HomeMy WebLinkAboutAgenda_P&Z_02.06.2018Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
February 6, 2018 at 6:00 PM
at Council and Courts Building, 101 E 8th Street Georgetown, TX 78626
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http://go vernment.georgetown.o rg/category/b o ard s -commissions /.
A As of th e d ea d lin e, n o p ersons were sign ed up to sp ea k on items other than those p osted on the a g enda.
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.
B Consideration and possible action on an Preliminary Plat for the Lost Quarry Subdivision lo cated
at 3300 FM 2243 (PP -2016-011). Nathan Jones -Meyer, Planner
C Consideration and possible action on a Preliminary Plat fo r the Water Oak North, Section 4
Subdivision generally lo cated south of the inters ectio n o f W SH 29 and Water Oak P arkway (PP-2017-
011). Andreina Dávila-Quintero , Current Planning Manager
D Co nsideration of the Minutes from the January 16, 2018 meeting. Karen F ro s t, R ecording Sec retary
Legislativ e Regular Agenda
E Public Hearing and p o s s ib le ac tion on a reques t to rezo ne Lot 8, Blo ck M, South S an Gab riel Urb an
Renewal Ad d ition A sub d ivision, lo cated at 606 Martin Luther King Jr. S treet, fro m the Residential Single-
Family (R S) zo ning d is tric t to the Neighborho o d Co mmercial (CN) zoning d is tric t (REZ-2017-023).
Nathan Jo nes -Meyer, P lanner.
Page 1 of 57
F Public Hearing and p o s s ib le ac tion on a reques t to rezo ne ap p ro ximately 0.682 ac res out o f the Flores A.
Survey generally loc ated at the southeas t c o rner o f No rth Aus tin Avenue and NE Inner Lo o p , fro m the
Agric ultural (AG) zoning district to the General C o mmercial (C-3) zoning d is tric t (REZ-2017-028). Jord an
Feld man, Planner.
G Up d ates:
The next meeting o f the Planning & Zo ning Commission will be on Tues day, F eb ruary 20, 2018.
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 __________________, 2018, 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 57
City of Georgetown, Texas
Planning and Zoning
February 6, 2018
SUBJECT:
Consideration and possible action o n an Preliminary Plat fo r the Lost Quarry Subdivision loc ated at
3300 FM 2243 (P P-2016-011). Nathan Jones -Meyer, P lanner
ITEM SUMMARY:
Background:
This p reliminary p lat is for a 77.9-ac re residential s ub d ivision. The s ite is primarily lo cated within the extra-
territo rial juris dic tion; however, a portio n is lo c ated within the c ity limit. The s ub d ivis ion will c o nsist of 52
res id ential lots , one parkland lo t, four open s p ac e lo ts and 6,454 linear feet of new s treets. The sub d ivision
will b e c o nstruc ted in two p hases.
Staff's Analysis:
The p ro p o s ed Preliminary Plat meets all o f the requirements of the Unified Development Code fo r a new
Sub d ivision Plat.
FINANCIAL IMPACT:
None. The applic ant has paid the required ap p lic atio n fees .
SUBMITTED BY:
Nathan Jo nes-Meyer, Planner
ATTACHMENTS:
Description Type
Staff Report Backup Material
Attachment 1 - Location Map Backup Material
Attachment 2 - Preliminary Plat Backup Material
Page 3 of 57
Georgetown Planning Department Staff Report
Lost Quarry – Preliminary Plat Page 1 of 2
Report Date: February 1, 2018
File No: PP-2016-011
Project Planner: Nathan Jones-Meyer, Planner
Item Details
Project Name: Lost Quarry
Project Address: 3300 FM 2443
Applicant: Dan Jackson (Matkin Hoover)
Owner: Eddie Vale
Total Acreage: 77.902 acres
Legal Description: 77.902 acres in the J. Thompson Survey Abstract No. 608
Plat Summary
Single-family Residential Lots: 26
Total Lots: 31
Total Blocks: 4
Heritage Trees: 11
Linear Feet of New ROW: 6,708 feet
Site Information
The site is located at 3300 FM 2243 (Leander Road), in the City’s extra-territorial jurisdiction.
Location Map
Page 4 of 57
Planning Department Staff Report
Lost Quarry – Preliminary Plat Page 2 of 2
Background
This preliminary plat is for 77.902 acres of undeveloped property. The majority of the subject site
is located within the City’s extra-territorial jurisdiction. The southern portion (approximately 14
acres) was annexed into the city on December 23, 2005 (Ord. 2005-101). At the time of annexation
into the city limits, the default Agriculture (AG) zoning district was assigned. In 2016, the portion
within the city limits was rezoned to the Residential Estates (RE) zoning district (Ord. 2016-51).
The applicant is subdividing the property into large, estate-sized residential lots.
Utilities
The subject site is located within the City of Georgetown’s service area for water and wastewater.
The site subject site is located within the PEC service area for electric. It is anticipated that there is
adequate capacity to serve this property either by existing capacity or developer participation in
upgrades to infrastructure.
Transportation
The subject site’s current access is from FM 2243. The proposed preliminary plat provides two
additional street stubs to the adjoining Water Oak development. Right-of-way will be dedicated
for an arterial road that passes through the north end of the subject site at the time of final plat
recordation. Secondary fire access is proposed to be provided along an access easement that runs
the length of the site’s western edge.
Parkland Dedication
Parkland dedication requirements are being met by fee-in-lieu.
Staff’s Analysis
The proposed plat was reviewed by all reviewing agencies and found it to be in compliance with
the requirements of the Unified Development Code.
Attachments
Attachment 1 – Location Map
Attachment 2 – Preliminary Plat
Page 5 of 57
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City of Georgetown, Texas
Planning and Zoning
February 6, 2018
SUBJECT:
Consideration and possible action o n a Preliminary Plat for the Water Oak North, Section 4
Subdivision generally loc ated s o uth o f the inters ec tion of W S H 29 and Water Oak Parkway (P P-2017-
011). Andreina Dávila-Quintero, Current Planning Manager
ITEM SUMMARY:
Background:
The s ubjec t property is loc ated within the Water Oak Munic ip al Utility Distric t (MUD), and is sub ject to the
Water Oak Amend ed and Res tated Co nsent and Development Agreements, las t amended in Septemb er
2017. This preliminary p lat is for Sec tion 4 o f the Water Oak North d evelop ment, cons is ting o f 128
res id ential lots and 8,812 linear feet o f new s treets , to be d eveloped in fo ur (4) phas es .
Staff's Analysis:
The p ro p o s ed Preliminary Plat meets all o f the requirements of the Unified Development Code fo r a new
Sub d ivision Plat.
FINANCIAL IMPACT:
None. The applic ant has paid all required app lic atio n fees .
SUBMITTED BY:
And reina Dávila-Quintero , Current Planning Manager
ATTACHMENTS:
Description Type
PP-2017-011 Staff Report Backup Material
Exhibit 1 - Location Map Exhibit
Exhibit 2 - PP-2017-011 Preliminary Plat Exhibit
Page 16 of 57
Georgetown Planning Department Staff Report
Water Oak North, Section 4 Subdivision Preliminary Plat
PP-2017-011 Page 1 of 3
Report Date: February 2, 2018
File No: PP-2017-011
Project Planner: Andreina Dávila-Quintero, Current Planning Manager
Item Details
Project Name: Water Oak North, Section 4
Project Address: 3755 W SH 29 (south of the intersection of W SH 29 and Water Oak
Parkway)
Total Acreage: 42.2 acres
Legal Description: 42.196 acres of land out of the Isaac Donagan Survey, Abstract No. 178
Applicant: Stantec Consulting Services, Inc., c/o Shervin Nooshin, P.E.
Owner: ABG Water Oak Partners, Ltd
Overview of Applicant’s Request
The applicant is requesting approval of a Preliminary Plat for a 132-lot residential subdivision
to be known as the Water Oak North, Section 4 Subdivision.
Page 17 of 57
Planning Department Staff Report
Water Oak North, Section 4 Subdivision Preliminary Plat
PP-2017-011 Page 2 of 3
Plat Summary
Number of Phases: 4
Residential Lots: 128
Open Space Lots: 2
Water Quality Pond Lots: 2
Total Lots: 132
Residential Blocks: 9
Linear Feet of Street: 8,812 linear feet
Site Information
The subject property is located south of the intersection of W SH 29 and Water Oak Parkway,
within the City’s extraterritorial jurisdiction (ETJ). It has a Low Density Residential Future
Land Use designation. It is bordered by single-family residential on all sides.
Background
The subject property is located within the Water Oak Municipal Utility District (MUD), and is
subject to the Water Oak Amended and Restated Consent and Development Agreements, last
amended in September 2017. This preliminary plat is for Section 4 of the Water Oak North
development, consisting of 132 lots and 8,812 linear feet of new streets.
A Preliminary Plat was approved for this section in June 2014. However, as no Final Plats were
recorded within the required timeframe as outlined in the Unified Development Code, the 2014
Preliminary Plat expired in June 2016, thus requiring a new Preliminary Plat application.
Utilities
The subject property is located within the City of Georgetown’s service area for water and
wastewater, and within Pedernales Electric Cooperative, Inc. (PEC) service area for electric.
The Water Oak Amended and Restated Development Agreement defines how utilities will be
served through both existing and future infrastructure improvements. There are no anticipated
issues regarding wastewater capacity or improvements due to those provisions.
Transportation
The subject property’s inbound and outbound access is from Water Oak Parkway, a major
arteiral which will be extended to the south to Section 4. There are provisions in the Water Oak
Amended and Restated Development Agreement that address the future Water Oak Parkway
bridge over the South San Gabriel River and other roadway considerations. An approved
Traffic Impact Analysis (TIA) for this section require an acceleration lane to be built adjacent
to eastbound lanes on W SH 29 prior to completion of Section 4. A local access street will also
connect this section to the planned Crescent Bluff subdivision to the west.
Page 18 of 57
Planning Department Staff Report
Water Oak North, Section 4 Subdivision Preliminary Plat
PP-2017-011 Page 3 of 3
Parkland Dedication
Parkland dedication requirements are being met by the terms of the Water Oak Amended and
Restated Development Agreement for the Water Oak development in its entirity.
Staff’s Analysis
The proposed plat was reviewed by all reviewing agencies and found it to be in compliance
with the requirements of the Unified Development Code.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
Page 19 of 57
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City of Georgetown, Texas
Planning and Zoning
February 6, 2018
SUBJECT:
Cons id eration o f the Minutes fro m the January 16, 2018 meeting. Karen Fros t, Rec o rd ing S ecretary
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
Karen Fro s t, Rec o rd ing S ecretary
ATTACHMENTS:
Description Type
Minutes _P&Z_01.16.2018 Backup Material
Page 28 of 57
Planning & Zoning Commission Minutes Page 1 of 2
January 16, 2018
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, January 16, 2018 at 6:00 p.m.
Council and Courts Building, located at 101 E 7th Street Georgetown, TX 78626
Commissioners present: Josh Schroeder, Chair; Tim Bargainer; Ercel Brashear; Alex Fuller; John
Marler; Travis Perthuis, Alternate;
Absent: Aaron Albright, Alternate; Kevin Pitts, Vice-Chair and Andy Webb.
Staff Present: Sofia Nelson, Planning Director; Andreina Davila-Quintero, Current Planning Manager;
and Karen Frost, Recording Secretary.
A. Chair Schroeder called the meeting to order at 6:00 p.m. Perthuis led the pledge of allegiance.
Chair Schroeder stated the order of the meeting and that those who speak must turn in a speaker form
to the recording secretary before the item that they wish to address begins. Each speaker is permitted
to address the Commission once for each item, for a maximum of three (3) minutes, unless otherwise
agreed to before the meeting begins.
• As of the deadline for this agenda, no persons were signed up to speak on items other than what was
posted on the agenda.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted upon
with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and
acted upon individually as part of the Regular Agenda.
B. Consideration of the Minutes from the December 5, 2017 meeting. Karen Frost, Recording Secretary
C. Consideration and possible action on a Preliminary Plat for the Georgetown Retail Land III
Subdivision, located at 4652 Williams Drive, also known as Cedar Breaks West (PP-2017-003) –
Nathan Jones-Meyer, Planner
D. Consideration and possible action on a Preliminary Plat for the Oakmont Subdivision, located
approximately one mile southwest of the intersection of Booty Crossing and Williams Drive (PP-
2017-006) - Sofia Nelson, CNU-A, Planning Director
E. Consideration and possible action on a Preliminary Final Plat for the Williams Drive Business Park
Subdivision, located at 4775 Williams Drive just west of the intersection of Williams Drive and Shell
Road. (PP-2017-010), Nathan Jones-Meyer, Planner
Motion to approve the consent agenda, with pulling Item D to the regular agenda for discussion.
Second by Fuller. Approved 6 – 0. (Pitts, Webb and Albright absent)
Legislative Regular Agenda
Item D was discussed. Brashear asked to discuss the connection and impact on older larger lot
subdivisions, by connecting roads to more urban, smaller lot types. He asked about the notification of
Page 29 of 57
Planning & Zoning Commission Minutes Page 2 of 2
January 16, 2018
these properties and how the city would address the conflicts on the roads. Nelson explained that
Preliminary Plats did not have public hearings and so therefore do not require notification. The
notifications that are sent for Planning & Zoning items meet the criteria as prescribed by the Local
Government Code. Brashear asked that more notifications be considered for adjoining subdivisions
when they are impacting surrounding properties and traffic.
Brashear also questioned the administrative variance for the boundary wall that was given. Davila
explained that the developer had been allowed to erect a three foot barrier wall with landscaping,
instead of a five foot barrier wall.
Motion by Brashear to approve the Preliminary Plat for application PP-2017-006 as proposed.
Second by Marler. Approved 6 – 0. (Pitts, Webb and Albright absent)
Legislative Regular Agenda
F. Public Hearing and possible action on a request for a Special Use Permit to allow an indoor self-
storage facility within the Local Commercial (C-1) zoning district on the property located at 1050
Westinghouse (SUP-2017-009, Indoor Self-Storage at Vista Pointe on Westinghouse) Nathan
Jones-Meyer, Planner
Davila presented the case. She explained that the proposed development will consist of a row of
retail along the front of the property with indoor storage built immediately behind that. This meets
the city’s long term plan of retail/commercial development along Westinghouse Road. Staff
recommends that the SUP be approved with the condition that the storage must be built behind the
retail frontage.
Chair Schroeder opened the public hearing and with speakers coming forth, closed it.
Motion by Marler to recommend approval of the Special Use Permit with the conditions as
recommended by staff. Second by Fuller. Approved 6 – 0. (Pitts, Webb and Albright absent)
G. Updates:
• The next meeting of the Planning and Zoning Commission will be on Tuesday, February 6,
2018
Motion by Pitts, second by Bargainer to adjourn at 6:18 pm.
____________________________________ ____________________________________
Josh Schroeder, Chair Attest, Tim Bargainer
Page 30 of 57
City of Georgetown, Texas
Planning and Zoning
February 6, 2018
SUBJECT:
Pub lic Hearing and pos s ible actio n o n a reques t to rezone Lo t 8, Bloc k M, S o uth San Gabriel Urban
Renewal Ad ditio n A s ubdivis io n, loc ated at 606 Martin Luther King Jr. Street, from the Res id ential Single-
Family (RS) zoning dis trict to the Neighborhood Commerc ial (CN) zo ning dis tric t (REZ-2017-023).
Nathan Jo nes-Meyer, Planner.
ITEM SUMMARY:
Background:
The ap p licant has reques ted to rezo ne the subjec t s ite fro m the Residential S ingle-Family (RS) zo ning
d is tric t to the Neighborho o d Co mmercial (C N) zo ning d is tric t.
Staff's Analysis:
The p ro p o s ed req ues t meets the ap p ro val criteria o f the Unified Development C o d e for a zoning map
amendment (rezoning).
Public Comment:
As o f the d ate of this report, no written public c o mments have b een received.
FINANCIAL IMPACT:
None. The applic ant has paid the required ap p lic atio n fees .
SUBMITTED BY:
Nathan Jo nes-Meyer, Planner
ATTACHMENTS:
Description Type
REZ-2017-023 Staff Report Backup Material
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - CN Dis trict Development Standards and Permitted
Land Us es
Backup Material
Attachment 5 - DMP Character Areas Map Backup Material
Attachment 6 - Public Comments Backup Material
Page 31 of 57
Georgetown Planning Department Staff Report
606 Martin Luther King
RS to CN Page 1 of 8
Report Date: February 1, 2018
File No: REZ-2017-023
Project Planner: S. Nathan Jones-Meyer, Planner
Item Details
Project Name: 606 Martin Luther King
Project Address: 606 Martin Luther King Jr Street
Total Acreage: 0.172 acres
Legal Description: South San Gabriel Urban Renewal, Lot 8, Block M
Existing Zoning: Residential Single-Family (RS)
Proposed Zoning: Neighborhood Commercial (CN)
Applicant: Greg Flenniken
Property Owner: Greg and Patricia Flenniken
Overview of Applicant’s Request
The applicant has requested to rezone the subject site from the Residential Single-Family (RS)
zoning district to the Neighborhood Commercial (CN) zoning district.
Page 32 of 57
Planning Department Staff Report
606 Martin Luther King
RS to CN Page 2 of 8
Site Information
Location:
The subject site is generally located northwest of the intersection of Martin Luther King Jr.
Street and W 6th Street and along the western edge of the greater downtown area. Along Martin
Luther King Jr. Street there is a mix of zoning districts ranging from General Commercial (C-
3), Residential Single-Family (RS), Office (OF), and Mixed-Use Downtown (MUDT) and a mix
of land-uses following a similar pattern, including a concentration of administrative and
government-related land-uses located immediately adjacent to single-family homes, offices,
parking lots, and retail stores. The San Gabriel River is located west of the site and includes a
natural trail system and public parkland overlooking the valley. Finally, situated between
these two geographic areas is an established residential single-family neighborhood. This
neighborhood, which encompasses the subject site, primarily consists of homes dating from
the 1960’s and 1970’s and was part of urban renewal projects of the same era.
Physical Characteristics:
The subject site is a typical residential lot, approximately .17 acres, and roughly 65 feet in width
and 130 feet in length. There is a single-family residential structure on the lot and some
landscaping along the right-of-way. There does not appear to be any other landscaping,
including trees, on the lot. There is also a driveway that appears to have been widened at some
point beyond its original layout.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North Residential Single-family (RS) Moderate Density
Residential Single-family residence
South Residential Single-family (RS) Moderate Density
Residential Church
East Residential Single-family (RS)
Downtown Overlay District Specialty Mixed Use Area Public Parking Lot
West Residential Single-family (RS) Moderate Density
Residential Single-family Residence
Property History
The subject site was annexed into the City upon its creation in 1848 and is part of the South San
Gabriel Urban Renewal subdivision. The property has been designated its current zoning
district, Residential Single-Family (RS), since the time the Unified Development Code was
adopted and when the current zoning district names were established. Prior to the 2003 UDC,
the subject property was a Single Family Residential High Density zoning district.
Comprehensive Plan Guidance
In reviewing this area for long-range planning guidance, the 2030 Comprehensive Plan and
Downtown Master Plan were utilized.
Page 33 of 57
Planning Department Staff Report
606 Martin Luther King
RS to CN Page 3 of 8
Future Land Use:
The subject site is located within the Moderate Density Residential future land use category. The
Moderate Density Residential category is described in the 2030 Comprehensive Plan as
comprising single family neighborhoods that can be accommodated at a density ranging
between 3.1 and 6 dwelling units per gross acre, with housing types including small-lot
detached and attached single-family dwellings (such as townhomes). This category may also
support complementary non-residential uses along major roadways such as neighborhood-
serving retail, office, institutional, and civic uses, although such uses may not be depicted on
the Future Land Use Map.
The subject site is also located along the western boundary of the Specialty Mixed Use Area
Future Land Use designation, which includes the Downtown Overlay District. The Specialty
Mixed Use Area category, as promoted by the Downtown Master Plan, is intended to move the
downtown area towards becoming a center of activity not only in the day, but also at night and
on weekends, by promoting a mix of commercial, entertainment, residential, and civic uses.
Creative forms of housing are encouraged, such as attached homes, “lofts,” and live-work
units. While the subject site is adjacent to the SMUA, not all the development standards or
permitted land uses would be appropriate here.
Downtown Master Plan:
The 2030 Comprehensive Plan identifies a number of land use goals, policies and actions that
support the densification and diversity of land uses in, and immediately surrounding, the
Downtown Overlay District. The Downtown Master Plan, an element of the 2030
Comprehensive Plan, recognizes the potential for development that is compatible in design
and scale between the Downtown Overlay District and surrounding residential
neighborhoods.
A component of the Downtown Master Plan was a character area map. The intent of the
character area map was to act as a development strategy for Downtown and to guide its
relationship to the surrounding neighborhoods. The character area map suggests a
concentration of uses and specific features within the Downtown but also provides a transition
area along the perimeter of the district. The intent of this buffer is to guide development within
both the Downtown Overlay district and the adjacent residential neighborhoods by easing the
transition between land uses and urban forms. It is important to note that the transition areas
are conceptual within the broad vision of the Downtown Master Plan and are not formal
zoning overlays.
The subject site is identified as a part of the transition area between the concentration of
government land-uses and the single-family neighborhood to the west.
Properties within whese transition areas offer a special opportunity for unique design
Page 34 of 57
Planning Department Staff Report
606 Martin Luther King
RS to CN Page 4 of 8
solutions to help buffer the two areas. Here, development that is compatible in design and scale
with abutting residential uses is especially important. Providing places that serve nearby
residents while utilizing measures to mitigate impacts of new uses should be a priority.
Building designs that draw upon residential forms, have variation in massing, and maintain
view opportunities and pedestrian circulation through blocks are envisioned.
It should also be noted that the Downtown Master Plan recommends that development along
the edges of the Downtown Overlay District should be sensitive to the existing established
residential neighborhoods to the west. Some compatible redevelopment, such as repurposing
existing single family homes into professional offices or restaurants are appropriate
transitional uses that have already begun in other transition areas near the traditional
downtown district, particularly along the west side of Martin Luther King Jr Street. Other
transitional uses such as Bed and Breakfast establishments, professional offices and light
commercial uses should be considered as long as their architecture is context sensitive and
responds to the surrounding residential character.
Transportation
The subject site has public road frontage along Martin Luther King Jr Street. There are many
ways to access the site due to it’s lcoation near the City’s urban core. Two nearby streets, Scenic
Drive to the west and Austin Avenue to the east, are identified as Collector level roadways on
the 2030 Overall Transprotation Plan.
Sidewalks are located on the east side of Martin Luther King Jr Street across from the subject
property. Additionally, there is a fixed route bus service, GoGeo, within 900 feet of the subject
site.
Utilities
The subject site is located within the City’s service area for water, wastewater, and electric. 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 applicant is seeking a zoning change to the Neighborhood Commercial (CN) zoning
district. The CN district allows for small-scale office and commercial activities such as the sale
of convenience goods and personal service businesses that primarily serve adjacent residential
areas.
The CN district is intended to be located within neighborhoods and have pedestrian access to
adjacent residential areas. However, the CN district may also serve as a transition from
residential to non-residential areas and may act as a buffer between more intense commercial
zoning districts and established residential neighborhoods.
Page 35 of 57
Planning Department Staff Report
606 Martin Luther King
RS to CN Page 5 of 8
Attachment 4 contains a comprehensive list of permitted uses with the CN zoning district and
development standards. Certain land uses, including bars, inns, or drive-through restaurants,
require approval of a Special Use Permit (SUP) by the City Council.
Other land uses, such as general office and home-based businesses, have specific limitations to
ensure compatibility with the surrounding properties. These limitations are intended to
require the affected land-uses to develop under low-impact design criteria. Specifically, the
limitations set floor-to-area and gross floor area ratios to reduce the impact of new
development and maintain a scale that is compatible with adjacent residential neighborhoods.
The proposed zoning district would require any future development to adhere to the design
and landscaping requirements of the Unified Development Code. These requirements would
include street yard landscaping along Martin Luther King Jr. Street and a 10-foot landscaped
bufferyard along to all adjacent residential properties. Other building design standards,
specifically building height, may be more restrictive than the standards of its current zoning
district.
Staff Analysis
Staff has reviewed the rezoning request and determined that the proposed rezoning request
meets the criteria established in UDC Section 3.06.030 for zoning changes:
1. The application is complete and the information contained within the application is
sufficient and correct enough to allow adequate review and final action.
Findings Complies
An application must provide the necessary information to review and make a
knowledgeable decision in order for staff to schedule an application for consideration
by the Planning and Zoning Commission and City Council. This application was
reviewed by staff and deemed to be complete.
2. The zoning change is consistent with the Comprehensive Plan.
Findings Partially Complies
The proposed zoning change is generally consistent with the 2030 Comprehensive Plan
and the Downtown Master Plan. The subject site’s Future Land Use category (Moderate
Density Residential) allows for commercial development that prioritizes neighborhood
serving land-uses along major roadways. The subject site is also located along the
Specialty Mixed-Use Area Future Land Use Category that encourages a mix of uses.
Page 36 of 57
Planning Department Staff Report
606 Martin Luther King
RS to CN Page 6 of 8
Additionally, the subject site is located within the Transition Area of the Downtown
Master Plan, which supports transitional uses such as professional office, neighborhood
service retail, and residential areas.
Martin Luther King Jr Street, while not a major thoroughfare in the City’s Overall
Transportation Plan functions as a collector type road that funnels neighborhood traffic
to University Avenue and Austin Avenue. For the past several years, parts of the
corridor have been redeveloped with professional offices, personal services, and civic
uses that are complementary to the higher intense governmental and office uses within
the Downtown Overlay District.
The land-uses that are permitted in the CN zoning district and the applicable design
standards are ideal for low-intensity, neighborhood serving commercial development.
In this context, the restrictions that would apply to the subject site would be intended
to serve as a buffer against the more intense development of the Downtown district and
as a transition area into the adjacent residential neighborhood to the west.
3. The zoning change promotes the health, safety or general welfare of the City and the
safe orderly, and healthful development of the City.
Findings Complies
The zoning change request to CN promotes the safe orderly, and healthful development
of the City by allowing for neighborhood serving commercial land uses within a close
proximity to an established residential neighborhood. Additionally, the CN zoning
district would limit the development of more intense land uses in the area that would
be allowed under other commercial zoning districts. The zoning and design standards
of the CN district would also allow for new development to be compatible in scale and
design to the residential neighborhood to the west, contributing to the orderly and
healthful development of this corridor.
The subject site has, until recently, been used as a residential dwelling. Were a change
of use to occur, the site would be subject to all applicable building design and
landscaping requirements of non-residential development. Due to the subject site’s
location within the Transition Area in the Downtown Master Plan, improved
streetscape amenities would be required as well, including sidewalks to be enjoyed by
neighborhood residents as well as downtown users.
Some uses require the approval of a Special Use Permit (SUP) by the City Council. These
uses include bars, taverns, community centers, event facilitates, inns, and drive-thru
restaurants. Many permitted uses are subject to additional design limitations. For
Page 37 of 57
Planning Department Staff Report
606 Martin Luther King
RS to CN Page 7 of 8
example, commercial, retail, service, and office buildings are limited to a maximum
building size 7,500 square feet on an individual lot and the floot-to-area ratio that will
not exceed 0.3.
4. The zoning change is compatible with the present zoning and conforming uses of
nearby property and with the character of the neighborhood.
Findings Partially Complies
The subject site sits on the eastern edge of an established residential neighborhood.
While the site is within the Transition Area as identified in the Downtown Master Plan
and immediately adjacent to the Downtown Overlay District, the majority of
surrounding properties are still primarily residential in nature and use. In fact, the sole
structure on the site is a small residential home.
If approved, this would be the first zoning change along Martin Luther King Jr. Street
to allow for a primarily commercial use since the adoption of the Downtown Master
Plan. Recently, some surrounding properties have been retro-fitted for use as offices. It
would continue the trend of previously residential properties being converted to
commercial and otherwise non-residential uses.
5. The property to be rezoned is suitable for uses permitted by the District that would
be applied by the proposed amendment.
Findings Complies
The uses allowed in the CN district are suitable adjacent to the existing residential
development. There are only 11 land-uses that are permitted by right and without any
additional design limitations, including assisted living, hospices, and community
gardens. Any commercial redevelopment of the subject site would require the approval
of a site development plan. These restrictions would limit intense development and
would act as a logical transition between the residential district and the more developed
and intense Mixed-Use Downtown to the east.
General Findings
Based on all the information presented, staff has determined that the proposed Neighborhood
Commercial (CN) zoning district meets the approval criteria for granting a rezoning request.
In addition, the CN zoning district supports the following goals of the 2030 Comprehensive
Plan, and the Downtown Master Plan:
• The requested CN zoning district would allow for development that is context sensitive
Page 38 of 57
Planning Department Staff Report
606 Martin Luther King
RS to CN Page 8 of 8
with the surrounding properties, including use, design and improvements (bufferyard,
sidewalks, etc).
• The CN zoning district would encourage compact, mixed-use development; establish a
land use hierarchy, particularly serving as a transitional zoning between high density
Mixed-Use and low density residential; and incentivize urban area infill and
redevelopment along the Martin Luther King Jr Street corridor.
• The CN district would maintain and strengthen viable land uses and land use patterns
(e.g., stable neighborhoods, economically sound commercial and employment areas,
etc.).
Public Comments
As required by the Unified Development Code, all property owners within a 200-foot radius
of the subject site that are located within City limits were notified of the rezoning application
(26 notices mailed), a legal notice advertising the public hearing was placed in the Sun
Newspaper (January 21, 2018) and signs were posted on-site. As of the publication date of this
report, staff has received one written objection from the surrounding property owners. Staff
received one phone inquiry from a nearby resident who requested general information about
the rezoning request.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – CN District Development Standards and Permitted Land Uses
Attachment 5 – Downtown Master Plan Character Areas Map
Attachment 6 – Public Comments
Page 39 of 57
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
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Page 40 of 57
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Future Land Use / Overall Transportation Plan
Exhibit #2
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Page 41 of 57
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Zoning InformationREZ-2017-023Exhibit #3
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Page 42 of 57
Maximum Building Height = 30 feet Front Setback = 20 feet Bufferyard = 10 feet with plantings
Maximum Building Size = 0.3 FAR, (0 feet for build-to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
max. bldg. size 7,500 SF Side Setback = 5 feet MF-1, or MF-2 districts
(only applies to those uses Side Setback to Residential = 10 feet
marked with * below)Rear Setback = 0 feet
Rear Setback to Residential = 20 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Assisted Living Activity Center (youth/senior)Bar/Tavern/Pub*
Dry Cleaning Service*Bed and Breakfast (with events)Community Center
Emergency Services Station Consumer repair*Event Facility
Government/Postal Office Day Care (group/commercial)Inn
Group Home (7+ residents)Dry cleaning service (drop off only)Restaurant (drive-through)*
Hospice facility Farmer's market*
Library/Museum Fitness center*
Nature Preserve/Community Garden Food catering services*
Nursing/Convalescent/Hospice General retail*
Parking Lot (park-n-ride)General office*
Utilities (Minor)Home health care services*
Home based business
Laundromat*
Medical or dental offices*
Micro Brewery/Winery
Park (neighborhood)
Printing, mailing and reproduction
services*
Personal services*
Religious assembly facility (with
columbarium)
Restaurant (General)*
School (Elementary, Middle)
Upper-story Residential
Utilities (Intermediate)
Wireless Transmission Facility (<41')
Neighborhood Commercial (CN) District
District Development Standards
Specific Uses Allowed within the District
Page 43 of 57
44
City of Georgetown | Downtown Master Plan Update
1 inch = 500 feet±Georgetown Master Plan Update
Georgetown, TX
March, 2014
E. 4th St.
E. 5th St.
E. 6th St.
E. 7th St.
E. 8th St.
E. 9th St.
E. 10th St.
E. 11th St.
E. University Ave.
W. 4th St.
W. 5th St.
W. 6th St.
W. 8th St.
W. 9th St.
W. 10th St.
W. 11th St.
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MAP 8 | CHARACTER AREAS
LEGEND:
Downtown Core
Downtown North
Government Center
Downtown South
Opportunity Areas
Transition Area
Page 44 of 57
Page 45 of 57
City of Georgetown, Texas
Planning and Zoning
February 6, 2018
SUBJECT:
Pub lic Hearing and pos s ible actio n o n a reques t to rezone approximately 0.682 acres o ut of the Flo res A.
Survey generally lo cated at the s o utheast c orner of North Austin Avenue and NE Inner Loop, from the
Agricultural (AG) zo ning d is tric t to the General Commerc ial (C-3) zo ning dis tric t (R EZ-2017-028). Jo rd an
Feldman, Planner.
ITEM SUMMARY:
Backgro und:
The ap p licant has reques ted to rezo ne a 0.682-ac re tract out o f the Flores A. S urvey fro m the Agric ultural
(AG) zo ning dis tric t to the General Commerc ial (C-3) zoning district.
Staff's Analysis
The p ro p o s ed req ues t meets the ap p ro val criteria o f the Unified Development C o d e for a zoning map
amendment (rezoning).
Public Comment:
To d ate, no written pub lic comments have been received on the p ro p o s ed rezo ning req uest.
FINANCIAL IMPACT:
None. The applic ant has paid all required app lic atio n fees .
SUBMITTED BY:
Jordan Feld man, Planner
ATTACHMENTS:
Description Type
Staff Report Backup Material
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - C-3 Development Standards and Permitted Land Us e Backup Material
Page 46 of 57
Georgetown Planning Department Staff Report
Flores Survey 0.682 acres Page 1 of 6
Rezoning from AG to C‐3
Report Date: February 2, 2018
File No: REZ‐2017‐028
Project Planner: Jordan Feldman, Planner
Item Details
Project Name: N.E. Inner Loop & Austin Avenue
Location: Southeast corner of N.E. Inner Loop & Austin Avenue
Total Acreage: 0.682 acres
Legal Description: Antonio Flores Survey 0.682 acres
Existing Zoning: Agriculture (AG)
Proposed Zoning: General Commercial (C-3)
Applicant: Joseph R. Hoover
Property Owner(s): Pence Investments, LTD & Joseph Hoover / CTX, LLC
Overview of Applicant’s Request
The applicant has requested to rezone 0.682 acre of primarily undeveloped land in the
Antonio Flores survey from Agriculture (AG) District to General Commercial (C‐3) District.
Page 47 of 57
Planning Department Staff Report
Flores Survey 0.682 acres Page 2 of 6
Rezoning from AG to C‐3
Site Information
Location:
The subject property is located on the southeast corner of Northeast Inner Loop and North
Austin Avenue. See attached Exhibit 1.
Physical Characteristics:
The lot is primarily undeveloped with sparse tree coverage. The project area has
approximately 190 feet of street frontage along Northeast Inner Loop, approximately 130
feet of street frontage on the intersection of Austin Avenue and Northeast Inner Loop. The
western and southern edge of the property abuts General Commercial (C‐3) zoning.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North Agriculture (AG) and
General Commercial (C‐3)
Community
Commercial Undeveloped
South General Commercial (C‐3)
Community
Commercial,
Employment Center
Undeveloped
East General Commercial (C‐3)
Community
Commercial,
Employment Center
Undeveloped
West General Commercial (C‐3) Community
Commercial
Single Family
Residence
Page 48 of 57
Planning Department Staff Report
Flores Survey 0.682 acres Page 3 of 6
Rezoning from AG to C‐3
Property History
The subject property was annexed into the City in 2005 by Ordinance No. 2005‐97 and
designated with the default Agriculture (AG) Zoning District. The property remains
undeveloped. According to the applicant’s letter of intent, the requested C‐3 zoning district
is to create a mixed‐use project, possibly incorporating a hotel within the development.
2030 Plan
The 2030 Comprehensive Plan designates land use categories on this property of
Community Commercial projecting commercial uses. The area in question is generally
planned for higher‐intensity uses in nature due to the proximity to IH‐35, two roadways
ultimately planned as major arterials in the Transportation Plan, existing commercial and
industrial uses in the vicinity, and availablity of utilities.
Growth Tier
The 2030 Plan Growth Tier Map designation is Tier 1A. Tier 1A is that portion of the city
where infrastructure systems are in place, or can be economically provided and where the
bulk of the city’s growth should be guided over the near term.
Transportation
The subject property has public road frontage along Northeast Inner Loop. Northeast Inner
Loop is identified as an existing Major Arterial in the Overall Throughfare Plan. The subject
property is also located at the intersection of North Austin Avenue and Northeast Inner
Loop and within close proximity to Interstate 35. TxDOT has developed plans for a
realingment for a future realignment of Austin Avenue, which would connect with Sudduth
Drive and Northeast Inner Loop, increasing the traffic flow.
Utilities
The subject property is located within the City’s service area for electric, water, and
wastewater. It is anticipated that there will be adequate capacity to serve this property either
by existing capacity or developer participation in future upgrades to infrastructure. Utility
evaluations will be required at the time of platting and site development plan to ensure
sufficient capacity.
Page 49 of 57
Planning Department Staff Report
Flores Survey 0.682 acres Page 4 of 6
Rezoning from AG to C‐3
Proposed Zoning District
The applicant has requested General Commercial (C‐3)) zoning on this property. The
purpose of the C‐3 district is to provide a location for general commercial and retail activities
that serve the entire community and its visitors. Uses may be large in scale and generate
substantial traffic, making the C‐3 district only appropriate along freeways and major
arterials.
Typical uses in this district include general retail, hotels, restaurants, and general office.
Attachment 4 contains a comprehensive list of C‐3 district allowable uses and development
standards. Certain land uses, including automotive sales, rental or leasing facilities, require
a Special Use Permit (SUP). Some land uses have specific design limitations to ensure
compatibility with the surrounding properties.
Staff Analysis
Staff has reviewed the rezoning request and determined that the proposed rezoning request
meets the criteria established in UDC Section 3.06.030 for zoning changes:
The Planning & Zoning Commission and City Council shall review the following criteria
for zoning changes:
Comply Does
Not
Comply
Approval Criteria for Rezoning
X The application is complete and the
information contained within the
application is sufficient and correct
enough to allow adequate review and
final action
An application must provide the
necessary information to review
and make a knowledgeable
decision in order for staff to
schedule an application for
consideration by P&Z and City
Council. The application was
reviewed by staff and deemed to be
complete.
X The zoning change is consistent with
the Comprehensive Plan
The proposed zoning change is
consistent with the Future land Use
element of the 2030 Comprehensive
Plan. The Community Commercial
category supports the C‐3 District at
this location since it is located along
two major arterials and in close
proximity to IH‐35.
Page 50 of 57
Planning Department Staff Report
Flores Survey 0.682 acres Page 5 of 6
Rezoning from AG to C‐3
Based on all the information presented, staff has determined that the proposed General
Commercial (C‐3) zoning district meets the approval criteria for granting a rezoning request.
In addition, the C‐3 zoning district supports the following goals of the 2030 Comprehensive
Plan:
1. The 2030 Comprehensive Plan’s Land Use Element, Goal 1, states:
“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.”
The policies listed under this goal include “adjusting zoning provisions to provide greater
flexibility for mixed‐uses, multiple housing types, compact development and redevelopment,’
and also states “reserve and rezone land ideally suited for long‐term commercial and
employment uses…”
The subject property is located in an area of high growth and easy access to
transportation facilities. In addition, future changes to the transportation network
will establish a strong commercial corridor, supporting the requested C‐3 zoning
district.
The Future Land Use Plan supports the proposed C‐3 zoning district for future
commercial uses.
X 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 supports
orderly development by supporting
compatible uses adjacent to the
existing uses. The location of
commercial development along
corridors such as NE Inner Loop
and N Austin Ave will help serve
the area, and facilitate orderly
commercial development along
these major thoroughfares.
X 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, current uses and
character of the area.
X The property to be rezoned is suitable
for uses permitted by the District that
would be applied by the proposed
amendment.
The proposed uses are consistent
with the Future land Use Map,
current surrounding zoning
districts, and major arterials such as
NE Inner Loop and N Austin Ave.
Page 51 of 57
Planning Department Staff Report
Flores Survey 0.682 acres Page 6 of 6
Rezoning from AG to C‐3
2. The existing zoning situation of the surrounding area is Agriculture (AG), General
Commercial (C‐3), and Industrial (IN). The proposed rezone to C‐3 will allow
development already anticipated by the Future Land Use Map that is consistent with
existing development patterns. The property is at the center of a commercial node as
seen on the Future Land Use Map.
3. The surrounding developed uses include commercial, industrial park and
undeveloped land. The proposed zoning district provides for a mix of uses
compatible with the surrounding existing uses.
The proposed C‐3 zoning supports a higher density commercial use, which is
appropriate for high traffic areas. The property is currently sited along major
arterials, which will support the higher density commercial use on that site.
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 (6 notices mailed) were notified of the
rezoning application, a legal notice advertising the public hearing was placed in the Sun
Newspaper (January 21, 2018) and signs were posted on‐site. These notices included the
public hearing scheduled for City Council on February 27, 2018.
No written or verbal comments have been received by the Planning Department staff.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – C‐3 District Development Standards and Permitted Land Uses
Page 52 of 57
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REZ-2017-028Exhibit #1
Co o rdi nate System : Texas State Plane/Central Zo ne/N A D 83/US FeetCartographic D ata For Gener al Plann ing Pu rposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Feet
Page 53 of 57
N IH 35 SB
AIRP
ORT RD
N IH 35 FWY SB
N IH 35 FWY NB
S T A D I U M D R
N
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I
N
N
E
R
L
O
O
P
N IH 35 NB
EXIT 262 SB
N AUSTIN AVE
L A K E W A Y D R
AZALEA DR
JUNIPER DR
EXIT264NB
J E F F E R S O N L N
EXIT 265 NB
S
U
D
D
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H I C K O R Y T R E E D R
A
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W
O
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D
D
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I N D U S T R I A L P A R K C I R
M
A
H
O
G
A
N
Y
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E V E R G R E E N CIR
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O S A G E C T
EXIT 264 SB
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Coord inate System: Texas Sta te Plane/Central Zone/NAD 83/US FeetCartographic Data For General Plan ning Pu rposes Only
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Future Land Use / Over all Transportation Plan
Exhibit #2
RE Z-2017 -028
Leg en d
Thoroughfare
Future Land Use
Institutional
Regional Com mercial
Com munity Commercial
Emp loym ent Center
Low Density Residential
Min ing
Mixed Use Comm unity
Mixed Use Neighborhood Center
Mode rate Density Residential
Op en Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing F reeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Pro p osed Collector
Pro p osed Freeway
Pro p sed Frontage Road
Pro p osed M ajor Arterial
Pro p osed M inor Arterial
Pro p osed Railroad
Hig h Density Residential
Legend
Sit eParce lsCity LimitsGeorgetown ETJ
0 500 1,000250FeetPage 54 of 57
N IH 35 SB
AIRPORT
RD
N IH 35 FWY SB
N IH 35 FWY NB
S T A D I U M D R
N
E
I
N
N
E
R
L
O
O
P
N IH 35 NB
EXIT 262 SB
N AUSTIN AVE
L A K E W A Y D R
AZALEA DR
JUNIPER DR
EXIT264NB
J E F F E R S O N L N
EXIT 265 NB
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H I C K O R Y T R E E D R
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I N D U S T R I A L P A R K C I R
M
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E V E R G R E E N CIR
O
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A
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O S A G E C T
EXIT 264 SB
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Zoning InformationREZ-2017-028Exhibit #3
Co o rdi nate System : Texas State Plane/Central Zo ne/N A D 83/US FeetCartographic D ata For Gener al Plann ing Pu rposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
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0 500 1,000250FeetPage 55 of 57
Maximum Building Height = 45 feet Side Setback = 10 feet Bufferyard = 15 feet with plantings
Front Setback = 25 feet Side Setback to Residential = 15 feet adjacent to AG, RE, RL, RS, TF, MH,
(0 feet for build-to/downtown)Rear Setback = 10 feet MF-1, or MF-2 districts
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales Activity Center (youth/senior)Auto. Parts Sales (outdoor)
Artisan Studio/Gallery Athletic Facility, Indoor or Outdoor Auto. Repair & Service, General
Assisted Living Bar/Tavern/Pub Auto. Sales, Rental, Leasing
Automotive Parts Sales (indoor)Business/Trade School Bus Barn
Auto. Repair and Service, Limited Church (with columbarium)Cemetary, Columbaria, Mausoleum, or
Memorial Park
Banking/Financial Services College/University Correctional Facility
Blood/Plasma Center Commercial Recreation Firing Range, Indoor
Car Wash Community Center Flea Market
Consumer Repair Dance Hall/Night Club Hospital, Psychiatric
Dry Cleaning Service Data Center Lumber Yard
Emergency Services Station Day Care (group/commercial)Major Event Entertainment
Event Catering/Equipment Rental Driving Range Manufactured Housing Sales
Farmer's Market Event Facility Meat Market
Fitness Center Heliport Multifamily Attached
Food Catering Services Kennel Recreational Vehicle Sales, Rental,
Fuel Sales Live Music/Entertainment Self-Storage (indoor or outdoor)
Funeral Home Micro Brewery/Winery Substance Abuse Treatment Facility
General Retail Neighborhood Amenity Center Transient Service Facility
General Office Park (neighborhood/regional)Wireless Transmission Facility (41'+)
Government/Postal Office Pest Control/Janitorial Services
Home Health Care Services School (Elementary, Middle, High)
Hospital Upper-story Residential
Hotel/Inn/Motel (incl. extended stay)Wireless Transmission Facility (<41')
Integrated Office Center
Landscape/Garden Sales
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 (inc. Restricted)
Printing/Mailing/Copying Services
Private Transport Dispatch Facility
Restaurant (general/drive-through)
Small Engine Repair
Social Service Facility
Surgery/Post Surgery Recovery
Theater (movie/live)
Transit Passenger Terminal
Urgent Care Facility
General Commercial (C-3) District
District Development Standards
Specific Uses Allowed within the District
Page 56 of 57
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)
Page 57 of 57