HomeMy WebLinkAboutAgenda_P&Z_09.15.2015Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
September 15, 2015 at 6:00 PM
at City Council Chambers, 101 E. 7th Street, Georgetown
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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,
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A - As of the deadline, no persons were signed up to speak on items other than what was posted on
the agenda.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted upon
with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and
acted upon individually as part of the Regular Agenda.
B Consideration of the minutes from August 18, 2015.
C Consideration and possible action on a Preliminary Plat Amendment to alter the phasing
schedule for the Madison at Georgetown Section 1. (PP-2015-001) Jordan Maddox, AICP,
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Principal Planner
D Consideration and possible action on a Site/Construction Plan for Woodlake Commercial
Subdivision, Lot 5, as required in Section 2(2.) of Ordinance 2002-04, located at 203 Wildwood
Drive. (SCP-2015-007) Mike Elabarger, Senior Planner
Legislative Regular Agenda
E Public Hearing and possible action on a request to Rezone 353.45 acres in the Stubblefield
Survey near the intersection of Rockride Lane and Sam Houston Ave, to be known as
Saddlecreek, from Agriculture (AG) to Planned Unit Development (PUD). (REZ-2014-022)
Jordan J. Maddox, AICP, Principal Planner
F Public Hearing and possible action on a request to Rezone 12.56 acres in the D. Wright Survey
located at 2150 IH 35 from Agriculture (AG) to 5.92 acres of General Commercial (C-3) and 6.65
acres of Industrial (IN). (REZ-2015-011) Carolyn Horner, AICP, Planner
G Consideration and possible action on a request to Rezone 5.085 acres in the Dyches Survey
located at the northwest corner of S.E. Inner Loop and F.M. 1460 from Agriculture (AG) to Local
Commercial (C-1). (REZ-2015-003) Carolyn Horner, AICP, Planner
H Discussion Items:
Update on the Unified Development Code Advisory Committee (UDCAC) meetings.
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 October 6, 2015, Planning and Zoning commissioners meeting in the Council
Chambers located at 101 East 7th Street, starting at 6:00pm.
CERTIFICATE OF POSTING
I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice
of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public
at all times, on the ______ day of __________________, 2015, at __________, and remained so
posted for at least 72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Jessica Brettle, City Secretary
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City of Georgetown, Texas
Planning and Zoning
September 15, 2015
SUBJECT:
Consideration of the minutes from August 18, 2015.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
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City of Georgetown, Texas
Planning and Zoning
September 15, 2015
SUBJECT:
Consideration and possible action on a Preliminary Plat Amendment to alter the phasing
schedule for the Madison at Georgetown Section 1. (PP-2015-001) Jordan Maddox, AICP,
Principal Planner
ITEM SUMMARY:
Background:
The applicant has requested a Preliminary Plat amendment to adjust the phasing order of the
project, shifting Phase II towards the front of the project to a single lot at SH 195 and the proposed
Vaquero Pass intersection. Phase II, as now proposed, would be for a 15.96-acre tract of land (Lot
1, Block A on the preliminary plat) that is zoned Multi-Family, High Density (MF-2). The phasing
amendment would move up the planned Phase IV to Phase II and push back the previously
approved phases II and III.
Recommended Motion:
Approval of the Preliminary Plat Amendment to adjust the phasing schedule
FINANCIAL IMPACT:
None at this time. The applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox, AICP, Principal Planner and Sofia Nelson, Planning Director
ATTACHMENTS:
Description Type
Staff Report Backup Material
Location Map Backup Material
Approved Preliminary Plat Backup Material
Proposed Phasing Revision Exhibit
Page 4 of 93
Georgetown Planning Department Staff Report
Madison at Georgetown, Section 1 Preliminary Plat Amendment Page 1 of 2
Report Date: September 8, 2015
File No: PP-2015-001
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Item Details
Project Name: Madison at Georgetown, Section 1
Project Address: 4565 SH 195
Location: SH 195 near Oak Branch Dr
Total Acreage: 234.7 acres
Legal Description: 234.7 acres in the LS Walters Survey
Applicant: Paul Linehan, Land Strategies
Property Owner: Madison Georgetown Cotenancy
Contact: Paul Linehan
Applicant’s Request
The applicant has requested a Preliminary Plat amendment to adjust the phasing order of the
project, shifting Phase II towards the front of the project to a single lot at the intersection of
SH 195 and the proposed Vaquero Pass. Phase II, as now presented, would be shifted to a
15.96-acre tract of land (Lot 1, Block A on the preliminary plat) that is zoned Multi-Family,
High Density (MF-2). The phasing amendment would delay the previously-approved phases
II and III.
History
The Madison Section 1 Preliminary Plat was approved on November 9, 2010. It was granted a
12-month extension on November 9, 2012 and then extended again on July 26, 2013 to
November 9, 2014. A Final Plat for Phase 1 was approved for filing by the Planning Director
on November 7, 2014 and recorded at the County shortly thereafter.
Utilities
Utilities will be provided by: City of Georgetown water (Western District), City of
Georgetown wastewater, and Pedernales Electric Co-op. A subdivision construction
agreement and performance bond were approved by the City with the final plat for Phase I in
November 2014 and account for the required public improvements for that phase. These
improvements included a substantial wastewater line, water line extension and a piece of the
Vaquero Pass roadway. There are no new public improvements proposed with the proposed
Phase II.
Transportation
A Traffic Impact Analysis (TIA) was submitted with Section 1 in 2010. The plat amendment
Page 5 of 93
Planning Department Staff Report
Madison at Georgetown, Section 1 Preliminary Plat Amendment Page 2 of 2
will not create a change to planned improvements and pro-rata contributions from the
developer; however, when the site is developed as multi-family at some point in the future,
the TIA will be studied and/or amended to determine the timing of such obligations. Access
will be taken from both Vaquero Pass and SH 195 for the eventual development on the lot.
There are no other public streets to be dedicated with Phase II.
Future Application(s)
In order to proceed with development on this site, it will be necessary to obtain approval of
final plats, which are administratively approved applications.
Staff Analysis
Staff Recommendation and Basis:
Staff supports the Preliminary Plat Amendment as it meets all of the requirements of the
City’s Unified Development Code.
Interdepartmental, Governmental and Agency Comments
None
Public Comments
Public notice is not required for a preliminary plat amendment application. There have been
no public comments received at the time of this report.
Proposed Meetings Schedule
September 15th – Planning and Zoning Commission
Attachments
Location Map
Approved Preliminary Plat
Proposed amendment to Phasing Plan
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PROPOSED PHASING SCHEDULE
Phase I
Phase II
Phase III
Phase IV
ANTICIPATED
September, 2014
October, 2015
October, 2016
October, 2017
Phase V October, 2018
Phase VI October, 2019
PHASING NO.CONSTRUCTION DATE(S)NOTES
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PROPOSED PHASING SCHEDULE
Phase I
Phase II
Phase III
Phase IV
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Phase VI
PHASING NO.# OF LOTS PER PHASE NOTES
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x Fiscal For Wastewater Line to Sun City
Interceptor Included Within Phase I.
x Each Phase of This Preliminary Plan
Will Expire in Accordance With UDC
3.08.070. (E)(2).
Page 25 of 93
City of Georgetown, Texas
Planning and Zoning
September 15, 2015
SUBJECT:
Consideration and possible action on a Site/Construction Plan for Woodlake Commercial
Subdivision, Lot 5, as required in Section 2(2.) of Ordinance 2002-04, located at 203 Wildwood
Drive. (SCP-2015-007) Mike Elabarger, Senior Planner
ITEM SUMMARY:
Background:
The applicant has submitted a Site/Construction Plan application for development of a 3,600
square foot office building on Lot 5 of the Woodlake Commercial Subdivision. The property was
rezoned in 2002, from Agriculture (AG) to Local Commercial (C-1), per Ordinance 2002-04, with
one of the conditions being that the Site Plan receive Commission and Council approval. The
application was determined to meet the regulations of the Unified Development Code (UDC) and
the intents of the 2002 Ordinance. The application has been reviewed by staff and is recommended
for approval. See Exhibit 2, an excerpt from the Landscape Plan sheet, to see the physical layout
of the development and the proposed landscaping.
Public Comment:
As of the date of this report, no written public comments have been received.
Recommended Motion:
Recommend to the City Council Approval of the Site/Construction Plan for Woodlake
Commercial Subdivision, Lot 5.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Mike Elabarger, Senior Planner and Sofia Nelson, Planning Director
ATTACHMENTS:
Description Type
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Site Construction Plan Excerpt Backup Material
Exhibit 3 - Zoning Ordinance 2002-04 Backup Material
Exhibit 4 - Ordinance Conditioned Exhibits Backup Material
Page 26 of 93
EXHIBIT 1 – LOCATION MAP
Page 27 of 93
EXHIBIT 2 –
Woodlake Commercial Subdivision, Lot 5 – Excerpt from Landscape Plan sheet of SCP-2015-007
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City of Georgetown, Texas
Planning and Zoning
September 15, 2015
SUBJECT:
Public Hearing and possible action on a request to Rezone 353.45 acres in the Stubblefield
Survey near the intersection of Rockride Lane and Sam Houston Ave, to be known as Saddlecreek,
from Agriculture (AG) to Planned Unit Development (PUD). (REZ-2014-022) Jordan J. Maddox,
AICP, Principal Planner
ITEM SUMMARY:
Background:
The applicant has requested to create a Planned Unit Development (PUD) Zoning District for the
Saddlecreek development project, formerly known as Woodhull Ranch. In September 2014 the
City Council approved most of the 353-acre property to become a Municipal Utility District
(MUD) inside the city limits, through a Consent Agreement that approved the land use plan and
other terms of the development. The PUD zoning is the second step of the entitlement process and
becomes the governing document that provides details such as the look and feel of the
development project. Included in the PUD are lot and product design standards, signage, parkland
amenities, and street design. Variations to the standards of the Unified Development Code (UDC)
are specified in the development plan. For further details regarding the project proposal, the staff
report and attached Development Plan contain specifics on land use and development standards.
Public Comment:
As of the date of this report, no written public comments have been received.
Recommended Motion:
Recommend to the City Council Approval of the PUD zoning request.
FINANCIAL IMPACT:
None at this time. The applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox, AICP, Principal Planner and Sofia Nelson, Planning Director
ATTACHMENTS:
Description Type
Staff Report Backup Material
Background Maps Backup Material
PUD Development Plan and Exhibits Exhibit
Master Land Plan Exhibit
Page 43 of 93
Georgetown Planning Department Staff Report
Saddlecreek PUD Page 1 of 5
Report Date: September 8, 2015
File No: REZ-2014-022
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Item Details
Project Name: Saddlecreek (fka Woodhull Ranch)
Location: Rockride Lane and Sam Houston Avenue
Total Acreage: 353.084 acres
Legal Description: 353 acres in the Addison and Stubblefield Surveys
Applicant: Sentinel Land Company, LLC
Property Owner: Sentinel Land Company, Woodhull Family Partners
Contact: Mark Baker, SEC Planning
Existing Use: Agricultural/vacant use
Zoning: Agriculture (AG)
Future Land Use: Employment Center, Mixed-Use Community
Growth Tier: Tier 1B
Overview of Applicant’s Request
The applicant has requested to create a Planned Unit Development (PUD) Zoning
District for the Saddlecreek development project, formerly known as Woodhull Ranch. In
September 2014 the City Council approved most of the 353-acre property to become a
Municipal Utility District (MUD) inside the city limits, through a Consent Agreement
that approved the land use plan and other terms of the development. The PUD zoning is
the second step of the entitlement process and becomes the governing document that
provides details such as the look and feel of the development project. Included in the
PUD are lot and product design standards, signage, parkland amenities, and street
design. Variations to the standards of the Unified Development Code (UDC) are
specified in the development plan.
Site Information
Location:
Rockride Lane will be the primary entrance, located on the western edge of property. The
majority of the street frontage exists along Sam Houston Avenue to the south with a
connection to SH 130 at Lawhon Lane to the east.
Page 44 of 93
Planning Department Staff Report
Saddlecreek PUD Page 2 of 5
Physical Characteristics:
The Site is primarily flat pasture land, with few trees and a natural drainageway in the
center.
Surrounding Properties:
The surrounding properties are all zoned Agriculture (AG), and are primarily used for
that purpose. There are a few residential homes west of the land on Rockride Lane and to
the north, all of which are in the city limits. Mitchell Elementary is located on the western
edge of the land and there are plans for a junior high school on the same site.
Property History
The property was annexed in 2006 and given the default zoning district of Agriculture
(AG). In 2014, the City Council approved the Consent Agreement for the MUD. A
Preliminary Plat for the entire 353 acres has been submitted to the City and will be
reviewed in the context of the Planned Unit Development, if approved.
2030 Plan Conformance
The property is classified as Employment Center and Mixed-Use Community. The
Employment Center is planned primarily for employment-generating commercial and
office uses, with supporting high-density residential and retail. The Mixed-Use
Community anticipates well-planned, cohesive residential with mutliple housing types
and walkable personal services. As part of the MUD negotiation, the City Council
approved a determination by the Planning Director that the land plan’s mix of Business
Park, retail and multi-family served the goals of the 2030 Plan and Employment Center
Page 45 of 93
Planning Department Staff Report
Saddlecreek PUD Page 3 of 5
designation and did not require a land use plan amendment. Most of this project would
be classified as a Mixed-Use Community, due to its various density and product types.
Business commercial uses are planned along 130, taking advantage of the regional traffic,
access and visibility. Retail will be located near the main entrance of the project, along
Rockride and Sam Houston. Multi-family phases are in strategic locations along the
larger roadways but will remain integrated into the neighborhood.
The property is currently classified as Growth Tier 2 on the City’s Growth Tier Plan,
meaning that utilities and infrastructure are planned for this area between 10-20 years,
although provisions in several agreements approved by Council in 2014 make provisions
for the appropriate infrastructure for the project.
Proposed PUD
The PUD document consists of a "development plan" that describes and summarizes the
attributes of the PUD and the corresponding exhibits that comprise most of the zoning
document. These exhibits were developed for the most part during the negotiation of the
MUD agreement and are included here with minor modifications. Exhibit A is the
Development Plan itself. Exhibit B is the property field notes, Exhibit C is the land use
plan, Exhibit D depicts parks and open space, Exhibit E details locations for subdivision
signage, and Exhibit F depicts signage design.
Development Plan highlights:
This project will contain a mix of base zoning districts and uses, including townhomes,
single-family residential, office and retail, and apartments. Within these uses are a
variety of housing types and price levels, catering to different housing market needs.
Some products will be alley loaded, with reduced lot widths, some will be zero-lot line,
some will be clustered together on a single lot with condominium ownership. The PUD
contains differing masonry requirements, dependent on the lot size, all of which exceed
the UDC requirements.
The PUD is designed around a central park corridor, including an amenity center,
playgrounds, trails, and open recreation fields. The park will be owned by the City of
Georgetown and connect back into the neighborhoods through local streets and
connected trail and sidewalk systems. The proposed park for Saddlecreek has been
approved by the Parks Board.
The developer has proposed a cohesive signage package that exceeds the UDC in both
size and amount of signage for this type of development. The PUD details the proposal,
which includes taller monument signs (up to 20’) that are set back from the roadways
and heavily landscaped. The additional height is requested for a stone column, not the
primary lettering of the sign, which is situated at 7-8’ in height. Exhibit F depicts the size,
coloring and materials of the proposed signage.
Page 46 of 93
Planning Department Staff Report
Saddlecreek PUD Page 4 of 5
Utilities
Wastewater will be provided by Georgetown Utility Systems (GUS). Electric service is
Oncor. Water is provided by Jonah Special Utility District. Wastewater improvements are
detailed in the Consent Agreement for the MUD. The developer's responsibilities include
a significant portion of a gravity sewer line, a portion of the lift station and wet well near
the Dove Springs Plant, and a force main from the lift station.
Transportation
The project is served by several major roadways, including Sam Houston Avenue and SH
130. The initial entry to the project is Rockride Lane, which needs improvements to serve
a development such as this. A Traffic Impact Analysis (TIA) has been submitted and
approved by the City of Georgetown, with specific improvements and financial
contributions identified. In addition to the existing thoroughfares adjacent to the
property, the Saddlecreek development contains two proposed major collector roadways
that are identified on the City's thoroughfare plan with the objective of connecting Sam
Houston, Inner Loop and SH 130 for regional traffic movement. These two collectors are
located almost exclusively within the boundaries of the land and the developer feels he
needs only a portion of these roadways, but not the ultimate section. Since the roadway
capacity will be needed long-term for the City but not for many years, staff and the
developer have agreed to divert funding beyond the requirements from their Traffic
Impact Analysis to facilitate the construction improvements around Mitchell Elementary
and the intersection of Inner Loop/Rockride Lane, which will have a greater impact in the
short-term. The PUD details the cross-sections of those roadways and related elements of
design.
Future Application(s)
Preliminary and Final Plats will be necessary for each phase of development, per UDC
regulations. Site Plans would be required for non-residential development. Building
permits will be required for all building construction.
Staff Recommendation
Staff recommends approval of the PUD zoning because of consistency with the 2030
Comprehensive Plan and the approved MUD Consent Agreement for the property.
Inter Departmental, Governmental and Agency Comments
None
Public Comments
A total of 20 notices were sent out to property owners within 200 feet of the proposed
Page 47 of 93
Planning Department Staff Report
Saddlecreek PUD Page 5 of 5
project. Public notice was posted in the Sun newspaper on August 30, 2015. There have
been no comments received as of the writing of this report.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Aerial Map (2012)
Exhibit A - PUD Development Plan
Exhibit B – Meets and Bounds Survey
Exhibit C – Master Land Use Plan
Exhibit D – Parks and Open Space Plan
Exhibit E – Signage Locations
Exhibit F – Signage Design and Specs
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Page 50 of 93
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Page 51 of 93
SADDLECREEK
City of Georgetown, Texas
PUD Planned Unit Development
September 2, 2014
Revised: March 24, 2015
Revised: June 1, 2015
Revised: July 6, 2015
Revised: August 25, 2015
Applicant: Sentinel Land Company, LLC
4910 Campus Drive
Newport Beach, CA
Prepared by: SEC Planning
4201 W. Parmer Lane
Building A, Suite 220
Austin, Tx 78727
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Saddlecreek - Planned Unit Development Page 2 of 24
Exhibit A
Saddlecreek Planned Unit Development
A. Purpose and Intent
The Saddlecreek PUD is composed of 353.084 acres, as described in Exhibit B (Field
Notes). The development of this property is planned as a high quality, mixed use
community with a blend of retail, office, business park and multiple residential
opportunities in a variety of lot sizes and configurations.
The contents of this PUD further explain and illustrate the overall appearance and
function desired for this community. The variety of product types and community
design vision differ in some ways from conventional suburban development. Due to
the variations in design, several modifications to the Georgetown Unified Development
Code will be necessary to implement the vision for the community.
A Concept Plan has been attached to this PUD, Exhibit C, to illustrate the design intent
for the property. The Concept Plan is intended to serve as a guide to illustrate the
general community vision and design concepts and is not intended to serve as a final
document. The Concept Plan depicts a mix of residential products, open space areas
and non-residential uses which are contemplated within the community.
B. Applicability and Base Zoning
All aspects regarding the development of this PUD shall comply with the version of the
Georgetown Unified Development Code (UDC) in effect at the date of PUD approval,
except as established in this PUD exhibit, titled Exhibit A.
For the purpose of complying with the UDC requirement of selecting a base zoning
district, the following base districts have been selected for the residential and non-
residential areas:
RS – Residential Single Family (for single family detached residential)
TH - Townhouse
MF-2 – Multi Family (for attached Multi Family)
MF-1 – Multi Family
C-1 – Local Commercial
BP – Business Park (for SH 130 fronting lands)
This PUD allows the definition of final lot boundaries during the platting process. Each
plat or site plan submitted to the City will identify the use at the time of City Submittal.
All neighborhoods within the PUD will comply with the modified development
standards of this PUD. In the case that this PUD does not address a specific City
requirement, the Georgetown Unified Development Code shall apply. In the event of a
conflict between this PUD and the base zoning district, this PUD shall control.
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C. Concept Plan
Exhibit C attached is a conceptual development plan intended to visually convey the
design intent for the Saddlecreek community. The design of the community is not
final, and is subject to refinement during the platting and site planning stages. This
PUD zoning document does not constitute plat or site plan approval of the attached
plan.
The residential component of the project is comprised of a mix of various single family
detached products as well as townhomes, apartments and cluster single family condo
regime. Additionally, Saddlecreek will include a cohesive network of open spaces,
including parks, greenbelts, water quality areas, trails, and a resident’s amenity center.
The non-residential areas of Saddlecreek will be a mix of retail and business park
components oriented to SH 130 and Sam Houston Avenue. The design balances
visibility and access from major roads for non-residential uses with a mixed residential
community that is centered around the existing schools.
D. Allowable Uses
The uses allowed within the Saddlecreek PUD shall comply with the list of allowed and
prohibited uses defined in the Georgetown UDC Chapter 5 Zoning Use Regulations
with the addition of the following uses:
MF-1: Areas designated as MF-1 on Exhibit C shall allow the additional uses as listed
in the UDC for the following districts: TH-Townhouse, RS Residential Detached, RS
Residential Attached.
C-1: The parcel shown as C-1 located at the northwest corner of Bell Gin Road and
Sam Houston Avenue on Exhibit C shall allow the additional uses as listed in the UDC
for the following districts: MF-2 Multi Family Attached
E. Prohibited Uses
The following uses within the Saddlecreek PUD shall comply with the list of allowed
and prohibited uses defined in the Georgetown UDC Chapter 5 Zoning Use Regulations
with the addition of the following prohibited uses:
Utility Services Major, Manufacturing Processing and Assembly General
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F. Lot Design Standards
Residential Areas:
Saddlecreek will include a variety of residential product types and sizes from detached
single family homes and single family cluster to townhomes and multi family. The
residential areas shall be developed according to the following regulations:
50’and wider lot width – Develop under Georgetown UDC regulations for RS
Zero Lotline – Develop under Georgetown UDC regulations for RS, Section C.3
Lot width narrower than 50’ with alleys – See Table F.1
Lot width narrower than 50’ without alleys – See Table F.1
Cluster Housing – Develop under Georgetown UDC regulations for MF-1
Townhouse – Develop under Georgetown UDC regulations for TH
Multi Family – Develop under Georgetown UDC regulations for MF-2
To ensure a variety and mix of residential product types within Saddlecreek, the
following unit count parameters have been established:
Maximum Residential Units
The requested residential total, including multi family will not exceed 1,600 units
Residential Product Type Requirements
1. Multi Family (MF-2)
Maximum of 350 units
2. Townhouse and Cluster Product (TH/MF-1)
Maximum of 475 units
3. Single Family Detached (RS)
Maximum of 1,100 units
Masonry Requirements: Lots 50’ and wider
At least 50% of the exterior surface area of all walls shall consist of brick, stone
or stucco. The remaining exterior wall surface shall be composed of the materials
listed above or cement based siding.
Masonry Requirements: Lots less than 50’
At least 25% of the exterior surface area of the front and side walls shall consist
of brick or stone. The remaining exterior wall surface shall be composed of brick,
stone, stucco or cement based siding.
Parking Requirement
Each single family detached housing unit shall provide 2 parking spaces. 2 car
garages shall count as two spaces.
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Driveways
For detached residential lots, Georgetown UDC Section 12.03.010.c.3 shall be
modified as follows: On local streets, no driveway is permitted closer to a corner
than 40’ for lots 50’ and narrower. On local streets, no driveway is permitted
closer to a corner than 40’ for lots greater than 50’. Measurement shall be taken
from the right of way to the center of the driveway. For alley loaded product,
UDC Section 12.03.010.c.3 shall not apply.
Non Residential Areas – Employment Center (C-1, BP):
Saddlecreek will include employment center uses as indicated on the Georgetown 2030
Plan such as retail, commercial, office, multi-family and business park. The
employment center uses have been grouped into two non-residential categories, C-1
Local Commercial and BP Business Park. For the purpose of defining development
standards, the base zoning district regulations in the Georgetown Unified Development
Code for C-1 and BP shall apply.
A total of 66.5 acres shall be designated for non-residential uses within Saddlecreek.
The location of the C-1 Local Commercial shall be the north east corner of Rockride
Lane and Sam Houston Avenue as well as the northwest corner of Bell Gin and Sam
Houston Avenue. Attached Multi Family (MF-2) shall be allowed within the parcel
located on the northwest corner of Bell Gin and Sam Houston Avenue and shall be
limited to a maximum of 350 units on not more than 16.625 acres. The remainder of
the Employment Center designation on Exhibit C shall be Business Park uses.
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The Saddlecreek development will comply with the Development Standards set forth in
Table F.1
Table F.1 – Development Standards
RESIDENTIAL USES
NON-
RESIDENTIAL
USES
DETACHED
50’ and wider
lots See Base
District RS
DETACHED
Narrower than
50 ft. lot no alley
DETACHED
narrower than
50 ft. lot with
alley
ATTACHED
See UDC for
Base Districts
TH,
MF-1, MF-2
See UDC for Base
Districts C-1 and BP
Impervious Cover
(maximum)
See UDC 11.02 See UDC 11.02
Lot Width
(minimum)
40 ft. 40 ft.
Front Setback
(minimum)
* 20 ft. 15/10’ ft.****
Side Setback
(minimum)
0/5 ft.** 0/5 ft.** 0/5 ft.**
Corner Setback
(minimum)
10 ft. 10 ft.
Rear Setback
(minimum)
10 ft. 15 ft.***
Building Height
(maximum)
35 ft 35 ft
Lot Area
(minimum)
4,400 s.f. 4,400 s.f.
Building
Separation
10’ MF-1
15’ MF-2
*Lots with side entry garage may reduce the front setback to 15’.
** Setbacks shall be measured from the outside of the brick. Eaves and
overhangs are permitted to encroach within the setbacks a maximum of 18
inches. Zero lotline product is allowed.
***Measured from the property line.
****Open Front porches can extend up to 10 feet from the property line, as
long as area is maintained for planting the required front yard tree outside of
the 10’ PUE.
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G. Parkland/Trails/Open Space
Open space within Saddlecreek will create a network of trails and parkland that creates
distinct neighborhoods and provides pedestrian walkways throughout the community.
Per UDC Section 13.05.010, B, Formula for Calculating Area of Parkland, the acreage
contributed for parkland shall be pro-rated in an amount equal to one acre for each 50
new detached single family dwelling units. As illustrated on Exhibit D, Open Space
Summary, the Saddlecreek PUD Concept Plan illustrates approximately 32 acres of
parkland/open space; a mix of greenbelts, open space, trail corridors, parks and water
quality amenity lakes. A combination of parkland and parkland improvement expenses
shall be allowed as credit toward the parkland requirements for the detached single
family housing in Saddlecreek. Park elements and associated improvement costs, shall
be allowed as credit toward the parkland requirements. Elements that can be used as
credit shall include but not be limited to:
Playgrounds
Parking lots to serve parkland
8’ Concrete hike and bike trails
Open recreation fields
Public picnic pavilions
Turf and irrigation associated with play fields
Amenity ponds and fountains
Public restroom facility
The Townhouse, Cluster and Multi Family development parcels within Saddlecreek
shall independently address parkland requirements or be allowed to pay a fee in lieu of
parkland.
Pedestrian trails and circulation are planned to be vital components of the Saddlecreek
community. The following summary describes the location and approximate linear
footage of trail proposed within Saddlecreek:
5,400 linear feet of 8’ wide, concrete trail will be incorporated into a centralized
open space greenbelt and will connect parks, schools and neighborhoods.
1,800 linear feet of an expanded 8’ wide, concrete bike and walking trail will be
located along the south and west side of Bell Gin Road which extends through
the property in lieu of a typical sidewalk. The Bell Gin trail will connect the
central greenbelt trail with the City regional trail, which connects at Mitchell
Elementary School. No sidewalk will be required along the north and east side
of Bell Gin Road. The City may choose to construct a sidewalk along the
northern/eastern lanes of Bell Gin.
2,400 linear feet of 8’ wide, concrete bike and walking trail will be located on
the south side of the primary community entry road that connects to Rockride
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Lane (Street “B”). No sidewalk will be required along the north side of Street
B.
Water quality ponds may be located along the central greenbelt of Saddlecreek and will
be designed as an amenity feature that enhances the adjoining residential
neighborhoods. The primary central park shall be built in the first phase and shall be
credited toward the community parkland requirement. The first phase of the parkland
is defined on Exhibit D.
All facilities utilized as credit toward parkland requirements shall be open to the public
and privately maintained by the Saddlecreek MUD and/or homeowner’s association.
H. Roadway Design
The Saddlecreek vehicular circulation pattern provides access to all parts of the project
from Rockride Lane, Bell Gin Road and SH 130. See Exhibit C for roadway
circulation and right of way classification.
The primary community entry will be from Rockride Lane on the western boundary of
Saddlecreek (Street “B” on Exhibit C). The primary roadway will serve as the entrance
for the residential areas of the community. The roadway may be median divided for a
segment of the entry experience adjacent to the retail center and transition to a 73’
residential collector right of way with 30’ of pavement. Where the roadway is median
divided, a minium of 20’ of pavement will be maintained on the inbound and outbound
portions of the roadway.
Street “B” shall intersect an internal collector loop road that will be a 65’ Residential
collector (Street “C”) to the north of the intersection and a 73’ collector roadway (Street
“D”) to the south of the intersection, as labeled on Exhibit C. The pavement width for
Streets “C” and “D” shall be 30 feet. Up to 10 residential lots shall be allowed to face
onto Street “C” with a driveway spacing of 60 feet measured from the center of the
driveway.
Internal local streets within Saddlecreek shall utilize a 50’ right of way with 27’ of
pavement measured from face of curb to face of curb. On street parking shall be
restricted to one side of the street. A sign will be placed at entries into residential
neighborhoods stating that parking is restricted to one (1) side of the street. Final sign
language to be determined and agreed to by the City and Applicant prior to installation.
Select neighborhoods within Saddlecreek may employ the use of rear loaded, alley
homes. If so desired by the City, the alley streets will be created as privately owned
and maintained access drives to the lots they serve. The alleys shall provide a right of
way width of 20 feet and a pavement width that is a minimum of 14 feet. Alleys may
be constructed of asphalt.
Where alley loaded product is developed, the local streets may be developed as 50’
right of way with 27’ of pavement width measured face of curb to face of curb. On
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street parking shall be restricted to one side of the street, unless the pavement width is
increased in parking areas to accommodate parking on both sides of the street. A sign
will be placed at entries into residential neighborhoods stating that parking is restricted
to one (1) side of the street. Final sign language to be determined and agreed to by the
City and Applicant prior to installation.
Access from SH130 will be provided by a 73’ collector right of way that will ultimately
link SH130 to Bell Gin Road (Street “A” on Exhibit C). Saddlecreek shall dedicate the
full right of way width to the City and the development shall construct two lanes of the
collector roadway (30 feet of pavement), concurrent to the development of the adjacent
lands with either Residential or Employment Center uses. The additional 2 lanes will
be constructed as required by the City coincident to the future development of the
Employment Center uses adjacent thereto, if determined necessary.
Bell Gin Road is designated on the City Transportation Plan as a 73’ major collector
right of way that ultimately provides a connection between the SE Inner Loop and Sam
Houston Avenue. The Saddlecreek property does not control the northern or southern
connection points of the Bell Gin collector. As such, Saddlecreek will construct two
lanes of the proposed collector within the boundary of Saddlecreek. Right of way for
the ultimate development of the roadway will be dedicated to the City and reserved for
future completion of the additional lanes.
Mitchell Elementary School and a future Middle School are adjacent to the northwest
corner of Saddlecreek. In order to provide safe access and a student drop off area, a
pedestrian and vehicular access point will be provided along the Saddlecreek western
boundary. The access point will not physically connect to the school property unless
approved by the Georgetown Independent School District, but will provide safe access
for Saddlecreek residents to drop off children for school. The ultimate location of the
drop off area will be coordinated with the Georgetown ISD to ensure that the access
point is located in a logical location that is compatible with the school district site
design.
Landscape Islands: The Saddlecreek PUD allows the planting of trees and vegetation
in medians and public right-of-ways. The Developer or Homeowners Association is
responsible for landscape maintenance and irrigation within landscape lots and right of
way. Landscape within the right of way shall require a license agreement with the City.
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Roadway design standards shall be governed by the Georgetown UDC, Section 12.03,
Streets unless modified within this PUD.
73’ Collector Road (Bell Gin Road and Street “A”) Construction Detail
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I. Signage
Exhibit E illustrates the location of signage within the Saddlecreek community.
Subdivision Entry Signs (see Exhibit F)
Primary entry monument signs shall be located along Rockride Lane at Street “B”, at
the intersection of Bell Gin Road and Sam Houston Avenue and at the intersection of
Street “A” and SH 130. The conceptual design for the freestanding monument signs is
illustrated on Exhibit F. The sign scale and dimensions shall not exceed the
dimensions illustrated on Exhibit F. Exhibit F shall replace the size restrictions
described in Chapter 10 of the Unified Development Code. The signs shall be located
a minimum of 20’ from the right of way of Rockride Lane, Bell Gin Road, Sam
Houston Avenue and SH 130.
A minimum of 1,000 s.f. of landscape plant bed shall be provided around each
Subdivision Entry Sign. Plant material should be of a native and/or adapted species.
Plants should be selected from the booklet titled, Native and Adapted Landscape
Plants, an earthwise guide for Central Texas, 5th Edition, 2013, created by the Texas
Cooperative Extension, Grow Green and the Ladybird Johnson National Wildflower
Center.
Residential Neighborhood Monument Signs
Neighborhood signs may be located throughout the community as noted on Exhibit E
and illustrated on Exhibit F. The residential neighborhood signs shall not exceed the
dimensions illustrated on Exhibit F for Neighborhood Entry Monuments.
A minimum of 300 s.f. of landscape plant bed shall be provided around each
Residential Neighborhood Monument Sign. Plant material should be of a native and/or
adapted species. Plants should be selected from the booklet titled, Native and Adapted
Landscape Plants, an earthwise guide for Central Texas, 5th Edition, 2013, created by
the Texas Cooperative Extension, Grow Green and the Ladybird Johnson National
Wildflower Center.
Non-Residential Signs
Non-residential signs shall comply with the size restrictions described in Chapter 10 of
the Unified Development Code.
A minimum of 200 s.f. of landscape plant bed shall be provided around each Non-
Residential Sign. Plant material should be of a native and/or adapted species. Plants
should be selected from the booklet titled, Native and Adapted Landscape Plants, an
earthwise guide for Central Texas, 5th Edition, 2013, created by the Texas Cooperative
Extension, Grow Green and the Ladybird Johnson National Wildflower Center.
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J. Miscellaneous Provisions
Amendments: Amendments to this PUD shall follow the amendment process outlined
in the UDC
Exhibits. All exhibits described herein and attached hereto are fully incorporated into
this Agreement by this reference for all purposes.
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Exhibit B
Field Notes
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Saddlecreek - Planned Unit Development Page 18 of 24
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Saddlecreek - Planned Unit Development Page 21 of 24
Exhibit C
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Saddlecreek - Planned Unit Development Page 22 of 24
Exhibit D
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Saddlecreek - Planned Unit Development Page 23 of 24
Exhibit E
Page 72 of 93
Saddlecreek - Planned Unit Development Page 24 of 24
Exhibit F
Conceptual Entry Monument Sign
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Saddlecreek - Planned Unit Development Page 21 of 24
Exhibit C
Page 74 of 93
City of Georgetown, Texas
Planning and Zoning
September 15, 2015
SUBJECT:
Public Hearing and possible action on a request to Rezone 12.56 acres in the D. Wright Survey
located at 2150 IH 35 from Agriculture (AG) to 5.92 acres of General Commercial (C-3) and 6.65
acres of Industrial (IN). (REZ-2015-011) Carolyn Horner, AICP, Planner
ITEM SUMMARY:
Background:
The applicant has requested to rezone 12.56 acres of land from Agriculture District (AG) to
General Commercial District (C-3) and Industrial District (IN) zoning for future development. The
5.92 acres of C-3 zoning will be along the IH-35 frontage road. The 6.65 acres of IN zoning will
be to the rear of the property.
Public Comment:
As of the date of this report, no written public comments have been received.
Recommended Motion:
Recommend to the City Council Approval of the request to rezone the 12.57 acre tract.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Carolyn Horner, AICP and Sofia Nelson, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Exhibit 4 - Zoning District Layout Backup Material
Page 75 of 93
Georgetown Planning Department Staff Report
St. Croix, 2150 IH-35 - Rezoning Page 1 of 4
From AG to C-3 and IN
Report Date: September 7, 2015
File No: REZ-2015-011
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: St. Croix
Location: 2150 Interstate Highway 35
Total Acreage: 12.57 acres
Legal Description: 12.57 acres out of the D. Wright Survey
Applicant: Land Strategies, Inc.
Property Owner: Offspring Capital Investment, LLC
Contact: Erin Welch, Land Strategies, Inc.
Existing Use: Undeveloped
Existing Zoning: Agriculture (AG)
Proposed Zoning: 5.92 acres of General Commercial (C-3) and 6.65 acres of Industrial (IN)
Future Land Use: Employment Center, Community Commercial
Growth Tier: Tier 1B
Overview of Applicant’s Request
The applicant has requested to rezone 12.56 acres of land from Agriculture District (AG) to
General Commercial District (C-3) and Industrial District (IN) zoning for future development.
The 5.92 acres of C-3 zoning will be along the IH-35 frontage road. The 6.65 acres of IN zoning
will be to the rear of the property.
Site Information
Location:
This property is located along the northbound frontage of IH 35, between Lakeway Drive and
State Highway 130.
Physical Characteristics:
The property has an abandoned structure, but is otherwise undeveloped. There are no
Heritage Trees on the property, and the area is relatively flat.
Page 76 of 93
Planning Department Staff Report
St. Croix, 2150 IH-35 - Rezoning Page 2 of 4
From AG to C-3 and IN
Surrounding Properties:
The surrounding properties include undeveloped tracts zoned Agriculture (AG), with the
Industrial Park North subdivision to the south.
Location Zoning Future Land Use Existing Use
North Agriculture (AG) Employment Center Vacant
South Industrial (IN) Employment Center,
Community Commercial
Industrial Park North
subdivision
East Agriculture (AG) Employment Center Vacant
West Agriculture (AG),
Interstate Highway 35
Employment Center,
Community Commercial Interstate Highway 35
Property History
In 2006, the City of Georgetown City Council adopted Ordinance 2006-120, annexing this
property, along with the adjacent property to the east, into the City of Georgetown. Since
annexation, the property has held Agriculture District (AG) zoning.
2030 Plan
The City of Georgetown 2030 Plan designates a portion of this property as Community
Commerical, and the majority of the property as Employment Center. The Community
Commercial category applies to areas that accommodate retail, professional office, and
service-oriented business activities. The Employment Center designation is intended for tracts
of undeveloped land located at strategic locations, which are designated for well-planned,
larger scale employment and business activities, as well as supporting uses such as retail,
services, and hotels. Industrial uses that already exist or are anticipated to continue for the
foreseeable future are part of this designation.
The 2030 Plan Growth Tier Map designation is Tier 1B, which is generally under-served by
infrastructure and where such service and facilities will likely be needed to meet the growth
needs of the city once Tier 1A approaches buildout over the next few years.
Proposed Zoning District
The applicant has requested General Commercial District (C-3) and Industrial District (IN)
zoning on this property. The C-3 zoning is intended to provide areas for general commercial
and retail activities that serve the entire community and its visitors. Uses may be large in scale
and generate substantial traffic. Some of the allowed uses in this district include hotel,
restaurant, medical complex, general office, general retail, and banking. The minimum size for
a tract with General Commercial District (C-3) zoning is five acres.
Page 77 of 93
Planning Department Staff Report
St. Croix, 2150 IH-35 - Rezoning Page 3 of 4
From AG to C-3 and IN
The IN zoning is intended to provide a location for manufacturing and industrial activities
that may generate some nuisances. Traffic generation will likely include heavy vehicles,
making access to an arterial or freeway necessary. Some of the allowed uses in this district
include office/warehouse, general warehousing, processing, and assembly, recycling collection
center, and truck terminal.
Utilities
Electric, water, and wastewater are served by Georgetown Utility Services. It is anticipated
that there is adequate capacity to serve this property either by existing capacity or developer
participation in upgrades to infrastructure.
Transportation
The access to this project is provided via IH-35 frontage road.
Future Application(s)
The following applications will be required to be submitted:
• Preliminary Plat to be considered by the Planning and Zoning Commission;
• Final Plat is to be processed administratively;
• Construction Plans will be processed administratively;
• Site Plans for the commercial areas will be processed administratively; and
• Building permits for construction.
Staff Analysis
Staff is supportive of the requested rezoning for the following reasons:
1. The Future Land Use designation of Community Commercial and Employment
Center does support the commercial intensity of the C-3 district in this instance. The
intensive General Commercial District (C-3) uses and development standards
adjacent to Interstate Highway 35 provide a suitable transition to the proposed
Industrial uses to the rear of the subject property.
2. The existing zoning situation of the surrounding area is primarily Agriculture (AG),
with one developed subdivision of Industrial (IN) located adjacent to the southern
boundary of the property.
3. The surrounding developed uses include industrial to the south. The remaining
adjacent property is undeveloped. The intense commercial uses allowed in General
Commercial District (C-3) are compatible with the existing Industrial uses, and are
suitable adjacent to IH-35.
Page 78 of 93
Planning Department Staff Report
St. Croix, 2150 IH-35 - Rezoning Page 4 of 4
From AG to C-3 and IN
Inter Departmental, Governmental and Agency Comments
None
Public Comments
A total of 2 notices were sent out to property owners within 200 feet of the proposed rezoning.
Public notice was posted in the Sun newspaper on Sunday, August 30th, 2015. As of the
writing of this report, no written comments have been received.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Proposed Zoning Graphic
Meetings Schedule
September 15, 2015 – Planning and Zoning Commission
October 13, 2015 – City Council First Reading
October 27, 2015 – City Council Second Reading
Page 79 of 93
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Page 81 of 93
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Page 82 of 93
Page 83 of 93
City of Georgetown, Texas
Planning and Zoning
September 15, 2015
SUBJECT:
Consideration and possible action on a request to Rezone 5.085 acres in the Dyches Survey
located at the northwest corner of S.E. Inner Loop and F.M. 1460 from Agriculture (AG) to Local
Commercial (C-1). (REZ-2015-003) Carolyn Horner, AICP, Planner
ITEM SUMMARY:
Background:
The applicant has requested to rezone 5.085 acres from Agriculture (AG) to Local Commercial (C-
1) to develop the property with commercial uses.
At its August 18, 2015 meeting, the Planning and Zoning Commission voted to close the public
hearing on the original request of General Commercial District (C-3). The Commission decided to
postpone action to allow the applicant and staff to further discuss the appropriate zoning district
and size of the rezoning request. Since the last P&Z meeting, the applicant has revised their
application to request Local Commercial District (C-1) zoning. Staff and the applicant have
discussed the concerns with the commercial zoning within the floodplain and water quality stream
buffer until an official Letter of Map Revision (LOMR) has been approved by FEMA. The
applicant has elected to proceed forward with the zoning request of 5.085 acres, more acreage than
staff can recommend at this time.
See attached staff report for additional information and analysis.
Public Comment:
As of the date of this report, no written public comments have been received.
Recommended Motion:
Recommend to the City Council denial of the request to rezone the entire 5.085 acre tract to the
Local Commercial District (C-1). The reason for the denial recommendation is the commercial
zoning within the restricted water quality buffer/floodplain area is inconsistent with the Future
Land Use Plan and the City's recently-adopted adopted water quality regulations. Staff has
expressed a willingness to reconsider the rezoning request once a Letter of Map Revision has been
approved by FEMA and the new floodplain has been reduced as proposed. The applicant has been
informed that staff will recommend approval for the C-1 District on the land outside of the 250-
foot stream buffer.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Carolyn Horner, AICP and Sofia Nelson, Planning Director
Page 84 of 93
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Page 85 of 93
Georgetown Planning Department Staff Report
Inner Peace, Northwest corner of SE Inner Loop and FM 1460 - Rezoning Page 1 of 5
From AG to C-1
Report Date: September 7, 2015
File No: REZ-2015-003
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: Inner Peace
Location: Northwest corner of S.E. Inner Loop and F.M. 1460
Total Acreage: 5.085 acres
Legal Description: 5.085 acres in the Lewis J. Dyches Survey, Abstract 180
Applicant: Timothy Moltz, P.E., Catalyst Engineering Group
Property Owner: Kenneth Horak, Michael T. Novick, Inner Peace, LLC.
Contact: Timothy Moltz, P.E.
Existing Use: Undeveloped, floodplain
Existing Zoning: Agriculture (AG)
Proposed Zoning: Local Commercial (C-1)
Future Land Use: Community Commercial, Parks, Recreation and Protected Open-Space
Growth Tier: Tier 2
Overview of Applicant’s Request
The applicant has requested to rezone 5.085 acres of land from Agriculture District (AG) to
Local Commercial District (C-1) to develop the property with commercial uses. This
development is on the northwest corner of S.E. Inner Loop and F.M. 1460.
At its August 18, 2015 meeting, the Planning and Zoning Commission voted to close the
public hearing and postpone their decision on the original request of General Commercial
District (C-3). The Commission decided to postpone action to allow the applicant and staff to
further discuss the appropriate zoning district and size of the rezoning request. The applicant
revised their application to request Local Commercial District (C-1) zoning and provided a
new metes and bounds description.
Site Information
Location:
This property is located at the northwest corner of S.E. Inner Loop and F.M. 1460.
Page 86 of 93
Planning Department Staff Report
Inner Peace, Northwest corner of SE Inner Loop and FM 1460 - Rezoning Page 2 of 5
From AG to C-1
Physical Characteristics:
The property is undeveloped, with a natural drainage feature of the Smith Branch creek
running across a portion of the property from north to south, continuing under S.E. Inner
Loop. The FEMA flood hazard map indicates two different flood zones in the floodplain area.
There are no Heritage Trees on the property.
Surrounding Properties:
The surrounding properties include Agriculture (AG), Extra Territorial Jurisdiction (ETJ) and
General Commercial (C-3).
Location Zoning Future Land Use Existing Use
North Extra Territorial
Jurisdiction (ETJ)
Parks, Recreation and
Protected Open-Space,
Moderate Density
Residential
Single family
residential, vacant
South
Extra Territorial
Jurisdiction (ETJ) and
General Commercial
(C-3)
Parks, Recreation and
Protected Open-Space,
Community Commercial
Vacant
East Agriculture (AG) Community Commercial Vacant
West Agriculture (AG)
Parks, Recreation and
Protected Open-Space,
Moderate Density
Residential, Employment
Center
Vacant
Property History
In 2008, the City of Georgetown City Council adopted Ordinance 2008-82, annexing this
property, along with the adjacent property to the west, into the City of Georgetown. Since
annexation, the property has held Agriculture District (AG) zoning.
In 2012, the City of Georgetown City Council approved a Comprehensive Plan
Amendment (CPA) to add a Community Commercial Node at the intersection of F.M.
1460 and S.E. Inner Loop. Prior to that action, the area was designated for only Moderate
Density Residential uses and Parks, Recreation and Protected Open-Space.
In March of 2015 the City of Georgetown City Council approved an update to the Overall
Transportation Plan (OTP) for the city. As part of that approved OTP, both adjacent
roadways to this site are to be expanded, and F.M. 1460’s alignment shifts east. The
expansions mean increased right-of-way along both roadways. Per the approved plan for
the S.E. Inner Loop Corridor, this entire site will be included and used as part of the right-
Page 87 of 93
Planning Department Staff Report
Inner Peace, Northwest corner of SE Inner Loop and FM 1460 - Rezoning Page 3 of 5
From AG to C-1
of-way for the new S.E. Inner Loop.
On August 11, 2015, Council approved a Resolution Declaring Public Convenience and
Necessity (“PCN Resolution”) authorizing staff to acquire the property at the northwest
corner of SE Inner Loop and FM 1460 (approximately 9.951 acres) by negotiation and/or
condemnation, if necessary, for future right-of-way, water quality and detention purposes.
At its July 10, 2015 meeting, the Georgetown Transportation Advisory Board (“GTAB”)
recommended that staff proceed with acquisition.
2030 Plan
The City of Georgetown 2030 Plan designates a portion of this property as Community
Commercial (a node at the intersection of F.M. 1460 and S.E. Inner Loop), and the remaining
portion as Parks, Recreation and Protected Open-Space. The Community Commercial
category applies to areas that accommodate retail, professional office, and service-oriented
business activities that serve more than one residential neighborhood. The Parks, Recreation
and Protected Open-Space category applies to existing public parks, golf courses and
protected open spaces of city-wide significance, which are expected to remain as open space in
perpetuity.
The 2030 Plan Growth Tier Map designation is Tier 2, that area which will be needed to serve
the city’s growth needs over the next 10-20 years.
Proposed Zoning District
The applicant has requested Local Commercial District (C-1) zoning on this property. The C-1
zoning is intended to provide areas for commercial and retail activities that primarily serve
residential areas. Uses should have pedestrian access to adjacent and nearby residential areas.
The district is more appropriate along major and minor thoroughfares and corridors.
Utilities
Electric, water, and wastewater are served by Georgetown Utility Services. It is anticipated
that there is adequate capacity to serve this property either by existing capacity or developer
participation in upgrades to infrastructure.
Transportation
The access to this project is provided via S.E. Inner Loop.
Future Application(s)
The following applications will be required to be submitted:
• Preliminary Plat to be considered by the Planning and Zoning Commission;
• Final Plat is to be processed administratively;
Page 88 of 93
Planning Department Staff Report
Inner Peace, Northwest corner of SE Inner Loop and FM 1460 - Rezoning Page 4 of 5
From AG to C-1
• Construction Plans will be processed administratively;
• Site Plans for the commercial areas will be processed administratively; and
• Building permits for construction.
Staff Analysis
Staff is not supportive of the requested rezoning of the whole property for the following
reasons:
1. The Future Land Use designation of Community Commercial and Open-Space does
not support the amount of the C-1 district requested in this instance. The Local
Commercial District (C-1) uses and development standards within the Parks,
Recreation and Protected Open-Space area and within the required buffer area is
not compatible with the Future Land Use Plan.
Georgetown has recently adopted stringent water quality regulations that will
require setbacks and buffers from springs and streams. The floodplain areas
depicted on the Future Land Use Plan as protected open space promote the
protection of the Community’s water quality and also flood prevention. These
sensitive areas can not be developed and should not be zoned for commercial
development.
2. The existing zoning situation of the surrounding area is primarily Agriculture (AG)
and ETJ, with one parcel of undeveloped General Commercial (C-3) located to the
south across S.E. Inner Loop.
3. The surrounding developed uses include residential to the north. The remaining
adjacent property is undeveloped. The commercial uses allowed in Local
Commercial District (C-1) are compatible with the developed residential uses. The
limited frontage along S.E. Inner Loop, and the protected floodplain area on the
western portion of the property, restricts access to the site.
Staff is supportive of the proposed zoning only on the portion of the property that is not in
the floodplain or is located outside of the 250-foot stream buffer area. The applicant does
not have an approved Letter of Map Revision (LOMAR); however an application to revise
the floodplain has been submitted to FEMA and the City Floodplain Administrator has
received a copy of that application. Until a revision to the floodplain is authorized, the
applicant must follow the stringent water quality regulations as adopted by the City. A
buffer of 250-foot from the center line of the Smith Branch creek along the western portion
of the subject property must be maintained. Staff does not support changing the zoning on
the portion of the property within the 250-foot required buffer.
Page 89 of 93
Planning Department Staff Report
Inner Peace, Northwest corner of SE Inner Loop and FM 1460 - Rezoning Page 5 of 5
From AG to C-1
Inter Departmental, Governmental and Agency Comments
None
Public Comments
A total of zero notices were sent out to property owners within 200 feet of the proposed
rezoning (Adjacent properties are either right-of-way or outside of the City Limits.) Public
notice was posted in the Sun newspaper on Sunday, August 30th. As of the writing of this
report, zero written comments have been received.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Meetings Schedule
September 15, 2015 – Planning and Zoning Commission
September 22, 2015 – City Council First Reading
October 13, 2015 – City Council Second Reading
Page 90 of 93
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Page 92 of 93
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