kennel L -- -- -- -- ---------- -- -- L -- -- L -- -- P Veterinary Clinic, Indoor Pens Only P -- -- -- -- ---------- -- L P -- -- -- -- P A Veterinary Clinic, Indoor or Outdoor Pens P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Self Storage, Indoor -- -- -- -- -- ---------- -- -- L -- -- P -- -- Q Self Storage, Outdoor -- -- -- -- -- ---------- -- -- L -- -- L -- -- Q Commercial Sales and Services Commercial Document Storage -- -- -- -- -- ---------- -- -- -- P P P -- -- Event Catering and Equipment Rental Services -- -- -- -- -- ---------- -- -- P -- P P -- -- Furniture Repair and Upholstery -- -- -- -- -- ---------- -- -- -- -- P P -- -- Heavy Equipment Sales and Repair -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Pest Control or Janitorial Services -- -- -- -- -- ---------- -- L L -- -- P -- -- R, A Office/Showroom -- -- -- -- -- ---------- -- -- -- -- P P -- -- Wholesale Showrooms -- -- -- -- -- ---------- -- -- -- -- P P -- -- Greenhouse, Wholesale P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Stone, Mulch or Dirt Sales Yards P -- -- -- -- ---------- -- -- -- -- -- P -- -- Manufactured Housing Sales -- -- -- -- -- ---------- -- -- S -- -- P -- -- Page 8 Table 5.04.010 Commercial Uses (cont’d.) Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Automotive Sales and Services Automobile Sales, Rental or Leasing Facility -- -- -- -- -- ---------- -- -- S -- -- P -- -- S Automobile Parts and Accessories Sales, Indoor -- -- -- -- -- ---------- -- L P -- -- -- -- -- A Automobile Parts and Accessories Sales, Outdoor -- -- -- -- -- ---------- -- -- S -- -- P -- -- Automobile Repair and Service, Limited -- -- -- -- -- ---------- -- -- P -- -- P -- -- Automobile Repair and Service, General -- -- -- -- -- ---------- -- -- S -- -- P -- -- T Fuel Sales -- -- -- -- -- ---------- -- L P -- S P -- -- U Car Wash -- -- -- -- -- ---------- -- L P -- S P -- -- V Recreational Vehicle Sales, Rental or Service -- -- -- -- -- ---------- -- -- S -- -- P -- -- Towing Services and Impound Lots -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Section 5.05 Transportation and Utility Uses Table 5.05.010 Transportation and Utility Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Airport S -- -- -- -- ---------- -- -- -- -- -- S S -- Heliport -- -- -- -- -- ---------- -- -- L L L L L L A Bus Barn -- -- -- -- -- ---------- -- -- S -- -- P P -- Parking Lot, Off-Site -- -- -- -- -- ---------- -- P P P P P P P Parking Lot, Commercial -- -- -- -- -- ---------- -- P P P P P -- P Park-n-Ride Facility -- -- -- -- -- ---------- P P P P P P P P Private Transport Service Dispatch Facility -- -- -- -- -- ---------- -- S P -- -- P -- S Rail or Transit Yard -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Transit Passenger Terminal -- -- -- -- -- ---------- -- -- P -- -- P P P Utility Services, Minor P P P P P P P P P P P P P P P P P P Utility Services, Intermediate L L L L L L L L L L L P P P P P P L B Utility Services, Major -- -- -- -- -- ---------- -- P P P P P P -- Wireless Transmission Facility, 40' or less L L L L L L L L L L L L L L L L L L 5.10 Wireless Transmission Facility, over 40' -- -- -- -- -- ---------- -- -- S -- -- S S -- 5.10 Page 9 Section 5.06 Industrial Uses Table 5.06.010 Industrial Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Contractor Services, Limited -- -- -- -- -- ---------- -- -- -- -- P P -- -- Contractor Services, General -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Movie Production -- -- -- -- -- ---------- -- -- -- -- P P -- -- Printing and Publishing -- -- -- -- -- ---------- -- -- -- -- P P -- -- Office/Warehouse -- -- -- -- -- ---------- -- -- -- -- P P -- -- Research, Testing and Development Lab -- -- -- -- -- ---------- -- -- -- -- P P -- -- Manufacturing, Processing and Assembly, Limited -- -- -- -- -- ---------- -- -- -- -- P P -- -- Manufacturing, Processing and Assembly, General -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Warehousing and Distribution, Limited -- -- -- -- -- ---------- -- -- -- -- S P -- -- Warehousing and Distribution, General -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Truck Terminal -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Lumber Yard -- -- -- -- -- ---------- -- -- S -- -- P -- -- Dry Cleaning or Laundry Plant -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Asphalt or Concrete Batch Plant -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Resource Extraction S -- -- -- -- ---------- -- -- -- -- -- S -- -- Oil Refinery and Distribution -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Recycling Collection Center -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Waste Related Uses -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Wrecking, Scrap or Salvage Yard -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Section 5.07 Agricultural Uses Table 5.07.010 Agricultural Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Farm Stand P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Petting Zoo P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Animal Husbandry P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Dairy S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Commercial Feed Lot S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Meat Market P -- -- -- -- ---------- -- S S -- -- P -- -- Aquaculture P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Horticulture P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Vineyard P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Taxidermist P -- -- -- -- ---------- -- -- -- -- -- P -- -- Public Stable, Riding Academy P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Page 10 Section 5.08 Temporary Uses Table 5.08.010 Temporary Uses Temporary Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Seasonal Product Sales L L L L L L L L L L L L L L L L L L L A Farmer's Market, Temporary L -- -- -- -- --L L L L L L L L L L L L L A Mobile or Outdoor Food Vendor -- -- -- -- -- ---------- -- -- L -- L L L L L A Business Offices, Temporary -- -- -- -- -- --L L L L L L L L L L L L L B Concrete Products, Temporary L L L L L L L L L L L L L L L L L L L C Construction Field Office L L L L L L L L L L L L L L L L L L L D Construction Staging, Off-site L L L L L L L L L L L L L L L L L -- L E Parking Lot, Temporary L L L L L L L L L L L L L L L L L L L F Portable Classrooms L L L L L L L L L -- L L L -- -- -- L -- L G Residential Sales Offices/Model Homes L L L L L L -------- -- -- -- -- -- -- -- -- L H All Other Uses as Determined by the Director L L L L L L L L L L L L L L L L L L L I Chapter 6 Residential and Agriculture Zoning Districts: Lot, Dimensional and Design Standards Section 6.03 Development Standards 6.03.070 TH – Townhouse District The Townhouse District (TH) is intended for townhouse and two-family dwellings attached single- family development. The TH District is appropriate for infill development as well as a transition from residential areas to non-residential areas. This District is also appropriate in areas designated on the Future Land Use Plan as one of the Mixed Use Land Use Categories. In the TH District, townhomes may shall be located on a single lot or multiple individual lots, provided that the provisions of this Chapter are met. More than one principal structure may be located on a single lot, with a maximum of six units per structure. A townhouse row shall not include more than six connected units. Townhouse development constructed in a Non-Residential District shall comply with the minimum setbacks, building heights, and impervious cover of the non-residential districts. All other lot and dimensional standards of the TH District, as noted in the table below, shall be met, in addition to residential design standards numbers 1 – 4 in subsection “C” of this Section. Dimension Interpretations and Exceptions in Section 6.05 and applicable Site Design standards located in Section 6.06 shall apply to such development. Page 11 A. Lot and Dimensional Standards TH – Townhouse Overall Lot Size, minimum square feet 6,000 Townhouse Lot Size, minimum square feet 2,000 Dwelling Units per Structure Row, max. 6 Overall Lot Width, minimum feet 66 Townhouse Lot Width, minimum feet 22 Front Setback, minimum feet 15 Non-Shared Wall Side Setback, minimum feet 10 Interior Shared Wall Side Setback, minimum feet 0 Rear Setback, minimum feet 15 Building Height, maximum feet 4035 Accessory Building Height, maximum feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Townhouse (on one lot or multiple individual lots). 2. Two-family. 32. Single-family, Attached (provided that the requirements in Section 6.03.070.C.6 are met). 43. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the TH District. 54. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the TH District. 65. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible with the primary uses allowed in the TH District. C. Residential Design Standards 1. Required Setbacks a. Except as otherwise provided herein, the minimum front setback shall be 15 feet. A minimum front setback of 5 10 feet is permissible with approved rear access or parking in the rear setback with approved rear access when off-street parking access is limited to the rear of the property. c. A minimum building separation of 10 feet is required between all townhouse structures located on a single lot. 4. Common Recreation Amenity Area Common Recreation Amenity Areas are required for townhouse development in the TH District in accordance with Section 6.06.040020. 6.03.080 MF – Multi-family District The Multifamily District (MF) is intended for Multi-family residential development, such as apartments, townhouses, and associated uses. The MF District is appropriate in areas designated on the Future Land Use Plan for higher density and mixed-use and may be located along major thoroughfares. The MF District is appropriate adjacent to both Residential and Non-Residential Districts. More than one (1) principal structure may be erected on a single lot in the MF District. Multifamily units constructed in a Non-Residential District shall comply with the standards of the particular Non-Residential District, not the standards of the MF District. However, all design standards of this Section shall apply in addition to such standards of the Non-Residential District, where the more stringent provision shall apply. In addition, Dimensional Interpretations and Exceptions in Page 12 Section 6.05 and applicable Site Design standards located in Section 6.06 shall apply to such development. A. Lot and Dimensional Standards MF – Multifamily Lot Size, minimum square feet 12,000 Townhouse Lot Size, minimum square feet 2,000 Units per acre, maximum 24 Apartment Units per Structure, maximum 24 Townhouse Units per structure, max. 6 Lot Width, minimum feet 40 Townhouse Lot Width, minimum feet 22 Front Setback, minimum feet 20 Side Setback, minimum feet 20 Interior Side Setback or a Townhouse, minimum feet 0 Rear Setback, minimum feet 20 Building Height, minimum feet 60 Accessory Building Height, max. feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Multifamily. 2. Townhouse (on one lot or multiple lots). 3. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the MF District. 4. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the MF District. 5. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible with the primary uses allowed in the MF District. C. Residential Design Standards The design standards below apply to all dwellings in the MF District in addition to all Site Design standards in Section 6.06. 1. Multifamily development shall comply with the Building and Site Design provisions of Sections 7.04 and 7.05 of this Code. 2. A minimum building separation of 15 feet is required between all primary buildings on the site. 3. A Low or Medium Bufferyard is required for the MF District adjacent to the AG (Low Level), RE, RL and RS Districts. See Section 8.04.060 for Bufferyard requirements. 4. Common Recreation Areas are required for development in the MF District in accordance with Section 6.06.020. D. Non-Residential and Accessory Design Standards 1. Non-Residential and accessory uses shall meet all of the lot and dimensional standards of the MF District, in addition to the provisions in Sections 6.05 and 6.06. 2. Non-Residential uses shall meet all requirements of Section 7.04 and 7.05. 3. Accessory uses shall also meet all the specific requirements of 6.06.010. E. Other Requirements of This Chapter 1. Dimensional Interpretations and Exceptions, Section 6.05. Page 13 2. Residential Site Design Standards, Section 6.06. 3. Common Recreation Area, Section 6.06.020. 6.03.080 MF-1 – Low Density Multifamily District The Low Density Multifamily District (MF-1) is intended for attached and detached multifamily residential development, such as apartments, condominiums, triplexes, and fourplexes, at a density not to exceed 14 dwelling units per acre. The MF-1 District is appropriate in areas designated on the Future Land Use Plan as High Density Residential or one of the Mixed-Use categories, and may be appropriate in the Moderate Density Residential area based on location, surrounding uses, and infrastructure impacts. Properties zoned MF-1 should have convenient access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF-1 District is appropriate adjacent to both residential and non-residential districts and may serve as a transition between single-family districts and more intense multifamily or commercial districts. A. Lot and Dimensional Standards MF-1 – Low Density Multifamily Lot Size, minimum square feet 12,000 Dwelling Units per Acre, maximum 14 Dwelling Units per Structure, maximum 12 Lot Width, minimum feet 50 Front Setback, minimum feet 20 Side Setback, minimum feet 10 Side Setback to Residential District, minimum feet 20 Rear Setback, minimum feet 10 Rear Setback to Residential District, minimum feet 20 Building Height, maximum feet 35 Accessory Building Height, maximum feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Multifamily, Detached Dwelling Units. 2. Multifamily, Attached Dwelling Units. 3. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the MF-1 District. 4. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the MF-1 District. 5. Those accessory uses that may be compatible with the primary uses allowed in the MF-1 District per Section 5.01.020.E of this Code. C. Residential Design Standards The design standards below apply to all residential development in the MF-1 District in addition to the provisions of Sections 6.05 and 6.06 of this Chapter. 1. All development within the MF-1 District shall also comply with the Building Design standards of Section 7.04 and the Lighting Design standards of Section 7.05 of this Code. 2. A minimum building separation of 15 feet is required between all buildings on the site. 3. Landscape bufferyards are required between the MF-1 District and adjacent AG, RE, RL and RS Districts. See Section 8.04.060 for Bufferyard requirements. 4. Common Amenity Areas are required for development in the MF-1 District in accordance with Section 6.06.020. Page 14 D. Non-Residential and Accessory Design Standards 1. Non-Residential and accessory uses shall meet all of the lot and dimensional standards of the MF-1 District, in addition to the provisions in Sections 6.05 and 6.06. 2. Non-Residential uses shall meet all requirements of Section 7.04 and 7.05. 3. Accessory uses shall also meet all the specific requirements of 6.06.010. E. Other Requirements of this Code 1. Dimensional Interpretations and Exceptions, Section 6.05 2. Accessory Structures and Recreation Areas, Section 6.06 3. Common Recreation Area, Section 6.06.020 4. Chapter 8, Tree Preservation, Landscaping, and Fencing 5. Chapter 9, Off-Street Parking and Loading 6.03.090 MF-2 – High Density Multifamily District The High Density Multifamily District (MF-2) is intended for attached multifamily residential development, such as apartments and condominiums, at a density not to exceed 24 dwelling units per acre. The MF-2 District is appropriate in areas designated on the Future Land Use Plan as high density residential or mixed-use. Properties zoned MF-2 should have direct access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF District is appropriate adjacent to both Residential and Non-Residential Districts and may serve as a transition between single-family districts and more intense commercial districts. A. Lot and Dimensional Standards MF-2 – High Density Multifamily Lot Size, minimum square feet 2 acres Dwelling Units per acre, maximum 24 Dwelling Units per Structure, maximum 24 Lot Width, minimum feet 50 Front Setback, minimum feet 25 Side Setback, minimum feet 15 Side Setback to Residential District, minimum feet 30 Rear Setback, minimum feet 15 Rear Setback to Residential District, minimum feet 30 Building Height, maximum feet 45 Accessory Building Height, maximum feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Multifamily, Attached Dwelling Units. 2. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the MF-2 District. 3. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the MF-2 District. 4. Those accessory uses that may be compatible with the primary uses allowed in the MF-2 District per Section 5.01.020.E of this Code. C. Residential Design Standards The design standards below apply to all residential development in the MF-2 District in addition to the provisions of Sections 6.05 and 6.06 of this Chapter. Page 15 1. All development within the MF-2 District shall also comply with the Building Design standards of Section 7.04 and the Lighting Design standards of Section 7.05 of this Code. 2. A minimum building separation of 15 feet is required between all buildings on the site. 3. Landscape bufferyards are required between the MF-2 District and adjacent AG, RE, RL and RS Districts. See Section 8.04.060 for Bufferyard requirements. 4. Common Amenity Areas are required for development in the MF-2 District in accordance with Section 6.06.020. D. Non-Residential and Accessory Design Standards 1. Non-Residential and accessory uses shall meet all of the lot and dimensional standards of the MF-2 District, in addition to the provisions in Sections 6.05 and 6.06. 2. Non-Residential uses shall meet all requirements of Section 7.04 and 7.05. 3. Accessory uses shall also meet all the specific requirements of 6.06.010. E. Other Requirements of this Code 1. Dimensional Interpretations and Exceptions, Section 6.05 2. Accessory Structures and Recreation Areas, Section 6.06 3. Common Recreation Area, Section 6.06.020 4. Chapter 8, Tree Preservation, Landscaping, and Fencing 5. Chapter 9, Off-Street Parking and Loading 6.03.090 6.03.100 MH – Manufactured Housing District 6.06.020 Common Recreation Amenity Area A. Applicability The provisions of this Section apply to: 1. Townhouses; 2. Attached or detached Mmultifamily structures development; or 3. Manufactured housing parks; and 4. Developments with one or more lots on which are placed Any development type where more than ten (10) two (2) dwelling units are located on the same parcel. B. Common Recreation Amenity Area Requirements 1. A minimum of 280 square feet per dwelling unit of an improved common Common recreation amenity area shall be provided and/or improved by the developer. This recreation amenity area is an in addition to any required parkland dedication or private open space requirement. 2. The recreation amenity area shall be privately constructed, maintained and operated by the developer, residents of the subdivision through an incorporated homeowners association or property owners association, or the owner of the manufactured home lease community, and the person or entity responsible for ownership, and maintenance,. and operational Operational responsibilities shall be noted on the plat and/or on a separate instrument recorded in the Official Records of Williamson County. 3. The required recreation area shall meet the basic needs of a local park, be approved by the Director and shall include either subsection (a) or (b), below. When two areas are required, they shall differ from one another. a. At least two (2) of the following: i. Children’s play areas; ii. Picnic areas; iii. Trails (walkways or bike trails); Page 16 iv. Landscaped sitting areas; or b. At least one (1) of the following: i. Game court areas; ii. Turf playing fields; iii. Swimming pools; iv. Recreational buildings. 3. Common amenity area(s), accessible to all residents, shall be provided at the following rate: Number of Dwelling Units Minimum Number of Amenities 0-12 0 13-49 1 50-99 2 100-149 3 150-199 4 200 or more 5 4. The required amenity area(s) shall be selected from those listed below. Director approval shall be required for any amenity types not listed. When more than one amenity is required, they shall differ from one another. a. Playground equipment - manufacturer must certify that it meets all commercial recreational safety standards b. Picnic areas – minimum of two (2) tables and two (2) cooking grills per 100 dwelling units c. Trails (walkways or bike trails) - at least the distance of the perimeter of the property d. Landscaped sitting areas – minimum of one (1) bench per building either in an organized grouping or dispersed throughout development e. Fenced dog park - minimum size of 2,500 square feet with 25-foot minimum depth f. Private fitness facility g. Business center h. Sport courts i. Clubhouse – to include kitchen and social room for resident use j. Swimming Pool k. Laundry facility l. After school center for children m. Community garden – minimum 200 square feet 45. The common recreation amenity area shall be designed to adequately serve the number of dwellings within the development, according to accepted City standards set by the Parks and Recreation Department. All equipment and other improvements must be of commercial quality and approved by the Director of Parks and Recreation. 56. At least 50% of the common recreation amenity area must be located outside of the 100- year floodplain. Chapter 7 Non-Residential Zoning Districts: Lot, Dimensional and Design Standards Section 7.03 Development Standards 7.03.010 General B. In addition to the provisions of this Code identified in Section 7.03.010.A, all All Residential development in a Non-Residential Zoning District shall comply with the lot, dimensional, and Page 17 design standards of this Chapter. See Additionally, townhouse development shall be required to meet the standards of Sections 6.03.070.C and 6.02.0206.03.080 for additional requirements. See Section 5.02.020.E related to Special Use Permits for multifamily uses in a C-1, C-3, BP, or MUDT district. Chapter 8 Tree Preservation, Landscaping and Fencing Section 8.04 Non-Residential Landscape Requirements 8.04.060 Bufferyards Table 8.04.060 Bufferyard Level Required Adjacent District AG RE RL RS TF MH TH MF MF1 MF2 CN C1 C3 OF PF BP IN MUDT Bu f f e r y a r d R e q u i r e d AG c c c c c c c c c c -- -- -- -- -- -- -- -- MH a a a a a -- -- -- -- -- -- -- -- -- -- -- -- -- TH a a a a a b -- -- -- -- -- -- -- -- -- -- -- -- MF a c c c c c -- -- -- -- -- -- -- -- -- -- MF1 a c c c c c -- -- -- -- -- -- -- -- -- -- -- MF2 a c c c c c -- -- -- -- -- -- -- -- -- -- -- CN a a a a a a a a a a -- -- -- -- -- -- -- -- C1 c c c c c c c c c c -- -- -- -- -- -- -- -- C3 c c c c c c c c c c -- -- -- -- -- -- -- -- OF c c c c c c c c c c -- -- -- -- -- -- -- -- PF c c c c c c c c c c -- -- -- -- -- -- -- -- BP c c c c c c c c c c -- -- -- -- -- -- -- -- IN e e e e e e e e e e d d d d d -- -- d MUDT a a a a a a -- -- -- -- -- -- -- -- -- -- -- -- e. A High Level Bufferyard is required when a property zoned IN District develops adjacent to a RE, RL, RS, TF, TH, or MF MF-1, or MF-2 District or when adjacent to an existing single- family home in the AG District. Chapter 11 Environmental Protection Section 11.02 Impervious Cover 11.02.010 Impervious Cover Limitation Table 11.02.010.B Impervious Cover (max. %) for Residential Zoning Districts Residential Zoning Districts AG RE RL RS TF TH MF MF1 MF2 MH All properties 20 40 45 45 45 50 50 50 50 50 Chapter 16 Definitions Section 16.02 Definitions Apartment. A structure that contains four three or more dwelling units that share common walls, floors or ceilings with one or more dwelling units. The land underneath the apartment structure is not divided into separate lots. See also Multifamily, Attached Dwelling Units. Duplex. A residential structure containing two (2) attached dwelling units which share common walls and are designed exclusively for the use and occupancy of two families living independently of each other. The land underneath the structure is not divided into separate lots. See also Two-family. Page 18 Fourplex. A multifamily structure containing four (4) attached dwelling units which share common walls and are designed exclusively for the use and occupancy of four families living independently of each other. The land underneath the structure is not divided into separate lots. May also be referred to as a quadraplex. See also Multifamily, Attached Dwelling Units. Multifamily. A structure that contains two The use of a single lot or parcel for three or more dwelling units that share common walls or floor/ceilings with one or more units regardless of whether those dwelling units are attached within one structure or detached in multiple structures. The land underneath the structure is not divided into separate lots. Multifamily include structures such as townhouses, three- plexes, four- or quad-plexes, apartments, and condominiums. Does not constitute nor equal the a Multifamily Zoning District or uses allowed therein. Multifamily, Attached Dwelling Units. Three or more dwelling units located on a single lot or parcel, with each dwelling unit located in a structure containing three or more dwelling units. This term includes, but is not limited to, triplexes, quadraplexes, and apartments. Multifamily, Detached Dwelling Units. Three or more dwelling units located on a single lot or parcel, with each dwelling unit located within a structure containing no more than two dwelling units. Single-family, Attached. A single-family dwelling unit, located on its own lot that shares one or more common or abutting walls with one other single-family dwelling unit on a separate lot. Townhouse. A dwelling unit on an individual lot that is part of a series of Tthree or more dwelling units having common side walls with or abutting one or more adjoining dwelling units in a townhouse group row. Townhouse Lot. A lot being a portion of a townhouse development that is intended for separate ownership, whether officially divided as a legal lot or maintained under ownership with the other townhouse lots in the structure. A townhouse lot consists of the townhouse and associated required private open space. Townhouse lots are only applicable when three or more townhouses are grouped in a single structure Townhouse Row and cannot stand alone as a single lot. Townhouse Row. A series of three (3) or more connected townhouses. Triplex. A multifamily structure containing three (3) attached dwelling units which share common walls and are designed exclusively for the use and occupancy of three families living independently of each other. The land underneath the structure is not divided into separate lots. See also Multifamily, Attached Dwelling Units. Two-family. The use of a single lot or parcel for two dwelling units contained within a single building, other than a mobile home. See also Duplex.