HomeMy WebLinkAboutAgenda_P&Z_09.06.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
September 6, 2016 at 6:00 PM
at 101 E. Sev enth Street, Georgetown, Texas 78626
The City o f G eo rgeto wn is committed to comp lianc e with the Americans with Dis abilities Ac t (ADA). If yo u
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Office, at leas t three (3) days prior to the sc hed uled meeting d ate, at (512) 930-3652 o r City Hall at 113 Eas t 8th
Street fo r add itional info rmation; TTY us ers ro ute through Relay Texas at 711.
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 Augus t 16, 2016 P&Z meeting.
D Co nsideration of b i-annual s tatis tic al repo rt. Jo rd an J. Maddox, AICP, P rinc ip al P lanner
E Co nsideration and possible actio n o n a Preliminary Plat for 6.273 acres in the Francis A. Hud s o n
Survey, Abs trac t No . 295, loc ated o n La C o nterra Boulevard just wes t of FM 1460, to b e known as
Teravista Sec tion 402. (PP -2016-006, Teravis ta Sec tion 402) Mike Elabarger, S enior Planner
F Co nsideration and possible actio n o n a Preliminary Plat for 2.86 ac res in Reata Eas t, Bloc k B, Lot 4
and loc ated at 706 Lakeway Drive to be known as The Grove at Georgeto wn. (PP -2016-002, The Gro ve
at Georgeto wn) Juan Enriquez, Planner
Legislativ e Regular Agenda
Page 1 of 75
G Public Hearing and possible actio n o n a req ues t for a Special Use Permit to allow a lumber yard in the
General Commerc ial (C-3) District at 300 Leand er Ro ad , als o being Lot 2, Ho p e Mc Coy S ubdivis io n.
(SUP-2016-003, ProBuild ) Carolyn Horner, AICP, Planner
H 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 P lanned Unit
Development (P UD) Dis tric t. (REZ-2016-004, La Conterra North) Caro lyn Ho rner, AICP, Planner
I Up d ate and dis c us s ion on the Williams Drive Study. Jo rd an Mad d o x, Nat Waggoner, And reina Davila
J 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 S ep tember 20, 2016 at Co unc 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 75
City of Georgetown, Texas
Planning and Zoning
September 6, 2016
SUBJECT:
Cons id eration o f the Minutes fro m the Augus t 16, 2016 P &Z meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Minutes from the July 5, 2016 Meeting Cover Memo
Page 3 of 75
Page 1 of 2
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, July 5, 2016 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Commissioners: Andy Webb, John Marler, Tim Barginer and Alex Fuller
Commissioner(s) Absent: Josh Schroeder, Chair; Kevin Pitts, Vice-Chair, Scott Rankin,
Secretary
Commissioners in Training: Aaron Albright and Gary Leissner
Commissioner(s) in Training Absent: Thomas Burlew
Staff Present: Sofia Nelson, Planning Director and Stephanie McNickle, Recording
Secretary.
A. Commissioner Bargainer called the meeting to order at 6:00 p.m.
Commissioner Bargainer 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.
C Consideration of the Minutes from the June 21, 2016 P&Z meeting.
Motion by Commissioner Marler to approve the consent agenda including the
minutes from the June 21, 2016, Planning and Zoning meeting. Second by
Commissioner Fuller. Approved. (4-0)
D Consideration and possible action on a Preliminary Plat for the Annie Purl
Elementary School tracts, being 34.21 acres out of the W. Addison Survey, located at
1953 Maple Street. (PP-2016-003, Annie Purl Elementary School) Carolyn Horner,
AICP, Planner
Motion by Commissioner Marler to approve the consent agenda including the
minutes from the June 21, 2016, Planning and Zoning meeting. Second by
Commissioner Fuller. Approved. (4-0)
Page 4 of 75
Page 2 of 2
Legislative Regular Agenda
The below item has been withdrawn at the request of the applicant.
E Public Hearing and possible action on a request for a Comprehensive Plan
Amendment to change approximately 11.65 acres in the Antonio Flores Survey from
the Moderate Density Residential Future Land Use category to the High Density
Residential category, located at the southwest corner of the intersection of the
Georgetown Railroad with Northeast Inner Loop. (CPA-2016-002, Stillwater) Mike
Elabarger, Senior Planner
F Public Hearing and possible action on a request to Rezone approximately 2.3 acres in
the Lewis J. Dyches Survey, located at 4 Sierra Way Street, from the Agriculture (AG)
District to the Industrial (IN) District. (REZ-2016-019, Hache Investments Building)
Carolyn Horner, AICP, Planner Staff report was given by Sofia Nelson, Planning
Director
Sofia Nelson provided an overview of the Rezone Application request, description of
project and recommended approval.
Commissioner Bargainer invited the applicant to speak. The Applicant stated he will
be glad to answer questions.
Chair Bargainer opened the Public Hearing. No one came forward the Public Hearing
was closed.
Motion by Commissioner Fuller recommend to City Council approval of a Rezone of
approximately 2.3 acres in the Lewis J. Dyches Survey, located at 4 Sierra Way Street,
from the Agriculture (AG) District to the Industrial (IN) District. Second by
Commissioner Webb. Approved. (4-0)
Discussion Items:
• Update on the Unified Development Code Advisory Committee (UDCAC)
meetings. (Commissioner Bargainer) NA
• Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
(Commissioner Rankin) NA
• Questions or comments from Commissioners-in-Training about the actions and
matters considered on this agenda. NA
• Reminder of the next Planning and Zoning Commission meeting on July 19, 2016
in the Council Chambers located at 101 East 7th Street, starting at 6:00 pm.
Adjourn at 6:08 p.m.
____________________________________ ____________________________________
Tim Bargainer, Commissioner/Acting Chair Andy Webb, Commissioner
Page 5 of 75
City of Georgetown, Texas
Planning and Zoning
September 6, 2016
SUBJECT:
Cons id eration o f bi-annual statistical rep o rt. Jordan J. Mad d o x, AICP, Princ ipal Planner
ITEM SUMMARY:
Staff regularly p res ent a statistical report of land us e, zoning, and ho using data, d rawing from multiple
s o urc es . The following informatio n is an update o f the tab les c o ntaining data regarding the City’s Future
Land Use Plan, the Offic ial Zoning Map , and hous ing unit numbers c ompiled from multiple sources .
Generally, the data is p ro vided every 6 months as an info rmational to o l for the Commission.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x, AIC P, P rinc ip al P lanner
ATTACHMENTS:
Description Type
Statis tical Report 8.1.16 Backup Material
Page 6 of 75
Georgetown Planning Department
September 2016 Statistical Analysis Report
Item Description
Consideration of a bi-annual report consisting of planning and housing data.
Item Summary
Staff regularly present a statistical report of land use, zoning, and housing data, drawing
from multiple sources. The following information is an update of the tables containing data
regarding the City’s Future Land Use Plan, the Official Zoning Map, and housing unit
numbers compiled from multiple sources. Generally, the data is provided every 6 months as
an informational tool for the Commission.
Future Land Use Plan
The following table gives the breakdown of the land use categories, shown within the city
limits and the total ETJ.
Land Use Acres % of total
Δ in acres
from previous Acres % of total
Δ in acres
from previous
Agricultural/Rural Residential 29,688 25.75% - 80 0.22% -
Low Density Residential 26,037 22.58% - 2,009 5.63% 8
Moderate Density Residential 17,380 15.07% (27) 11,775 32.99% (27)
High Density Residential 600 0.52% - 590 1.65% -
Community Commercial 1,583 1.37% - 1,088 3.05% -
Regional Commercial 2,156 1.87% - 1,591 4.46% -
Mixed Use Community 6,448 5.59% - 2,384 6.68% -
Mixed Use Neighborhood Center 1,260 1.09% - 692 1.94% 6
Specialty Area Mixed Use 1,208 1.05% - 638 1.79% -
Employment Center 4,883 4.24% - 3,463 9.70% 10
Institutional 2,083 1.81% 27 1,963 5.50% 27
Parks, Recreation, Open Space 16,769 14.54% - 9,388 26.30% -
Mining 5,203 4.51% - 32 0.09% -
Total 115,298 - 35,692 24
Source: Future Land Use Plan GIS
Future Land Use Plan
ETJ + City Limits City Limits
Page 7 of 75
Georgetown Planning Department
September 2016 Statistical Analysis Report
Official Zoning Map
The following table breaks down the existing zoning districts. Rights-of-way are not
typically given a zoning designation; therefore, the total zoned acreage is less than the total
city limits area.
Rural & Low
Residential
48%
Moderate Density
Res.
15%
High Density Res.
1%
Commercial/Mixed
11%
Employment Center
4%
Institutional
2%
Parks, Rec,
Open Sp
14.5%
Mining
4.5%
2030 Comprehensive Plan
Page 8 of 75
Georgetown Planning Department
September 2016 Statistical Analysis Report
Acres % of total
Δ in acres
from previous
Agriculture (AG) 10,936 34.48% (746)
Residential Estate (RE) 14 0.04% 14
Residential Low Density (RL) 30 0.10% -
Residential Single Family (RS) 14,699 46.35% 195
Two Family (TF) 69 0.22% -
Townhouse (TH) 25 0.08% (3)
Low Density Multifamily (MF-1) 175 0.55% (9)
High Density Multifamily (MF-2) 620 1.95% 36
Manufactured Housing (MH) 83 0.26% -
Business Park (BP) 224 0.71% 6
Neighborhood Commercial (CN) 24 0.08% -
Local Commercial (C-1) 1,112 3.51% (9)
General Commercial (C-3) 1,576 4.97% 13
Office (OF) 147 0.46% (1)
Industrial (IN) 1,176 3.71% (11)
Mixed Use Downtown (MU-DT) 69 0.22% -
Mixed Use (MU) - 0.00% -
Public Facilities (PF) 734 2.31% 374
Total 31,713 (142)
Overlays
Planned Unit Development 9,279 1.87% 594
Historic 18 -
Downtown 118 -
Old Town 371 -
Source: Zoning GIS Map
Zoning Districts
Page 9 of 75
Georgetown Planning Department
September 2016 Statistical Analysis Report
Housing Unit Comparison and Population
Using 2010 Census data, a 2010 market study of high-density residential housing units, GIS
address point data, and monthly new residential building permits, staff is able to piece
together a fairly accurate picture of “multi-family” vs. “single-family” households in
Georgetown.
The table below breaks down the total amount of housing units (occupied and vacant) by
single-family and multi-family types. Note that the data below represents actual livable
housing units, not approved or entitled properties that would allow future single-family or
multifamily housing units.
Also included below are the updated population estimates for the city limits and ETJ.
Agricultural
34%
Single Family
47%
Duplex, Townhouse
<1%
Multifamily
3%
Commercial, Mixed
9%
Industrial, BP
4%
Public Facilities
2%
Adopted Zoning
Page 10 of 75
Georgetown Planning Department
September 2016 Statistical Analysis Report
Attachments
None
Submitted By
Jordan J. Maddox, AICP, Principal Planner and Jennifer Bills, AICP, Housing Coordinator
City City + ETJ Sources:
Total Population Estimate, Aug. 2016 58,475 84,901 Planning Department Estimated Population
City City + ETJ Sources:
Single Family Units 19,965 31,260 2010 Census + building permits+ETJ estimate
Apartment/duplex/fourplex/condos 5,095 5,095 Market report + address points
Total housing units 25,060 36,355
Percentage of single-family units 79.67% 85.99%
Percentage of multifamily units 20.33% 14.01%
Updated September 2016 20,037.000
Population
Housing Units
Page 11 of 75
City of Georgetown, Texas
Planning and Zoning
September 6, 2016
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary Plat fo r 6.273 ac res in the F ranc is A. Hudson
Survey, Abstrac t No. 295, lo cated on La Conterra Bo ulevard jus t west of F M 1460, to be kno wn as
Teravis ta Sec tio n 402. (P P-2016-006, Teravis ta S ectio n 402) Mike Elabarger, Senio r P lanner
ITEM SUMMARY:
Background:
The ap p licant propos es to d evelop 6.273 acres of und eveloped land into fo rty (40) res id ential lots . The
s ubdivis io n is a fill-in c o mp o nent to the rec ently c reated Sec tion 401 of the Teravis ta d evelopment, its elf a
contiguous ad d ition to the o riginal land within the City’s extraterrito rial juris dic tion envisioned to be p art of
the Teravista s ubdivis io n. T his p lat will o p erate as p art o f a larger Municipal Utility District (MUD #15)
within the Extraterrito rial Jurisdic tion (ETJ) of the C ity. T he p ro p erty is s ub jec t to a Develo p ment
Agreement (DA-2015-001), whic h was the third amend ment to the initial c ons ent agreement made with the
City to d evelo p a MUD originally c o nc eived in 2004. T he hous ing product will b e to wnhous e-s tyle
attached dwelling units as permitted b y Sec tio n 3.01 of the Development Agreement.
Public Comment:
Pub lic notice is not required for a Preliminary Plat. As of the date of this rep o rt, no written p ublic
comments have b een received .
Staff Recommendation:
Approval of the Preliminary Plat of 6.273 acres in the Francis A. Hud s o n S urvey, Ab s trac t No. 295.
FINANCIAL IMPACT:
None. The applic ant has paid the required fees .
SUBMITTED BY:
Mike Elabarger, Senio r P lanner and So fia Nels on, CNU-A, Planning Direc to r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Propos ed Preliminary Plat Backup Material
Page 12 of 75
Georgetown Planning Department Staff Report
Teravista Section 402 Preliminary Plat Page 1 of 2
Report Date: August 24, 2016
File No: PP-2016-006
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Teravista Section 402
Preliminary Plat
Project Address: La Conterra Boulevard at FM 1460
Location: West side of FM 1460, north and
south side of La Conterra
Boulevard extension
(See Attachment 1)
Total Acreage: 6.273 acres
Legal Description: 2.965 acres & 3.308 acres, Francis
A. Hudson Survey, Abstract No.
295
Plat Summary
Proposed Lots: Forty (40) single-family residential lots; three (3) open space lots
Proposed Streets: None
Heritage Tree(s): None are located on-site
Parkland: A fee-in-lieu of land dedication of $48.50 will be provided per the Development
Agreement
Site Information
Location:
This property is located on the north and south sides of the extension of La Conterra Boulevard created via
the Preliminary Plat for Teravista Section 401; See Attachment 1.
Physical Characteristics:
The property is a flat, cleared, and vacant piece of ground in a generally rectangular shape.
History
The property is a fill-in component to the recently created Section 401 of the Teravista development, itself
a contiguous addition to the original land within the City’s extraterritorial jurisdiction envisioned to be part
of the Teravista subdivision. This plat will operate as part of a larger Municipal Utility District (MUD
#15) within the Extraterritorial Jurisdiction (ETJ) of the City. The property is subject to a Development
Agreement (DA-2015-001), which was the third amendment to the initial consent agreement made with the
City to develop a MUD originally conceived in 2004. La Conterra Boulevard, which will be the main
entrance to FM 1460, is currently being constructed with Section 401.
Utilities
Water and wastewater are served by the City of Georgetown; electricity is provided by Oncor.
Page 13 of 75
Planning Department Staff Report
Teravista Section 402 Preliminary Plat Page 2 of 2
Transportation
The access to this property will be provided by the extension of La Conterra Boulevard, a major Collector
roadway (73’ right-of-way, 37’ of pavement, 35 mile per hour design speed) currently under construction
as part of the Section 401 subdivision construction plans. A Traffic Impact Analysis (TIA) will not be
required for a subdivision of this size, as it is well below the threshold for such study.
Parkland Dedication
No parkland dedication is required as a result of this subdivision. Per the Development Agreement in place
for the Teravista project, a fee-in-lieu of land dedication in the amount of $48.50 shall be provided for each
residential lot at the time of Final Plat recordation.
Staff Analysis
The proposed Preliminary Plat meets the requirements of the UDC and is consistent with the governing
Development Agreement, and is presented for approval.
Attachments
Attachment 1 – Location Map
Attachment 2 – Proposed Preliminary Plat
Page 14 of 75
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Page 19 of 75
City of Georgetown, Texas
Planning and Zoning
September 6, 2016
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary Plat fo r 2.86 acres in R eata Eas t, Blo ck B, Lo t 4 and
lo cated at 706 Lakeway Drive to b e known as T he Gro ve at Geo rgeto wn. (P P-2016-002, T he Gro ve at
Geo rgeto wn) Juan Enriq uez, P lanner
ITEM SUMMARY:
Background:
This p reliminary p lat creates 21 res id ential lo ts . Ac ces s to the site is fro m Lakeway Drive. A new 50 foot
wide p ublic street will be b uilt into the property. P arkland dedic ation requirements are being met b y a fee-
in-lieu.
Public Comment:
Pub lic notice is not required for a Preliminary Plat. As of the date of this rep o rt, no written p ublic
comments o r inquiries have b een received .
Staff Recommendation:
Approval o f the P reliminary P lat o f 2.86 acres for Reata Eas t, Bloc k B, Lo t 4.
FINANCIAL IMPACT:
N/A
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 - Preliminary Plat Backup Material
Page 20 of 75
Georgetown Planning Department Staff Report
The Grove at Georgetown – Preliminary Plat Page 1 of 2
Report Date: September 6, 2016
File No: PP-2016-002
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: The Grove at Georgetown
Project Address: 706 Lakeway Drive
Total Acreage: 2.86
Legal Description: Reata East, Block B, Lot 4
Applicant/Owner: Chris Doose
Plat Summary
Proposed Lots: Twenty-One (21) townhouse lots
Proposed Streets: One (1) public street
Heritage Trees: None are located on-site
Site Information
Location:
The subject property is located along Lakeway Drive between Northwest Boulevard and
Whisper Oaks Lane.
Physical Characteristics:
The property is currently vacant and undeveloped, with tree coverage throughout the property.
The lot has approximately 185 feet of street frontage along Lakeway Drive which will be the
primary means of inbound and outbound access for any future development.
Background
The subject property was annexed into the City by Ordinance No. 870579 and designated with
the default Agriculture district in December 1987. The property was rezoned to TH (Townhouse)
District by Ordinance No. 2016-4. Future development will fall under the Unified Development
Code (UDC) regulations and the development standards for the TH 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 1A.
Frost Elementary School
Page 21 of 75
Planning Department Staff Report
The Grove at Georgetown – Preliminary Plat Page 2 of 2
Utilities
Water, wastewater and electric utilities will be provided by the City of Georgetown. It is
anticipated that there is adequate water capacity at this time to serve this property either by
existing capacity or developer participation in upgrades to infrastructure.
Transportation
Inbound and outbound access to this project will be provided via Lakeway Drive. A new public
road (50’ wide) will be built to City standards into the property and named Birch Oak Lane. A
Traffic Impact Analysis (TIA) was not required based on the Institute of Transportation
Engineers (ITE) Manual.
Parkland Dedication
Parkland dedication requirements are being met by a fee in lieu.
Staff Analysis
The proposed Preliminary Plat meets all of the requirements of the UDC and is presented for
approval.
Attachments
Attachment 1 – Location Map
Attachment 2 – Preliminary Plat
Page 22 of 75
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(N
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12
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21.32'
377.49'
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14.15
39.94'27.72'23.83'27.72'39.98'39.94'27.72'23.83'23.83'27.72'43.99'
39.94'27.72'23.83'27.72'39.98'39.94'27.72'23.83'23.83'27.72'43.99'
40.02'27.72'23.83'27.72'39.94'27.72'23.83'27.72'39.98'
40.02'
39.98'
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9
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N47°43'43"E
7.42
Vicinity Map:
DRAWN BY:
CHECKED BY:
DATE:
REVISION:
COPYRIGHT 2016
ETB
15-132
January 27, 2016
KWF
01 04/13/2016 E.J.D.
NO.DATE BY
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3461 Ringsby Court, Suite 125
Denver, CO 80216
201 East Las Animas, Suite 113
Colorado Springs, CO 80903
720.413.9691
Info@AltitudeLandCo.com
www.AltitudeLandCo.com
CIVIL|SURVEY|PLANNING|LANDSCAPE
LTITUDE
LAND CONSULTANTS I
N
C
This document is an instrument of service, and as such
remains the property of the Engineer. Permission for use
of this document is limited and can be extended only by
written agreement with Altitude Land Consultants.
PP-2016-002
ALTITUDE LAND CONSULTANTS, INC.
TEXAS REGISTERED ENGINEERING FIRM: F-14284
TEXAS REGISTERED LAND SURVEYING FIRM: 10193771
TEXAS PE FIRM #F-14284TEXAS LAND SURVEYING FIRM #10193771
02 06/15/2016 J.M.G.
03 08/02/2016 E.T.B.
PP1.0
PRELIMINARY
PLAT
01
OWNER:
CENTRAL-WEST DEVELOPMENT, LLC.
ATTN: CHRISTOPHER DOOSE
PO BOX 11235
KILLEEN, TEXAS 76547
(512) 944-4820
APPLICANT:
ERIC BURTZLAFF
ALTITUDE LAND CONSULTANTS, INC.
3461 RINGSBY COURT, SUITE 125
DENVER, COLORADO 80216
(720) 427-6161
ENGINEER:
KARL W. FRANKLIN, P.E.-R.P.L.S.
ALTITUDE LAND CONSULTANTS, INC.
3461 RINGSBY COURT, SUITE 125
DENVER, COLORADO 80216
(720) 427-6161
SURVEYOR:
KARL W. FRANKLIN, P.E.-R.P.L.S.
ALTITUDE LAND CONSULTANTS, INC.
3461 RINGSBY COURT, SUITE 125
DENVER, COLORADO 80216
(720) 427-6161N
S
E
W
010204060
( IN FEET )
1 inch = 20 ft.
APRIL 13, 2016
PRELIMINARY PLAT OF THE GROVEAT GEORGETOWN
A 2.86 ACRE SUBDIVISION
SHEET INDEX
PP1.0 PRELIMINARY PLAT SHEET 01 OF 02
PP2.0 PLAT NOTES & SIGNATURES SHEET 02 OF 02
LEGEND
500 YEAR FLOODPLAIN PER FEMA
FIRM MAP NO. 48491C0295E
100 YEAR FLOODPLAIN AND
WATER QUALITY BUFFER PER FEMA
FIRM MAP NO. 48491C0295E
ENGINEERS PRELIMINARY REVIEW NOTE:
FOR REVIEW. THIS DOCUMENT IS RELEASED FOR THE PURPOSE OF REVIEW UNDER THE
AUTHORITY OF KARL FRANKLIN, PE, #104144 ON 4/13/16. IT IS NOT TO BE USED FOR
BIDDING, PERMIT, OR CONSTRUCTION.
1/2" IRON ROD (NO CAP), UNLESS
OTHERWISE NOTED
1/2" IRON ROD W/ PLASTIC CAP
STAMPED "TLS INC."
N
S
EW
SITE DATA:
TOTAL ACREAGE: 2.86 ACRES
NUMBER OF BLOCKS: 2
NUMBER OF NON-RESIDENTIAL: 4 (1 OPEN SPACE LOTS / 1 PARKING LOT)
LOTS: 21 RESIDENTIAL LOTS
PUBLIC RIGHT-OF-WAY: 1 PUBLIC STREET (407 LF) IS PROPOSED WITH A
26' WIDE PAVEMENT SECTION
24,745 SF (0.568 AC)
BENCHMARK: ELEV: 744.83' (NAVD88) SEE PLAT FOR LOCATION / DESCRIPTION
PLAT NOTES
1) ALL LINEAR MEASUREMENTS WERE TAKEN USING THE U.S. SURVEY FOOT.
2) ALL MEASUREMENTS IN PARENTHESES ARE PER PLAT.
3) BEARINGS ROTATED TO TEXAS STATE PLANE COORDINATE SYSTEM.
4) STREAM BUFFER SHALL COINCIDE WITH BOUNDARIES OF FEMA 1% FLOODPLAIN (100 YEAR
FLOODPLAIN) AS SHOWN HEREON PER CITY OF GEORGETOWN UDC 11.07.030(B).
5) PER THE GEOLOGIC ASSESSMENT ADDENDUM ISSUED BY RANGER ENVIRONMENTAL
SERVICES, INC., ON APRIL 13, 2016, THERE ARE NO SPRINGS PRESENT ON SUBJECT SITE.
6) THERE ARE NO HERITAGE TREES (26" OR LARGER DIA.) ON-SIITE, THEREFORE NO TREE
PRESERVATION PLAN IS REQUIRED AT THIS TIME.
Replat of REATA
EAST, BLOCK B,
LOT 4, ACRES 2.86
Attachment 2 - Preliminary Plat
Page 24 of 75
DRAWN BY:
CHECKED BY:
DATE:
REVISION:
COPYRIGHT 2016
ETB
15-132
January 27, 2016
KWF
01 04/13/2016 E.J.D.
NO.DATE BY
TH
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3461 Ringsby Court, Suite 125
Denver, CO 80216
201 East Las Animas, Suite 113
Colorado Springs, CO 80903
720.413.9691
Info@AltitudeLandCo.com
www.AltitudeLandCo.com
CIVIL|SURVEY|PLANNING|LANDSCAPE
LTITUDE
LAND CONSULTANTS I
N
C
This document is an instrument of service, and as such
remains the property of the Engineer. Permission for use
of this document is limited and can be extended only by
written agreement with Altitude Land Consultants.
PP-2016-002
ALTITUDE LAND CONSULTANTS, INC.
TEXAS REGISTERED ENGINEERING FIRM: F-14284
TEXAS REGISTERED LAND SURVEYING FIRM: 10193771
TEXAS PE FIRM #F-14284TEXAS LAND SURVEYING FIRM #10193771
02 06/15/2016 J.M.G.
03 08/02/2016 E.T.B.
PP2.0
PLAT NOTES &
SIGNATURES
PLAT NOTES:
1) UTILITY PROVIDERS FOR THIS DEVELOPMENT ARE WATER: CITY OF GEORGETOWN, WASTEWATER: CITY OF
GEORGETOWN, AND ELECTRIC: CITY OF GEORGETOWN.
2) ALL STRUCTURES/ OBSTRUCTIONS ARE PROHIBITED IN DRAINAGE EASEMENTS.
3) THERE ARE AREAS WITHIN THE BOUNDARIES OF THIS SUBDIVISION IN THE 100-YEAR FLOODPLAIN AS DEFINED BY
FIRM MAP NUMBER 48491C0295E, EFFECTIVE DATE OF SEPTEMBER 26, 2008.
4) NO DEVELOPMENT SHALL BEGIN PRIOR TO THE ISSUANCE OF A FLOODPLAIN DEVELOPMENT PERMIT FOR EACH
OF THE FOLLOWING LOTS: NONE, THERE WILL BE NO DEVELOPMENT WITHIN THE FLOODPLAIN.
5) PRIOR TO ANY CHANNEL ALTERATION OR BRIDGE CONSTRUCTION, WHICH WILL CHANGE EXISTING FLOOD
PATTERNS OR ELEVATIONS, A LETTER OF MAP AMENDMENT MUST BE SUBMITTED TO THE CITY OF GEORGETOWN
FLOODPLAIN ADMINISTRATOR FOR APPROVAL AND APPROVAL BY THE FEDERAL EMERGENCY MANAGEMENT
AGENCY.
6) IN ORDER TO PROMOTE DRAINAGE AWAY FROM A STRUCTURE, THE SLAB ELEVATION SHOULD BE BUILT AT LEAST
ONE-FOOT ABOVE THE SURROUNDING GROUND, AND THE GROUND SHOULD BE GRADED AWAY FROM THE
STRUCTURE AT A SLOPE OF 1/2” PER FOOT FOR A DISTANCE OF AT LEAST 10 FEET.
7) PARKLAND DEDICATION REQUIREMENTS ARE BEING MET BY FEE-IN-LIEU.
8) ANY HERITAGE TREE AS NOTED ON THIS PLAT IS SUBJECT, IN PERPETUITY, TO THE MAINTENANCE, CARE, PRUNING
AND REMOVAL REQUIREMENTS OF THE CITY OF GEORGETOWN. APPROVED REMOVAL DOES NOT REQUIRE
MODIFICATION OF THE PLAT.
9) A 10-FOOT PUBLIC UTILITY EASEMENT IS RESERVED ALONG ALL STREET FRONTAGES WITHIN THIS PLAT.
10) THE MONUMENTS OF THIS PLAT HAVE BEEN ROTATED TO THE NAD 83/93 HARN - TEXAS CENTRAL ZONE AND
NAVD 88.
11) THE MAXIMUM IMPERVIOUS COVERAGE PER RESIDENTIAL LOT IS 50% PERCENT.
12) THE LANDOWNER ASSUMES ALL RISKS ASSOCIATED WITH IMPROVEMENTS LOCATED IN THE RIGHT-OFWAY, OR
ROAD WIDENING EASEMENTS. BY PLACING ANYTHING IN THE RIGHT-OF-WAY OR ROAD WIDENING EASEMENTS,
THE LANDOWNER INDEMNIFIES AND HOLDS THE CITY OF GEORGETOWN, WILLIAMSON COUNTY, THEIR OFFICERS,
AGENTS AND EMPLOYEES HARMLESS FROM ANY LIABILITY OWING TO PROPERTY DEFECTS OR NEGLIGENCE NOT
ATTRIBUTABLE TO THEM AND ACKNOWLEDGES THAT THE IMPROVEMENTS MAY BE REMOVED BY THE CITY AND/OR
COUNTY AND THAT THE OWNER OF THE IMPROVEMENTS WILL BE RESPONSIBLE FOR THE RELOCATION AND/OR
REPLACEMENT OF THE IMPROVEMENTS.
13) THE BUILDING OF ALL STREETS, ROADS, AND OTHER PUBLIC THOROUGHFARES AND ANY BRIDGES OR CULVERTS
NECESSARY TO BE CONSTRUCTED OR PLACED IS THE RESPONSIBILITY OF THE OWNERS OF THE TRACT OF LAND
COVERED BY THIS PLAT IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS PRESCRIBED BY THE CITY OF
GEORGETOWN AND/OR WILLIAMSON COUNTY, TEXAS. NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON
COUNTY ASSUMES ANY OBLIGATION TO BUILD ANY OF THE STREETS, ROADS, OR OTHER PUBLIC THOROUGHFARES
SHOWN ON THIS PLAT OR OF CONSTRUCTING ANY OF THE BRIDGES OR DRAINAGE IMPROVEMENTS IN
CONNECTION THEREWITH. NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY
RESPONSIBILITY FOR DRAINAGE WAYS OR EASEMENTS IN THE SUBDIVISION, OTHER THAN THOSE DRAINING OR
PROTECTING THE ROAD SYSTEM AND STREETS IN THEIR RESPECTIVE JURISDICTIONS.
14) NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY RESPONSIBILITY FOR THE
ACCURACY OF REPRESENTATIONS BY OTHER PARTIES IN THIS PLAT. FLOODPLAIN DATA, IN PARTICULAR, MAY
CHANGE DEPENDING ON SUBSEQUENT DEVELOPMENT. IT IS FURTHER UNDERSTOOD THAT THE OWNERS OF THE
TRACT OF LAND COVERED BY THIS PLAT MUST INSTALL AT THEIR OWN EXPENSE ALL TRAFFIC CONTROL DEVICES
AND SIGNAGE THAT MAY BE REQUIRED BEFORE THE STREETS IN THE SUBDIVISION HAVE FINALLY BEEN ACCEPTED
FOR MAINTENANCE BY THE CITY AND /OR COUNTY.
15) RIGHT-OF-WAY EASEMENTS FOR WIDENING ROADWAYS OR IMPROVING DRAINAGE SHALL BE MAINTAINED BY
THE LANDOWNER UNTIL ROAD OR DRAINAGE IMPROVEMENTS ARE ACTUALLY CONSTRUCTED ON THE PROPERTY.
THE CITY AND/OR COUNTY HAVE THE RIGHT AT ANY TIME TO TAKE POSSESSION OF ANY ROAD WIDENING
EASEMENT FOR CONSTRUCTION, IMPROVEMENT, OR MAINTENANCE OF THE ADJACENT ROAD.
16) THIS PLAT IS SUBJECT TO THE PROVISIONS OF THE CITY OF GEORGETOWN WATER CONSERVATION ORDINANCE.
17) THE SUBDIVISION SUBJECT TO THIS APPLICATION IS SUBJECT TO THE WATER QUALITY REGULATIONS OF THE CITY OF
GEORGETOWN.
18) A GEOLOGIC ASSESSMENT, IN ACCORDANCE WITH THE CITY OF GEORGETOWN WATER QUALITY REGULATIONS,
WAS COMPLETED ON SEPTEMBER 10, 2015. ANY SPRINGS AND STREAMS AS IDENTIFIED IN THE GEOLOGIC
ASSESSMENT ARE SHOWN HEREIN.
19) ALL WATER QUALITY, SEDIMENTATION, FILTRATION, DETENTION, AND/OR RETENTION BASINS, FEATURES, AND
RELATED APPURTENANCES SHALL BE SITUATED WITHIN A DRAINAGE EASEMENT OR DRAINAGE LOT. THE OWNERS,
HOA OR ITS ASSIGNEES OF THE TRACTS UPON WHICH ARE LOCATED SUCH EASEMENTS. APPURTENANCES, AND
DETENTION FACILITIES SHALL BE MAINTAIN AND BE RESPONSIBLE FOR THEIR MAINTENANCE. ROUTINE
INSPECTION AND UPKEEP.
02
STATE OF TEXAS {
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF WILLIAMSON {
I, KARL W. FRANKLIN, Registered Professional Land Surveyor in the State of Texas, do hereby certify that
this plat is true and correctly made from an actual survey made on the ground of the property legally
described hereon, and that there are no apparent discrepancies, conflicts, overlapping of
improvements, visible utility lines or roads in place, except as shown on the
accompanying plat, and that the corner monuments shown thereon were properly placed under my
supervision in accordance with the subdivision regulations of the City of Georgetown, Texas.
TO CERTIFY WHICH, WITNESS my hand and seal at Georgetown, Williamson County, Texas, this day of
____________________, 20___.
___________________________________
Karl W. Franklin
Registered Professional Land Surveyor
No. 6312 State of Texas
I, KARL W. FRANLKIN, Registered Professional Engineer in the State of Texas, do hereby certify
that this subdivision is in the Edwards Aquifer Recharge Zone and is not encroached by a
Zone A flood area, as denoted herein, and as defined by Federal Emergency Management
Administration Flood Hazard Boundary Map, Community Panel Number 48491C0295E,
effective date September 26, 2008, and that each lot conforms to the City of Georgetown
regulations.
The fully developed, concentrated stormwater runoff resulting from the one hundred (100)
year frequency storm is contained within the drainage easements shown and/or public
rights-of-way dedicated by this plat.
TO CERTIFY WHICH, WITNESS my hand and seal at Georgetown, Williamson County, Texas, this
day of _____________________, 20____.
_____________________________
Karl W. Franklin
Licensed Professional Engineer
No. 104144 State of Texas
APRIL 13, 2016
PRELIMINARY PLAT OF THEGROVE AT GEORGETOWN
A 2.86 ACRE SUBDIVISION
A Preliminary Plat for a subdivision to be known as THE GROVE AT GEORGETOWN has been
approved according to the minutes of the meeting of the Georgetown Planning and
Zoning Commission on the ____ day of _____________, 20___, A.D.
Josh Schroeder, Chair Date
Scott Rankin, Secretary Date
PERIMETER FIELD NOTES:
2.86 ACRES OF LAND, BEING LOT 4, BLOCK "B", REATA EAST, A SUBDIVISION OF RECORD IN CABINET "F", SLIDES 90-91, OF
THE PLAT RECORDS OF WILLIAMSON COUNTY, TEXAS, SAID SUBDIVISION SITUATED IN THE DAVID WRIGHT SURVEY,
ABSTRACT NO. 13, AND THE NICHOLAS PORTER SURVEY, ABSTRACT NO. 497, BOTH SURVEYS LOCATED IN WILLIAMSON
COUNTY, TEXAS, BEING 1.39 ACRES OUT OF THAT CERTAIN 45.01 ACRE TRACT OF LAND AS CONVEYED BY DEED OF
RECORD IN VOLUME 849, PAGE 247, OF THE DEED RECORDS OF WILLIAMSON COUNTY, TEXAS AND BEING 22.80 ACRES
OUT OF THAT CERTAIN 176 ACRE TRACT OF LAND AS CONVEYED BY DEED OF RECORD IN VOLUME 849, PAGE 257 OF
THE DEED RECORDS OF WILLIAMSON COUNTY, TEXAS, SAID 2.86 ACRES OF LAND BEING MORE FULLY DESCRIBED AS
FOLLOWS:
BEGINNING AT A 12" IRON ROD WITH AN ORANGE PLASTIC CAP STAMPED "RPLS 5784" FOUND AT THE MOST NORTHERLY
CORNER OF SAID LOT 4, SAID IRON ROD BEING IN THE SOUTHEASTERLY RIGHT-OF-WAY LINE OF LAKEWAY DRIVE;
THENCE, ALONG THE NORTHEASTERLY LINE OF SAID LOT 4, ALSO BEING THE NORTHWESTERLY LINE OF LOT 5, SAID BLOCK
"B", THE FOLLOWING TWO COURSES:
1) S53°23'39"E, A DISTANCE OF 280.02 FEET TO A 12" IRON ROD WITH PLASTIC CAP STAMPED "TLS INC.";
2) S56°00'39"E, A DISTANCE OF 282.44 FEET TO A 12" IRON ROD WITH NO CAP;
THENCE, ALONG THE SOUTHEASTERLY LINE OF SAID LOT 4, ALSO BEING THE NORTHWESTERLY LINE OF LOT 3, SAID BLOCK
"B", THE FOLLOWING TWO COURSES:
1) S60°15'34"W, A DISTANCE OF 184.90 FEET TO A 12" IRON ROD WITH NO CAP;
2) S72°37'26"W, A DISTANCE OF 130.00 FEET TO A 12" IRON ROD WITH PLASTIC CAP STAMPED "TLS INC.";
THENCE, ALONG THE WESTERLY LINE OF SAID LOT 4, ALSO BEING THE EASTERLY LINE OF BLOCK "B", WHISPER OAKS, A
SUBDIVISION OF RECORD IN CABINET "E", SLIDES 234-235, OF THE PLAT RECORDS OF WILLIAMSON COUNTY, TEXAS, THE
FOLLOWING TWO COURSES:
1) N57°24'24"W, A DISTANCE OF 85.96 FEET TO A 12" IRON ROD WITH NO CAP;
2) N40°00'17"W, A DISTANCE OF 379.11 FEET TO A 12" IRON ROD WITH NO CAP;
THENCE, ALONG THE NORTHWESTERLY LINE OF SAID LOT 4, ALSO BEING THE SOUTHEASTERLY RIGHT-OF-WAY OF
LAKEWAY DRIVE, N50°03'29"E, A DISTANCE OF 184.92 FEET TO THE POINT OF BEGINNING AND CONTAINING 2.86 ACRES
OF LAND.
Replat of REATA
EAST, BLOCK B,
LOT 4, ACRES 2.86
Page 25 of 75
City of Georgetown, Texas
Planning and Zoning
September 6, 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 lumb er yard in the
General Commerc ial (C-3) Dis tric t at 300 Leander Road, also b eing Lo t 2, Hope McCo y Sub d ivision.
(SUP-2016-003, P ro Build) Caro lyn Ho rner, AIC P, P lanner
ITEM SUMMARY:
Background:
The ap p licant has reques ted cons id eration of a Spec ial Us e P ermit (SUP) to allow a lumber yard to o p erate
in the C-3 Dis tric t lo cated at 300 Leander Ro ad . T he C-3 Dis tric t allo ws lumb er yard as a us e at the
d is cretio n o f the C ity Co uncil with ap p ro val of a S UP.
Public Comment:
To d ate, one written c o mment in sup p o rt o f the reques t has b een received.
Staff Recommendation:
Staff rec o mmend s approval o f the ap p licant’s reques t, with the fo llo wing c o nditio n: New fencing s hall be
a solid wood material and design.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, Planner, and Sofia Nels o n, C NU-A, P lanning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Map Backup Material
Future Land Us e Backup Material
Zoning Map Backup Material
Conceptual Site Layout Backup Material
C-3 Dis trict Development Standards Backup Material
Public Comment Backup Material
Page 26 of 75
Georgetown Planning Department Staff Report
ProBuild Lumber Yard Page 1 of 5
Special Use Permit
Report Date: August 31, 2016
File No: SUP‐2016‐003
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: ProBuild
Location: 300 Leander Road
Total Acreage: 18.12 acres
Legal Description: 18.12 acres in the Clement
Stubblefield Survey, Lot 2 of the
Hope McCoy Subdivision
Current Zoning: General Commercial (C‐3) and
Industrial (IN)
Overview of Applicant’s Request
The applicant has requested consideration of a Special Use Permit (SUP) to allow a lumber
yard to operate in the C‐3 District located at 300 Leander Road. The C‐3 District allows lumber
yard as a use at the discretion of the City Council with approval of a SUP. The applicant
operates a lumber yard on the site currently, as a legal non‐conforming use since it does not
have an SUP. The business wants to expand, and therefore must bring their use into
compliance with current code.
Site Information
Physical Characteristics:
The property is 12.13 acres in size and it is developed with a lumber yard (ProBuild). The site
has approximately 795 feet of street frontage along Leander Road and is approximatley 873
feet at its deepest point.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North General
Commercial (C‐3) Employment Center Investment Office
South Industrial (IN) Employment Center Railroad Spur, Tasus
Corporation
East General
Commercial (C‐3)
Mixed Use
Neighborhood Center McCoy Building Supply
West
General
Commercial (C‐3),
Industrial (IN)
Employment Center Smith Building Park
Leander Rd
Austin Ave
Page 27 of 75
Planning Department Staff Report
ProBuild Lumber Yard Page 2 of 5
Special Use Permit
Property History
The majority of the property was annexed into the City in 1970 by Ordinance No. 70‐16. The
remainder of the property was annexed in 1983 by Ordinance No. 83‐37. At the time of
annexation into the City, the default AG Zoning District was assigned. The majority piece
was rezoned to C‐3 in 1992 by Ordinance No. 92‐29. The remaining piece was rezoned to
Industrial in 1997 by Ordinance No. 97‐3. The property was platted in 1998. The existing use
began in 1998.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for the majority of the subject site is Employment Center.
This designation is intended for tracts of undeveloped land located at strategic locations, which are
designated for well‐planned, larger scale employment and business activities, as well as supporting uses
such as retail, services, hotels, and high density residential development (stand‐alone or in mixed‐use
buildings) as a conditional use.
Industrial uses that already exist or are anticipated to continue for the foreseeable future are a part of
this designation. Such uses include light industrial uses like manufacturing, assembly, wholesale, and
distribution activities. Care should be taken to protect adjacent uses from adverse impacts potentially
associated with these uses (truck traffic, outside storage, etc.), using buffering and/or performance‐
based development standards.
The northeast corner of the subject site is in the Mixed Use Neighborhood Center category.
This designation applies to smaller areas of mixed commercial use within existing and new
neighborhoods. These areas are primarily proposed adjacent to, or as part of, larger residential
neighborhoods. Neighborhood‐serving mixed‐use areas abut roadway corridors or are located at key
intersections. They often function as gateways into the neighborhoods they serve. Uses in these
areas might include a corner store, small grocery, coffee shops, hair salons, dry cleaners and other
personal services, as well as small professional offices and upper story apartments. They may also
include non‐commercial uses such as churches, schools, or small parks. In new neighborhoods, in
particular, 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.
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 Leander Road which is a major arterial roadway. A Traffic Impact
Analysis (TIA) was not deemed necessary for this SUP application.
Page 28 of 75
Planning Department Staff Report
ProBuild Lumber Yard Page 3 of 5
Special Use Permit
Utilities
This developed property is served by the City of Georgetown electric, water, and wastewater.
There is adequate capacity to serve any additions or expansions to this development either by
existing capacity or developer participation in upgrades to infrastructure.
Zoning District
The existing zoning district for the majority of this site is General Commercial (C‐3), which is
intended to provide areas for commercial and retail activities that primarily serve the entire
community and its visitors. The rear of the property is zoned Industrial (IN), which provides
a location for manufacturing and industrial activities that may generate some nuisances. A
lumber yard operates on the property, and is in compliance with the Industrial District zoned
portion of the yard. However, a Special Use Permit is required for a lumber yard in General
Commercial (C‐3) zoning.
Staff Analysis
The subject property is located along Leander Road, just west of Austin Avenue. This area is
developed with commercial and industrial uses, and is the northern end of a large area of
industrial zoning. As shown on their Conceptual Site Layout, the applicant is proposing to
utilize an existing curb cut along Leander Road to provide a second point of access. This new
driveway will allow large trucks to circulate through the property, rather than idling on the
roadway.
The existing lumber yard use has been in continuous operation since 1998 on this property.
Therefore, it is a legal non‐conforming use per UDC Section 14.02.010. The existing property
does not comply with Gateway Overlay landscaping, and the original design for parking
included an area that is now on the McCoy’s property. In order to expand the business on site,
the applicant must comply with UDC Section 14.02.020, which outlines the options available
to bring a legal non‐conforming use into compliance with current Code. The applicant is
seeking a Special Use Permit, which will eliminate the nonconformity per UDC 14.02.020.C.
UDC Section 3.07.030.C 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 existing use is not detrimental to the
surrounding area, as it is a similar use to its neighbors. The expansion of the existing use
Page 29 of 75
Planning Department Staff Report
ProBuild Lumber Yard Page 4 of 5
Special Use Permit
would give the development space to bring increased business onto the site, thus reducing
the impact on the adjacent public roadway.
2. The proposed conceptual site layout, circulation plan, and design are harmonious with the
character of the surrounding area. The new driveway, which utilizes an existing curb cut,
would reduce the roadway traffic impact in the area. The proposed expansion areas to the
rear of the property and behind the existing front fence allow storage of retail products. The
new parking lot layout will increase available parking on site, and provide a safe circulation
pattern for traffic on‐site.
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. As a legal non‐conforming use, the business can continue operations, but to expand
and service more customers, the use must be brought into compliance. The existing lumber
yard needs to expand to lessen associated growth pressures on the adjacent public
transportation network. In order to lessen the impact on the adjacent roadway, the applicant
is opening a new driveway at the existing curb cut on the east side of the property, and
expanding the existing parking area to reduce congestion and provide traffic flow on and off
the property.
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. The property is developed with a lumber yard. The proposed
SUP will allow expansion of the use, specifically in the rear and along the front new driveway
and parking area. The current noise and roadway impacts are confined to an area adjacent to
the subject property, such as the adjacent builder’s supply business and other industrial uses
located behind it. If approved, the project will be addressing the congestion on the adjacent
roadway network through a new driveway and recirculation pattern on site, and will be
responsible for meeting all City codes and ordinances to protect adjacent uses from impacts
such as noise, glare, fumes, dust, smoke, vibration, or fire hazard within the vicinity.
Findings
Based on all information presented, staff has made the following findings:
1. The Future Land Use Designation of Employment Center covers industrial uses that
already exist or are anticipated to continue for the foreseeable future. This existing use
wants to expand, thus anticipating continued operations on the subject property. The
request is therefore in compliance with the FLUP designation of the area.
Page 30 of 75
Planning Department Staff Report
ProBuild Lumber Yard Page 5 of 5
Special Use Permit
2. The existing use on the property, lumber yard, is allowed by right on the portion of the
property currently zoned IN. This Special Use Permit would bring the existing lumber
yard into compliance with the C‐3 zoning in place on the majority of the property.
3. Due to its legal non‐conforming status, the lumberyard can not expand to handle the large
growth of business and improve the traffic safety issues along Leander Road without
bringing the use into compliance by acquiring an approved SUP.
Staff Recommendation
Staff recommends approval of the applicant’s request based on the above‐mentioned findings,
with the following condition: New fencing shall be a solid wood material and design.
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 (17 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
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Conceptual Site Layout
Exhibit 5 – C‐3 District Development Standards and Permitted Land Uses
Page 31 of 75
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Page 32 of 75
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Exhibit #2
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Page 33 of 75
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Page 34 of 75
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X X X X X X X X X X X X X X X X X X
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PROPOSED PAVING AREA
EXISTING EDGE OF PAVEMENT
EXISTING PARKING AREA
WIDENING/IMPROVEMENT OF EXISTING DRIVEWAY
PROPOSED CONCRETE DRIVEWAY
PROPOSED 6' CHAIN LINK FENCE
WITH OPAQUE VINYL PANEL SCREENING
EXISTING 6' CHAINLINK FENCE
117.2'
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0 20 40
NO.DATEREVISIONBY
CHECKED BY:
APPROVED BY:
DESIGNED BY:
DRAWN BY:
DATE
DATE
DATE
DATE
FOR REVIEW.
THIS DOCUMENT IS RELEASED FOR THE PURPOSE
OF REVIEW UNDER THE AUTHORITY OF DAVID L
PLATT, P.E. REG. #115694 ON 5/11/2016. IT IS NOT
TO BE USED FOR BIDDING, PERMIT OR
CONSTRUCTION.ADDRESS
METRO
SERVICES
1978 S. AUSTIN AVENUE
512.930.9412
GEORGETOWN, TX 78626
WEB
STEGERBIZZELL.COM
>>ENGINEERS >>PLANNERS >>SURVEYORS
TEXAS REGISTERED ENGINEERING FIRM F-181
TBPLS FIRM No.10003700
22401
Project No:
for
ProBuild/Builders First Source
Georgetown
Williamson County, Texas
WARNING!
There are existing water pipelines, underground telephone
cables and other above and below ground utilities in the vicinity
of this project. The Contractor shall contact all appropriate
companies prior to any construction in the area and determine if
any conflicts exist. If so, the Contractor shall immediately
contact the Engineer who shall revise the design as necessary.
FOR REVIEW.
THIS DOCUMENT IS
RELEASED FOR THE
PURPOSE OF REVIEW UNDER
THE AUTHORITY OF DAVID L.
PLATT, P.E. REG. #115964 ON
5/11/2016. IT IS NOT TO BE
USED FOR BIDDING, PERMIT
OR CONSTRUCTION.
KMM 6/14/2016
KMM 6/14/2016
01
CONCEPTUAL SITE LAYOUT
SCALE: 1" = 20'
of 01
SITE ADDRESS:300 LEANDER ROAD
SITE AREA: 12.13 Acres
ZONING: IN/C-3
UDC 8.04.050.B.2 GATEWAY OVERLAY DISTRICT LANDSCAPING
WITHIN THE LANDSCAPE AREA, PLANTING ARE REQUIRED AT A
MINIMUM RATIO OF TWO SHADE TREES AND FIVE F-GALLON
SHRUBS FOR EVERY 1,000 SQUARE FEET OF LAND. EXISTING
TREES THAT ARE PRESERVED WITHIN THE LANDSCAPE AREA
MAY COUNT TOWARD THE REQUIRED PLANTINGS, PURSUANT
TO SECTION 8.04.020.
Page 35 of 75
District Size‐min. acreage = 5 Side Setback = 10 feet Bufferyard = 15 feet with plantings
Maximum Building Height = 45 feet Side Setback to Residential = 15 feet adjacent to AG, RE, RL, RS, TF, MH,
Front Setback = 25 feet Rear Setback = 10 feet MF‐1, or MF‐2 districts
(0 feet for build‐to/downtown) 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 36 of 75
Page 37 of 75
City of Georgetown, Texas
Planning and Zoning
September 6, 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 Planned Unit
Develo p ment (PUD) Dis trict. (REZ-2016-004, La C o nterra No rth) Caro lyn Horner, AICP, 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 Planned Unit
Develo p ment (PUD) Dis trict, with a base zoning dis trict of Residential Single-family (RS ). The ap p licant
s tates that the purp o s e of the reques t is to expand up o n the exis ting 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:
Staff rec o mmend s approval o f the ap p licant’s reques t b as ed on the ab o ve-mentio ned findings, with the
fo llo wing conditio n: ap p licant to p ro vide elevations for p ro p o s ed develo pment.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, Planner, and Sofia Nels o n, C NU-A, P lanning Director
ATTACHMENTS:
Description Type
Location Map Backup Material
Future Land Us e Backup Material
Zoning Map Backup Material
PUD document Backup Material
Staff Report Cover Memo
Page 38 of 75
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Page 39 of 75
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Page 40 of 75
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Page 41 of 75
La Conterra North
City of Georgetown, Texas
Planned Unit Development (PUD)
Development Plan
June 6, 2016
Revised: July 7, 2016
Revised: August 12, 2016
Applicant: KB Home
10800 Pecan Park, Suite 200
Austin, Texas 78750
Prepared by: SEC Planning
4201 W. Parmer Lane
Building A, Suite 220
Austin, Texas 78727
Exhibit A to PUD Ordinance
Page 42 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
Development Plan
La Conterra North Planned Unit Development (the “PUD”)
A. Purpose and Intent
The boundaries of the PUD are the 54.537 acres described in Exhibit B, Field Notes (the
“Property”), attached to the PUD Ordinance. The development of the Property is planned
as a high quality, residential community with a mix of lot sizes and a community open
space/trails system. The Property is located along Maple Street adjacent to the existing
residential community known as La Conterra. The vision of the design is to create a
seamless expansion of the existing and adjoining community. The land area north of the
property has been designated at a future TOD (Transit Orientated Development) by the City
of Georgetown (the “City”). As such, the Property will also serve as a transition between
the existing residential community to the south and the future TOD.
The contents of this Development Plan explain and illustrate the overall appearance and
function desired for the Property.
B. Applicability and Base Zoning
The development of the Property shall comply with the version of the Georgetown Unified
Development Code (UDC) in effect as of April 1, 2016, and other applicable provisions in
the City’s Code of Ordinances, except as modified within this Development Plan or the
Exhibits attached to the PUD Ordinance.
The base zoning district for the Property is RS – Residential Single Family.
All neighborhoods within the Property must comply with this Development Plan. If this
Development Plan does not specifically address a development requirement, the UDC shall
apply. In the event of a conflict between this Development Plan and the base zoning
district, this Development Plan shall control.
C. Concept Plan
Exhibit C attached to the PUD Ordinance for the Property is a Concept Plan for the
Property. Because the Property comprises a significant area and its development will occur
in phases, modifications to the Concept Plan may become desirable due to changes in
market conditions or other factors. The Property owner may request modifications to the
Concept Plan.
Modifications of the Concept Plan pertaining to (a) roadway and trail alignments, and (b)
modifications to the land use boundaries shown on the Concept Plan that do not increase
the overall density of development within the Property shall be considered “Minor
Modifications” over which the City’s Planning Director has final review and decision-
making authority. In addition, the City may request modifications to the Concept Plan
relating to roadway and trail alignments if necessary to due to topography, alignment with
Page 43 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
connections to adjoining portions of roadways, trails, or utilities on adjacent properties, and
similar situations, all of which shall be considered Minor Modifications over which the
City’s Planning Director has final review and decision-making authority.
All other changes to the Concept Plan that are not Minor Modifications shall be considered
“Major Modifications.” Major Modifications to the Concept Plan must be approved as an
amendment to this PUD Ordinance by the City Council. After approval by the City in
accordance with these requirements, all Minor Modifications and Major Modifications to
the Concept Plan shall be recorded by the City at the Property owner’s expense in the
Official Records of Williamson County, and thereafter, all references in this Development
Plan to the Concept Plan shall mean and refer to the then most current approved and
recorded Concept Plan.
Approval of this Development Plan does not constitute plat or site plan approval, and all
development related approvals required by the UDC are still required.
D. Allowable / Prohibited Uses
The residential component of uses on the Property must include a mix of various single
family detached products, together with a cohesive network of open spaces, greenbelts,
detention areas, trails, and a resident’s neighborhood park.
The uses within the Property shall comply with the list of allowed and prohibited uses
within the RS District as defined in the UDC, Chapter 5 Zoning Use Regulations, except
that single-family attached products are not permitted.
E. Impervious Coverage
The Project is located on the boundary of the Edwards Aquifer with a portion located over
the aquifer. Per UDC Section 11.02, the impervious cover limit for RS residential land is
45 percent (45%) with the potential to increase the limit and offset with open space.
The maximum impervious cover established within the Property will be 45 percent (45%).
The calculation of the impervious cover shall be measured as a whole based upon the entire
property excluding the Residential Collector as shown on Exhibit C.
For the purpose of these impervious cover calculations, a zero percent (0%) impervious
coverage ratio shall be assigned to the Public Parkland Dedication Tracts as identified on
Exhibit D. The Public Parkland Dedication Tracts are projected to be thirty percent (30%)
impervious cover when fully programmed. For detention/water quality purposes, this
impervious coverage shall be accounted for in the public improvement plans at the time of
platting. Such detention/water quality facilities shall not be located within the Public
Parkland Dedication Tracts.
Table G.1, Residential Development Standards within the PUD Ordinance, establishes
impervious cover limits on a per residential lot basis.
Page 44 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
The maximum per lot and neighborhood park impervious coverage limits will be used to
create an impervious cover table for each submitted plat within the Property. The table
shall also list the cumulative tabulation of overall community impervious cover based upon
the total gross acreage of the Property excluding the Residential Collector.
Stormwater detention facilities within the Project shall be considered pervious for
consideration of the maximum impervious cover calculations.
F. Private Homeowners Association
A private Homeowners Association (HOA) will be established for the maintenance of
private landscape areas, private amenity centers and all community signage, screen walls
and common open space areas within the Property.
G. Residential Development Standards
The residential areas within the Property shall be developed according to the following
standards as well as the standards listed in Table G.1 below.
The following unit count parameters and design standards have been established:
1. Maximum Number of Residential Units
The residential unit count on the Property shall not exceed 235 units.
2. Lot Width
The minimum lot width shall be 42 feet.
In order to ensure product diversity, the following percentages shall apply to the
Property:
A maximum of 70% of the total lots may have lot widths less than 45 feet
A minimum of 30% of the total lots shall have lot widths of 45 feet or larger
3. Masonry Requirements
The front and street corner elevations of all homes shall consist of 100% masonry
exclusive of non-load bearing areas not supported by masonry below, doors,
windows, trim and accent features for variation of front elevations. Masonry shall be
defined as stone, brick, two-step hard coat stucco and shake-style siding as accent
features.
4. Front Facade Requirements
The front elevation of all homes shall contain wall plane articulation. No elevations
shall be a single wall plane across the entire width of the front elevation. Each front
elevation shall contain a minimum of two of the following elements, to be identified
on the architectural plans submitted for building permit:
Page 45 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
A minimum of two wall planes on the front elevation, offset a minimum of 18
inches
Covered front porch or patio with a minimum size of 60 square feet
A side-entry or swing-in garage entry (for garage doors that do not face the
front street)
A garage door recessed from the primary front façade a minimum of four feet
(for garage doors that face the front street)
A front door recessed from the primary front door a maximum of five feet (for
garage doors that face the front street)
Enhanced garage door materials (wood, ornamental metal, decorative door,
window inserts and hardware, painted or stained to match house)
Shed roof or trellis (at least 18” deep) above garage door for additional
architectural detail
A combination of at least two roof types (e.g., hip and gable) or two different
roof planes of varying height and/or direction
Two or more masonry finishes to compliment the architectural style of the
home
The addition of one or more dormers on the front elevation to compliment the
architectural style of the home
5. Driveways
Residential driveways on corner lots shall be spaced a minimum of 45 feet from the
Residential Collector shown on Exhibit C to the PUD Ordinance and 35 feet from the
adjoining Residential Local Street, both as measured from the back of curb (BOC) to
the center of the driveway.
Residential driveways are not allowed on the Residential Collector shown on Exhibit
C to the PUD Ordinance.
Residential drives will not exceed 18 feet in width as measured from edge of concrete
to edge of concrete.
6. Additional Development Standards
The following additional development standards set forth in Table G-1, below, shall
apply to residential development on the Property.
Setbacks shall be measured from the outside of the exterior surface of the
home
Eaves and overhangs are permitted to encroach within the setbacks a
maximum of 18 inches.
Page 46 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
Table G-1, Residential Development Standards
RESIDENTIAL USES Base District RS
Lot Width
Minimum 42 ft.
Exception: Minimum for Corner Lots 50 ft.
Front Setback
Minimum 20 ft.
Exception: Minimum for covered patios, porches,
side entry or swing in garages. 15 ft.
Side Setback
Minimum 6 ft.
Exception: Minimum for side setback adjacent to a
street 15 ft.
Exception: Minimum for garage accessed from a
side street 20 ft.
Rear Setback
Minimum 10 ft.
Building Height
(maximum) 35 ft.
Lot Area
(minimum) 5,040 sq. ft.
Impervious Cover
Overall Property Maximum 45 %
Individual Residential Lot Up to 55%, provided that 45% overall
maximum is not exceeded 1
1 The Final Plat for each phase of development must call out in either a plat note or
a table the specific impervious cover maximum allocated for the lots within the
plat. The impervious cover for a Final Plat area may exceed the 45% impervious
cover limit so long as the Overall Property Maximum remains below 45%.
Page 47 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
H. Parkland/Trails/Open Space
Per UDC Section 13.05.010, B, Formula for Calculating Area of Parkland, the acreage
contributed for parkland shall be pro-rata in an amount equal to one (1) acre for each 50
new dwelling units. Based on the above mentioned formula, and the PUD residential cap
of 235 units, the Property is required to dedicate 4.7 acres of parkland to the City.
As illustrated on Exhibit D, Parks Plan to the PUD Ordinance, the Concept Plan provides
approximately 4.3 acres to be dedicated to the City as public parkland along with 9.0 acres
of private open space. In addition to the 4.3 acre parkland dedication to the City, the
Applicant will provide improved recreational facilities on Tracts 2, 3, 4 and 5 as illustrated
on Exhibit D. Parkland Tract 1 shall be unimproved at time of dedication so the City may
incorporate the land into potential parkland improvements north of the Property.
The public parkland system shall include the following improvements:
1. Neighborhood Park
A Neighborhood Park for residents of the Property shall be provided in close
proximity to, and visible from Ridge Line Boulevard. The Neighborhood Park is
identified as Tracts 4 and 5 on Exhibit D. The public Neighborhood Park shall contain
a pavilion, sports court, playground, swing sets, bike racks and trails.
2. Community Trails System
As Illustrated on Exhibit D, a community trail system has been incorporated into
public parkland Tracts 2 and 3 of the Property. The trial system has been designed to
encourage access to existing and future adjoining development, provide pedestrian
access to the neighborhood park and provide recreational opportunities within the
Project.
The trails system shall include a ten feet (10’) wide off-road trails as illustrated on
Exhibit D. Additionally, a ten feet (10’) wide roadside trail will be structured along
the length of the north side of Ridge Line Blvd.
3. Landscape Planting
Landscape planting plans shall be prepared as a part of the site plan approval for the
park system. A minimum quantity of plant material that shall be planted within Tracts
2 & 3 has been established and outlined on Exhibit D.
All private landscape areas and common open space areas within the Property will be
maintained by the HOA.
Page 48 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
I. Street Design
Roadway circulation and right of way classification must be consistent with the Concept
Plan attached as Exhibit C to the PUD Ordinance. Roadway design standards shall be
governed by the Georgetown UDC, Section 12.03, Streets, unless specifically modified by
this Development Plan.
1. Street System
As noted in Section A of the PUD Ordinance, the Property is located between an
existing residential community and a potential future TOD. As a result, the Concept
Plan reflects a traditional grid street network with a focus towards pedestrian and
vehicular connections to the north.
2. Street Connectivity
A minimum of four (4) access points to adjacent properties or existing/planned
roadways shall be provided and shall be in the locations generally depicted on Exhibit
C to the PUD Ordinance. An additional roadway shall be constructed to the boundary
of the Property with a temporary turnaround as illustrated on Exhibit C. This road
may be extended to Maple Street at the City’s discretion and cost at a time to be
determined by the City. Additionally, two (2) access points providing vehicular
access to Ridge Line Boulevard shall be included and constructed with the first phase
of development of the Project.
3. Street Connectivity Ratio
The street network within the Property shall achieve a connectivity ratio greater than
1.50.
4. Street Lights
Street light spacing shall comply with Section 13.07.300 of the UCD. As part of the
street light design process, street lights shall be placed at a location on all streets
where public parkland identified on Exhibit D fronts streets.
5. Roadway Types
The following roadway alternatives are used within the Property:
Residential Collector (65’ Right-of-Way) (see Figure I.1)
Residential Local Street (50’ Right-of-Way) (see Figure I.2)
The Residential Collector roadway will be unloaded, with no driveways accessing
the roadway.
Page 49 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
6. Street Curbs
The Residential Collector will be constructed with standup curb. All Residential
Local Streets will be constructed with roll-over curbs.
7. Street Pedestrian Circulation
With the exception of Ridge Line Boulevard, a five feet (5’) wide sidewalk will be
built along both sides of the Residential Collector and all Residential Local Streets.
A ten feet (10’) wide concrete trail shall be constructed along the length of the north
side of Ridge Line Boulevard.
8. On Street Parking
The Residential Collector roadway shall be 33 feet measured BOC to BOC. Parking
shall be prohibited via the installation of signs along the roadway stating parking is
restricted.
Residential Local Street roadways shall be 30 feet measured BOC to BOC with
parking allowed on both sides of such streets.
Page 50 of 75
Date: August 10, 2016
SHEET FILE: B:\160052-KBCT\Cadfiles\PLANNING\Submittals\Street Sections Base 2016-08-12.dwg
La Conterra North
Planned Unit Development
Residential Collector
Plan and Section
Base mapping compiled from best available information. All map data
should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does not
represent any regulatory approval.Plan is subject to change.
6030015
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture Community Branding
AUSTIN, TEXAS
++
+
FIGURE I.1
Page 51 of 75
Date: August 10, 2016
SHEET FILE: B:\160052-KBCT\Cadfiles\PLANNING\Submittals\Street Sections Base 2016-08-12.dwg
La Conterra North
Planned Unit Development
Residential Local Street
Plan and Section
Base mapping compiled from best available information. All map data
should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does not
represent any regulatory approval.Plan is subject to change.
4020010
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture Community Branding
AUSTIN, TEXAS
++
+
FIGURE I.2
Page 52 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
J. Street Tree Program
A street tree planting program shall be established along all roadways within the Project.
The street tree program shall consist of planting one (1) four-inch (4”) shade tree in the
front yard of each residential lot within the Property. The shade tree will be planted two
feet (2’) to five feet (5’) back from the edge of right of way to avoid potential conflicts
with City utilities.
Residential corner lots shall have one (1) additional four-inch (4”) shade tree planted two
feet (2’) to five feet (5’) back from the edge of right of way on the side of the lot abutting
the adjoining right of way.
A street tree shall also be planted at a spacing not to exceed 40 feet (40’) along the
Residential Collector. The street trees shall be planted within the minimum ten feet (10’)
wide landscape tract as illustrated on Figure I.1. Root barrier is not required.
The planted shade trees shall be selected from the City’s Preferred Plant List – Shade Trees
list of shade trees.
K. Residential Landscaping
Residential landscaping shall be in accordance with UDC Section 8.03 and the City’s Water
Conservation Ordinance codified in Chapter 13.15 of the City Code of Ordinances.
L. Signage
Exhibit E to the PUD Ordinance illustrates the location of signage within the Property.
These location and size modifications shall replace the restrictions described in Chapter 10
of the UDC. Signage shall not be located within the sight-triangle of an intersection.
1. Subdivision Entry Signs
Two (2) Primary Subdivision Entry Monument Signs may be located along Maple
Street. Additionally, one (1) Primary Subdivision Entry Monument Sign may be
located along Ridge Line Boulevards. All Primary Subdivision Entry Monument
Signs are illustrated on Exhibit E to the PUD Ordinance. The signs shall either be
located in a sign easement or be located on a separate platted lot owned by the HOA.
Primary Subdivision Entry Monument Signs shall not block sight distances nor be
located in a public utility easement and shall be setback a minimum of five feet (5’)
from adjacent rights of way.
The sign area including the base and sign face shall not exceed 280 square feet, or
eight feet (8’) in height and the sign face encompassing only the surface for the sign
letters and logo shall not exceed 120 square feet. Surrounding architectural features
such as towers and walls shall not count against the sign square footage and shall not
exceed 15 feet in height.
Page 53 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
2. Residential Neighborhood Monument Signs
Residential Neighborhood Monument Signs may be located throughout the Property
as noted on Exhibit E to the PUD Ordinance. The signs shall either be located in a
sign easement or be located on a separate platted lot owned by the HOA.
Neighborhood signs shall not block sight distances nor be located in a public utility
easement and shall be setback a minimum of five feet (5’) from adjacent rights of
way. The sign area including the base and sign face shall not exceed 50 square feet,
or six feet (6’) in height and the sign face encompassing only the surface for the sign
letters and logo shall not exceed 25 square feet.
M. Fence Standards
The Property is designed to create a seamless extension of the existing La Conterra
community. These modifications shall replace the restrictions described in Section 8.07 of
the UDC to achieve this goal.
1. Residential Boundary Walls
Enhanced wood fencing consistent with the existing La Conterra roadway and
boundary fencing shall be constructed consistent with the locations and lengths
illustrated on Exhibit E, Sign and Fence Plan. Fencing will be located along the
residential property lines and not encroach into public right of ways or extend past
the front elevation of residential houses into the front street yard. Fencing shall be
at least 5 feet (5’) in height but not exceed six feet (6’) in height.
Masonry columns shall be constructed along the length of the enhanced wood fence
walls at a spacing not to exceed 145 feet
Example Fence Image 1 Example Fence Image 2
2. Neighborhood Park/Open Space Fencing
Enhanced wood fencing shall be installed along the boundary of the Neighborhood
Park and linear open space as illustrated on Exhibit E. Masonry columns shall not be
required along these portions of enhanced fencing. Fencing will be located along the
residential property lines and not extend past the front elevation of residential houses
into the front street yard. Fencing shall be at least 5 feet (5’) in height but not exceed
six feet (6’) in height.
Page 54 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
3. Residential Fencing
Wood fencing is permitted along the property lines of all remaining residential lots.
Fencing will be located along the residential property lines and not encroach into
public right of ways or extend past the front elevation of residential houses into the
front street yard. Fencing shall be at least 5 feet (5’) in height but not exceed six feet
(6’) in height.
Applicable City Permitting shall apply within the Property.
N. Miscellaneous Provisions
Amendments: Except as otherwise provided herein, Amendments to this PUD shall
follow the amendment process outlined in the UDC.
Exhibits. All exhibits described herein and attached to the PUD Ordinance are fully
incorporated into this Development Plan by this reference for all purposes.
Page 55 of 75
KB Home, La Conterra North
Planned Unit Development (PUD)
Exhibit B
Field Notes
Exhibit C
Concept Plan
Exhibit D
Parks Plan
Exhibit E
Sign and Fence Plan
Page 56 of 75
16172330
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
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32
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
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22
23
24
25
26
27
28
29
30
31
32
33
34* Open space includes greenbelts, easements, detention ponds, and landscape buffers
55.1 AC.TOTAL
Right of Way 4.2 AC.
9.0 AC.
Notes:
Residential (RS)
UNITSLOT TYPE ACRES MAXIMUM
37.6 AC.
37.6 AC.RESIDENTIAL TOTAL 235 units
235 units
4.3 AC.
Private Open Space*
Public Parkland Dedication Tracts
RESIDENTIAL LAND USE SUMMARY
Date: August 10, 2016NORTH
SHEET FILE: B:\160052-KBCT\Cadfiles\PLANNING\Submittals\Exhibit C 2016-08-02.dwg
La Conterra North
Planned Unit Development
Exhibit C
Concept Plan
Base mapping compiled from best available information. All map data
should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does not
represent any regulatory approval.Plan is subject to change.
6003000150
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture Community Branding
AUSTIN, TEXAS
++
+
Page 57 of 75
56
57 10
19
20 21
Q
1617
181920212223
242526272829
30
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
171819202122232425262728293031
32
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
16
171819202122232425262728
2930
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
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35
Private Open Space*9.0 AC.
Public Parkland Dedication Tracts 4.3 AC.
10'Public Parkland Trail 583 L.F.
* Open space includes greenbelts, easements, detention ponds, and landscape buffers
Notes:
10'Roadside Trail 1,415 L.F.
Public Access(4) SHADE TREES
(4) ORNAMENTAL TREES
(28) SHRUBS
(4) SHADE TREES
(4) ORNAMENTAL TREES
(28) SHRUBS
PARK PLAN SUMMARYTRACT 2 LANDSCAPE REQUIREMENTS
TRACT 3 LANDSCAPE REQUIREMENTS
SHEET FILE: B:\160052-KBCT\Cadfiles\PLANNING\Submittals\Exhibit D 2016-08-02.dwg
La Conterra North
Planned Unit Development
Exhibit D
Date: August 10, 2016NORTH
Parks Plan
Base mapping compiled from best available information. All map data
should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does not
represent any regulatory approval.Plan is subject to change.
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture Community Branding
AUSTIN, TEXAS
6003000150
++
+
Page 58 of 75
56
57 10
19
20 21
Q
1617
181920212223
242526272829
30
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
171819202122232425262728293031
32
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
16
171819202122232425262728
2930
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
22
23
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35
PRIMARY SUBDIVISION ENTRY SIGN
RESIDENTIAL NEIGHBORHOOD MONUMENT SIGNS
Freestanding Monument Sign
Freestanding Monument Sign
Enhanced Wood Fence 6,178 L.F.
Residential fencing not shown on plan shall be standard 6' wood fence
Notes:
To Match Existing La Conterra Fencing
SIGNAGE LEGEND
SHEET FILE: B:\160052-KBCT\Cadfiles\PLANNING\Submittals\Exhibit E 2016-08-02.dwg
La Conterra North
Planned Unit Development
Exhibit E
Date: August 10, 2016NORTH
Sign and Fence Plan
Base mapping compiled from best available information. All map data
should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does not
represent any regulatory approval.Plan is subject to change.
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture Community Branding
AUSTIN, TEXAS
6003000150
++
+
Page 59 of 75
Georgetown Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 1 of 15
Report Date: August 31, 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
W. Addison Survey, Abstract 21
Existing Use: Undeveloped
Existing Zoning: Agriculture (AG)
Proposed Zoning: Planned Unit Development District
with Residential Single‐family (RS)
base zoning district
Future Land Use: Mixed Use Community,
Moderate Density Residential
Park Board Action: Approval of 4.3 acres of parkland, to be improved by the applicant
Overview of Applicant’s Request
The applicant has requested rezoning 54.537 acres from the Agriculture (AG) District, to the
Planned Unit Development (PUD) District, with a base zoning district of Residential Single‐
family (RS). The applicant states that the purpose of the request is to expand upon the existing
La Conterra neighborhood directly to the south. The majority of the subject property is part
of the Specialty Mixed Use (SMU) land use category on the 2030 Plan Future Land Use Map
in order to support the potential rail station siting with a Transit Oriented Development
(TOD). TOD development standards produce a denser, more pedestrian‐oriented community
that is necessary to support transit. This PUD request includes development standards that
are more stringent than traditional RS zoning in order to support the vision for this area.
Site Information
Location: The subject property is located in the southeast portion of the city along Maple
Street, 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 transportation 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.
Maple
Page 60 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 2 of 15
Surrounding Properties:
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
Maple
Maple
Page 61 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 3 of 15
Property History
The larger tract of the two subject tracts was annexed into the City of Georgetown in 2004. The
smaller 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 is provided by Oncor, and water and wastewater services are provided by
the City of Georgetown. The City’s 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 Street and the future W. Ridge Line Boulevard,
both of which are proposed collector‐level roadways. Maple Street is planned to eventually
connect to Westinghouse Road to the south and to University Avenue to the north. This
development will trigger a Traffic Impact Analysis (TIA), based on the number of lots within
the subdivision. To determine if any off‐site improvements will be necessary to accommodate
the project, a TIA must be submitted prior to preliminary plat approval. The TIA for the
existing La Conterra development can be amended to address this new area, or a new TIA can
be submitted for review.
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
Page 62 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 4 of 15
“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.
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 with 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 been set). 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 design. 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
Page 63 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 5 of 15
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
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 that 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.
Zoning Districts
Residential Single‐Family District (RS)
The Residential Single‐family District (RS) is intended for areas of medium density with a
minimum lot size of 5,500 square feet. The RS District contains standards for development
that maintain Single‐family neighborhood characteristics. The District may be located within
proximity of neighborhood‐friendly commercial and public services and protected from
incompatible uses.
Planned Unit Development District (PUD)
A PUD is designed to be used in conjunction with a designated base zoning district. An
application for PUD zoning shall specify the base District(s) and the uses proposed. If no base
zoning exists, the base zoning shall be that zoning designation that is most similar to or
compatible with the uses proposed for the PUD. Any uses not permitted in the base District
shall be specifically identified. The standards and requirements of the specified base District
shall apply unless specifically superseded by the standards and requirements of the PUD
Development Plan.
Page 64 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 6 of 15
Development
Standard
UDC Standard PUD Standard
Maximum
Units
N/A 235
Permitted Uses Single Family Residential
attached and detached
Single family detached. Single family
attached units are not permitted
Minimum Lot
Size
5,500 square feet 5,040 square feet
Minimum Lot
Frontage
45 feet Typical: 42 feet
Corner Lot: 50 feet
Maximum 70% of total lots may be less
than 45 ft. wide. Minimum of 30% of
total lots shall be 45 feet wide or larger.
Setbacks Front: 20 feet
Side: 6 feet; 10 feet adjacent to
street; 20 feet for side entry
garage
Rear: 10 feet
Front: 20 feet;
Minimum for covered patios, porches,
side entry or swing garages: 15 feet
Side: 6 feet; 15 feet adjacent to street; 20
feet for garage accessed from street
Rear: 10 feet
Maximum
Height
35 feet 35 feet
Masonry
Requirement
N/A (no minimum
requirement for masonry on
single family homes)
The front and street corner elevations of
all homes shall consist of 100% masonry
exclusive of non‐load bearing areas not
supported by masonry below, doors,
windows, trim and accent features for
variation of front elevations. Masonry
shall be defined as stone, brick, two‐step
hard coat stucco and shake‐style siding
as accent features
Front Façade
Enhancement
N/A (there are similarity
restrictions but no individual
façade requirements)
Front elevation shall contain at least 2:
2+ wall planes offset 18+ inches
Covered front porch/patio 60 square
feet
Side‐entry or swing‐in garage
Garage recessed from the primary
front façade a minimum of four feet
Front door recessed from the
primary garage door a maximum of
Page 65 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 7 of 15
five feet)
Enhanced garage door materials
Shed roof/trellis above garage door
Combination of 2+ roof types/planes
2+ masonry finishes
1+ dormers
Driveways On local streets, no
driveway closer to a
corner than 50 feet
Driveways allowed on
residential collector when
spaced 125 feet apart
Corner lots: a minimum of 45 feet
from the Residential Collector
Corner lots: a minimum of 35 feet
from the adjoining Residential Local
Street
Residential driveways are not
allowed on the Residential Collector
Impervious
Cover
45% of the overall property 45% of the overall property, excluding
Residential Collector; 30% of overall IC
assigned to the dedicated Public
Parkland
Parkland/Trails Land dedication
requirement: 1 acre of
parkland dedication
required for each 50 units:
235 units = minimum of 4.7
acre
Park improvement
requirement: The UDC
does not have a park
improvement requirement;
however, improvements
can be approved by the
parks board to meet
overall parkland
dedication requirement
Parks Board approval:
Land dedication: 4.3 acres of public
parkland
10‐foot wide off‐road trail system
$400,000 of improvements in lieu of
the 0.4 acre land dedication shortfall
Private Open
Space
N/A 9.0 acres of private open space
Pedestrian
Connectivity
5 foot sidewalks on both sides
of street
Community trail system
Pedestrian linkage between this
development and existing La
Conterra to the south
10 foot trail along W. Ridge Line
Page 66 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 8 of 15
Tree
Preservation
All Heritage Trees shall be
preserved except as
otherwise approved by the
Urban Forester or City
Council
Mitigation for removed
Heritage Trees shall be 3:1
for total inches removed
Tree Survey is required
with a PUD
Tree survey to be submitted with
Preliminary Plat; property contains few
trees
Roadway
Dedication,
Design and
Improvement
TIA is required with a
PUD
The OTP shows a
collector‐level roadway
along the southern
boundary of this property,
which is being constructed
as part of La Conterra Sec
8
Residential Collectors:
Must connect to
another residential
collector level road or
higher, or stub to
adjacent properties
65 feet of ROW, 37 feet
of pavement
2 lanes with no median
On‐street parking and
residential driveways
allowed
5 foot sidewalks both
sides
Masonry wall not
required
Local Streets
50 feet of ROW, 28 feet
of pavement; parking
allowed on one side,
with signage at
TIA to be submitted with
preliminary plat application,
amending existing TIA for La
Conterra
Residential Collector:
Extends from the southern
boundary to northern boundary,
continuation from existing La
Conterra subdivision on the
southern boundary
65 feet of ROW
33 feet of pavement
Parking restricted
5 foot sidewalk both sides
Boundary wall required adjacent
to homes
Residential driveways prohibited
Local streets
50 feet of ROW
30 feet of pavement
Parking allowed on both sides
5 foot sidewalks both sides
Roll‐over curbs
Page 67 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 9 of 15
entrance to the
subdivision
30 feet of pavement –
parking on two sides
5 foot sidewalks on
both sides
Street
Connectivity
3 street connection points
to existing or future public
roads
4 street connections to adjacent
properties or existing/planned
roadways
1 additional roadway to the
boundary constructed with
temporary turnaround
Block Length Maximum 20 lots or 1320
feet
Exception: where
parks/open space exist
with 100+ feet of street
frontage
Maximum 20 lots or 1320 feet
Exception: where parks/open space
exist with 100+ feet of street frontage
Signage Subdivision entry signs
Maximum 1 sign
May no be located off‐
site
Limited to monument
sign
Maximum sign face: 40
square feet
Maximum height: 6
feet
Setback: 5 feet from
ROW
Landscape bed equal to
twice the sign face
required
Directional signs in RS
district
Maximum sign face: 2
square feet
Maximum height: 4
feet
Subdivision entry signs
2 Primary Subdivision Entry
Signs located along Maple Street
1 Primary Subdivision Entry Sign
located on West Ridge Line
Boulevard
Freestanding monument sign
Setback 5 feet from ROW
Maximum overall size: 280
square feet
Maximum sign face: 120 square
feet
Maximum height: 8 feet
Surrounding architectural
features of sign shall not count
against sign size and shall not
exceed 15 feet in height
Residential Neighborhood
Monument Signs
Located in a sign easement or
HOA lot
Page 68 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 10 of 15
Setback: 2 feet from
ROW
Setback 5 feet from ROW
Maximum overall size: 50 square
feet
Maximum sign face: 25 square
feet
Maximum height: 6 feet
Freestanding monument sign
Staff Analysis
Section 3.06 of the Unified Development Code (UDC) establishes criteria to consider when
evaluating a zoning change as well as Planned Unit Development District (PUD). Staff’s
evaluation of each approval criteria is identified below in italics.
Rezoning Criteria:
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 PUD application is consistent with the above criteria statement. The PUD application is
complete and adequate for review.
2. The zoning change is consistent with the Comprehensive Plan;
The PUD application is consistent with the Future Land Use component of the 2030 Comprehensive
Plan as well as the Overall Transportation Plan.
3. The zoning change promotes the health, safety or general welfare of the City and the safe
orderly, and healthful development of the City;
It appears the PUD application is consistent with this criteria statement. The proposed development
is a residential subdivision that is located in an area of the community that is largely new residential
developments. It does not appear that development will negatively affect the health, safety, and
general welfare of the community.
4. The zoning change is compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood; and
The PUD application is consistent with this criteria statement. The proposed development is
adjacent to the existing La Conterra neighborhood and will continue the residential uses. As the
first development that would fall within the area envisioned as Transit Oriented Development
(TOD), the pedestrian‐oriented development regulations will establish a new street grid pattern in
the area that will continue as the area develops north.
5. The property to be rezoned is suitable for uses permitted by the district that would be
applied by the proposed amendment.
Page 69 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 11 of 15
It appears the PUD application is consistent with the above criteria statement. The property to be
rezoned appears to be suitable for a single family residential development and is consistent with the
future land use designation for the property as well as the uses of the adjacent property.
PUD Criteria:
1. A variety of housing types, employment opportunities, or commercial services to achieve
a balanced community;
The proposed PUD is inconsistent with the goal of providing a variety of housing types, employment
opportunities or commercial services. The proposed development is exclusively a single family
development with public and private parkland. Commercial services have not been proposed as part
of this PUD request.
2. An orderly and creative arrangement of all land uses with respect to each other and to the
entire community;
It appears that the proposed PUD is neutral with respect to meeting this criteria statement. The
proposed development is a single family development. The developer is proposing a maximum of 235
units, 4.3 acres of improved public parkland, and 9 acres of private open space. The current PUD
property does not provide additional land uses.
3. A planned and integrated comprehensive transportation system providing for pedestrian
and vehicular traffic, to include facilities such as roadways, bicycle ways, and pedestrian
walkways;
It appears that the proposed PUD is consistent with this criteria statement. A 10’ wide concrete
hike and bike trail along the linear public parkland will provide pedestrian connectivity through the
property and to the adjacent property. Internal trails within the development’s open spaces will
further connect different areas of the neighborhood. A collector roadway will continue through this
property from the neighborhood to the south to the undeveloped property to the north.
4. The provisions of cultural or recreational facilities for all segments of the community;
It appears the proposed PUD is consistent this criteria statement. The La Conterra North PUD
Concept Plan illustrates approximately 13.2 acres of public parkland/open space including a trail.
Trails within the development as well as improved parkland contribute to the recreational facilities
offered.
5. The location of general building envelopes to take maximum advantage of the natural and
manmade environment; and
It appears that the proposed development is neutral with respect to meeting this criteria statement.
The detention ponds are located in natural low areas of the development. Building envelopes and
grading plans have not been included in the development plan. Staff is therefore unable to determine
Page 70 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 12 of 15
if the building envelopes will take maximum advantage of the natural environment. The property
has few natural features as it moderately slopes and has few trees.
6. The staging of development in a manner which can be accommodated by the timely
provision of public utilities, facilities, and services.
It appears that the proposed development is neutral with respect to meeting this criteria statement.
A phasing plan has not been provided with this PUD application. A phasing plan will be required
as part of the preliminary plat stage of the subdivision process. The public parkland dedication
requirements for the development are required to be dedicated to the city no later than the recording
of the first final plat for the property containing residential lots.
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 can serve as a
transitional development between the La Conterra neighborhood to the south and the
anticipated Mixed Use districts to the north.
2) A comprehensive Mixed Use district for the entire TOD area would be preferable;
however, in lieu of an MU district, a Planned Unit Development (PUD) district could
best implement the desired development in this area. Key elements would 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); a variety of housing types, products and densities; 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); and strategically planned park and open spaces
(location of neighborhood park as common pedestrian destination, linear design
within primary road connection with pedestrian amenities, public spaces dispersed
throughout).
This PUD proposal addresses many but not all of those key elements, including a
more gridded street layout connecting to the future development to the north, and
strategically planned park and open spaces with a neighborhood park serving as a
common pedestrian destination, a primary road connection with pedestrian amenities
and public spaces dispersed throughout. Other elements are partially addressed.
There are not a variety of housing types, products, or densities proposed within this
development, but the denser, smaller lot layout planned offers a product not
otherwise available in the existing developed area to the south. The plan does include
some aspects of a pedestrian focused streetscape, including consistently planted tree
Page 71 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 13 of 15
canopy along the walkway and appealing architectural features such as porches and
enhanced garages, although these would be part of a pick two menu of architectural
enhancements targeting the streetscape. The plan does not, however, require a build‐
to line to provide a consistent front yard nor does it establish an increased parking
setback. Ideally some of this would be accomplished using alleyways but
unfortunately the applicant was not receptive to alleyways as it not fit into the
product types they offer.
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
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. The portion of the TOD plan that included the subject
property envisioned predominately single‐family development, laid out in an
interconnected grid pattern with a mix of non‐residential uses interwoven as well as
an interconnected parkway. As mentioned, the development proposed does provide a
more grid like pattern as well as an interconnected parkway, but does not integrate
any non‐residential or denser residential uses.
4) The success of the future land use plan designation 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
Page 72 of 75
Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 14 of 15
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 success 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. The proposed development includes a connected grid system and a
linear park design that would provide pedestrian access to a future transit center
north of this development.
5) The City’s street connection rules do not create the level of interconnected public
avenues that are crucial to the TOD becoming successful. A vehicle such as a PUD
provides the City with assurance that a hierarchy of streets with limited spacing
between blocks creates that balanced traffic system that compliments the desired
development 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. The
proposed development provides the first connections to the TOD area. The vision is
for vehicle and pedestrian connections from the south through this development to
the future transit center to the north. The vision is accomplished through the
traditional grid street network and linear parks, a pedestrian oriented streetscape and
denser lot pattern.
6) Recently, the City has approved several large single‐family developments in the
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Planning Department Staff Report
La Conterra North, 1951 F.M. 1460
Rezoning from AG to PUD Page 15 of 15
southeast quadrant. While this is filling a need, the longevity of these neighborhoods
primarily consisting of one residential type and size of housing in the City of
Georgetown 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. While the proposal is lacking in
a variety of housing types or products within the development, the smaller and
denser lot pattern could offer a housing product not available in the current
development to the south. The proposed PUD contains regulations that give the
developer several options in order to provide a more pedestrian oriented streetscape,
including a planted tree canopy, front porches, and appealing front elevation features.
In summary, 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 to continue working towards that
possibility, the City should take every effort to work with the landowners within the area to
facilitate development that will implement the future land use. 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.
Staff Recommendation
Staff recommends approval of the applicant’s request based on the above‐mentioned findings,
with the following condition: applicant to provide elevations for proposed development.
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 September 13, 2016.
As of the date of this report, no written comments in support of the applicant’s rezoning
proposal 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 – Planned Unit Development
Page 74 of 75
City of Georgetown, Texas
Planning and Zoning
September 6, 2016
SUBJECT:
Update and d is c us s io n o n the Williams Drive S tud y. Jordan Maddox, Nat Waggo ner, Andreina Davila
ITEM SUMMARY:
The Williams Drive Study is und erway with Nels on Nygaard , o ur lead c o ns ultant, working to wards
completio n of the firs t tas ks o f the s tud y, whic h inc lude finalizing the Pro jec t Sc hedule, creating a Pub lic
Invo lvement P lan, and c o mp leting an As s es s ment o f the Exis ting Cond itions . The kick-o ff meeting with the
Williams Drive Study S teering Committee (Working Group ) is s ched uled for Wed nes day, S ep tember 14th,
to b e followed b y the first pub lic meeting tentatively s ched uled fo r the firs t week o f Oc tober. In ad d ition, a
week-lo ng Op en Des ign Studio and Charrette is being s ched uled fo r No vemb er 12 – 16 to p ro vide multiple
o p p o rtunities o r s takeho ld ers and the general p ublic to learn about the projec t and provid e feedbac k. At the
Septemb er 27th City Counc il Works hop, City s taff will p res ent a p ro ject update that will includ e an
o verview o f the P ublic Involvement Plan, pro jec t s c hedule, and upc o ming p ublic meetings .
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x, AIC P, P rinc ip al P lanner
Page 75 of 75