HomeMy WebLinkAboutAgenda_P&Z_05.17.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
May 17, 2016 at 6:00 PM
at 101 E. Sev enth Street, Georgetown, Texas 78626
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Regular Session
(This Regular S es s io n may, at any time, b e rec es s ed to convene an Exec utive S es s io n fo r any p urpose
authorized b y the Op en Meetings Act, Texas Go vernment Co d e 551.)
A Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting P ro cedures
Action from Executive Session
B As of the d ead line, no persons were signed up to s peak on items other than thos e p o s ted o n the agend a.
Consent Agenda
The Statutory Cons ent Agenda inc ludes non-c o ntro versial and ro utine items that may be acted up o n with one
s ingle vo te. An item may b e pulled from the Cons ent Agenda in o rd er that it b e dis c us sed and acted up o n
individ ually as part of the Regular Agenda.
C Co nsideration of the Minutes from the May 3, 2016 P&Z meeting.
D Co nsideration and possible actio n o n a Preliminary Plat for Gatlin Cros s ing, being 113.16 acres o ut o f
the William Addis on and J Ro b ertson Surveys , lo cated at 2573 County R o ad 111 (Westinghous e Ro ad).
(PP-2015-028, Gatlin Crossing) Juan Enriq uez, P lanner
Legislativ e Regular Agenda
E Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 54.537 acres o f the W.
Ad d is o n S urvey lo cated at 1951 FM 1460 fro m the Agric ulture (AG) Dis tric t to the Res id ential Single-
family (RS ) Dis tric t. (REZ-2016-004, La Conterra North) Carolyn Horner, AICP, Planner
F Public Hearing and possible actio n o n a req ues t for a Special Use Permit to allow a multifamily
Page 1 of 70
develo p ment in the Lo cal Commerc ial (C-1) Dis tric t at 4121 Williams Drive, als o being Lot 2, Wes leyan at
Es trella. (SUP-2016-002, Live Oak Apartments ) Juan Enriquez, Planner
G Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 3.093 ac res of the N. Porter
Survey, loc ated at 206 E. Janis Drive, from the R es id ential S ingle-Family (RS ) Dis tric t to the Lo w Dens ity
Multifamily (MF-1) Dis tric t. (REZ-2016-011, Colony Park To wnhomes ) Valerie Kreger, AICP, Princ ipal
Planner
H Public Hearing and possible actio n o n a req ues t to Rezone 11.168 acres of the J S utherland Survey
loc ated at 4950 Jim Hogg Road fro m the Agric ulture (AG) Dis tric t to the Loc al Co mmercial (C-1) Dis tric t.
(REZ-2016-016, Oak Mead o ws Corner REZ) Juan Enriq uez, Planner
I Dis cus s ion Items :
Update on the Unified Development C o d e Advis o ry Committee (UDC AC ) meetings .
(Commis s ioner Bargainer)
Update on the Geo rgeto wn Transp o rtatio n Ad visory Board (GTAB) meetings . (Commissioner
Rankin)
Ques tio ns o r c o mments from Commis s io ners-in-Training about the ac tio ns and matters c o nsidered
on this agenda.
Remind er of the next P lanning and Zoning Co mmis s io n meeting on June 7, 2016 in the Counc il
Chamb ers loc ated at 101 East 7th Street, s tarting at 6:00 p m.
Adjournment
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2016, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
____________________________________
S helley No wling, City Sec retary
Page 2 of 70
City of Georgetown, Texas
Planning and Zoning
May 17, 2016
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary Plat fo r Gatlin Crossing, b eing 113.16 ac res out o f
the William Ad d is o n and J Roberts o n Surveys , loc ated at 2573 Co unty Road 111 (Wes tingho use Road).
(PP -2015-028, Gatlin Cro s s ing) Juan Enriquez, Planner
ITEM SUMMARY:
Background:
This p reliminary p lat creates 371 residential lots and 1 amenity lot, 14 open s p ac e lo ts and 3 p arkland lots .
The p arkland d ed ic atio n req uirement fo r this preliminary p lat is 7.30 acres. T he ap p licant is provid ing three
(3) lo ts totaling 13.19 acres fo r the p arkland d ed ic atio n req uirement. At their February 11, 2016 meeting,
the City’s Parks and R ecreatio n Bo ard vo ted to approve (7-0) the applic ant’s c onceptual p lan. There are
no heritage trees on-s ite.
Public Comments:
Pub lic notice is not required for a Preliminary Plat applic ation. There have b een no inquiries about the plat.
Recommended motion:
Approve the Preliminary Plat for Gatlin Cros s ing.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Juan Enriq uez, Planner and Sofia Nelson, CNU-A, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Preliminary Plat Exhibit
Page 3 of 70
Georgetown Planning Department Staff Report
Gatlin Crossing, Preliminary Plat Page 1 of 2
Report Date: May 12, 2016
File No: PP-2015-028
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Gatlin Crossing
Project Address: 2573 County Road 111 (Westinghouse Road)
Total Acreage: 113.16 acres
Legal Description: 113.16 acres in the William Addison and J Robertson Surveys
Applicant: Mark S. Wolf, AHV Communities
Property Owner(s): Carl & Dorothy Gattis; Carl W. (Jr) & Julie Gattis; John H. & Jeanne Reese
Contact: Tricia S. Tichenor-Altamirano, P.E.
Plat Summary
Proposed Lots: 371 single-family lots; 1 amenity lot, 14 open space lots, 3 parkland lots
Proposed Streets: Fifteen (15) new streets
Heritage Tree(s): None are located on-site
Site Information
Location:
The property is located within the City limits at the northwest corner of Westinghouse Road (County Road
111) and the future extension of Maple Street as identified in the City’s Overall Transportation Plan.
Physical Characteristics:
The property is flat, primarily undeveloped with an existing single-family residence adjacent to
Westinghouse Road that will be demolished, and sparse tree coverage. The property has approximately
1,000 feet of street frontage along Westinghouse Road. The site will connect to La Conterra subdivision via
Naturita Drive (65’ right-of-way) along the north property line as a street stub for future connectivity is
already in place. There are no heritage trees on-site.
History
The subject property was annexed into the City by Ordinance No. 2006-126 and designated with the default
Agriculture District in November 2006. The property was rezoned to Single-Family Residential (RS) in
2016 by Ordinance No. 2016-7. The development falls under the current Unified Development Code
(UDC) regulations and the development standards for the RS District. The City’s 2030 Comprehensive
Plan future land use category for the property is Moderate Density Residential. This project is located
within Growth Tier 1B.
Utilities
Electric, Water and Wastewater services are provided by the City of Georgetown.
Transportation
Access to the subdivision will be from the following existing roadways: CR 111/Westinghouse Road,
future extension of Maple Street and Naturita Drive. CR 111/Westinghouse Road is identified as an
Page 4 of 70
Planning Department Staff Report
Gatling Crossing, Preliminary Plat Page 2 of 2
existing major thoroughfare in the City’s Overall Transportation Plan. The future extension of Maple
Street is identified as a collector road on the City’s Overall Transportation Plan, which will also include a
future rail line. The property is adjacent to the proposed Austin-San Antonio Rail Line. The proposed
Preliminary Plat dedicated right-of-way along the future Maple Street extension to accommodate the future
rail line in accordance with the City’s Overall Transportation Plan.
Parkland Dedication
The parkland dedication requirement for this preliminary plat is 7.30 acres. The applicant is providing three
(3) lots totaling 13.19 acres for the parkland dedication requirement. At their February 11, 2016 meeting,
the City’s Parks and Recreation Board voted to approve (7-0) the applicant’s conceptual plan.
Staff Analysis
The proposed Preliminary Plat meets the requirements of the UDC and RS District development standards,
and is presented for approval.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
Page 5 of 70
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City of Georgetown, Texas
Planning and Zoning
May 17, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 54.537 ac res of the W.
Addison Survey loc ated at 1951 F M 1460 from the Agriculture (AG) Dis tric t to the Residential Single-
family (RS) Dis tric t. (REZ-2016-004, La Conterra No rth) Caro lyn Ho rner, AIC P, P lanner
ITEM SUMMARY:
Background:
The ap p licant has reques ted rezo ning 54.537 ac res fro m the Agric ulture (AG ) Dis tric t, to the Residential
Single-family (RS ) Dis tric t. The applic ant states that the p urpose o f the reques t is to exp and upon the La
Conterra neighb o rhood d irectly to the south.
Public Comment:
To d ate, no written pub lic comments have been received .
Staff Recommendation:
In s ummary, the propos ed zo ning d is tric t of RS wo uld continue the zoning and us e o f the existing La
Conterra neighb o rhood to the south. However, the req uest does not best serve the vis io n o f the TOD area.
Absent the bro ad er zoning plan for the area, a P lanned Unit Development is the bes t availab le to o l to
s upport the co mp rehens ive p lan in this loc atio n. While there is no guarantee that a trans it line and s tatio n
will materialize, if the lo ng-range plan is continue wo rking toward s that poss ib ility, the City s hould take
every effort to work with the landowners within the area to facilitate d evelop ment that will encourage the
s tatio n. Without the right to o ls in plac e, it inc reas es the probability that muc h of the land will be lo s t to
traditio nal d evelo p ment that diminis hes p o tential ec o nomic develo p ment op p o rtunities of the TOD.
The s taff rec o mmendatio n is to sit d o wn with the d evelop er and prepare a Planned Unit Develo p ment that
inc o rp o rates elements o f the Mixed -Us e District, s p ec ific ally those lis ted in the staff report, for a s ingle-
family d evelop ment on this p ro p erty.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, Planner, and Sofia Nels o n, C NU-A, Directo r
ATTACHMENTS:
Description Type
Staff Report Backup Material
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Page 15 of 70
Attachment 3 - Zoning Map Map Backup Material
RS Dis trict Development Standards and Land Us es Backup Material
Page 16 of 70
Georgetown Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 1 of 10
Report Date: May 13, 2016
File No: REZ-2016-004
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: La Conterra North
Location: 1951 FM 1460
Total Acreage: 54.537 acres
Legal Description: 54.537 acres of land in the William Addison Survey, Abstract 21
Applicant: Carlson, Brigance & Doering
Property Owner: Forestar Real Estate Group, Inc.
Contact: Geoff Guerrero, Carlson, Brigance & Doering
Existing Use: Undeveloped
Existing Zoning: Agriculture (AG)
Proposed Zoning: Residential Single-family (RS)
Future Land Use: Mixed Use Community, Moderate Density Residential
Growth Tier: Tier 1A and B
Overview of Applicant’s Request
The applicant has requested rezoning 54.537 acres from the Agriculture (AG) District, to the
Residential Single-family (RS) District. The applicant states that the purpose of the request is
to expand upon the existing La Conterra neighborhood directly to the south.
Site Information
Location: The subject property is located in the southeast portion of the city along Maple
Road, north of Ridge Line Boulevard, and just north of the existing La Conterra development.
Please see Exhibit 1 for specifics. The property sits directly adjacent to the former MKT rail
right-of-way that the City is eyeing as a future rail corridor.
Physical Characteristics:
The property is currently undeveloped. The area has some grade changes that influence
drainage across the site. There are few trees on site.
Page 17 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 2 of 10
Surrounding Properties:
The surrounding properties include:
Location Zoning Future Land Use Existing Use
North Agriculture (AG)
Mixed Use Community
with Specialty Mixed Use
node
Agriculture
South Residential
Single-family (RS)
Moderate Density
Residential Residential
East Residential
Single-family (RS)
Mixed Use Community,
Moderate Density
Residential
Residential
West Extra Territorial
Jurisdiction (ETJ)
Mixed Use Community,
Moderate Density
Residential
Agriculture
Page 18 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 3 of 10
Property History
The larger tract of the two subject tracts was annexed into the City of Georgetown in 2004.
The small tract was annexed in 2006. At the time of annexation, Agriculture (AG) zoning was
placed on each tract.
In early 2005, the City Council directed staff to amend the Future Land Use map to designate
the area around the intended Rail District Transit Center as Transit Oriented Development
Mixed Use, in an area approximately ½ mile around the ultimate station.
In 2006, the City Council amended the Future Land Use Plan, then part of the Century Plan,
by creating a Transit Oriented Development (TOD) Mixed Use land use category and applying
it to 440 acres of land, including the majority of the subject property (Ordinance 2006-38).
In February 2008, the City adopted the 2030 Comprehensive Plan, which succeeded the
Century Plan. In the updated Future Land Use Plan, the TOD area was represented by a
Specialty Mixed Use node surrounded by Mixed Use Community, two new land use
categories promoting cohesive, planned development.
Utilities/Transportation
Electrical service, water and wastewater are provided by the City of Georgetown. The City’s
Page 19 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 4 of 10
Development Engineer finds that the existing off-site utility services are adequate to meet the
site’s needs. The developer will be responsible for all on-site improvements.
The site will take primary access from Maple Road and the future W. Ridge Line Boulevard,
both of which are proposed collector-level roadways. Maple is planned to eventually connect
to Westinghouse Road to the south and to University Ave. to the north. At this time, it is not
known whether this development will trigger a Traffic Impact Analysis to determine if any
off-site improvements will be necessary to accommodate the project.
2030 Comprehensive Plan
The 2030 Plan vision for this area is a medium to high density residential component of the
future transit-oriented development. The particular site is designated Mixed Use Community
on the northern half, and Moderate Desity Residential on the southern half and is in the area
that transitions from more compact development around the planned station location back to
traditional suburban development. Mixed-Use Community
“Mixed Use Community is intended for large tracts of undeveloped land, which are appropriate for
larger scale, creatively planned communities, where a mix of residential types and densities are
complemented by supporting retail, small to medium-scale office development, and intergrated open
spaces, where appropriate. Instead of specifying a range of allowable residential densities, the residential
mixed-use designation encourages a balanced mixture of residential types as the predominant use in
this category, at densities consistent with those provided for each housing type.
The Moderate Density Residential land use category comprises single family neighborhoods that can be
accomodated at a density ranging between 3.1 and 6 dwelling units per acre, with housing types
including small-lot detached and attached single-family dwellings (such as townhomes).”
Mixed use categories should be implemented through the application of zoning and
development standards that encourage appropriate form and character, such as Planned Unit
Developments or Mixed Use Districts.
Page 20 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 5 of 10
The TOD area identified by City Council in 2006, which covered the majority of this property,
was intended to produce a Mixed-Use zoning district designation, a district that was created
by City Council in 2008. That district was not assigned to the TOD area because the Council
was not yet prepared to prepare a design plan for all 440 acres, preferring to work wit h each
property owner that came in for a zoning request. The original TOD area, shown in crosshatch
above, was intended to develop with multiple uses and densities that supported the station
site (although a specific station location has not beenset). The key objectives of the original
TOD Mixed Use Area category were 1) ensure transit supportive land uses, 2) increase density
around the transit station, and 3) create pedestrian oriented deisgn. A Mixed-Use zoning
district designation is still possible for this general area, whether the transit opportunitiy is
realized or not.
The first goal of the 2030 Plan is to promote sound, sustainable, and compact development patterns
with balanced land uses, a variety of housing choices and well-integrated transportation, public
facilities, and open space amenities. To meet that goal, the City shall pursue the following Policies
of the 2030 Plan:
1) Policy 1.A.: Promote more compact, higher density development (e.g., traditional
neighborhoods, Transit-Oriented Development, mixed-use, and walkable neighborhoods) within
appropriate infill locations; and
2) Policy 1.E.: Expand regulatory provisions and incentives to encourage innovative forms of
Page 21 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 6 of 10
compact, pedestrian friendly development (mixed-use, traditional neighborhood design), and a
wider array of affordable housing choices.
3) Policy 1.E.1. Establish standards for and actively promote new forms of compact development
to include Transit-Oriented Development, as well as traditional neighborhood development
(TND), mixed-use, and pedestrian-scale development.
The 2030 Plan Growth Tier Map designation for this project is both Tier 1A and Tier 1B of the
City’s Growth Tier Plan. Tier 1A is that portion of the city where infrastructure systems are in place,
or can be economically provided, and the bulk of the city’s growth should be guided over the near term.
Tier 1B is the area within the present city limits, surrounding Tier 1A t hat is generally under-served
by infrastructure and where such service and facilities will likely be needed to meet the growth needs of
the city. Investments made by both the City and other nearby developers over the last ten years
have built the infrastructure needed to serve this project.
Proposed Zoning District
The applicant has requested Residential Single-family (RS) district. This district is intended
for areas of medium density with a minimum lot size of 5,500 square feet. The RS District
contains standards for development that maintain standard single-family neighborhood
characteristics. The District may be located within proximity of neighborhood -friendly
commercial and public services and protected from incompatible uses.
Staff Analysis
Staff has reviewed the request and finds the following:
1) The Future Land Use Plan designation of Mixed Use Community on the northern half,
and Moderate Desity Residential on the southern half, uniquely places this property in
a position to create a Planned Unit Development (PUD) District that integrates the
residential aspects of the La Conterra neighborhood to the south and the anticipated
Mixed Use districts to the north. A Planned Unit Develeopment would require the
developer and the staff to work together to find the components of the TOD Mixed-Use
design standards envisioned for the area that will work best for the developer’s project.
The straight RS zoning requested does not support mixed-use development nor
provide standards that will ensure development that will support a cohesive area plan
for the future transit station. Though it has long been recognized in the City’s plans as
a future site for a TOD, there is no over-riding set of regulations in place to ensure
development meets the higher expectations and maximizes the opportunities in this
area.
2) A comprehensive Mixed Use district for the entire TOD are would be preferable;
however, in lieu of an MU district, a Planned Unit Development (PUD) district could
Page 22 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 7 of 10
best implement the desired development in this area if it were to include elements
that support the TOD. This vehicle would focus primarily on the form and design of
the neighborhood, rather than density and use, both of which are consistent with the
plan. This could include: a gridded street layout tying into the future development to
the north (no cul-de-sacs, increased connectivity ratio from UDC requirements, and
reduced maximum block lengths); integration of non-residential uses (where best
successful); variety of housing types, products and densities (minimum units per acre,
alleyway products, attached housing); pedestrian focused streetscape (consistent front
yard condition through a build-to line, increased parking setback, pedestrian
appealing architectural features such as porches, increased windows on the front of
the home, or design/placement of garages ); and strategically planned park and open
spaces (location of neighborhood park as common pedestrian destination, esplanade
within primary road connection with pedestrian amenities, public spaces dispersed
throughout).
3) As the Mixed Use (MU) district standards were being developed in 2007, several draft
regulating plans were created that exemplified how those standards could facilitate
development in anticipated mixed-use development areas within the city. Although
Page 23 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 8 of 10
never adopted, a draft regulating plan was created as part of this effort for the TOD
area which laid out the streets and land uses in a pattern that would support the
success of the rail station. While the portion of the TOD plan that included the subject
property did envision predominately single-family development, the form and
function of the single-family layout included a more interconnected grid pattern with
a mix of other uses interwoven as opposed to the disconnected, single-use patterns
seen in most conventional suburban residential neighborhoods.
4) The success of a transit station is heavily based on the walkability and activity level of
the surrounding area, which can be achieved by integrating key features and
elements into a plan for development. Land uses should be integrated either
vertically or horizontally with a variety of residential housing types and densities to
support 24-hour activity, with single-family at generally no less than 6 units per acre.
Density is important in proximity to the station because ridership and activity
increases as density increases. The City’s Mixed-Use District is designed based on
pedestrian walking-shed distances so that residences can be close enough to transit to
not need their car if desired. These distances are based on activity centers and public
spaces, which are best-suited at ¼ mile intervals, or from transit centers that are
planned for ½ mile walking distances. The original 440-acre TOD area was laid out to
encompass a ½ mile walking distance from the anticipated station location.
The pedestrian component of any transit location is necessary for a successful location
because it reduces the needs of passengers in the area to have to drive to the station
and it raises the potential value of the land as a marketable, mixed-use center. A
growing segment of the younger demographic who will start moving to Georgetown
are less tied to their vehicle and are looking for pedestrian environments close to
activity centers. Pedestrian oriented design delivers attractive and safe walking
conditions primarily through street design and the interaction of the adjacent
properties with that street. A gridded street pattern provides more direct pedestrian
routes and interconnection between land uses. Pedestrian connection through a
connected street grid is, therefore, a strong incentive to solidify the neighborhood
form of all areas within the TOD overlay.
5) The City’s street connection rules do not create the level of interconnected public
avenues that are crucial to the TOD becoming successful. Relying on the minimum
platting requirements, at this location, might only provide a single access point (or
none at all) depending on how the engineer lays out the land. There are multiple
connection points to the south, east, and west that leave some doubt regarding the
northern connections. A vehicle such as a PUD, or the MU District, would provide the
City with assurance that a hierarchy of streets with limited spacing between blocks
would create that balanced traffic system that compliments the desired development
Page 24 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 9 of 10
zone around the station. It is anticipated that development in the Mixed-Use District
sub-districts will occur over a span of years and that some parcels may remain vacant
until other parts of the District are substantial built-out. A street network shall allow
for relatively small blocks and a high degree of connectivity from the existing
residential (La Conterra south of Ridge Line) to the TOD area.
6) Recently, the City has approved several large single-family developments in the
southeast quadrant that will be marketed at a lower price point than is seen elsewhere
in the community. While this is filling a need for that segment of the marketplace, the
longevity of these neighborhoods remains to be seen. The TOD area allows both the
City and the developer the opportunity to provide diversity in housing types while
ensuring the quality of the homes, a sustainable street pattern, and accessible open
space in a planned environment. The vision for the TOD, if still desired, requires a
higher level of scrutiny to meet the City’s development expectations.
In summary, the proposed zoning district of RS would continue the zoning and use of the
existing La Conterra neighborhood to the south. However, the request does not best serve
the vision of the TOD area. Absent the broader zoning plan for the area, a Planned Unit
Development is the best available tool to support the comprehensive plan in this location.
While there is no guarantee that a transit line and station will materialize, if the long-range
plan is continue working towards that possibility, the City should take every effort to work
with the landowners within the area to facilitate development that will encourage the
station. Without the right tools in place, it increases the probability that much of the land
will be lost to traditional development that diminishes potential economic development
opportunities of the TOD.
The staff recommendation is to sit down with the developer and prepare a Planned Unit
Development that incorporates elements of the Mixed-Use District, specifically those listed in
#2, above, for a single-family development on this property.
Staff Recommendation
Staff recommends denial of the rezoning request as presented and recommends the applicant
pursue a Planned Unit Development District.
Public Comments
As required by the Unified Development Code, all property owners within a 200 -foot radius
of the subject property and within the city limits were notified (30 notices mailed) of the
rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper and signs were posted on-site. These notices included the public hearing
scheduled for City Council on June 14, 2016.
Page 25 of 70
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to RS Page 10 of 10
As of the date of this report, zero written comments in support of the applicant’s rezoning
proposal has been received by the Planning Department staff.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Public Comment
Page 26 of 70
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REZ-2016-004
Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 0.5 1Miles
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Le ge ndSiteParcelsCity LimitsGeorgetown ETJ
Location Map
Page 27 of 70
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Exhibit #2REZ-2016 -004
LegendSiteParcelsCity Lim itsGeorgetown ETJ
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Em ployment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
0 0.5 1Miles
Page 28 of 70
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Zoning InformationREZ-2016-004Exhibit #3
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Zoning Information
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Page 29 of 70
Minimum Lot Size = 5,500 square feet Front Setback = 20 feet Bufferyard = 10 feet with plantings
Minimum Lot Width = 45 feet Side Setback = 6 feet when non‐residential develops
Maximum Building Height = 35 feet Rear Setback = 10 feet adjacent to residential
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Group Home (<7 residents) Church (with columbarium) Accessory Dwelling Unit
Single‐family Detached Day Care (family home) Activity Center (youth/senior)
Utilities (Minor) Golf Course Bed and Breakfast (with events)
Home Based Business Cemetary/Columbaria/Mausoleum
Nature Preserve/Community Garden Community Center
Neighborhood Amenity Center Day Care (Group)
Park (Neighborhood) Emergency Services Station
School (Elementary) General Office
Single‐family Attached Halfway House
Utilities (Intermediate) Hospice Facility
Wireless Transmission Facility (<41') Rooming/Boarding House
School (Middle)
Residential Single‐Family (RS) District
District Development Standards
Specific Uses Allowed within the District
Page 30 of 70
City of Georgetown, Texas
Planning and Zoning
May 17, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t fo r a Special Use Permit to allo w a multifamily
d evelopment in the Loc al Co mmercial (C-1) Dis trict at 4121 Williams Drive, als o b eing Lo t 2, Wesleyan at
Estrella. (SUP -2016-002, Live Oak Ap artments ) Juan Enriq uez, P lanner
ITEM SUMMARY:
Background:
The ap p licant has reques ted cons id eration o f a Spec ial Us e Permit to allow a 108 unit multifamily
d evelopment with anc illary us es in the C-1 Dis trict lo cated at 4121 Williams Drive. The C-1 Dis tric t allows
attached multifamily d evelo p ment at the d is cretio n o f the C ity Counc il with ap p ro val o f a S p ecial Us e
Permit. Additio nally, the use has s p ecific limitatio ns which are s tated in UDC S ectio n 5.02.020.E
(Residential Us e Limitatio ns).
Public Comment:
To d ate, no written or verbal comments in s up p o rt o r against the ap p licant’s propos al have been rec eived
b y s taff.
Staff Recommendation:
Staff rec o mmend s denial of the applic ant’s req ues t for a S p ecial Use Permit to allo w multifamily
d evelopment in the C-1 Dis tric t.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Juan Enriq uez, Planner and Sofia Nelson, CNU-A, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - Aerial Map Backup Material
Attachment 5 - Conceptual Plan Exhibit
C-1 Dis trict Development Standards and Land Us es Backup Material
Page 31 of 70
Georgetown Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 1 of 6
Special Use Permit
Report Date: May 9, 2016
File No: SUP-2016-002
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Live Oak Apartments
Location: 4121 Williams Drive - The subject property is located along the north
side of Williams Drive between Shell Road and Estrella Crossing.
Total Acreage: 7.366-acres
Legal Description: Lot 2 of Wesleyan at Estrella 7.366 acres
Applicant: Jean Latsha (Pedcor Investments, LLC)
Property Owner: Willrae Partners III, Ltd.
Contact: Jean Latscha
Overview of Applicant’s Request
The applicant has requested consideration of a Special Use Permit to allow a 108 unit
multifamily development with ancillary uses in the C-1 District located at 4121 Williams
Drive. The C-1 District allows attached multifamily development at the discretion of the City
Council with approval of a Special Use Permit. Additionally, the use has specific limitations
which are stated in UDC Section 5.02.020.E (Residential Use Limitations).
Page 32 of 70
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 2 of 6
Special Use Permit
Site Information
Physical Characteristics:
The property is 7.366-acres in size and it is generally flat with with a variety of shrubs and
trees. The site has approximately 600 feet of street frontage along Williams Drive and is
generally approximatley 400’ deep.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North MF-2 Low Density Residential Undeveloped multifamily lot
South ETJ/C-1 Mixed Use Neighborhood Center Commercial uses
East MF-2 Mixed Use Neighborhood Center Multifamily use
West C-3/AG Mixed Use Neighborhood Center Commercial use
Property History
The property was annexed into the City in 2005 by Ordinance No. 2005-93. At the time of
annexation into the City, the default AG Zoning District was assigned. The property was
rezoned to C-1 in 2013 by Ordinance No. 2013-40. The property was platted in 2009.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this subject site is Mixed Use Neighborhood Center. This
category applies to smaller areas of mixed commercial use within existing and new
neighborhoods. This future land use designation is primarily proposed adjacent to, or as part
of, larger residential neighborhoods. These neighborhood-serving mixed use areas abut
roadway corridors or are located at key intersections. Uses in these areas might include a
corner store, small grocery, coffee shops, personal services, as well as small professional
offices and upper story appartments. They may also include stand-alone high density
residential development. The intent of the Mixed-Use Neighborhood Center land use category
was to identify certain areas of the City that would support localized personal services and
retail locations for neighborhood goods and services, rather than large commercial
development and high-traffic generating uses.
Growth Tier:
The 2030 Comprehensive Plan Growth Tier Map designation is Tier 1A which are areas 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.
Transportation
The site’s sole access is via Williams Drive which is a Major Arterial roadway. A Traffic
Impact Analysis (TIA) was not deemed necessary. Based on the ITE (Institute of
Transportation Engineers) Manual, 108 multifamily units does not trigger a TIA.
Page 33 of 70
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 3 of 6
Special Use Permit
Utilities
This property will be served by the City of Georgetown for electric, water, and wastewater
when developed. It is anticipated that there is adequate capacity to serve this property either
by existing capacity or developer participation in upgrades to infrastructure.
Zoning District
The existing zoning district for this site is Local Commercial (C-1), which is intended to
provide areas for commercial and retail activities that primarily serve residential areas. In
2014 the City Council amended the UDC to require approval of a Special Use Permit to allow
apartments in the C-1 district, rather than permit them by right. In amending the UDC, the
following specific conditions/limitations for multifamily projects in the C-1 District were
added (UDC Section 5.02.020.E):
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,
pedestrian friendly environment where the mixture of uses enables people to live, work,
play and shop.
2. Impervious coverage is limited to 50%. The impervious coverage for non-residential
development in C-1 is 70%.
3. The front setbacks shall be in conformance with the front setback of the district (25 ft). The
side (10 ft) and rear setbacks (0 ft) shall be the same as in the C-1 District except if adjacent
to residential zoning district, then side and rear setbacks shall increase to 30 ft.
4. Building height shall be in conformance with the height of the district in which the
attached multifamily development is proposed (35 ft).
5. The minimum separation of 15 feet shall be provided between all buildings on the site.
6. All attached multifamily developments in the C-1 District shall comply with the Building
Design Standards in UDC Section 7.04, Lighting Design Standards of Section 7.05 and
Non-Residential Landscape Requirements of Section 8.04.
7. Attached multifamily in C-1 District shall comply with Common Amenity Area
requirements of UDC Section 6.06.020 and the Parkland Dedication requirements of
Section 13.05.
Staff Analysis
The Williams Drive corridor between Shell Road and Lakeway is a stretch of roadway that
significantly varies in use, age, scale of devleopment, and location in the city and out of the
city . A corrdior which was once a primary rural residential corridor with commercial strip
centers or corners is now evolving into a corrdior that provides goods and services to the
current and future residential homes that are located both north and south of Williams Drive.
Page 34 of 70
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 4 of 6
Special Use Permit
Staff has reviewed the applicant’s request and justification for development of multifamily on
a 7.366 acre commercial lot. The following are the pertinent sections of the UDC related to this
request:
1. Section 3.07 – Special Use Permit; see section below for review and approval criteria.
2. Section 5.02.020 – Residential Use Limitations
Section 3.07.030.C of the UDC states that the City Council may approve an application for a
Special Use Permit where it reasonably determines that there will be no significant negative
impact upon residents of surrounding property or upon the general public. The City Council
shall consider the following criteria in its review:
1. The proposed special use is not detrimental to the health, welfare, and safety of the
surrounding neighborhood or its occupants. The subject property fronts on Williams Drive,
between a restaurant and an assisted living community, and abuts a single family home
which takes access off of Williams Drive. It does not appear that the proposed project will be
directly injurious or detrimental to the public health, welfare or safety in the
neighborhood. It also does not appear that this development will improve or take steps to
advance solutions to the challenge of transportation/ traffic problems in this area. As
connectivity challenges exist, as they do here, and automobile dependency increases, as
they will if additional residents are added without additional vehicle and pedestrian
improvements to Williams Drive, the indirect impact of this development will be felt by
surrounding neighborhoods. If approved, the development would need to comply with
the minimum required development standards in the C-1 District and the on-site
residential use limitations in UDC Section 5.02.020.
2. The proposed conceptual site layout, circulation plan, and design are harmonious with the
character of the surrounding area. The proposed layout consists of multiple 3 story
apartment buildings with one entrance/exit onto Williams Drive. Staff has determined that
there are no significant development standards that are not consistent with the UDC. If the
Special Use Permit is approved, the applicant will be required to submit a Site Development
Plan for review and approval where staff will review the development standards in more
detail than the conceptual plan. However, the siting of the multifamily development on a
commercially zoned property fronting a Major Arterial does not appear to be harmonious
with the stated intent of the of the C-1 District and the Mixed Use Neighborhood Center
future land use category. The proposed use of a stand-alone multifamily development
surrounded by 40 acres of multifamily zoned properties to the north and east does not
appear to contribute to the goal of a mix of neighborhood-serving commercial uses. If the
development included a commercial component in the project area fronting Williams Drive
with the residential units located behind or if the subject property was developed
commercially with the entitled multi-family tract behind the subject property the request
would align with the goals for land use and character of the area.
Page 35 of 70
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 5 of 6
Special Use Permit
3. The proposed use does not negatively impact existing uses in the area and in the City
through impacts on public infrastructure such as roads, parking facilities, and water and
sewer systems and on public services such as police and fire protection and solid waste
collection and the ability of existing infrastructure and services to adequately provide
services. From a water and wastewater perspective the development is responsible for
ensuring adequate water and wastewater infrastructure is available to the site. As
connectivity challenges exist, as they do here, and automobile dependency increases, as
they will if additional residents are added without additional vehicle and pedestrian
improvements to Williams Drive, a traffic impact will be experienced on Williams Drive by
all users.
4. The proposed use does not negatively impact existing uses in the area and in the City
through the creation of noise, glare, fumes, dust, smoke, vibration, fire hazard or other
injurious or noxious impact. If approved, the project will be responsible for meeting all City
codes and ordinances to protect from impacts such as noise, glare, fumes, dust, smoke,
vibration, or fire hazard within the vicinity.
5. The location and context of the attached multifamily development shall be secondary
and supportive to established surrounding commercial uses helping to facilitate an
active, pedestrian friendly environment where the mixture of uses enables people to
live, work, play and shop. The location and the context of the proposed development is
not secondary and supportive to established commercial uses since the property is
surrounded by 40 acres of MF-2 zoned property to the north and east. There is a
commercial lot with a stand alone restaurant to the west and small commercial strip
centers across Williams Drive mostly located within the ETJ.
Findings
Based on all information presented, staff has made the following findings:
1. The intent of the C-1 District is to provide areas of commercial and retail activities that
primarily serve residential areas. The proposed development appears to be more
consistent with the MF-1 zoning designation. The UDC has identified MF-1 designations to
be most 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. In this case, the applicant is proposing a multifamily development
along a commercially zoned and planned corridor.
2. The SUP requirements stated in the UDC identify multi-family developments in C-1
designations to be secondary and supportive to established surrounding commercial uses
helping to facilitate an active, pedestrian friendly environment where the mixture of uses
enables people to live, work, play and shop. The proposed multifamily development does
not appear to be secondary and supportive to surrounding commercial uses due to the size
of the subject property and the size of the surrounding multi-family developed and
undeveloped property.
Page 36 of 70
Planning Department Staff Report
Live Oak Apartments (Attached Multifamily) Page 6 of 6
Special Use Permit
3. The intent of the Mixed Use Neighborhood Center category in the 2030 Comprehensive
Plan is to provide neighborhood serving commercial uses, which may include stand alone
high density residential development as part of a mix of uses. In this case, the proposed
development is a stand-alone multifamily development with no commercial component in
an area surrounded by 40 acres of High Density Multifamily Districts to the north and east.
Staff Recommendation
Staff recommends denial of the applicant’s request based on the above-mentioned findings.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius
of the subject property that are located within City limits (8 notices mailed) were notified of
the rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper and signs were posted on-site. To date, no written or verbal comments in support
or against the applicant’s proposal have been received by staff.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – Aerial Map
Attachment 5 - Conceptual Plan
Page 37 of 70
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SUP-2016-002Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map
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Page 38 of 70
B O O T Y S C R O S S I N G RD
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Exhibit #2
SUP-2016-002
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Em ployment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
0 ¼½¾Mi
LegendSiteParcelsCity Lim itsGeorgetown ETJ
Page 39 of 70
B O O T Y S C R O S S I N G RD
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Zoning InformationSUP-2016-002Exhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
Le ge ndSiteParcelsCity LimitsGeorgetown ETJ
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0 ¼½¾MiPage 40 of 70
ESTRELLA XING
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C OUNTRYRD
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Aerial
SUP-2016-002 Le ge ndSiteCity Limits
0 0.1 0.2Mi
Page 41 of 70
Page 42 of 70
Maximum Building Height = 35 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
Maximum Building Size = .5 FAR (0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
(only applies to those uses Side Setback = 10 feet MF‐1, or MF‐2 districts
marked with * below) Side Setback to Residential = 15 feet
Rear Setback = 0 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales* Activity Center (youth/senior) Event Facility
Artisan Studio/Gallery* Bar/Tavern/Pub Meat Market
Assisted Living Bed and Breakfast (with events) Multifamily Attached
Automotive Parts Sales (indoor)* Business/Trade School Personal Services Restricted
Banking/Financial Services* Car Wash Private Transport Dispatch Facility
Blood/Plasma Center* Church (with columbarium) Student Housing
Consumer Repair* College/University
Dry Cleaning Service* Commercial Recreation
Emergency Services Station Community Center
Farmer's Market* Dance Hall/Night Club
Fitness Center* Day Care (group/commercial)
Food Catering Services* Fuel Sales
Funeral Home* Live Music/Entertainment
General Retail* Micro Brewery/Winery
General Office* Neighborhood Amenity Center
Government/Postal Office Park (neighborhood/regional)
Group Home (7+ residents) Pest Control/Janitorial Services
Home Health Care Services* Self‐Storage (indoor only)
Hospital School (Elementary, Middle, High)
Hotel/Inn (excluding extended stay) Theater (movie/live)
Integrated Office Center* Upper‐story Residential
Landscape/Garden Sales* Wireless Transmission Facility (<41')
Laundromat*
Library/Museum
Medical Diagnostic Center*
Medical Office/Clinic/Complex*
Membership Club/Lodge*
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services*
Printing/Mailing/Copying Services*
Restaurant (general/drive‐through)*
Rooming/Boarding House
Social Service Facility
Surgery/Post Surgery Recovery*
Urgent Care Facility*
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)*
Local Commercial (C‐1) District
District Development Standards
Specific Uses Allowed within the District
Page 43 of 70
City of Georgetown, Texas
Planning and Zoning
May 17, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 3.093 acres o f the N. Po rter
Survey, loc ated at 206 E. Janis Drive, from the Res idential Single-Family (R S) Dis trict to the Low Density
Multifamily (MF -1) Dis trict. (REZ-2016-011, C o lo ny P ark Townho mes ) Valerie Kreger, AICP, Principal
Planner
ITEM SUMMARY:
Background:
The p ro p erty is loc ated alo ng E. Janis Drive between Westwood Lane and Park Lane, wes t o f IH 35. The
ap p licant has reques ted a rezoning of the 3.093 ac res to the Lo w Dens ity Multifamily d is tric t to d evelop a
multifamily develo p ment to be kno wn as Colo ny P ark Townho mes . This property is loc ated within the
b o und aries of the Williams Drive Gateway Redevelo p ment Area Plan and is part of the Tax Inc rement
Reinvestment Zone (TIRZ) s et up fo r the redevelo p ment of this area.
Public Comment:
As o f the d ate of this report, s taff has received 2 res p o nses in o p p o s ition to the reques ted rezo ning, c iting
concerns regarding traffic , crime, environmental imp act, and the already exis ting multifamily in the area.
Staff Recommendation:
Staff is recommending Denial o f the applic ation (s ee s taff rep o rt fo r findings). S taff believes this rezoning
req uest is p remature given the pend ing development cons id erations for the area.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Valerie Kreger, AICP, Principal Planner, and S o fia Nels o n, CNU-A, Planning Direc tor
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - Aerial Map Backup Material
Attachment 5 - Public Comment Backup Material
MF-1 Dis trict Development Standards and Land Us es Backup Material
Page 44 of 70
Georgetown Planning Department Staff Report
Colony Park Townhomes Page 1 of 9
Report Date: May 12, 2016
File No.: REZ‐2016‐011
Project Planner: Valerie Kreger, AICP, Principal Planner
Item Details
Project Name: Colony Park Townhomes
Project Address: 206 E. Janis Dr. (see Exhibit 1)
Total Acreage: 3.093 acres
Applicant: Tim Haynie, Haynie Consulting, Inc.
Property Owner: Jim Faulk, Inc.
Existing Use: Undeveloped Property
Existing Zoning: Residential Single‐Family (RS) District
Proposed Zoning: Low Density Multifamily (MF‐1)
Future Land Use: Specialty Mixed Use and Moderate Density Residential
Overview of Applicant’s Request
The property is located along E. Janis Drive between Westwood Lane and Park Lane, west
of IH 35. The applicant has requested a rezoning of the 3.093 acres to the Low Density
Multifamily district to develop a multifamily development to be known as Colony Park
Townhomes. This property is located within the boundaries of the Williams Drive Gateway
Redevelopment Area Plan and is part of the Tax Increment Reinvestment Zone (TIRZ) set
up as a financing tool for the redevelopment of this area.
Site Information
Physical Characteristics:
The property is long and narrow, approximately 900 feet at its longest and 200 feet wide,
although there is limited boundary fronting on adjacent roadways. The land is fairly flat
with some tree cover, although no tree survey has been conducted to determine if any are
preserved species.
Surrounding Properties:
The surrounding zoning and land uses are as follows:
Page 45 of 70
Planning Department Staff Report
Colony Park Townhomes Page 2 of 9
Property History
The subject property was annexed into the City of Georgetown in April 1964 (Ordinance
#64‐A1) and assigned the default zoning, at that time, of Residential Single‐family (RS). The
property has no record of platting or development.
This property falls within the area referred to as the Williams Drive Gateway
Redevelopment Area (WDGRA), a 70‐acre area along the west side of Interstate 35 centered
approximately by Williams Drive (RM 2338). The City identified this area in 2004 as a high
priority for planning and economic development and wanted to revitalize and reimagine
the “gateway” to the western half of Georgetown. The goals included improving traffic
Location Zoning Future Land Use Existing Use
North Residential Single‐family (RS)
High Density Multifamily (MF‐2)
Moderate Density
Residential
Single‐family detached
Single‐family attached
South Residential Single‐family (RS)
General Commercial (C‐3) Specialty Mixed Use Single‐family detached
Undeveloped
East High Density Multifamily (MF‐2)
General Commercial (C‐3) Specialty Mixed Use
Single‐family attached
Apartments
Undeveloped
West Residential Single‐family (RS) Moderate Density
Residential Single‐family detached
Page 46 of 70
Planning Department Staff Report
Colony Park Townhomes Page 3 of 9
flow and access to the area, maximizing revenue generation of the area, attracting and
recruiting a mix of uses consistent with the vision of the area and the construction of
aesthetically pleasing buildings. The Williams Drive Gateway Redevelopment Area Master
Plan was adopted in April of 2006 that embraced the vision of the citizens and was to serve
as the basis for a future rezoning. The plan envisions a mixed‐use pedestrian oriented
activity center where land uses are vertically integrated, buildings are pulled up to the
sidewalk, parking is de‐emphasized and placed to the rear of buildings, and building
entries, façade treatments, streetscape, landscape, and signage design create an inviting and
comfortable pedestrian environment. Some of the ultimate goals included improving traffic
flow and access to the area, maximizing revenue generation of the area, attracting and
recruiting a mix of uses consistent with the vision of the area and the construction of
aesthetically pleasing buildings. Following the planning efforts, a Tax Increment
Reinvestment Zone was established in October of 2006 to create a sustainable financial
source to fund needed improvements within this project area.
The City adopted the 2030 Comprehensive Plan, which succeeded the Century Plan, in
February 2008. In the updated Future Land Use Plan, the WDGRA is represented by the
Specialty Mixed Use land use category. In March of 2008, the Mixed Use zoning district
was adopted in order to implement the Williams Drive Gateway Redevelopment Area Plan
(in addition to the Transit Oriented Development (TOD) plan), although due to economic
factors at the time it was never applied. Since that time, the extension of Rivery Boulevard,
which was not part of the original efforts, has been planned to extend through this area.
Utilities
The property is in the City of Georgetown water, wastewater, and electric service areas. It
is anticipated there is adequate capacity to serve the property once developed.
Transportation
The subject property has approximately 45 feet of frontage on Janis Drive and 50 feet of
frontage on Ryan Lane. Both Janis and Ryan Streets are designed, constructed, and used as
single family residential streets. Additionally, the future extension of Rivery Boulevard
from Williams Drive to Northwest Boulevard will cut the southeastern tip off this property,
leaving it ultimately with less than 50‐feet of frontage as proposed.
Page 47 of 70
Planning Department Staff Report
Colony Park Townhomes Page 4 of 9
Subject Property
2030 Comprehensive Plan
Future Land Use:
This property is designated on the 2030 Plan‐Future Land Use Map as primarily Specialty
Mixed Use with some Moderate Density Residential on the northern portion of the
property fronting Janis Drive.
Page 48 of 70
Planning Department Staff Report
Colony Park Townhomes Page 5 of 9
The Moderate Density Residential category includes the city’s predominantly single‐family
neighborhoods that can be accommodated at a density between 1.1 and 3 dwelling units
per gross acre.
The majority of the property, however, is designated Specialty Mixed Use Area (SMUA).
This category encourages mixed use developments and planned ‘centers’ that can integrate
complementary uses. Emphasized activities would include retail, offices, and
entertainment, with options for civic and parks/green spaces as well as higher density
residential options, including multi‐family style housing. Mixed use categories should be
implemented through the application of zoning and development standards that encourage
appropriate form and character, such as Planned Unit Developments or Mixed Use
Districts.
The SMUA category exists in strategic locations where the desire is to create patterns of
development focused on pedestrian‐oriented, storefront‐style streets. The SMUA
designation at this location represents the City’s interest in revitalizing and reimagining the
“gateway” to the western half of Georgetown and implementing the Williams Drive
Gateway Redevelopment Area Master Plan
Growth Tier:
In order to stage contiguous, compact, and incremental growth of the city over the next two
decades, the 2030 Comprehensive Plan establishes a tiered growth framework. The 2030
Plan Growth Tier Map designation is Tier 1A, that portion of the city where infrastructure
systems are in place, or can be economically provided and where the bulk of the city’s
growth should be guided over the near term.
Zoning Districts
Low Density Multifamily (MF‐1)
The Low Density Multi‐Family District (MF‐1) is intended for attached and detached multi‐
family residential development, such as apartments, condominiums, triplexes, and
fourplexes, at a density up to 14 dwelling units per acre and maximum impervious cover of
50%. MF‐1 zoned properties should have access to major thoroughfares and arterial streets
and should not route traffic through lower density districts and may serve as a transition
between single‐family districts and more intense multifamily or commercial districts.
Notable Development Standards in MF‐1:
Max. building height 35 ft
Min. rear setback to residential district 20 ft (10 ft setback when not next to residential)
Min. side setback to residential district 20 ft (10 ft setback when not next to residential)
Bufferyard required between:
MF‐1 and RS
MF‐1 and MF‐2
15 ft wide planting area. 1 shade tree, 2 evergreen
ornamental trees, 8 evergreen shrubs/50 linear ft
None
Maximum units per structure 12
Page 49 of 70
Planning Department Staff Report
Colony Park Townhomes Page 6 of 9
Staff Analysis
The subject property is generally located on the outer edge of an established single family
neighborhood and immediately adjacent to undeveloped commercial property. As
identified in the transportation section of this report the Rivery Boulevard extension is
planned to touch the eastern tip of the subject property. The Rivery extension is planned as
a collector level roadway (4 lane undivided). A major collector roadway is typically utilized
to provide access to all types of commercial and industrial uses. As the roadway is
constructed the use and access opportunities for parcels immediately adjacent to the tract
will evolve given the traffic flow impacts of the new roadway.
Under today’s conditions the tract functions as a transitional tract, sandwiched between
single‐family, multi‐family and commercial property. Additionally, the subject property is
limited to frontage on two local residential roadways, with frontage on Janis Street limited
to approximately 45 feet. Under today’s conditions the property is encumbered with
conditions that limit development opportunities. Staff has evaluated the request under the
rezoning criteria established in the UDC and has made the following findings:
Rezoning Criteria:
Section 3.06 of the Unified Development Code (UDC) establishes criteria to consider when
evaluating a zoning change. Staff’s evaluation of each approval criteria is identified below.
1. The application is complete and the information contained within the application is
sufficient and correct enough to allow adequate review and final action.
The rezoning application is consistent with the above criteria statement.
2. The zoning change is consistent with the Comprehensive Plan.
The subject property straddles the moderate density and specialty mixed use future
land use designations. Each designation encourages multi‐family development in
appropriate locations when access, transportation provisions, and adjacent uses support
the request. While the level of density associated with the MF‐1 district could be
consistent with the comprehensive plan and infill development is desired, the current
access conditons along with the minimum development standards associated with the
MF‐1 zoning district are not consistent with the overall intent of the future land use
designation and goals of the 2030 Plan:
Promote more compact, higher density development (e.g., traditional neighborhoods,
Transi‐Oriented Development, mixed‐use, and walkable neighborhoods) within
appropriate infill locations.
Page 50 of 70
Planning Department Staff Report
Colony Park Townhomes Page 7 of 9
Encourage forms of development that promote an interconnected street network, safe
pedestrian routes, and healthy, active living.
Minimize impacts of encroachments by incompatible land uses and promoting more
compact, higher density development within infill locations.
3. The zoning change promotes the health, safety or general welfare of the City and the
safe, orderly, and healthful development of the City.
The rezoning application is inconsistent with this criteria statement. While the type and
density of development allowed within this district may not negatively affect the
health, safety, and general welfare of the community, the lack of standards within the
district that would ensure the appropriate form of that development do not promote the
safe, orderly, and healthful development of the City. Additionally, without the
extension of Rivery Boulevard in place, access to the site is limited and would force
vehicle traffic from the development onto two existing local streets.
4. The zoning change is compatible with the present zoning and conforming uses of
nearby property and with the character of the neighborhood.
The rezoning request is consistent with the adjacent MF‐2 zoning to the northwest and
multi‐family non‐conforming use to the north. The UDC identifies the MF‐1 District to
be 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. However MF‐1 should have convenient access to major thoroughfares and
arterial streets and should not route traffic through lower density residential areas.
Additionally, 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 when appropriate access is provided.
5. The property to be rezoned is suitable for uses permitted by the district that would be
applied by the proposed amendment.
Generally, the proposed use of multi‐family development such as apartments,
condominiums, triplexes, and fourplexes could be suitable for the subject property if
access to the site was not reliant on routing traffic through a lower density residential
area.
General Findings:
Staff has reviewed the requested rezoning application and offers the following general
findings:
The MF‐1 zoning district does not best implement the goals of the 2030 Plan.
o The SMUA category anticipates a level of development that the by‐right
standards for development under the MF‐1 district cannot guarantee.
Page 51 of 70
Planning Department Staff Report
Colony Park Townhomes Page 8 of 9
Mixed‐Use zoning, per UDC Section 4.09, isn’t feasible on this
property due its size. The implementation of the Mixed‐Use zoning
requires a regulating plan that is best utilized on larger properties or
groups of properties rather than on a parcel by parcel basis.
A PUD could be utilized to rezone this property; however, because a
blueprint identifying how each tract contributes to the overall vision
has not been established, it is unclear at this time what PUD
considerations would be warranted.
o The MF‐1 district does not provide standards that would require an
interconnected street network or provide for any safe pedestrian routes
through this property.
Although it should be noted the current RS zoning district also does not best
implement the goals of the 2030 Plan, the district’s development standards are such
that development could be accomplished on the tract without a rezoning.
The City has created the Williams Drive Tax Increment Refinance Zone (TIRZ) as a
means of spurring and incentivizing high‐quality development/redevelopment
within this area. The type of development that occurs within the TIRZ affects its
financial success, therefore individual rezoning applications should be carefully
considered.
The extension of Rivery Boulevard through this area will drastically change the
make‐up of this area and the configuration and interaction of properties in a manner
still yet to be determined. It is premature to state this development’s additional
effect on the street system.
City Council has initiated a Williams Drive Study that covers the area in which this
property is located. This study seeks to build on future transportation options such
as the Rivery extension and additional local streets that will support investment
opportunities in this area. The upcoming extension of Rivery Blvd will transform
many of the existing parcel configurations and provide tremendous access to I‐35
and Williams where previously non‐existent. The 3 acres in question are being
studied by staff and the Williams Drive Study consultants to determine how a
master plan for that area will enhance the development potential of the entire area.
The MF‐1 district use of multi‐family may end up being suitable for the area with
the right planning efforts but in this transition time period the current development
standards for the district do not provide the best long‐term outlook. Even if the
property develops under the existing RS district, that development will ensure local
street connection with public utility extensions from Janis to the future Rivery Blvd.
The MF‐1 District will ensure private development (possibly gated) that will not
promote balanced traffic distribution that is crucial for this area to support
development opportunities along Rivery.
Page 52 of 70
Planning Department Staff Report
Colony Park Townhomes Page 9 of 9
Staff Recommendation
Staff is recommending Denial of the application based on the above findings. Staff
believes this rezoning request is premature given the pending development considerations
for the area.
Public Comments
As required by the Unified Development Code, property owners within a 200‐foot radius
of the subject property and within the city limits were notified (42 notices mailed) of the
rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper on May 1st, and signs were posted on‐site. Staff has received two written
responses opposed to the applicant’s rezoning request citing concerns regarding traffic,
crime, environmental impact, and the already existing multifamily in the area.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – Aerial Map
Attachment 5 – Public Comments
Page 53 of 70
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Page 54 of 70
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Future Land Use / Overall Transportation Plan
Exhibit #2
REZ-2016 -011
Legend
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Page 55 of 70
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Page 57 of 70
Page 58 of 70
Page 59 of 70
Maximum Density = 14 units/acre Front Setback = 20 feet Bufferyard = 15 feet with plantings
Maximum Building Height = 35 feet Side Setback = 10 feet adjacent to RE, RL, RS,TF, or MH
Maximum Units per Building = 12 Side Setback to Residential = 20 feet districts; 10 feet with plantings
Rear Setback = 10 feet adjacent to residences in AG
Rear Setback to Residential = 20 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Group Home (7‐15 residents) Church (with columbarium) Activity Center (youth/senior)
Multifamily Attached Day Care (family/group/commercial) Assisted Living
Multifamily Detached Golf Course Bed and Breakfast (with events)
Rooming/Boarding House Nature Preserve/Community Garden Emergency Services Station
Utilities (Minor) Neighborhood Amenity Center Group Home (16+ residents)
Park (Neighborhood) Halfway House
School (Elementary) Nursing/Convalescent Home
Utilities (Intermediate) Orphanage
Wireless Transmission Facility (<41') School (Middle)
Student Housing
Specific Uses Allowed within the District
Low Density Multifamily (MF‐1) District
District Development Standards
Page 60 of 70
City of Georgetown, Texas
Planning and Zoning
May 17, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone 11.168 ac res o f the J Sutherland Survey
lo cated at 4950 Jim Ho gg Ro ad from the Agric ulture (AG) District to the Lo c al Commerc ial (C-1) District.
(REZ-2016-016, Oak Meadows Co rner REZ) Juan Enriquez, Planner
ITEM SUMMARY:
Background:
The ap p licant has req uested to rezone the s ite fro m the Agric ulture (AG) Dis tric t to the Lo cal Commerc ial
(C-1) District. T he property was annexed at the May 10, 2016 City C o uncil meeting and assigned the
d efault AG Dis tric t. The reques ted rezo ning would provid e the property o wners with permitted us es
allo wed b y the C-1 Dis tric t s imilar to other c o mmercial p ro p erties fro nting Williams Drive.
Public Comment:
To d ate, staff has received one pho ne call from a neighb o r reques ting general informatio n ab o ut the
rezo ning ap plic ation. Staff also received a s ec o nd p hone c all from a neighboring p ro p erty owner
concerned with ac c es s /c o nnectivity o n Jim Ho gg R o ad with a future commerc ial d evelopment at the
s ubjec t p ro perty.
Staff Recommendation:
Staff rec o mmend s approval of the reques t to rezone the 11.168 acre trac t to the C-1 Dis tric t.
FINANCIAL IMPACT:
None studied at this time
SUBMITTED BY:
Juan Enriq uez, Planner and Sofia Nelson, CNU-A, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Us e Map Backup Material
Exhibit 3 - Zoning Map Backup Material
C-1 Dis trict Development Standards and Land Us es Backup Material
Page 61 of 70
Georgetown Planning Department Staff Report
Oak Meadows Corner Rezoning Page 1 of 5
Report Date: May 12, 2016
File No: REZ-2016-016
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Oak Meadows Corner REZ
Project Address: 4950 Jim Hogg Road
Location: SW Corner of Jim Hogg Road and Williams
Drive
Total Acreage: 11.168 acres
Legal Description: 11.168 acres of the John Sutherland Survey
Applicant: Joseph T. Sandoval, P.E.
Property Owner(s): Weldon Copeland, Kenneth Snow, Marvin Bachmeyer, A. Dearl Dotson
Contact: Joseph T. Sandoval, P.E.
Overview of Applicant’s Request
The applicant has requested to rezone the site from the Agriculture (AG) District to the Local
Commercial (C-1) District. The property was annexed at the May 10, 2016 City Council meeting
and assigned the default AG District. The requested rezoning would provide the property
owners with permitted uses allowed by the C-1 District similar to other commercial properties
fronting Williams Drive.
Site Information
Location:
The subject site is located at the southwest corner of Jim Hogg Road and Williams Drive in the
north western portion of the City.
Physical Characteristics:
The subject site is 11.168 acres in size and is generally flat with various shrubs throughtout the
lot. The site has approximately 600 feet of street frontage along Williams Drive and Jim Hogg
Road. There are no heritage trees located on-site.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North No zoning. ETJ. Mixed Use Neighborhood Center Commercial uses
South No zoning. ETJ. Low Density Residential Single-Family Residences
East C-3 with
conditions Mixed Use Neighborhood Center Undeveloped commercial
lot
West No zoning. ETJ. Low Density Residential Undeveloped lot
Property History
The 11.168 acre property was annexed into the City on May 10, 2016 by Ordinance No. 2016-41.
Site
Page 62 of 70
Planning Department Staff Report
Oak Meadows Corner Rezoning Page 2 of 5
At the time of annexation into the City, the default AG District was assigned and therefore the
applicant is requesting to rezone from the AG District to the C-1 District. The property is
currently vacant and undeveloped. The commercial lot is currently in the final stages of platting
with PFP-2013-005 application.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this subject site is Mixed Use Neighborhood Center. The
Mixed Use Neighborhood Center category applies to smaller areas of mixed commercial use within
existing and new neighborhoods. Neighborhood-serving mixed use areas abut roadway
corridors or are located at key intersections. Uses in these areas might include a corner store,
small grocery, coffee shops, and other personal services, as well as small professional offices.
They may include non-commercial uses such as churches, schools or parks. The exact size,
location and design of these areas should be subject to a more specific approval process, to
ensure an appropriate fit with the surrounding residential pattern. The intent of the Mixed-Use
Neighborhood Center category was to identify certain areas of the City that would support
localized personal services and retail locations for neighborhood goods and services, rather than
large commercial development and high-traffic generating uses.
Growth Tier:
The 2030 Comprehensive Plan Growth Tier Map designation is Tier 2. These areas are typically in
the ETJ and will likely be needed to serve the City’s growth needs over the next 10-20 years.
These areas will be served with City services once annexed into the City limits.
Transportation
The property fronts on Jim Hogg Road and Williams Drive. Jim Hogg Road is classified as an
existing collector road and Williams Drive is classified as an existing Major Arterial road. The
City recently installed a traffic signal at the Jim Hogg Road and Williams Drive intersection and
it will be in operation summer of 2016. As specific development is further pursued, a Traffic
Impact Analysis (TIA) will be required if the use is anticipated to exceed 2,000 trips per day. A
TIA will dictate and evaluate the need for right-of-way dedication and improvements.
Utilities
Electric is served by Pedernales Electric Cooperative, and 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.
Proposed Zoning District
The C-1 District is intended to provide areas for commercial and retail activities that primarily
serve residential areas. Uses should have pedestrian access to adjacent and nearby residential
Page 63 of 70
Planning Department Staff Report
Oak Meadows Corner Rezoning Page 3 of 5
areas, but are not appropriate along residential streets or residential collectors. The District is
more appropriate along major and minor thoroughfares and corridors. Typical uses within this
district are general retail, restaurants (including drive-through), gas stations, medical or dental
offices, etc. In the C-1 District, the floor area ratio of a building cannot exceed 0.5. Additionally,
no more than eight (8) fuel pumps (4 fuel islands) are permitted in the C-1 District for gas station
uses.
Notable Development Standards in C-1 District:
Maximum building height 35 feet
Minimum front/street setback 25 feet
Gateway Landscape (properties fronting Williams
Drive)
25 feet
Maximum impervious cover 70%
Maximum Floor Area Ratio 0.5
Building Design Standards - Section 7.04 Applies
Lighting Standards - Section 7.05 Applies
Staff Analysis
The intersection of Jim Hogg Road and Williams Drive serves many purposes for both regional
and local traffic. From a local perspective, it is entrance to various residential ETJ neighborhoods
with existing commercially entitled property on the southeastern corner of the intersection. From
a regional perspective it is the entrance to Jim Hogg Park and a long planned and modeled
commercial node (identified on the City’s adopted Century Plan and 2030 Comprehensive Plan).
As part of the 2030 adoption process, the land use element of the plan identified a number of
land use goals, policies and actions. The following goals and action statements are the most
relevant to this request:
• Goal: “Promote sound sustainable and compact development patterns with balanced land uses, a
variety of housing choices and well-integrated transportation, public facilities and open space
amenities.”
o The policies listed under this goal include “reserve and rezone land ideally suited for
long-term commercial and employment uses…”; “Prepare land use provisions to
discourage standard commercial “strip” development and encourage compact commercial
and mixed use centers at appropriate locations.”
The subject property is located in an area that has been identified in a commercial node in two of
the City’s long term plans and is suited for commercial development since it is fronting Williams
Drive. This property was already anticipated to be commercially zoned with annexation into the
City limits.
Page 64 of 70
Planning Department Staff Report
Oak Meadows Corner Rezoning Page 4 of 5
• Goal: “Maintain and strengthen viable land uses and land use patterns (e.g. stable neighborhoods,
economically sound commercial and employment areas).
o The policies listed under this goal include “minimize impacts of encroachment by
incompatible land uses” and “Revise zoning ordinance to ensure property transitions and
buffering between established neighborhoods and adjacent commercial and manufacturing
areas.” The property will serve as a transition area and buffer from Williams Drive
as you enter established residential neighborhoods in the ETJ area. The rezoning
will also allow compatible uses consistent with the development patterns along
Williams Drive.
The proposed rezoning to C-1 along with the associated development standards (identified
above) directly help to implement the above goals of a balance of land uses as well as ensuring
transitions and buffers between residential and commercial uses. As development patterns
continue to extend west, the need for goods and services closer to residents (both current and
future) is necessary in order to achieve a balanced community as well as incrementally address
traffic related concerns.
UDC Section 3.06.030 establishes the following criteria for zoning changes:
The application is complete and the information
contained within the application is sufficient
and correct enough to allow adequate review
and final action
The application was reviewed by staff and deemed
to be complete.
The zoning change is consistent with the
Comprehensive Plan
The proposed zoning change is consistent with the
Future Land Use of the 2030 Comprehensive Plan
The zoning change promotes the health, safety
or general welfare of the City and the safe
orderly, and healthful development of the City
The zoning change request supports orderly
development by placing zoning districts in the
appropriate location for buffering and transition
purposes.
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood
The proposed rezoning is compatible with the
surrounding zoning districts, specifically those
fronting Williams Drive, current uses and character
of the area.
The property to be rezoned is suitable for uses
permitted by the District that would be applied
by the proposed amendment.
The uses allowed in the C-1 District are appropriate
at this location given the majority of the existing
land uses surrounding the property along Williams
Drive, including those in the ETJ, are commercial.
Page 65 of 70
Planning Department Staff Report
Oak Meadows Corner Rezoning Page 5 of 5
Findings
Based on all the information presented, staff has made the following findings:
1. The Future Land Use category of Mixed Use Neighborhood Center supports the C-1
District at this location since this category applies to areas of mixed commercial use within
existing and new neighborhoods. These type of developments typically serve as gateways
into the neighborhoods that they serve.
2. The location meets the intent of the C-1 District as the lot is located along Williams Drive, a
major arterial road, and may serve the nearby residential areas.
3. The uses allowed in the C-1 District are appropriate at this location given the majority of the
existing land uses surrounding the property along Williams Drive, including those in the
ETJ, are commercial.
4. The design standards for the C-1 District are appropriate for this location given the
limitations of Floor Area Ratio and lighting standards to protect the nearby residential
areas.
5. There is sufficient capacity of City utilities to accommodate the proposed rezoning from AG
to C-1 District at this location.
6. The newly installed traffic signal at the intersection of Jim Hogg Road and Williams Drive
will help alleviate some traffic concerns with traffic flow in this area.
Staff Recommendation
Staff recommends approval of the applicant’s request based on the above-mentioned findings.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property that are located within City limits (1 notice mailed) were notified of the
rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper and signs were posted on-site. To date, staff has received one phone call from a
neighbor requesting general information about the rezoning application. Staff also received a
second phone call from a neighboring property owner concerned with access/connectivity on Jim
Hogg Road with a future commercial development at the subject property.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Page 66 of 70
D el W e b b B l v d
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REZ-2016-016Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Page 67 of 70
FM 3 4 0 5
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Exhibit #2
REZ-2016 -016
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Em ployment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
0 ¼½Mi
LegendSiteParcelsCity Lim itsGeorgetown ETJ
Page 68 of 70
JIMHOGGDR
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Zoning InformationREZ-2016-016Exhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
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0 ¼MiPage 69 of 70
Maximum Building Height = 35 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
Maximum Building Size = .5 FAR (0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
(only applies to those uses Side Setback = 10 feet MF‐1, or MF‐2 districts
marked with * below) Side Setback to Residential = 15 feet
Rear Setback = 0 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales* Activity Center (youth/senior) Event Facility
Artisan Studio/Gallery* Bar/Tavern/Pub Meat Market
Assisted Living Bed and Breakfast (with events) Multifamily Attached
Automotive Parts Sales (indoor)* Business/Trade School Personal Services Restricted
Banking/Financial Services* Car Wash Private Transport Dispatch Facility
Blood/Plasma Center* Church (with columbarium) Student Housing
Consumer Repair* College/University
Dry Cleaning Service* Commercial Recreation
Emergency Services Station Community Center
Farmer's Market* Dance Hall/Night Club
Fitness Center* Day Care (group/commercial)
Food Catering Services* Fuel Sales
Funeral Home* Live Music/Entertainment
General Retail* Micro Brewery/Winery
General Office* Neighborhood Amenity Center
Government/Postal Office Park (neighborhood/regional)
Group Home (7+ residents) Pest Control/Janitorial Services
Home Health Care Services* Self‐Storage (indoor only)
Hospital School (Elementary, Middle, High)
Hotel/Inn (excluding extended stay) Theater (movie/live)
Integrated Office Center* Upper‐story Residential
Landscape/Garden Sales* Wireless Transmission Facility (<41')
Laundromat*
Library/Museum
Medical Diagnostic Center*
Medical Office/Clinic/Complex*
Membership Club/Lodge*
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services*
Printing/Mailing/Copying Services*
Restaurant (general/drive‐through)*
Rooming/Boarding House
Social Service Facility
Surgery/Post Surgery Recovery*
Urgent Care Facility*
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)*
Local Commercial (C‐1) District
District Development Standards
Specific Uses Allowed within the District
Page 70 of 70