HomeMy WebLinkAboutAgenda_P&Z_09.17.2019Notice of Meeting for the
P lanning and Zoning Commission
of the City of Georgetown
September 17, 2019 at 6:00 P M
at Council and Courts B ldg 510 W 9th Street Georgetown, T X 78626
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A At the time of posting, no pers ons had s igned up to address the Board.
Consent Agenda
T he S tatutory C ons ent Agenda includes non-c ontroversial and routine items that may be ac ted upon with one
s ingle vote. An item may be pulled from the C ons ent Agenda in order that it be disc ussed and acted upon
individually as part of the R egular Agenda.
B C ons ideration and possible action to approve the minutes from the S eptember 3, 2019 regular meeting of
the P lanning and Zoning C ommission. - Mirna G arc ia, Management Analyst
L egislativ e Regular Agenda
C C ontinued from the Augus t 20, 2019 P lanning & C ommis s ion Meeting: P ublic Hearing and possible
ac tion on a request for a S ubdivision Variance to waive the S idewalk C ons truction requirement of S ec tion
12.07.010 of the Unified Development C ode, for the property generally located at 801 E. 2nd S treet,
bearing the legal desc ription of Lot 1, Block A, Hauser R idge S ubdivis ion (2019-3-WAV) -- Ethan
Harwell, P lanner
D P ublic Hearing and possiable action on a reques t to rezone approximately 0.165 acres out of Lots 5 and
8, Bloc k 38, C ity of G eorgetown and a portion W 6th S t a 60-foot wide roadway from the R esidential
S ingle-F amily (R S ) dis tric t to the Mixed Us e Downtown (MU-DT ) dis tric t, generally loc ated at 601 S
Main S treet (2019-13-R EZ) -- C hels ea Irby, S enior P lanner
Page 1 of 153
E P ublic Hearing and possible action on a reques t for a C omprehens ive P lan Amendment to c hange the
F uture Land Use des ignation from Employment C enter to Moderate Density R es idential on an
approximately 119-ac re tract of land in the Woodruff S tubblefield S urvey, Abs trac t No. 556, generally
loc ated at 1500 Lawhon Ln (2019-5-C PA). Mic hael P atroski, P lanner
F P ublic Hearing and possible action on a reques t to rezone approximately 2.55 ac res out of the Nicholas
P orter S urvey, Abs trac t No. 497, from the R esidential S ingle-F amily (R S ) district to the O ffic e (O F )
district, for the property generally loc ated at 1625 Williams Drive (2019-12-R EZ) -- Mic hael P atroski,
P lanner
G P ublic Hearing and possible action on a reques t to rezone approximately 24.74 acres out of the Antonio
F lores Addition S urvey, Abstract No. 2356, from the Loc al C ommerc ial (C -1) district to the High-
Dens ity Multi-F amily (MF -2) district, for the property generally loc ated at the northeas t corner of the N
Aus tin Ave and S tadium Drive intersec tion (2019-9-R EZ) -- Mic hael P atroski, P lanner
H Discussion Items:
Updates and Announcements (S ofia Nelson, C NU-A, P lanning Direc tor)
Update from other Board and C ommission meetings .
G TAB - https://government.georgetown.org/georgetown-trans portation-advis ory-board-gtab/
UDC AC - https ://government.georgetown.org/unified-development-c ode-advisory-board-2/
Q uestions or c o mments from Alternate Memb ers about the actio ns and matters c o nsidered on this
agenda.
R eminder of the O cto b er 1, 2019, P lanning and Zo ning C o mmis s io n meeting in C C C hambers
loc ated at 510 W 9th S t, s tarting at 6:00pm
Adjournment
Ce rtificate of Posting
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was posted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a plac e readily
acc es s ible to the general public as required by law, on the _____ day of _________________, 2019, at
__________, and remained s o posted for at leas t 72 c ontinuous hours prec eding the s cheduled time of said
meeting.
__________________________________
R obyn Dens more, C ity S ec retary
Page 2 of 153
City of Georgetown, Texas
Planning and Zoning
September 17, 2019
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes from the S eptember 3, 2019 regular meeting of
the P lanning and Zoning C ommis s ion. - Mirna G arcia, Management Analys t
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analys t
AT TAC H ME N T S:
Description Type
Minutes Backup Material
Page 3 of 153
Planning & Zoning Commission Minutes Page 1 of 6
September 3, 2019
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, September 3, 2019 at 6:00 p.m.
Courts and Council Building, located at 510 W. 9th Street, Georgetown, TX 78626
Commissioners present: Ercel Brashear, Chair; Gary Newman; Ben Stewart; Tim Bargainer; Travis
Perthius, Marlene McMichael
Commissioners in training present: Glenn Patterson; Aaron Albright
Commissioners absent: Kaylah McCord
Staff Present: Andreina Davila-Quintero, Current Planning Manager; Sofia Nelson, Planning Director;
Chelsea Irby, Senior Planner; Michael Patroski, Planner; Steve McKeown, Landscape Planner
Chair Brashear called the meeting to order at 6:05 p.m.
A. Public Wishing to Address the Board
At the time of posting, no persons had signed up to address the Board.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted upon
with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and
acted upon individually as part of the Regular Agenda.
B. Consideration and possible action to approve the minutes from the August 20, 2019 regular
meeting of the Planning and Zoning Commission. – Mirna Garcia, Management Analyst
C. Consideration and possible action on a Plat Vacation for the final plat of Madison at Georgetown
Section 1 Phase 1, generally located at 4301 SH-195 (2019-2-VAC) – Chelsea Irby, Senior Planner
D. Consideration and possible action on a request for a Preliminary Plat, consisting of approximately
454.83 acres in the Chas H. Delaney Survey, Abstract No. 181 and the Lewis P. Dyches Survey,
Abstract No. 171, generally located at the northeast and southeast corners of RM 2338 and Ronald
Reagan Blvd. (2019-4-PP). Chelsea Irby, Senior Planner
Motion by Commissioner Stewart to recommend approval of the Consent Agenda. Second by
Commissioner McMichael. Approved (7-0).
Legislative Regular Agenda
E. Public Hearing and possible action on a request to rezone Lot 1, Block D of the Dalrymple Addition
from the Residential Single-Family (RS) district to the Neighborhood Commercial (CN) district,
located at 1217 Timber (2019-7-REZ). – Chelsea Irby, Senior Planner
Page 4 of 153
Planning & Zoning Commission Minutes Page 2 of 6
September 3, 2019
Item E moved to be considered after Items F and G
Staff report presented by Irby. The applicant is requesting to rezone a 0.14 lot located at 1217
Timber Street from Residential Single-Family (RS) to Neighborhood Commercial (CN). The
applicant’s letter of intent states their plans for a spa and salon boutique in the existing structure
and to increase the landscaping and aesthetics of the property. Staff has reviewed the request in
accordance with the Unified Development Code (UDC) and other applicable codes. Staff has
determined that the proposed request complies with 4 of the 5 established in UDC 3.06.030 for a
Rezoning.
The applicant addressed the Commission and made a presentation.
Chair Brashear opened the Public Hearing.
Larry Bedford, and Kacy Haun expressed support of the request.
Chair Brashear closed the Public Hearing.
Motion by Commissioner Newman to recommend approval of Item E (2019-7-REZ) as presented.
Second by Commissioner McMichael. Approved (7-0).
F. Public Hearing and possible action on a request to rezone 0.44 acres of Block G (W/PT) of the
Dalrymple Addition from the Residential Single-Family (RS) district to the Local Commercial (C-1)
district, located at 408 West University Avenue (2019-10-REZ) -- Chelsea Irby, Senior Planner
Staff report presented by Irby. The applicant is requesting to rezone the property located at 408 W
University from Residential Single-Family (RS) to Local Commercial (C-1). The applicant intends to
restore the historic structure on the site to allow for additional commercial business along the
University Avenue corridor. Staff has reviewed the request in accordance with the Unified
Development Code (UDC) and other applicable codes. Staff has determined that the proposed
request complies with 5 of the 5 established in UDC 3.06.030 for a Rezoning.
The applicant, Lee McIntosh, addressed the Commission. He indicated that he acquired the
property at the beginning of the year to do a full restoration of the house. He does not have a
specific use in mind for now but expects to convert it into a retail use.
Commissioner Bargainer asked the applicant to provide an explanation for the C-1 and not MU-DT
request. The applicant responded that MU-DT is too intense and did not consider it necessary for
the property.
Chair Brashear opened the Public Hearing, and closed the Public Hearing with no speakers.
Motion by Commissioner Bargainer to recommend approval of Item F (2019-7-REZ) as presented.
Second by Commissioner Newman. Approved (7-0).
Page 5 of 153
Planning & Zoning Commission Minutes Page 3 of 6
September 3, 2019
G. Public Hearing and possible action on a request to rezone 0.65 acres of Block 67-68 (PTS) of the Lost
Addition from the Residential Single-Family (RS) and the Planned Unit Development (PUD)
districts to the Mixed Use Downtown (MU-DT) district, generally located at 400 West 11th Street
and 401 W University Avenue (2019-11-REZ) -- Chelsea Irby, Senior Planner
Staff report by Irby. The applicant is requesting to rezone the properties at 401 W University and
400 W. 11th Street to the Mixed Use Downtown district to expand the existing office and create a
new parking area. Staff has reviewed the request in accordance with the Unified Development
Code (UDC) and other applicable codes. Staff has determined that the proposed request complies
with 5 of the 5 established in UDC 3.06.030 for a Rezoning.
The Commission had questions for staff regarding the existing PUD, and projects on the two
properties. The Applicant, Lee McIntosh, addressed the Commission.
Chair Brashear asked the applicant how to preserve the applicant’s vision of the property. McIntosh
presented an option establishing private covenants and restrictions on the property. The applicant
is willing to restrict the northern portion to parking lot use only.
Chair Brashear opened the Public Hearing.
Liz Weaver expressed concerns with the lot facing 11th Street. No concerns with proposed zoning
for the lot facing University. The more properties are rezoned to commercial, the more properties
will continue to be rezoned to commercial encroaching into the neighborhood. She does not
support the rezoning request.
Linda Thomas expressed concerns regarding evaluating both properties under the same request. By
separating the request, property facing 11th St would show that it does not comply with the criteria.
Concerned with traffic and transportation safety. Does not support rezoning request.
Robert Cravens commented that the northern portion was not originally included in the 2014 DMP.
Concern with traffic and on-street parking along 11th St. Should remain residential. Does not
support rezoning request.
Brashear closed the public hearing.
The applicant responded to comments. Commissioner McMichael asked the applicant to clarify if
Fire will require access on 11th St. McIntosh replied that based on his experience Fire would require
access.
Commissioner Bargainer asked staff options on zoning recommendations. Irby replied that the
Commission may make a recommendation for both properties, or different recommendations for
each property. Irby also stated that 20% of land owners have opposed the request requiring ¾ vote
of the City Council to approve the request.
Page 6 of 153
Planning & Zoning Commission Minutes Page 4 of 6
September 3, 2019
Motion by Commissioner Bargainer to recommend approval for the property fronting University
and denial for the property fronting 11th St. Second by Commissioner in training Albright.
There was discussion by the Commission.
Item G (2019-11-REZ) Approved (6-1) with Commissioner Newman opposed.
H. Public Hearing and possible action on a request for a Comprehensive Plan Amendment to change
the Future Land Use designation from Low Density Residential to Moderate Density Residential on
an approximately 30.14-acre tract in the William Addison Survey, Abstract No. 21, generally located
as 2488 RockRide Lane, to be known as Rockride Lane Subdivision (2019-4-CPA). Michael Patroski,
Planner
Staff report presented by Patroski. The applicant has initiated a request to change the Future
Land Use Category of approximately 30.14 acres from Low Density Residential (LDR)
to the Moderate Density Residential (MDR) category. The applicant’s intent is to bring
the property into the city’s corporate limits to develop a residential subdivision. The
applicant’s request for Residential Single-Family (RS) zoning upon annexation is not
consistent with the current Low Density Residential (LDR) Future Land Use category.
The LDR category is intended for densities under three (3) dwellings units per acre,
which is less than the desired density. Therefore, the applicant is submitting this
Comprehensive Plan Amendment (CPA) to change the Future Land Use Map to a
category consistent with the proposed us of the subject property. The CPA application
will precede the associated Annexation with Zoning application to all the Commission
and Council to fully evaluate and determine the appropriateness of the Future Land Use
category on this site. If the Commission and Council deny this CPA request, the
subsequent Zoning request upon annexation would not be consistent with the current
Future Land Use category, thus requiring a different zoning district designation.
Commissioner Stewart asked staff how utility capacity can be demonstrated when outside City’s
district. Chair Brashear responded that the applicant will need to demonstrate capacity at time of
platting.
Commissioner Newman asked for confirmation that request only includes 30 acres.
Chair Brashear opened the public hearing. Chair Brashear closed the public hearing with no
speakers.
Motion by Commissioner Stewart to recommend approval as presented for Item H (2019-4-CPA).
Second by Commissioner McMichael. Approved (7-0).
I. Public Hearing and possible action on a request for a Comprehensive Plan Amendment to change
the Future Land Use designation from Employment Center to Moderate Density Residential on an
approximately 111-acre tract of land in the Woodruff Stubblefield Survey, Abstract No. 556,
Page 7 of 153
Planning & Zoning Commission Minutes Page 5 of 6
September 3, 2019
generally located at 1500 Lawhon Ln (2019-5-CPA). – Michael Patroski, Planner
The applicant has requested this item be continued to the next P&Z meeting.
Motion by Commissioner Bargainer to continue the item to the next P&Z meeting on September
17. Second by Commissioner in training Albright. Approved (7-0).
J. Public Hearing and possible action on an executive amendment to Chapter 1 of the Unified
Development Code (UDC) relating to the adoption of the UDC Development Manual, City
Construction Specifications and Standards Manual, Drainage Criteria Manual, Utility Improvement
and Extension Policy, Access Management Policy, and Municipal Utility District Policy. – Sofia
Nelson, CNU-A, Planning Director
Report presented by Nelson. House Bill 3167, enacted by the Texas Legislature on May 21, 2019 and
signed into law by the Governor on June 14, 2019, requires the municipal authority responsible for
approving plats (the Planning and Zoning Commission) to approve, approve with conditions, or
disapprove a subdivision plan, subdivision construction plan, site plan, land development
application, site development plan, preliminary plat, general plan, final plat, or replat within 30
days of the date the application is filed.
House Bill 3167 additionally requires the Commission to provide the applicant a written statement
that clearly articulates each of the conditions for the conditional approval or reasons for
disapproval, including a citation to the law that is the basis for the condition or reason. The Bill
applies to certain applications submitted after September 1, 2019. The City currently requires
certain land development applications to comply with various City manuals, standards, and
policies in addition to the provisions of the City's Unified Development Code (UDC). Such
documents include but are not limited to: 1. UDC Development Manual 2. City Construction
Standards and Specification Manual 3. Drainage Criteria Manual 4. Downtown and Old Town
Design Guidelines 5. Traffic Calming Standards 6. Utility Improvement and Extension Policy 7.
Access Management Policy 8. Municipal Utility District Policy 9. Landscape and Tree Technical
Standards 10. Public Improvement District Policy 11. City Addressing and Street Naming Policy 12.
Neighborhood Traffic Management Policy 13. International Building Code 14. International Fire
Code. Some, but not all, of these manuals, standards, and policies have already been adopted by
ordinance. Accordingly, in order to comply with House Bill 3167, this Ordinance would adopt, or
re-adopt, the current edition of some of these documents by ordinance. It would also require the
current version of the adopted policies to be on file in the City Secretary's Office and available for
public inspection. Upon passage of this Ordinance, Staff will be able to clearly cite to the applicable
ordinance and regulatory document underpinning any condition of a conditional approval or
reason for denial. Applicants will also be better able to submit applications in conformance with all
City ordinances, rules, and regulations, since said requirements will be centrally-located and
available for public inspection.
Chair Brashear opened the Public Hearing and closed the Public Hearing with no speakers.
Page 8 of 153
Planning & Zoning Commission Minutes Page 6 of 6
September 3, 2019
Motion by Commissioner Bargainer to recommend approval as presented for Item J. Second by
Commissioner Stewart. Approved (7-0).
K. Consideration and review of updated by-laws. – Sofia Nelson, Planning Director
Report presented by Nelson.
Chair Brashear asked for confirmation if this was discussed by City Council at their last meeting.
Commissioner in training Albright asked if the proposed amendments included changes to the
number of Alternate Members.
Nelson replied that the number is addressed in the changes to the Ordinance in the City Code and
removed the minimum numbers in the bylaws.
Motion by Commissioner Newman to approve Item K. Second by Commissioner McMichael.
Approved (7-0).
L. Discussion Items:
- Updates and Announcements (Sofia Nelson, CNU-A, Planning Director)
o No Updates
- Update from other Board and Commission meetings
- Questions or comments from Alternate Members about the actions and matters considered
on this agenda.
o Commissioner in training Patterson commented on the changes in the language to
the conflict of interest ordinance. One of the changes is that members can be in the
room but must leave the dais.
o Nelson commented that staff will ask Legal to provide an update at the next
meeting.
- Reminder of the September 17, 2019, Planning and Zoning Commission meeting back in CC
Chambers located at 510 W 9th St, starting at 6:00pm.
Motion to adjourn by Commissioner McMichael. Second by Commissioner Bargainer.
Adjournment at 7:40pm.
____________________________________ ____________________________________
Ercel Brashear, Chair Attest, P&Z Ben Stewart, Secretary
Page 9 of 153
City of Georgetown, Texas
Planning and Zoning
September 17, 2019
S UB J E C T:
C ontinued from the August 20, 2019 P lanning & C ommission Meeting: P ublic Hearing and pos s ible ac tion
on a reques t for a S ubdivis ion Varianc e to waive the S idewalk C onstruc tion requirement of S ection
12.07.010 of the Unified Development C ode, for the property generally loc ated at 801 E. 2nd S treet,
bearing the legal des cription of Lot 1, Bloc k A, Haus er R idge S ubdivision (2019-3-WAV) -- Ethan
Harwell, P lanner
IT E M S UMMARY:
Overview of Applicant’s Request:
T he applic ant is requesting a waiver from the requirement of S ection 12.07.010 of the Unified Development
C ode, which requires a s idewalk to be cons tructed ac ros s the property at 801. E. 2nd S treet. T he s ubjec t
property is currently vac ant, and the property owner wis hes to develop it with a new s ingle-family home,
thus triggering the sidewalk requirement.
S taff’s Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request only partially c omplies with one of the
five criteria establis hed in UDC S ec tion 3.22.060 for a S ubdivis ion Varianc e, as outlined in the attached
S taff R eport.
Public Comments:
As required by the Unified Development C ode (UDC ), all property owners and registered neighborhood
as s ociations within 300 feet of the subject property were notified of the reques t (17 notic es mailed), a legal
notice advertis ing the public hearing was plac ed in the S un News paper (Augus t 4, 2019) and s igns were
pos ted on-site. As of the public ation date of this report, s taff has received 2 written comments in favor and
none in opposition of the request.
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Ethan Harwell, P lanner
AT TAC H ME N T S:
Description Type
2019-3-WAV - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Letter of Intent Backup Material
Exhibit 3 – Concept Plan Backup Material
Exhibit 4 – Map Exis ting Sidewalk Conditions from 2015 Sidewalk
Masterplan Backup Material
Exhibit 5 – Sidewalk Project Priority Map Backup Material
Exhibit 6 – 2nd Street Project Summary from 2015 Sidewalk
Page 10 of 153
Masterplan Backup Material
Exhibit 7 – Public Comments Backup Material
Pres entation Pres entation
Page 11 of 153
Planning and Zoning Commission
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 1 of 7
Report Date: August 16, 2019
File No: 2019-3-WAV
Project Planner: Ethan Harwell, Planner
Item Details
Project Name: 801 E. 2nd Street
Project Location: 801 E. 2nd Street, within City Council district No. 6
Total Acreage: 0.33 acres
Legal Description: Lot 1, Block A, Hauser Ridge Subdivision
Applicant: Lisa Forsythe & Rick Williamson
Property Owner: Lisa Forsythe & Rick Williamson
Request: Waiver from the requirement of Section 12.07.010 of the Unified Development
Code, which requires a sidewalk to be constructed across the property at 801.
E. 2nd Street.
Page 12 of 153
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 2 of 7
Overview of Applicant’s Request
The applicant is requesting a waiver from the requirement of Section 12.07.010 of the Unified
Development Code, which requires a sidewalk to be constructed across the property at 801. E. 2nd
Street. The subject property is currently vacant, and the property owner wishes to develop it with a
new single-family home. In their letter of intent (Exhibit 2), the applicant cites the lack of sidewalks on
homes in the same subdivision and in the general vicinity as the reasons for their request.
Site Information
Location:
The subject property is located at 801 E. 2nd Street between N. College Street and Holly Street. The site
is currently zoned Residential Single-Family (RS) and has a Future Land Use designation of Moderate
Density Residential (MDR).
Physical Characteristics:
The subject property is approximately 0.33 acres and slopes towards a low, vegetated area at the rear
of the lot. There are several smaller trees on the buildable area of the property.
Page 13 of 153
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 3 of 7
Background
The subject property was created in 2002 as a part of the six lot Hauser Ridge Subdivision. Five of the
lots in the subdivision have homes constructed between 2003 and 2005. There is no sidewalk existing
around these homes.
The current property owners wish to build a new single-family home on the remaining undeveloped
lot. Currently, the UDC standards related to sidewalks (Section 12.07.010) require that sidewalks be
constructed at the time of the building permit.
In 2015, the City adopted the 2015 Sidewalk Master Plan. This plan is meant to guide sidewalk
development and policy through the year 2025. The goals and policies of the plan support the policies
of the 2030 Comprehensive Plan by encouraging an active, safe pedestrian environment. The plan
evaluated existing pedestrian facilities, identified opportunities for future sidewalks, and created a
prioritized implementation plan for City investment in new sidewalks.
The plan identified E. 2nd Street between Austin Ave. and Holly St. as a Priority 1 Project (Exhibits 5 &
6). This designation was given because of the lack of sidewalks, the medium condition of existing
sidewalks (Exhibit 4), and its close proximity and connection to the Downton Overlay District, multiple
parks, the trails along the San Gabriel River, and Southwestern University. 2nd Street was also
mentioned to have special importance during the public outreach process for the plan. In 2015, the
estimated cost of these improvements for the entire length of 2nd Street was $410,000.
Recently, the City constructed a six foot sidewalk across VFW Park, approximately 700 feet west of the
subject property, and a sidewalk along Holly Street that connects to the Bark Park, approximately 220
feet east of the property.
Utilities
The subject property is located within the City’s service area for water, wastewater, and electricity. It is
anticipated that there is adequate water and wastewater capacity at this time to serve this property by
existing capacity.
Transportation
The subject property has approximately 80 feet of frontage along E. 2nd Street, which is identified as a
Major Collector on the Overall Transportation Plan.
Approval Criteria
According to the UDC, a subdivision variance may be approved, conditionally approved, or
disapproved by the Planning and Zoning Commission. Approval requires a super-majority vote by the
Commission. At least four (4) of the following factors are required for approval:
Page 14 of 153
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 4 of 7
SUBDIVISION VARIANCE
CRITERIA
FINDINGS COMMENTS
That the granting of the variance
will not be detrimental to the public
health, safety or welfare or injurious
to other property in the area or to
the City in administering this Code.
Partially Complies The installation of a sidewalk on the
subject property will contribute to
the provision of effective mobility
and pedestrian safety along this
roadway, even if in the immediate
future it will not be part of a larger,
useful system. To the east of the site
there is a six-foot wide sidewalk
along Holly Street (approximately
220 feet away), but the lots between
the subject property and Holly St do
not have sidewalk. To the west, there
is a six-foot wide sidewalk along E.
2nd Street at VFW Park
(approximately 700 feet away), but
there is no sidewalk on the
properties to the west of the subject
property to meet it. While the
sidewalk would be isolated once
constructed, the intent of this
regulation is to provide sidewalks as
property (re)develops to eventually
provide a complete network. Because
of this, staff finds that granting of the
variance may be detrimental as these
properties and the roadway
redevelops due to the lack of a safe
pedestrian network.
That the granting of the variance
would not substantially conflict
with the Comprehensive Plan and
the purposes of this Code.
Does Not Comply The 2030 Comprehensive Plan goals
and polices call for a safe pedestrian
network as an alternative to
automobile usage. Specifically, in
policy 1.E.3 of the Land Use Element,
the plan promotes safe and friendly
pedestrian routes as a key to creating
quality neighborhoods.
The City’s 2015 Sidewalk
Masterplan, a component of the
Overall Thoroughfare Plan, follows
this policy and seeks to ensure that
Georgetown is a “safe, walkable city
which accommodates all users.” The
Page 15 of 153
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 5 of 7
SUBDIVISION VARIANCE
CRITERIA
FINDINGS COMMENTS
plan makes recommendations that
promote investment in older
neighborhoods and places where
gaps in the system exist. It also
recommends the enforcement the
UDC requirements related to
sidewalks, so that as many steps are
being taken towards building a
complete sidewalk network. The
Plan identifies the 2nd Street corridor
as a Priority 1 Project. This corridor
holds special importance due to its
proximity to parks, trails, the
Downtown Overlay District, and
other land uses that generate
pedestrian traffic, but at the time of
the writing of the plan there were no
pedestrian facilities along the
corridor.
The UDC requires a 6-foot wide
sidewalk along this the frontage of
this property. However, The UDC
does provide additional guidance on
the matter in Section 12.07.010.A
where it states that infill projects
should provide sidewalks where
practical, but consideration should
be given to the existing conditions of
the built and natural environment.
This allows the property owner, in
collaboration with City staff, to
consider alternative locations and
design for the required sidewalk. In
reviewing the existing conditions of
the site, staff finds that a sidewalk
along this roadway is feasible. In
addition, Section 12.07.010 states that
some justifications for the variance
may include the location of the
proposed facilities in relationship to
the existing and planned pedestrian
network, the need for the facility,
Page 16 of 153
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 6 of 7
SUBDIVISION VARIANCE
CRITERIA
FINDINGS COMMENTS
and topography/natural features.
The Land Use Element of the 2030
Comprehensive Plan promotes
complete, pedestrian oriented, streets
throughout its policies. Thus,
waiving the sidewalk requirement
would be in conflict with the
Comprehensive Plan and purpose of
the UDC.
That the conditions that create the
need for the variance do not
generally apply to other property in
the vicinity.
Does Not Comply There are other undeveloped
residential lots in the area that do not
have any existing sidewalks. As
these properties (re)develop, the
UDC’s sidewalk requirement would
apply.
That application of a provision of
this Code will render subdivision of
the land impossible.
Does Not Comply The subject property is already a
platted lot and does not possess
sufficient street frontage to be
subdivided further. In addition, all
properties are required to provide a
sidewalk at time of development,
and would not render subdivision of
the land impossible.
Where the literal enforcement of
these regulations would result in an
unnecessary hardship.
Does Not Comply The enforcement of these regulations
would not result in a hardship. The
property could still be developed in
accordance with the property
owner’s wishes and as permitted by
the UDC.
Summary:
Overall, Staff finds that the request only partially complies with one of the approval criteria. The
approval of the waiver would not support a safe pedestrian environment and would not be consistent
with the policies and recommendations of the 2030 Compressive Plan or the Sidewalk Master Plan.
Public Notification
As required by the Unified Development Code (UDC), all property owners within 300 feet of the subject
property were notified of the request (17 notices mailed), a legal notice advertising the public hearing
was placed in the Sun Newspaper (August 4, 2019) and signs were posted on-site. As of the publication
date of this report, staff has received two written comments in favor (Exhibit 7) and no written
Page 17 of 153
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 7 of 7
comments in opposition of the request.
Motion
When making a motion to approve, approve with conditions, or disapprove the variance request, the
Planning and Zoning Commission must identify and recite each factor that the Commission has found
to have been met, or not met (in the event of a disapproval).
Attachments
WAV-2018-003 – P&Z Staff Report
Exhibit 1 – Location Map
Exhibit 2 – Letter of Intent
Exhibit 3 – Concept Plan
Exhibit 4 – Map Existing Sidewalk Conditions from 2015 Sidewalk Masterplan
Exhibit 5 – Sidewalk Project Priority Map
Exhibit 6 – 2nd Street Project Summary from 2015 Sidewalk Masterplan
Exhibit 7 – Public Comments
Presentation
Page 18 of 153
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2019-3-WAVExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Fee t
Page 19 of 153
Letter of Intent
Subject – 801 E. 2nd Street, Georgetown, TX 78626 / Owners – Lisa Forsythe & Rick Williamson
Request for a subdivision variance to waive the requirement to construct the sidewalk for new build
residential home in Old Town
1. That the granting of the variance will not be detrimental to the public health, safety or
welfare or injurious to other property in the area or to the City in administering this Code.
ANSWER- Granting this variance will not be detrimental to the public health, as the public
already uses the sides of the street for passing along every lot in our plated community. And to
our knowledge, no pedestrian has ever been involved in a traffic accident or been struck by a
passing vehicle in the history of our platted community. What is detrimental to the public
health in our platted community is the city’s lack of completing the construction of East 2nd
street beyond College Street, which was specifically itemized in the special City Bond ballet
several years ago and which specially included ALL of East 2nd Street! However, it has never
been completed beyond College Street! Consequently, the poorly constructed 2nd Street
extension up to S. Holly Street is not even a legal roadway. It is too narrow just beyond our
platted community, and without yellow center lines or white edge-to-edge lines all up and down
this 3-block section.
2. That the granting of the variance would not substantially conflict with the Comprehensive
Plan and the purpose of this Code.
ANSWER- Granting this variance would not conflict with the City’s Comprehensive Plan, as we
already explored any such conflict over two years ago through the Georgetown Planning
Department, when seeking to acquire the City’s abandoned Pine Street extension that ajoins
our property on the west side of our lot. The City Council approved our acquiring that land only
after it first explored any other use the City might have had in mind for it. There was none.
3. Conditions that create the need for the variance do not generally apply to other property in
the vicinity.
ANSWER- Not only do they not apply to the other five lots in our platted community since it was
created in 2002, none of the other home owners, including the home we now live at within this
platted community, have ever been approached by the city to build sidewalks. So why should
we be the lone property in our community required to have a sidewalk.
4. That application of a provision of this Code will render subdivision of the land impossible.
Page 20 of 153
ANSWER- Does not apply as our platted community has been fully sub-divided and platted since
2002.
5. Where the literal enforcement of these regulations would result in an unnecessary hardship.
ANSWER- We are being unfairly singled out as the only property in our platted sub-division
required to have a sidewalk. Consequently, since no other homeowners in our platted
community considered them necessary, we feel obligated to conform to their uniformity of no
sidewalks. To do otherwise would be in conflict with the uniformity this City appears to most
highly value. Furthermore, it only seems reasonable to allow the city to review the need for
sidewalks in our platted community when the extension, widening and proper lane-marking of
E. 2nd Street is done, as called for in the previous Bond Election documentation.
Page 21 of 153
LIVING SQUARE FOOTAGE
TOTAL LIVING 2597
SQ FT
TOTAL SLAB SQUARE FOOTAGE
TOTAL SLAB 3556 SQ FT
SLAB COVERAGE 24.60%
TOTAL IMPERVIOUS COVERAGE SQUARE
FOOTAGE
TOTAL
IMPERVIOUS 4123 SQ FT
TOTAL COVERAGE 28.52%
MASONRY PERCENTAGE
TOTAL MASONRY 96%
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MUST COMPLY WITH THE 2012 IRC, COG UNIFIED
DEVELOPMENT CODE, 2014 NEC & CITY OF
GEORGETOWN ELECTRICAL ORDINANCE 2014-67
Must comply with water conservation ordinance
2014-023
Must comply with COG Construction Driveway
Standards
Landscaping must comply with City of
Georgetown Unified Development Code Section
8.03
Required Trees cannot be planted in PUE per
section/ROW section 12.04.020 and 13.03 of COG
UDC
All Heritage Trees require a pruning permit.
Please contact Urban Forester for more info and
to obtain a permit
Five (5) foot sidewalk is required along street per
section 12.04 of COG UDC
Fences must comply with section 8.07.020 and
8.07.040 of the COG UDC
Must comply with all Plat notes
All Backflow reports must be uploaded to
www.vepollc.com
Inspections must be requested by 3PM for next
business day inspection*in most cases
PerPlatNote#7:abackflow
prevention device must be
installed at each water meter due
to the location of the sanitary
easement.
6-foot sidewalk
Page 22 of 153
E 3 R D ST
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Aerial - Sidewalks 2015
2019-3-WAV LegendSiteCity Limits
0 250 500Feet
Page 23 of 153
E 3 R D ST
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HOLLY ST
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Aerial - Sidewalk Master Plan Priority Projects 2015
2019-3-WAV LegendSiteCity Limits
0 250 500Feet
Page 24 of 153
FINAL REPORT
25March 2015
Preliminary Costs
Description Estimated
Quantity
New Sidewalk 3,000 LF
New Curb Ramps 10 EA
Sidewalk Repairs 0 LF
Curb Ramp
Repairs 1 EA
Total $410,000
Notable Elements
●Connection to Downtown
Overlay District
●VFW Park
●Bark Park
●San Gabriel River Trail
●McMaster Athletic Complex
●Public Priorities
●Parks and Recreation
Priorities
2nd Street
Excellent
Good
Passable
Limited Failure
Failing
No Sidewalk
Trail
Downtown District
Project Area
LEGEND
Page 25 of 153
Page 26 of 153
Page 27 of 153
801 E. 2nd Street
2019-3-WAV
Planning & Zoning Commission
August 20, 2019
Page 28 of 153
Item Under Consideration
2019-3-WAV
•A Subdivision Variance to waive the requirement of Section 12.07.010
of the UDC, which requires a sidewalk to be constructed across the
property at 801. E. 2nd Street.
Page 29 of 153
Location Map
VFW Park
Bark Park
Suddenlink Office
McMaster
Athletic Complex
Trail Access
Page 30 of 153
Background
•Sidewalk is required with new single-family homes
•6-foot wide sidewalk is required along Major Collector Roads
•No existing sidewalks in the area
•Priority 1 Project in the Sidewalk Masterplan
•UDC 12.07.010.E Justifications for the variance include, but are not limited to
•Location of the facility in relation to the existing or planned pedestrian network
•the need for the facility
•topography/natural features
Page 31 of 153
Plot Plan
6’ Sidewalk in ROW
Page 32 of 153
2015 Existing Conditions
No SidewalkGood
Excellent
Passable
Page 33 of 153
Priority 1 Projects
Priority 1 Project
Page 34 of 153
Priority 1 Project
•Parks and Recreation
•VFW Park
•Bark Park
•San Gabriel River Trails
•McMaster Athletic Complex
•Connection to Downtown
Overlay District
6’ Sidewalk along VFW
Park to College St.
Page 35 of 153
Approval Criteria –UDC Section 3.22.060
Criteria for Subdivision Variance Complies Partially
Complies
Does Not
Comply
That the granting of the variance will not be detrimental to the public
health, safety or welfare or injurious to other property in the area or to
the City in administering this Code.
X
That the granting of the variance would not substantially conflict with the
Comprehensive Plan and the purposes of this Code. X
That the conditions that create the need for the variance do not generally
apply to other property in the vicinity. X
That application of a provision of this Code will render subdivision of the
land impossible.X
Where literal enforcement of these regulations would result in an
unnecessary hardship.X
Page 36 of 153
Public Notifications
•17 property owners within the
300’ buffer
•Notice in Sun News on August 4th
•Signs posted on the property
•2 written comments in Favor
Page 37 of 153
Summary
•Public Hearing and possible action on a request for a Subdivision
Variance to waive the Sidewalk Construction requirement of Section
12.07.010 of the Unified Development Code, for the property
generally located at 801 E. 2nd Street, bearing the legal description of
Lot 1, Block A, Hauser Ridge Subdivision (2019-3-WAV )
•Per UDC Section 3.22.050, a Subdivision Variance may be approved,
conditionally approved, or disapproved by the Planning & Zoning
Commission with a super majority vote.
•The motion should also include findings of how it either met/did not
meet each of the criteria.
Page 38 of 153
City of Georgetown, Texas
Planning and Zoning
September 17, 2019
S UB J E C T:
P ublic Hearing and pos s iable ac tion on a request to rezone approximately 0.165 ac res out of Lots 5 and 8,
Bloc k 38, C ity of G eorgetown and a portion W 6th S t a 60-foot wide roadway from the R esidential
S ingle-F amily (R S ) district to the Mixed Use Downtown (MU-DT ) district, generally located at 601 S
Main S treet (2019-13-R EZ) -- C helsea Irby, S enior P lanner
IT E M S UMMARY:
Overview of the Applicant's Request:
T he applic ant is propos ing to rezone the s ubjec t property to Mixed Us e Downtown (MU-DT ) to conform
to the zoning of the adjac ent properties . T he applic ant states that the exis ting parking lot is not allowed in
the R esidential S ingle-F amily (R S ) district and would be fully compliant under the requested zoning
dis tric t.
S taff F indings:
S taff has reviewed the propos ed rezoning reques t and has found that it c omplies with the criteria
es tablished in UDC S ection 3.06.030 for a Zoning Map Amendment, as outlined in the attac hed s taff
report.
Public Comments:
As required by the Unified Development C ode, all property owners within a 300-foot radius of the s ubjec t
property and within the subdivision were notified of the Zoning Map Amendment reques t (36 notic es ), a
legal notice advertis ing the public hearing was plac ed in the S un News paper (S eptember 1, 2019) and a
s ign was posted on-s ite.
F IN AN C IAL IMPAC T:
None. T he applicant has paid all required fees .
S UB MIT T E D B Y:
C helsea Irby, S enior P lanner
AT TAC H ME N T S:
Description Type
Staff report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Exhibit 4 - MU-DT Standards and Permitted Uses Backup Material
Exhibit 5 - Letter of Intent Backup Material
pres entation Cover Memo
Page 39 of 153
Planning and Zoning Commission
Planning Department Staff Report
2019-13-REZ
601 S. Main Street Page 1 of 7
Report Date: September 13, 2019
Case No: 2019-13-REZ
Project Planner: Chelsea Irby, Senior Planner
Item Details
Project Name: 601 S. Main Street
Project Location: 601 S. Main Street, within City Council district No. 6
Total Acreage: 0.216
Legal Description: 0.165 acres pf Lots 5 & 8 (PTS), Block 38, City of Georgetown and 0.051 acres of
West 6th Street
Applicant: Steger and Bizzell
Property Owner: City of Georgetown
Request: Zoning Map Amendment to rezone the subject property from Residential
Single-Family (RS) to Mixed Use Downtown (MU-DT).
Case History: This is the first public hearing of this request.
Location Map
Courthouse
Page 40 of 153
Planning Department Staff Report
2019-13-REZ
601 S. Main Street Page 2 of 7
Overview of Applicant’s Request
The applicant is proposing to rezone the subject property to Mixed Use Downtown (MU-DT) to
conform to the zoning of the adjacent properties. The applicant states that the existing parking lot is not
allowed in the Residential Single-Family (RS) district and would be fully compliant under the requested
zoning district.
Site Information
Location:
The subject property is located at the southeast corner of S. Main Street and E. 6th Street.
Physical and Natural Features:
The subject property is flat with a few trees. The eastern portion the parking lot located at the southeast
corner of S. Main Street and E. 6th Street is within the boundary of the subject property.
Future Land Use and Zoning Designations:
The subject property has an existing Future Land Use designation of Specialty Mixed Use Area and is
currently zoned Residential Single-Family. The subject property is within the Downtown Overlay
District (Area 1).
Surrounding Properties:
The surrounding properties are well-established as a part of the northeast quadrant of the downtown
area. Since the subject property is on the edge of the Town Square Historic District, the surrounding
area is a transitional area between a residential area and the Town Square. Surrounding the property
are houses that have been converted into businesses, the historical buildings of the Town Square, and
a residential home.
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North
Mixed Use
Downtown (MU-
DT) and
Residential Single-
Family (RS)
Specialty Mixed Use Area
(SMUA) and Moderate
Density Residential (MDR)
Future event facility (Wish
Well) and single-family
home
South MU-DT
SMUA
Old City Council Chambers
(currently vacant), retail,
and bakery
East MU-DT and Office
(OF)
Antique store and
architect’s office
West MU-DT Retail
Page 41 of 153
Planning Department Staff Report
2019-13-REZ
601 S. Main Street Page 3 of 7
Aerial Map
Property History:
The property was rezoned in 2000 (Ordinance 2000-27) to be a part of the Town Square Historical
District.
Comprehensive Plan Guidance
Future Land Use Map:
The Future Land Use Map designates the subject property as Specialty Mixed Use.
The Specialty Mixed-Use Area designation accommodates large-scale mixed-use developments
that are mostly commercial and usually near intense regional commercial uses and the I-35
corridor. This category encourages the creation of well planned “centers” designed to integrate
a variety of complementary uses, with an emphasis on retail, offices, and entertainment
activities. These centers may also include civic facilities and parks or other green spaces.
Housing, in the form of apartments, townhomes, condominiums, and live-work spaces, is also
encouraged in these mixed-use areas, generally in higher densities. These areas should be
designed in a pattern of pedestrian-oriented, storefront-style shopping streets, with shared
parking and strong pedestrian linkages to the surrounding areas.
Courthouse
Page 42 of 153
Planning Department Staff Report
2019-13-REZ
601 S. Main Street Page 4 of 7
Growth Tier:
The Growth Tier Map designates the subject property as Tier 1A.
Tier 1A is that portion of the city where infrastructure systems are in place, or can be
economically provided, and where the bulk of the city’s growth should be guided over the
near term. Within Tier 1A, the city is called on to conduct assessments of public facility
conditions and capacities, and to prioritize short and long term capital investments so as to
ensure that infrastructure capacity is sufficient to serve development intensities as indicated
on the Future Land Use Map and in the zoning districts.
Other Master Plans:
The Downtown Master Plan depicts the subject property as a part of the Downtown Core Character
Area.
The Downtown Core area retains the best definition of a retail-oriented street edge surrounding
the Town Square Historic District. It has a collection of historic buildings that provide interest
and is served by on-street parking. The existing streetscape amenities consist of brick pavers,
benches, decorative lights with banners and wayfinding signs. It is, by far, the most active part
of downtown.
This area should strengthen as the specialty shopping and dining destination for the county; it
should be entertaining and highlight the unique qualities of a downtown shopping experience,
including shops, restaurants and specialty stores. Office space and apartments on upper floors
should be promoted that will help energize this area and support the street level businesses.
Existing historic assets should be preserved whenever feasible, and be adapted to a new uses as
needed. Surface parking should be kept to a minimum and landscape standards should be
applied that will maintain an attractive street edge for pedestrians.
Recommend projects include:
• Promote individual retail store rehabilitations through the Main Street Program.
• Facilitate adaptive reuse of historic buildings and redevelopment of vacant lots.
• Continue to promote the historic significance of the courthouse through guided
tours and allow flexible use of the interior space (Georgetown Historical Society,
Arts & Culture, etc.)
• Continue outdoor activities in the square, including the Poppy Festival, Christmas
Stroll, Market Days, First Fridays and Music on the Square.
• Promote new activities such as a Farmer’s Market or Wine/Art Walk. Stage small
outdoor arts venues.
• Continue to promote dining and specialty retail businesses, such as the wineries.
• Promote development of downtown living and professional offices on upper floors.
• Promote development of more cultural facilities and entertainment venues.
• Continue to improve pedestrian circulation with upgraded, continuous and
accessible sidewalks with a higher level of streetscapes and landscapes than other
parts of downtown.
Page 43 of 153
Planning Department Staff Report
2019-13-REZ
601 S. Main Street Page 5 of 7
Utilities
The subject property is located within the City’s service area for water, wastewater, and electric. It is
anticipated that there is adequate capacity to serve the subject property at this time. A Utility Evaluation
may be required at time of Site Development Plan to determine capacity and any necessary utility
improvements.
Transportation
While the entire site is addressed on Main Street, only a portion is being considered for rezoning. This
portion has frontage on E. 6th Street, which is a local street. However, the subject property is currently
accessed from a driveway on S. Main Street.
Local streets are intended to provide access to adjoining properties by collecting the traffic from
surrounding areas and distributing it to adjoining collectors or arterial streets. Local streets can
access both collector level streets and arterial level streets.
A Traffic Impact Analysis (TIA) will be required at time of Site Development Plan for any development
that generates more than two thousand (2,000) average daily trips based upon the latest edition of the
Institute of Transportation Engineers (ITE) Trip Generation Manual.
Proposed Zoning district
The Mixed Use Downtown District (MU-DT) is intended to provide a location for a mix of land uses
including general commercial and retail activities, office as well as single-family and multi-family in
the downtown area. Developments in the MU-DT District are typically smaller in size and scope
although there may be occasionally heavy traffic. The Mixed Use Downtown District is only
appropriate in the traditional downtown area of Georgetown. Properties in MU-DT shall meet the
design requirements of the Downtown Overlay District, and Downtown and Old Town Design
Guidelines.
Permitted uses in this district include, but are not limited to inn, restaurant, personal services, single-
family detached, parking lot, and banking and financial services. Other uses such as bed and breakfast,
general office, upper-story residential, and daycare are permitted subject to specific design limitations
to ensure compatibility with the surrounding properties. Certain land uses including hotel, theatre,
medical or dental clinic, assisted living, multi-family attached, and community center uses may be
permitted subject to approval of a Special Use Permit (SUP). Exhibit 4 contains a comprehensive list of
MU-DT district permitted uses and development standards.
Intergovernmental and Interdepartmental Review
The proposed rezoning request was reviewed by all applicable City Departments to determine the
appropriateness of the requested zoning on the subject property. No comments were issued regarding
the zoning request.
Page 44 of 153
Planning Department Staff Report
2019-13-REZ
601 S. Main Street Page 6 of 7
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is complete
and the information contained
within the application is
sufficient and correct enough
to allow adequate review and
final action.
Complies
An application must provide the
necessary information to review and
make a knowledgeable decision in
order for staff to schedule an
application for consideration by the
Planning and Zoning Commission and
City Council. This application was
reviewed by staff and deemed to be
complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Complies
The Specialty Mixed Use Area (SMUA)
Future Land Use Designation
encourages activity centers and a mix
of uses. The SMUA designation is
primarily seen in Downtown. The
Mixed Use Downtown (MU-DT)
zoning district is most appropriate
within the SMUA designation and the
Downtown Overlay District.
3. The zoning change promotes
the health, safety or general
welfare of the City and the
safe orderly, and healthful
development of the City.
Complies
The rezoning of the subject property to
MU-DT would promote orderly
development because it would remove
residential zoning from a City block in
the Town Square Historic District that
is entirely comprised of Mixed Use
Downtown (MU-DT), with the
exception of one lot zoned Office.
4. The zoning change is
compatible with the present
zoning and conforming uses of
nearby property and with the
character of the neighborhood.
Complies
The rezoning of the subject property is
compatible with present zoning and
nearby uses because of its location on a
block in Town Square Historic District.
This District is intended to have a mix
of uses. The subject property is a part
of a larger lot that already has MU-DT
zoning. Adding 0.216 more acres of
MU-DT zoning in the area will not
create an additional impact on the
adjacent residential area.
5. The property to be rezoned is
suitable for uses permitted by Complies The subject property is a part of a
larger lot that is being replatted (2019-
Page 45 of 153
Planning Department Staff Report
2019-13-REZ
601 S. Main Street Page 7 of 7
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
the District that would be
applied by the proposed
amendment.
36-FP). The property has enough land
area to accommodate the allowed use
and dimensional standards of the
Mixed Use Downtown (MU-DT)
zoning district. The MU-DT district has
a zero setback requirement and allows
up to 90% impervious cover.
Additionally, bufferyards would not be
required since the subject property is
not directly adjacent to residentially-
zoned property.
In summary, the request for Mixed Use Downtown (MU-DT) zoning is consistent with the
Comprehensive Plan and Downtown Master Plan. The Town Square Historic District is an appropriate
location for MU-DT zoning. The rezoning of 0.216 acres removes residential zoning on a City block that
is intended for mixed use zoning.
Meetings Schedule
09/17/2019 – Planning and Zoning Commission
10/08/2019 – City Council First Reading of the Ordinance
10/22/2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners within a 300-foot radius of the
subject property and within the subdivision were notified of the Zoning Map Amendment request (36
notices), a legal notice advertising the public hearing was placed in the Sun Newspaper (September 1,
2019) and a sign was posted on-site.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Design and development standards of the MU-DT district
Exhibit 5 – Letter of Intent
Page 46 of 153
EL
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2019-13-REZ
Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Fee t
Page 47 of 153
EL
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Future Land Use / Overall Transportation Plan
Exhibit #2
2019-13-REZ
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 250 500Ft
Page 48 of 153
EL
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Zon in g Information2019-13-REZExhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
¯
0 250 500FtPage 49 of 153
Maximum Density = NA Front Setback = 0 feet Bufferyard = 10 feet with plantings
Maximum Building Height = 40 feet Side Setback = 0 feet adjacent to AG, RE, RL, RS,TF, or MH
Maximum Units per Building = NA Side Setback to Residential = 0 feet districts
Rear Setback = 0 feet adjacent to residences in AG
Rear Setback to Residential = 0 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Inn Bed and Breakfast Hotel (boutique)
Restaurant, General Bed and Breakfast (with events)Hotel (Full service)
Food Catering Services Microbrewery or Microwinery Restaurant (drive thru)
Home Health Care Services Live Music or Entertainment Bar, Tavern or Pub
Medical or Dental Office General Office Theater (Movie or live)
Farmers Market Integrated Office Center Mebership (Club or Lodge)
Arisan Studio/Gallery General Retail Event Facility
Personal Services Upper story residential Commercial Recreation
Dry Cleaning Service (drop off only)Home based business Blld or Plasma Center
Laundromat Daycare (family home)Diagnostic Center
Printing, Mailing, Reproduction Services Daycare (goup)Medical or Dental Clinic
Banking and Financial Services Religious assembly facilities Medical Complex
Consumer Repair Religious assembly facilities (with columbaria)Post Surgical Recovery Center
Vet Clinic (Indoor pens only)Public Park (neighborhood)Surgey Center
Single Family Detached Heliport Urgent Care Facility
Group Home (6 residents or less)Utility Services Intermediate Personal Services (restricted)
Emergency Services Station Wireless Transmission Facility (40 ft or less)Fitness Center
Government or Postal Office Townhouse
Library or Museum Multi-family attached dwelling units
Neature Preserve or Community Garden Accessory dwelling unit
Parking Lot (offsite)Group Home (7-15 residents)
Parking Lot (commercial)Assisted Living
Park and Ride Facility Hospice
Transit Passenger Terminal Rooming or Boarding House
Utillity Services (Minor)School, College or University
School, Business or Trade
Activity Center (Youth or Senior)
Community Center
Correctional Facility
Social Service Facility
Transient Service Facility
Hospital
Hospital, Psychiatric
Private Transport Service Dispatch Facility
Mixed Use Downtown (MU-DT) District
District Development Standards
Specific Uses Allowed within the District
Page 50 of 153
Page 51 of 153
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W 9TH STW 9TH ST
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W 7TH STW 7TH ST
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
Rezoning Location Map: 601 S Main Street City of Georgetown, TX
0 75 150 225 30037.5 Feet
MAP DATE: 06/07/19
Tract II0.165 Ac.
PT Lots 5 & 8Block 38City of GeorgetownDoc No. 1996026182, OPR
Zoning Legend
Mixed Use Downtown
Mixed-Use Downtown
Office
Residential Single-Family
Two Family
Subject Parcel
Tract II - Proposed ZoningAmendment Boundary
Page 52 of 153
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NOTES:
1.REFERENCE IS HEREON MADE TO THE METES AND BOUNDS DESCRIPTION OF
THIS TRACT ACCOMPANYING THIS SKETCH.
2.BEARINGS ARE BASED ON THE TEXAS COORDINATE SYSTEM OF 1983, CENTRAL
ZONE (NAD_83 (2011)). ALL DISTANCES SHOWN HEREON ARE SURFACE VALUES
REPRESENTED IN U.S. SURVEY FEET BASED ON A GRID-TO-SURFACE COMBINED
ADJUSTMENT FACTOR OF 1.00013.
I CERTIFY THAT THIS MAP WAS PREPARED FROM A SURVEY MADE ON THE GROUND
ON JUNE 26, 2019, UNDER MY SUPERVISION.
IRON ROD FOUND
(1/2" OR AS NOTED)
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WILLIAMSON COUNTY, TEXAS
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Page 53 of 153
Page 54 of 153
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Page 56 of 153
601 S Main Street
2019-13-REZ
Planning & Zoning Commission
September 17, 2019
Page 57 of 153
Item Under Consideration
2019-13-REZ
•Public Hearing and possible action on a request to rezone
approximately 0.165 acres out of Lots 5 and 8, Block 38, City of
Georgetown and a portion of W 6th St, a 60-foot wide roadway, from
the Residential Single-Family (RS) district to the Mixed Use Downtown
(MU-DT) district, generally located at 601 S Main Street
Page 58 of 153
Courthouse
Page 59 of 153
Courthouse
Page 60 of 153
Specialty Mixed Use
Moderate Density Residential
Page 61 of 153
Mixed Use Downtown (MU-DT)
Office (OF)
Residential Single-Family (RS)
Page 62 of 153
Mixed Use Downtown (MU-DT)
•Mix of land uses, including general
commercial and retail
•Also includes single-family and multi-
family in the downtown area
•Smaller in scale and scope
•Only appropriate in the traditional
downtown area
•Shall meet design requirements of the
Downtown Overlay District and Design
Guidelines
Dimensional Standards
•Max building height = 40’
•Setbacks = 0’
•90% impervious cover
•10’ landscape buffer to
residential zoning
Page 63 of 153
Mixed Use Downtown (MU-DT)
Page 64 of 153
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and
final action;
X
The zoning change is consistent with the
Comprehensive Plan;X
The zoning change promotes the health, safety
or general welfare of the City and the safe
orderly, and healthful development of the City;
X
Page 65 of 153
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood; and
X
The property to be rezoned is suitable for uses
permitted by the district that would be applied
by the proposed amendment.
X
Page 66 of 153
Public Notifications
•36 property owners within the
300’ buffer
•Notice in Sun News on 9/1/19
•Signs posted on the property
•To date, staff has not received
any public comments
Page 67 of 153
Summary
•Public Hearing and possible action on a request to rezone
approximately 0.165 acres out of Lots 5 and 8, Block 38, City of
Georgetown and a portion W 6th St a 60-foot wide roadway from the
Residential Single-Family (RS) district to the Mixed Use Downtown
(MU-DT) district, generally located at 601 S Main Street
•Per UDC Section 3.06.020.E, the Planning and Zoning Commission
shall hold a Public Hearing… and make a recommendation to the City
Council
Page 68 of 153
City of Georgetown, Texas
Planning and Zoning
September 17, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request for a C omprehensive P lan Amendment to change the
F uture Land Us e designation from Employment C enter to Moderate Dens ity R esidential on an
approximately 119-acre trac t of land in the Woodruff S tubblefield S urvey, Abstract No. 556, generally
located at 1500 Lawhon Ln (2019-5-C PA). Michael P atros ki, P lanner
IT E M S UMMARY:
T he applic ant has initiated a request to c hange the F uture Land Use C ategory of approximately 119 acres
from Employment C enter (EC ) to the Moderate Dens ity R esidential (MDR ) category. T he applicant is not
pres ently pursuing any rezoning and have no development plans .
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Mic hael P atroski
AT TAC H ME N T S:
Description Type
Staff report Cover Memo
Exhibit 1-Location Map Exhibit
Exhibit 2-Future Land Use Map Exhibit
Exhibit 3-Letter of Intent Exhibit
pres entation Pres entation
Page 69 of 153
Planning and Zoning Commission
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 1 of 9
Report Date: August 29, 2019
Case No: 2019-5-CPA
Case Manager: Michael Patroski, Planner
Item Details
Project Name: Emma L Lawhon Family Land Partnership
Project Address: 1500 Lawhon Lane, within City Council district No. 7.
Total Acreage: 119
Legal Description: 119-acre tract in the Woodruff Stubblefield Survey
Applicant: Gene Lawhon
Property Owner: Emma L Lawhon Family Land Partnership
Request: The applicant is requesting to change the Future Land Use of the property from
Employment Center (EC) to Moderate Density Residential (MDR).
Case History: This is the first public hearing for this case.
Page 70 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 2 of 9
Overview of Applicant’s Request
The applicant has initiated a request to change the Future Land Use Category of approximately 119
acres from Employment Center (EC) to the Moderate Density Residential (MDR) category. The EC
category 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 or densities under three (3) dwellings units per acre. At this time, the
owner of the property is not pursuing any rezoning and have no development plans. The owner would
like to change the Future Land Use designation so they can potentially sell the property with the MDR
Future Land Use designation, should an opportunity arise.
Site Information
Location:
The subject property is located at 1500 Lawhon Lane. This property is located northeast of the Sam
Houston Ave and Bell Gin Road intersection.
Physical and Natural Features:
The subject property is predominately flat with very little tree coverage throughout the site.
Surrounding Properties:
The subject property is situated along Sam Houston Ave. A portion of the subject property is adjacent
to the Sadddlecreek subdivision to the northwest. The majority of the property is adjacent to property
zoned Business Park (BP) and Low-Density Multi-Family (MF-1) to the north. To the east and south,
the subject property is adjacent to vacant Agriculture property. The adjacent property to the west is
currently undeveloped Local Commercial (C-1) zoned property.
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North
Residential Single-
Family(RS), Business
Park (BP), Low-
Density Multi-
Family(MF-1)
Employment Center Saddlecreek Subdivision
South Agriculture (AG) Employment Center Vacant
East Agriculture (AG) Employment Center Vacant/ Residential Home
West
Local Commercial
(C-1), Residential
Single-Family (RS)
Employment Center Vacant
Page 71 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 3 of 9
Property History
The subject site is located in the City of Georgetown’s city limits. The subject site was part of a 1, 110
acre annexation in 2006. At that time the subject property was zoned Agriculture (AG).
Transportation
The subject site is currently has frontage along existing freeway Sam Houston Ave, proposed collector
Bell Gin Road, and proposed major arterial Patriot Way.
The frontage for this property is as follows:
Sam Houston Ave: estimated 1, 690 feet
Bell Gin Road: estimated 1,540 feet
Patriot Way: estimated 725 feet
Utilities
The subject site is located within the Jonah Water SUD service area for water. Additionally, it is located
within the Oncor service area for electric. A Utility Evaluation will be required at the time of
Subdivision Plat and Site Development Plan to determine capacity and any necessary utility
improvements.
Saddlecreek
Subdivision
Page 72 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 4 of 9
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for the 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.
Many Employment Center designations will include undeveloped properties identified by the City as
opportunity sites for centers of commerce or employment. These sites may be acquired and developed
through public-private partnerships. Primary uses include offices, flex offices, and technology research
and development, as well as environmentally friendly manufacturing. These uses should be
encouraged to develop in a campus-like setting with generous, linked open space to maximize value,
promote visual quality, and encourage pedestrian activity between employment areas and areas of
supporting uses such as retail, restaurants, and residential.
These areas often act as a transition between more intensely developed commercial uses and residential
neighborhoods. For this reason, standards should be developed to ensure that development of these
activities is compatible with the character of the surrounding area.
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.
Growth Tier:
The subject site is located within Growth Tier 1B. Tier 1B is the area within the present city limits, or
subject to a development agreement, 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 once Tier 1A approaches buildout over the next ten years. This includes areas subject to
development agreements or annexation service plans which mandate the provision of public facilities
at varying levels of service. Other than these existing commitments, the City’s priorities for capital
improvement should focus on the development of a full array of services and facilities with adequate
capacities in Tier 1A, prior to initiating additional major investments in Tier 1B.
Proposed Future Land Use Category
As shown in Exhibit 3, the applicant is seeking to change the Future Land use category from
Employment Center to Moderate Density Residential.
This land use category comprise single family neighborhoods that can be accommodate at a density
ranging between 3.1 and 6 dwelling units per gross acre, with housing types including small-lot
detached and attached single-family dwellings (such as townhomes).
Page 73 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 5 of 9
As in the preceding category, the Moderate-Density Residential category may also support
complementary non-residential uses along arterial roadways such as neighborhood serving retail,
office, institutional, and civic uses, although such uses may not be depicted on the Future Land Use
Map. Standards should be established to maximize compatibility of these uses with adjacent land uses,
minimize traffic congestion and overloading of public infrastructure, and also ensure a high standard
of site, landscape, and architectural design.
Inter Departmental, Governmental, and Agency Comments
The proposed amendment was reviewed by the applicable City departments.
Staff Analysis
The Future Land Use Plan is a component/element of the 2030 Comprehensive Plan. It is a holistic view
of Georgetown and provides guidance for land uses in a more broad based approach (as opposed to
zoning). The Future Land Use Map provides guidance for zoning decisions. It does not necessarily
reflect the present use of land or existing zoning district designations. Rather, the Future Land Use Map
depicts the array and distribution of land uses as they are e xpected to exist in 2030.
The UDC identifies that amendments to the 2030 Plan may be considered when the request maintains
sound, stable, and desirable development that is consistent with the goals and policies of the 2030 Plan.
Below is a summary of land use goals stated within the 2030 Plan used to evaluate this request.
Promote sound, sustainable, and compact development patterns with balanced land uses, a
variety of housing choices, and well integrated transportation, public facilities, and open space
amenities.
Attract desired forms of balanced development, creating quality urban, suburban, and rural
places that offer a choice of setting and lifestyle.
Encourage residential developments that are well-connected to the larger community, planned
and designed to compliment the heritage and natural character of the City, and offer a variety
of housing types and price ranges.
Encourage sound, compact, and quality growth, including pedestrian-friendly development
patterns that incorporate mixed-uses, a variety of densities, and resource conservation while
accommodating public transportation, alternative fuel vehicles, biking, and walking as
convenient substitutes for automobile use.
Encourage the staged, orderly expansion of contiguous development to coincide with the
expansion of roads and infrastructure.
Additionally, the UDC establishes approval criteria in analyzing the long term effects of a
Comprehensive Plan Amendment. Staff has reviewed the proposed request and has found that it
partially complies with the criteria established in UDC Section 2.06.030 for a Comprehensive Plan
Amendment, as outlined below:
Page 74 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 6 of 9
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is
complete and the
information contained
within the application is
sufficient and correct
enough to allow
adequate review and
final action.
Complies An application must provide the
necessary information to review and
make a knowledgeable decision in
order for staff to schedule and
application for consideration by the
Planning and Zoning Commission
and City Council. The application
was reviewed by staff and deemed
to be complete.
2. The Amendment
promotes the health,
safety or general welfare
of the City and the safe
orderly, and healthful
development of the City.
Does Not Comply The proposed amendment to the
Future Land Use Map does not
promote orderly development
because it is not consistent with the
development goals and policies of
the city. While southeastern
quadrant of the city has experienced
significant growth; goals, policies
and smart planning practices have
been able to be achieved. Goal 1 of
the Comprehensive Plan is to
promote sound, sustainable, and
compact development patterns with
balanced land uses, a variety of
housing choices and well-integrated
transportation, public facilities, and
open space amenities. Policy 1.A.2.
is to preserve and rezone land
ideally suited for long-term
commercial and employment uses
and prevent its use for residential
subdivisions. This proposed
amendment would be in direct
conflict of these goals.
Additionally, this area of the city is
specifically intended to facilitate
non-residential development based
on its close proximity to the
Regional Commercial Node at the
Sam Houston Ave and SH 130 toll
intersection. The proposed Future
Land Use would be in direct conflict
with that vision.
Page 75 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 7 of 9
In addition to the approval criteria above, Section 3.04.030.B of the UDC contains the following
guidelines when considering an amendment.
APPROVAL CRITERIA STAFF COMMENTS
1. The need for the
proposed change
The applicant states there is a need for the proposed
amendment to accommodate the growing demand for
more affordable housing. In addition, the applicant states
that the growth in southeast Georgetown has exceeded
what was envisioned when the 2030 Comprehensive Plan
was adopted and that the area is uniquely situated to
accommodate additional growth due to the existing and
planned schools, transportation, and utility infrastructure.
While staff recognizes that the Employment Center (EC)
category, which currently promotes more
commercial/office and business development along major
roadways and closer to the Future Regional Commercial
Node at the TX-130 and Patriot Way intersection may no
longer be what is envisioned today, careful analysis and
discussion needs to occur to determine the future
development potential for this portion of the city.
Goal 3 of the Comprehensive Plan is to provide a
development framework for the fringe that guides sound,
sustainable patterns of land use, limits sprawl, protects
community character, demonstrates sound stewardship of
the environment, and provides for efficient provision of
public services and facilities as the city expands. If the
current FLU is to be amended, staff believes that the most
appropriate change would be in the form of a commercial
future land use designation that would prioritize
commercial development along Sam Houston. At time
staff does not believe the applicant has provided sufficient
reasoning for the need for the proposed amendment.
2. The effect of the
proposed change on the
need for City services
and facilities
The effect of the proposed change on the need for City
services and facilities is minimal for water and electric, as
the subject area is located within the Jonah SUD water
service area and the Oncor electric service area. However,
there currently is no wastewater mains running to the site.
The current wastewater line currently stops at the
adjacent Saddlecreek Subdivision to the Northwest.
According to the city’s Master Utility Plan, there is no
current plan to provide wastewater lines directly to the
Page 76 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 8 of 9
APPROVAL CRITERIA STAFF COMMENTS
subject area. If the property were to be developed, the
city would need to expand the wastewater line from the
Saddlecreek Subdivision.
3. The compatibility of the
proposed change with
the existing uses and
development patterns of
nearby property and with
the character of the
neighborhood
development of the City.
As the Southeastern portion of the city has expanded
with residential growth, this in turn has created the
desire/need for more non-residential development in the
area. Considering the size of the subject property (119
acres) and close proximity to what is envisioned to be a
major Regional Commercial Node, the abandonment of
Employment Center (EC) designation may not be in the
cities best long-term interest. Currently there is no other
Moderate Density Residential (MDR) designation adjacent
to the subject property or along Sam Houston Ave. While
the Saddle Creek Subdivision to the northwest has
Residential Single-Family components to their overall site,
the majority of the shared border with the subject
property is Local Commercial (C-1), Business Park (BP),
and Low-Density Multifamily (MF-1). Therefore, the
proposed MDR category does not appear to reflect
compatibility with the surrounding area and the proposed
FLU designation may result in residential sprawl creating
an unbalance of uses in the area.
4. The implications, if any,
that the amendment may
have for other parts of
the Plan.
If the proposed Comprehensive Plan Amendment is
approved this may have a ripple effect for the remaining
Employment Center designation, particularly to the west
along Sam Houston Ave. Currently the FLU map
displays Employment Center (EC) designation from the
Sam Houston Ave/Rockride Lane Interstation to the
future Regional Commercial Node. To remove 119 acres
in the middle of this designation may alter the entire flow
of projected Future Land Use, resulting in the need
rededicate the area away from the cities initial vision.
Additionally, there is already a severe need for park land
for the growing southeastern portion of the city. If the
119-acre tract were to have residential development, this
would significantly place more pressure on the need for
public services within this quadrant of the city.
Summary:
In summary, staff finds the proposed change from Employment Center (EC) to Moderate Density
Residential (MDR) is not appropriate due to its incompatibility with current development trends and
the initial vision of the city. Staff finds that there is not a need for the proposed change and the
Page 77 of 153
Planning Department Staff Report
2019-5-CPA
Emma L Lawhon Family Land Partnership Page 9 of 9
acceptance of this amendment would have a negative effect on city services, facilities, and other long-
term plans the city has initiated.
Public Comments:
As required by the Unified Development Code, a legal notice advertising the public hearing was
placed in the Sun Newspaper August 14, 2019. To date, staff has received 0 written comments
regarding the request.
FINANCIAL IMPACT:
None. The applicant has paid the required application fees.
SUBMITTED BY:
Michael Patroski, Planner
ATTACHMENTS
2019-5-CPA- P&Z Staff Report
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Letter of Intent
Presentation
Page 78 of 153
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2019-5-CPAExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.5 1Mi
Page 79 of 153
C R 1 0 5
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Future Land Use / Overall Transportation Plan
Exhibit #2
2019-5-CPA
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 0.25 0.5Mi
Page 80 of 153
Page 81 of 153
Page 82 of 153
Project Name
2019-5-CPA
Planning & Zoning Commission
Page 83 of 153
Item Under Consideration
2019-5-CPA
•Public Hearing and possible action on a request for a Comprehensive
Plan Amendment to change the Future Land Use designation from
Employment Center to Moderate Density Residential on an
approximately 119-acre tract of land in the Woodruff Stubblefield
Survey, Abstract No. 556, generally located at 1700 Lawhon Ln (2019-
5-CPA.
Page 84 of 153
Saddle Creek Subdivison
Page 85 of 153
Call-Out Box
Page 86 of 153
Call-Out Box
Page 87 of 153
Call-Out Box
Page 88 of 153
FLU Designation
Moderate-Density Residential
•This land use category comprise single family neighborhoods that can be accommodate at a density ranging between 3.1 and 6 dwelling units per gross acre, with housing types including small-lot detached and attached single-family dwellings (such as townhomes).
•As in the preceding category, the Moderate-Density Residential category may also support complementary non-residential uses along arterial roadways such as neighborhood serving retail, office, institutional, and civic uses, although such uses may not be depicted on the Future Land Use Map. Standards should be established to maximize compatibility of these uses with adjacent land uses, minimize traffic congestion and overloading of public infrastructure, and also ensure a high standard of site, landscape, and architectural design.
Page 89 of 153
Approval Criteria –UDC Section 3.04.030
Criteria for a Comp Plan Amendment Complies Partially Complies Does Not Comply
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and final
action;
X
The amendment promotes the health, safety or
general welfare of the City and the safe orderly, and
healthful development of the City;
X
Page 90 of 153
Approval Guidelines –UDC Section 3.04.030.B
Criteria for a Comp Plan Amendment
The effect of the proposed change on the need for City services and facilities;
The compatibility of the proposed change with the existing uses and development patterns of nearby property and with
the character of the neighborhood;
The implications, if any, that the amendment may have for other parts of the plan;and
The need for the proposed change.
Page 91 of 153
Public Notifications
•Notice in Sun News on August 14, 2019
•To date, staff has not received any public comments
Page 92 of 153
Summary
•Public Hearing and possible action on a request for a Comprehensive
Plan Amendment to change the Future Land Use designation from
Employment Center to Moderate Density Residential on an
approximately 119-acre tract of land in the Woodruff Stubblefield
Survey, Abstract No. 556, generally located at 1700 Lawhon Ln (2019-
5-CPA
•Per UDC Section 3.06.020.E, the Planning and Zoning Commission
shall hold a Public Hearing… and make a recommendation to the City
Council
Page 93 of 153
City of Georgetown, Texas
Planning and Zoning
September 17, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request to rezone approximately 2.55 acres out of the Nic holas
P orter S urvey, Abstract No. 497, from the R es idential S ingle-F amily (R S ) dis tric t to the O ffice (O F )
dis tric t, for the property generally located at 1625 Williams Drive (2019-12-R EZ) -- Michael P atros ki,
P lanner
IT E M S UMMARY:
T he applicant is requesting to rezone the R esidential S ingle-F amily (R S ) zoned property to O ffice (O F ).
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Mic hael P atroski
AT TAC H ME N T S:
Description Type
staff report Cover Memo
Exhibit 1-Location Map Exhibit
Exhibit 2-Future Land Use Map Exhibit
Exhibit 3- Zoning Map Exhibit
Exhibit 4-Design and development s tandards of the OF Zoning
districts
Exhibit
Exhibit 5- Letter of Intent Exhibit
Public Comments Backup Material
pres entation Cover Memo
Page 94 of 153
Planning and Zoning Commission
Planning Department Staff Report
2019-12-REZ
Keister Properties Page 1 of 8
Report Date: September 12, 2019
Case No: 2019-12-REZ
Project Planner: Michael Patroski, Planner
Item Details
Project Name: Keister Properties
Project Location: 1625 Williams Drive, within City Council district No. 2.
Total Acreage: 2.55 acres
Legal Description: 2.55 acres out of the Nicholas Porter Survey, Abstract No. 49
Applicant: Jab Engineering, LLC, c/o Joshua Barran
Property Owner: Dave Keister
Request: The applicant is requesting to rezone the Residential Single-Family (RS)
zoned property to Office-(OF).
Case History: The portion of the property fronting Williams Drive was rezoned in 2018.
Page 95 of 153
Planning Department Staff Report
2019-12-REZ
Keister Property Page 2 of 8
Overview of Applicant’s Request
The applicant is requesting to rezone the Residential Single-Family (RS) zoned property to Office (OF).
Site Information
Location:
The subject property is located generally at 1625 Williams Drive. This property is located at the end of
Park Lane one block east of the Williams Drive/Golden Oaks Drive intersection.
Physical and Natural Features:
The subject property currently consist of a one (1) existing barn. The remainder of the property is
prodominately flat with moderate tree coverage throughout the site.
Future Land Use and Zoning Designations:
The subject property has a Mixed-Use Neighborhood Center Future Land Use designation. It is
currently zoned Residential-Single Family (RS). It is also situated within the 2017 Williams Drive Study
Area with the intended designation of Small Office/Medium Density Housing.
Surrounding Properties:
The subject property is adjacent to Residential Single-Family to the east and north, and Office to the
west and south.
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North Residential-Single
Family (RS)
Moderate Density
Residential (MDR) Residential Structure
South Office (OF) Mixed Use Neighborhood
Center (MUNC) Undeveloped
East Residential Single-
Family (RS)
Mixed Use Neighborhood
Center (MUNC) Residential Structure
West Office (OF) Mixed Use Neighborhood
Center (MUNC) Undeveloped
Page 96 of 153
Planning Department Staff Report
2019-12-REZ
Keister Property Page 3 of 8
Property History:
The subject property was annexed into the city limits in 1964 (Annexation Ordinance 64-A1). This is the
first rezoing case for the subject property.
Comprehensive Plan Guidance
Future Land Use Map:
The Mixed-Use Neighborhood Center 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.
These compact and often “walk-to” centers provide limited retail goods and services to a local customer
base, while having minimal impact on the surrounding residential uses. They accommodate (but do
not require) mixed-use buildings with neighborhood-serving retail, service, and other uses on the
ground floor, and offices or residential units above. They may also include stand-alone high density
residential development.
Coldwell
Banker (OF)
Residential
Residential
(OF)
Page 97 of 153
Planning Department Staff Report
2019-12-REZ
Keister Property Page 4 of 8
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 noncommercial 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 subject property is located within Growth Tier 1A. Tier 1A is that portion of the city where
infrastructure systems are in place, or can be economically provided, and where the bulk of the city’s
growth should be guided over the near term. Within Tier 1A, the city is called on to conduct
assessments of public facility conditions and capacities, and to prioritize short and long term capital
investments so as to ensure that infrastructure capacity is sufficient to serve development intensities as
indicated on the Future Land Use Map and in the zoning districts.
Other Master Plans: Williams Drive Study
The Williams Drive Study recommends a mix of uses within the Centers Area ranging between Urban
Mixed Use, to Highway Commercial, to low to high density residential.
Specifically, the Study recommends Small Office/Medium Density Housing for this property and
area.
Page 98 of 153
Planning Department Staff Report
2019-12-REZ
Keister Property Page 5 of 8
Utilities
The subject property is located within the City’s service area for water, wastewater, and electric. It is
anticipated that there is adequate water and wastewater capacity to serve the subject property at this
time.
Transportation
The subject property has connectivity to Park Lane, a local roadway. It is anticipated that the subject
propery will have shared acces with the property to the south onto Williams Drive. Williams Drive is
identified as an existing Major Arterial in the Overall Thoroughfare Plan. Major arterials connect major
traffic generators and land use connections, and serve much larger traffic volumes over greater
distances.
Should the property be further subdivided, the extention of Park Lane will be required or construction
of a cul-de-sac will be needed for streetfrontage and full access.
Proposed Zoning District
The Office District (OF) is intended to provide a location for offices and related uses. The uses allowed
have relatively low traffic generation. Small areas of the OF District may be appropriate adjacent to
most residential uses and as a transition between residential areas and commercial areas.
Permitted uses in this district include Diagnostic Center, Home Health Care Services, Medical
Page 99 of 153
Planning Department Staff Report
2019-12-REZ
Keister Property Page 6 of 8
Office/Clinic, Dental Office/Clinic, General Office, Personal Services, Dry Cleaners, Printing-Mailing-
Copy Services, Banking/Finance Services, Commercial Document Storage, Emergency Services Station,
Government/Postal Office, Library/Museum, Social Service Facility, Nature Preserve, Parking Lot, and
Utilities. Other uses such as Restaurant, Date Center, Upper-Story Residential, Home-Base Business,
Day Care, Church, Public Park, Heliport, Wireless Transmission Facility, Seasonal Product Sales,
Farmers Market (temporary), Business Office (temporary), Concreate Products (temporary),
Construction Field Office, Construction Staging (off-site), Parking Lot (temporary) are permitted
subject to specific design limitations. Certain land uses, including Hotel, Medical Complex, Surgery
Center, Integrated Office Center, require a Special Use Permit (SUP). Exhibit 4 contains a
comprehensive list of OF district permitted uses and development standards.
Intergovernmental and Interdepartmental Review
The proposed rezoning request was reviewed by all applicable City Departments to determine the
appropriateness of the requested zoning on the subject property. No comments were issued regarding
the zoning request.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with 2 and partially
complies with 3 of the 5 criteria established in UDC Section 3.06.030 for a Zoning Map Amendment, as
outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is complete
and the information contained
within the application is
sufficient and correct enough
to allow adequate review and
final action.
Complies An application must provide the
necessary information to review and
make a knowledgeable decision in
order for staff to schedule an
application for consideration by the
Planning and Zoning Commission and
City Council. This application was
reviewed by staff and deemed to be
complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Partially Complies The subject property is generally
located in an area where the Mixed-Use
Neighborhood Commercial and
Moderate Density Residential
designation converge. The 2030
Comprehensive Plan envisions a mix of
complimentary uses along major
corridors where moderate density
residential focuses on residential
development with the exceptions of
commercial development along major
arterials. While this property is
currently under the same ownership of
Page 100 of 153
Planning Department Staff Report
2019-12-REZ
Keister Property Page 7 of 8
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
the front parcel, it is large enough to be
subdivided even after the required
future extension of Park Lane. Seeing
the proximity of Single-Family
Residential, the presence of commercial
along a local street without direct
access to a collector or arterial roadway
would be inconsistent with the 2030
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.
Partially Complies The requested Office (OF) zoning
district would not affect the health,
safety, or welfare of residents. In
regards to orderly development,
should further subdivision take place
and result in sole access off Park Lane,
the increase in automotive traffic along
a local residential street would not be
considered within the safe orderly
development of the City.
4. The zoning change is
compatible with the present
zoning and conforming uses of
nearby property and with the
character of the neighborhood.
Partially Complies The Office (OF) district is compatible
with the surrounding uses and
character of the adjacent properties
located along Williams Drive and
nearby Golden Oaks. However, the
proposed Office-OF may not be
compatible with the adjacent properties
along Dawn Drive and Park Lane that
are zoned and developed as Residential
Single-Family. Additionally, the
proposed Office-OF zoning district
along an exclusively Single-Family
local street does appear to be
inconsistent with the character of the
residential neighborhood.
5. The property to be rezoned is
suitable for uses permitted by
the District that would be
applied by the proposed
amendment.
Complies The applicant is proposing to rezone to
2.55-acre property Office-OF. The
property is suitable for the uses
permitted in the OF zoning district.
Based on the findings listed above, staff finds that the requested Office (OF) zoning district complies
with the 2 and partially complies with 3 approval criteria for a Zoning Map Amendment.
Page 101 of 153
Planning Department Staff Report
2019-12-REZ
Keister Property Page 8 of 8
Meetings Schedule
September 17, 2019 – Planning and Zoning Commission
October 8, 2019 – City Council First Reading of the Ordinance
October 22, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code (UDC), all property owners within 300 feet of the subject
property were notified of the request (43 notices mailed), a legal notice advertising the public hearing
was placed in the Sun Newspaper August 28, 2019 and signs were posted on-site. As of the publication
date of this report, staff has received 0 written comments in favor and 2 in opposition of the request.
Attachments
2019-12-REZ- P&Z Staff Report
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Design and development standards of the [OF Zoning District]
Exhibit 5 – Letter of Intent
Presentation
Page 102 of 153
DAW
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PARKER DR
GOLDEN OAKS DR
N IH 35 SB
O
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DUN M AN DR
ENTR 263 SB
TERRY LN
JUDY DR
N IH 35 FWY SB
FONTANA DR
THORNTON LN
CLAY ST
N IH 35 FWY NB
N O R T H W O O D D R
PATTI DR
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SHANNON LN
COTTON
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GARDEN VILLA DR
PARK E R C I R W JANIS DRW CENTR AL D R
KIMBERLY ST
TIF F A N Y L N
G A R D E N M E A D O W D R
GOLDEN VISTA DR
BOB W
HITE LN
P A R K M E A D O W B L V D
ENTR 262 NB
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2019-12-REZ
Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Fee t
Page 103 of 153
DAW
N DR
WILLIAMS DR
PARK LN
TERRY LN
R A N C H R D
W
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L
N
GOLDEN OAKS DR
MESQUITE LN
P A R K W A Y S T
E CENTRAL DR
JUDY DR
W C E N T R A L D RO
A
K L
N
PO W ER RD
W JANIS DR
E JANIS DR
COTTONW
OOD DR
OAK LN
OAK LN
M
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L
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O
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Coordinate System: Texas State Plane/C entr al Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Future Land Use / Overall Transportation Plan
Exhibit #2
2019-12-REZ
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 250 500Ft
Page 104 of 153
DAW
N DR
WILLIAMS DR
PARK LN
TERRY LN
R A N C H R D
W
E
S
T
W
O
O
D
L
N
GOLDEN OAKS DR
MESQUITE LN
P A R K W A Y S T
E CENTRAL DR
JUDY DR
W C E N T R A L D R
O
A
K L
N
PO W ER RD
W JANIS DR
E JANIS DR
COTTONW
OOD DR
OAK LN
OAK LN
M
E
S
Q
U
I
T
E
L
N
O
A
K LN
Zon in g Information2019-12-REZExhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
¯
0 250 500FtPage 105 of 153
Maximum Building Height = 45 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
(0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
Side Setback = 10 feet TH, MF‐1, or MF‐2 districts
Side Setback to Residential = 15 feet
Rear Setback = 10 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Diagnostic Center Restaurant, General Hotel, Boutique
Home Health Care Services Data Center Medical Complex
Medical Office/Clinic Upper‐story Residential Surgery Center
Dental Office/Clinic Home‐Based Business Integrated Office Center
General Office Business/Trade School
Personal Services Day Care (Group/Commercial)
Dry Cleaning Service, Drop‐off Only Church
Printing/Mailing/Copy Services Church w/ Columbarium
Banking/Financial Services Public Park, Neighborhood
Commercial Document Storage Heliport
Emergency Services Station Wireless Transmission Facility (<41')
Government/Postal Office Seasonal Product Sales
Library/Museum Farmer's Market, Temporary
Social Service Facility Business Offices, Temporary
Nature Preserve/Community Garden Concrete Products, Temporary
Parking Lot, Off‐Site Construction Field Office
Parking Lot, Commercial Construction Staging, Off‐site
Park‐n‐Ride Facility Parking Lot, Temporary
Utilities (Minor, Intermediate, Major)
OFFICE (OF) DISTRICT
District Development Standards
Specific Uses Allowed within the District
Page 106 of 153
JAB ENGINEERING, LLC.
4500 Williams Dr., Ste 212-121
Georgetown, TX 78633
512-779-7414
josh.baran@jabeng.com
August 19, 2019
City of Georgetown
Planning Department
406 W. 8th Street
Georgetown, Texas 78626
RE: Keister Properties
Rezone – Letter of Intent
This Letter of Intent and application information are prepared by JAB Engineering, LLC. (the “applicant”) under the
authorization of Keister Properties, LLC (the “owner”). The following detailed information is provided accordingly:
x The existing zoning is RS – Residential Single-Family and the proposed zoning is OF – Office.
x The Future Land Use Plan designates the subject property and surrounding corridor along Williams Drive
as Mixed Use Neighborhood Center. The subject property is designated as Tier 1A (Developed /
Redeveloping) in the 2030 Comprehensive Plan.
x The property to be rezoned is 2.55 acres and is described by written description and referenced deed
included with this application.
x The subject property is vacant, with the exception of an existing 3-sided shed. The reintroduction of
neighborhood businesses and services into older neighborhoods is consistent with Goal 2 of the Land
Use Elements in the 2030 Comprehensive Plan.
x The property will be served by a proposed shared driveway to be extended by the same owner across the
lots fronting Williams Drive. Utilities (water, sewer, and electric) are already located on the subject
property.
x The existing structure on the subject property is an unused 3-sided shed. This structure is proposed to
remain and does not encroach into any required setbacks that will encumber the property after zoning. No
encroachments will exist around the outside boundary for the proposed zoning.
x A survey of the existing site with overlay of the proposed zoning setbacks is included with this submittal
for reference.
Page 107 of 153
2
x The City Council shall consider the following approval criteria for zoning changes:
A. The application is complete and the information contained within the application is sufficient and
correct enough to allow adequate review and final action
The application, as submitted, includes sufficient and correct information to allow adequate review
and final action.
B. The zoning change is consistent with the Comprehensive Plan
The reintroduction of neighborhood businesses and services into older neighborhoods is consistent
with Goal 2 of the Land Use Elements in the 2030 Comprehensive Plan.
C. The zoning change promotes the health, safety or general welfare of the City and the safe orderly,
and healthful development of the City
The 2030 Comprehensive Plan and Future Land Use Plan are developed by the City in order to
promote the health, safety or general welfare of the City and the safe orderly, and healthful
development of the City. The proposed zoning change is consistent with the 2030 Comprehensive
Plan and Future Land Use Plan.
D. The zoning change is compatible with the present zoning and conforming uses of nearby property
and with the character of the neighborhood
The zoning change is compatible with the adjoining uses, with the southwest and west uses also
being OF. The subject property and surrounding corridor along Williams Drive is designated as Mixed
Use Neighborhood Center, of which this zoning change is compatible.
E. The property to be rezoned is suitable for uses permitted by the district that would be applied by the
proposed amendment.
The property to be rezoned is suitable for Office uses permitted by the OF zoning. These uses are
generally low-impact and suitable for the transition to the adjoining Residential Single-Family to the
east.
Please accept this letter of intent and accompanying documents for the Rezone.
Sincerely,
Joshua A. Baran, P.E.
JAB Engineering, LLC (F-14076)
Page 108 of 153
JAB ENGINEERING, LLC.
4500 Williams Dr., Ste 212-121
Georgetown, TX 78633
512-779-7414
josh.baran@jabeng.com
May 12, 2019
City of Georgetown
Planning Department
406 W. 8th Street
Georgetown, Texas 78626
RE: Keister Properties
Rezone – Letter of Intent
This Letter of Intent and application information are prepared by JAB Engineering, LLC. (the “applicant”) under the
authorization of Keister Properties, LLC (the “owner”). The following detailed information is provided accordingly:
x The existing zoning is RS – Residential Single-Family and the proposed zoning is OF – Office.
x The Future Land Use Plan designates the subject property and surrounding corridor along Williams Drive
as Mixed Use Neighborhood Center. The subject property is designated as Tier 1A (Developed /
Redeveloping) in the 2030 Comprehensive Plan.
x The property to be rezoned is 2.55 acres and is described by written description and referenced deed
included with this application.
x The subject property is vacant, with the exception of an existing 3-sided shed. The reintroduction of
neighborhood businesses and services into older neighborhoods is consistent with Goal 2 of the Land
Use Elements in the 2030 Comprehensive Plan.
x The property will be served by a proposed shared driveway to be extended by the same owner across the
lots fronting Williams Drive. Utilities (water, sewer, and electric) are already located on the subject
property.
x The existing structure on the subject property is an unused 3-sided shed. This structure is proposed to
remain and does not encroach into any required setbacks that will encumber the property after zoning. No
encroachments will exist around the outside boundary for the proposed zoning.
x A survey of the existing site with overlay of the proposed zoning setbacks is included with this submittal
for reference.
Please accept this letter of intent and accompanying documents for the Rezone.
Sincerely,
Joshua A. Baran, P.E.
JAB Engineering, LLC (F-14076)
Page 109 of 153
Page 110 of 153
From: Jeff Radke [mailto:jradke55@gmail.com]
Sent: Saturday, September 07, 2019 11:14 AM
To: WEB_Planning <planning@georgetown.org>
Subject: [EXTERNAL] Rezoning 1625 Williams Dr Case #2019-12-REZ
[EXTERNAL EMAIL]
I am generally in favor of the rezoning request if the property access is directly to Williams Dr. The
diagram does not show access to Williams Dr. It appears that the project will have access off of Park St.
That would be a mistake. Park St is a narrow residential street with parking on both sides. If this project
has access off of Park St, numerous commercial trucks will use Park St for access because it avoids
turning off or on to Williams Dr. That might be good for the project but it would be hazardous for the
children that live on and visit Park St. Park St. was not designed to handle the traffic that this complex
would generate. If the project does not have access from Park St, I am in favor of it. If the project will
have access from Park St, I feel that it is a mistake.
Sincerely,
Jeff Radke
2000 Dawn Dr, Georgetown, TX 78628
Page 111 of 153
Project Name2019-12-REZ
Planning & Zoning Commission
September 17, 2019
Page 112 of 153
Item Under Consideration
2019-12-REZ
•Public Hearing and possible action on a request to rezone
approximately 2.55 acres out of the Nicholas Porter Survey, Abstract
No. 497, from the Residential Single-Family (RS) district to the Office
(OF) district, for the property generally located at 1625 Williams Drive
(2019-12-REZ).
Page 113 of 153
Call-Out Box
Page 114 of 153
Residential
Coldwell Banker (OF)
Undeveloped (OF)
Page 115 of 153
Mixed-Use Neighborhood
Center
Moderate Density
Residential
Page 116 of 153
General Commercial (C-3)
Residential Single-Family
(RS)
Office (OF)
Page 117 of 153
Office (OF)
•Offices and related uses
•Relatively low traffic generation
•May be appropriate adjacent to
residential
•Can serve has a transition between
residential and commercial areas
Dimensional Standards
•Max building height = 45’
•Front Setback = 25’
•Side Setback = 10’
•Side Setback to Residential = 15’
•Rear Setback = 10’
•Rear Setback to Residential = 25’
•15’ bufferyard when adjacent to
residential
Page 118 of 153
Zoning District
•Allowed uses –snip and paste land use chart
Page 119 of 153
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and
final action;
X
The zoning change is consistent with the
Comprehensive Plan;X
The zoning change promotes the health, safety
or general welfare of the City and the safe
orderly, and healthful development of the City;
X
Page 120 of 153
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood; and
X
The property to be rezoned is suitable for uses
permitted by the district that would be applied
by the proposed amendment.
X
Page 121 of 153
Public Notifications
•43 property owners within the 300’
buffer
•Notice in Sun News on August 28,
2019
•Signs posted on the property
•To date, staff has received two public
comments in opposition.
Page 122 of 153
Summary
•Public Hearing and possible action on a request to rezone
approximately 2.55 acres out of the Nicholas Porter Survey, Abstract
No. 497, from the Residential Single-Family (RS) district to the Office
(OF) district, for the property generally located at 1625 Williams Drive
(2019-12-REZ).
•Per UDC Section 3.06.020.E, the Planning and Zoning Commission
shall hold a Public Hearing… and make a recommendation to the City
Council
Page 123 of 153
City of Georgetown, Texas
Planning and Zoning
September 17, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request to rezone approximately 24.74 ac res out of the Antonio
F lores Addition S urvey, Abs trac t No. 2356, from the Local C ommercial (C -1) dis tric t to the High-Dens ity
Multi-F amily (MF -2) dis tric t, for the property generally located at the northeast c orner of the N Austin Ave
and S tadium Drive intersec tion (2019-9-R EZ) -- Mic hael P atroski, P lanner
IT E M S UMMARY:
T he applic ant is requesting to rezone the Local C ommercial (C -1) zoned property to High-Dens ity Multi-
F amily (MF -2).
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Mic hael P atroski
AT TAC H ME N T S:
Description Type
Staff Report Cover Memo
Exhibit 1-Location Map Exhibit
Exhibit 2-Future Land Use Map Exhibit
Exhibit 3- Zoning Map Exhibit
Exhibit 4-Design and development s tandards of MF-2 Exhibit
Exhibit 5- Letter of Intent Exhibit
Pres entation Pres entation
Page 124 of 153
Planning and Zoning Commission
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 1 of 9
Report Date: September 12, 2019
Case No: 2019-9-REZ
Project Planner: Michael Patroski, Planner
Item Details
Project Name: Alta Georgetown
Project Location: N. Austin Ave and Stadium Drive, within City Council district No. 6.
Total Acreage: 24.74 acres
Legal Description: 24.74 acres out of the Antonio Flores Addition Survey, Abstract No. 2356
Applicant: Drenner Group, c/o Leah Bojo
Property Owner: Mark Griffin
Request: The applicant is requesting to rezone the subject property from Local
Commercial (C-1) to High-Density Multi-Family (MF-2).
Case History: This is the first public hearing of this request.
Page 125 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 2 of 9
Overview of Applicant’s Request
The applicant is requesting to rezone the Local Commercial (C-1) zoned portion of the property to High-
Density Multi-Family (MF-2).
Site Information
Location:
The subject property is located at north east of the N. Austin Ave and Stadium Drive intersection.
Physical and Natural Features:
The subject property is currently vacant with minimial tree coverage throughout the site. A significant
portion of the property is located within the FEMA Flood Zone.
Future Land Use and Zoning Designations:
The subject property borders on High Density Residential, Open Space, and Employment Center Future
Land Use designation. The entire property is currenlty zoned Local Commerical (C-1). The subject
property is also part of the Scenic-Natural Gateway Overlay.
Surrounding Properties:
Adjacent uses include Georgetown Senior High School and LCRA Transmission Services to the south ,
News Life Ministry of Georgetown to the north, and a vacant lot zoned High-Density Multi-Family
Page 126 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 3 of 9
(MF-2) to the east.
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North Agriculture (AG) Employment Center (EC) Church
South
Stadium Drive-
Agriculture (AG)/
Public Facility (PF)
Open Space (OS)
Institutional (IN)
High Density Residential
(HDR)
Georgetown High School/
LCRA Transmission Services
East
General Commercial
(C-3)/
High-Density Multi-
Family(MF-2)
High Density Residential
(HDR)/
Employment Center (EC)
Vacant
West
Residential Single
Family (RS)/
General Commercial
(C-3)
Open Space
(OS) Predominantly Vacant
Georgetown High
School
LCRA
Transmission
Services
New Life Ministry of
Georgetown
RideNow
Georgetown
Page 127 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 4 of 9
Comprehensive Plan Guidance
Future Land Use Map: High-Density Residential
This category provides for residential uses developed at a minimum density of 6.1 dwelling units per
gross acre. These higher density areas provide opportunities to diversify the housing stock by
accommodating dwelling types that still maintain a compatible neighborhood scale and character, such
as patio homes and townhomes, yet respond to the demographic shift toward smaller households
looking for alternatives to the large -lot single family home and younger families looking for
affordability.
This category accommodates duplexes, triplexes, fourplexes, apartments, condominiums, life care and
other forms of multifamily housing types. As with the preceding land use category, creating
opportunities for diverse types of housing will become increasingly important to respond to
demographic shifts and the continued need for affordable housing within Georgetown. This land use
classification is ideally suited near major activity and employment centers and in areas suitable for
future transit service.
The High-Density Residential category may also support complementary non-residential uses along
arterial roadways such as neighborhood-serving retail, office, institutional, and civic uses, although
such uses may not be depicted on the Future Land Use Map. Standards should be established to
maximize compatibility of these uses with adjacent land uses, minimize traffic congestion and
overloading of public infrastructure, and also ensure a high standard of site, landscape, and
architectural design.
Open Space
This designation applies to existing public parks, golf courses, and protected open spaces of city-wide
significance, which are expected to remain as open space in perpetuity. Potential future large-scale park
acquisitions, as well as smaller neighborhoods parks and recreational uses are shown in the Parks and
Open Space Master Plan.
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.
Many Employment Center designations will include undeveloped properties identified by the City as
opportunity sites for centers of commerce or employment. These sites may be acquired and developed
through public-private partnerships. Primary uses include offices, flex offices, and technology research
and development, as well as environmentally friendly manufacturing. These uses should be
encouraged to develop in a campus-like setting with generous, linked open space to maximize value,
promote visual quality, and encourage pedestrian activity between employment areas and areas of
supporting uses such as retail, restaurants, and residential.
Page 128 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 5 of 9
These areas often act as a transition between more intensely developed commercial uses and residential
neighborhoods. For this reason, standards should be developed to ensure that development of these
activities is compatible with the character of the surrounding area.
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.
Growth Tier:
The subject property is located within Growth Tier 1A. Tier 1A is that portion of the city where
infrastructure systems are in place, or can be economically provided, and where the bulk of the city’s
growth should be guided over the near term. Within Tier 1A, the city is called on to conduct
assessments of public facility conditions and capacities, and to prioritize short and long term capital
investments so as to ensure that infrastructure capacity is sufficient to serve development intensities as
indicated on the Future Land Use Map and in the zoning districts.
Utilities
The subject property is located within the City’s service area for water and wastewater; and the
Georgetown and Pedernales Electric Cooperative (PEC) service area for electric. It is anticipated that
there is water and wastewater capacity to serve the subject property at this time. A Utility Evaluation
may be required at time of Site Development Plan to determine capacity and any necessary utility
improvements.
Transportation
The subject property has road frontage along Stadium Drive and N. Austin Ave.
N. Austin Ave- Minor Arterial- estimated 1, 400 feet
Stadium Drive- Collector Roadway- estimated 1, 420 feet
Proposed Zoning District
The High Density Multifamily District (MF-2) is intended for attached multifamily residential
development, such as apartments and condominiums, at a density not to exceed 24 dwelling units per
acre. The MF-2 District is appropriate in areas designated on the Future Land Use Plan as high density
residential or one of the mixed-use categories. Properties zoned MF-2 should have direct access to major
thoroughfares and arterial streets and should not route traffic through lower density residential areas.
The MF District is appropriate adjacent to both residential and non -residential districts and may serve
as a transition between single-family districts and more intense commercial districts.
Some of the permitted uses allowed by right in this district include; Assisted Living, Group Home (7-
15 residents), Multi-Family-Attached, Nursing/Convalescent Home, Orphanage, Rooming/Boarding
Home, Utilities (Minor). Other uses such as Church, Day Care, Golf Course, Natural
Preserve/Community Garden, Neighborhood Amenity Center, Park(neighborhood), School
Page 129 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 6 of 9
(elementary), Utilities (intermediate), Wireless Transmission Facility. Certain land uses, including
Activity Center, Bed and Breakfast, Emergency Services Station, Group Home (16+ resident), Halfway
House, School (middle), Student Housing, require a Special Use Permit (SUP). Exhibit 4 contains a
comprehensive list of MF-2 district permitted uses and development standards.
Intergovernmental and Interdepartmental Review
The proposed rezoning request was reviewed by all applicable City Departments to determine the
appropriateness of the requested zoning on the subject property. No comments were issued regarding
the zoning request.
Approval Criteria
Staff has reviewed the request in accordance with the Unified Development Code (UDC) and other
applicable codes. Staff has determined that the proposed request meets 2 of the 5 criteria and partially
complies with 3 of the 5 criteria established in UDC Section 3.06.030 for a Zoning Map Amendment, as
outlined in the attached Staff Report.
Approval Criteria Findings Staff Comments
1. The application is
complete and the
information contained
within the application
is sufficient and correct
enough to allow
adequate review and
final action.
Complies An application must provide the
necessary information to review
and make a knowledgeable
decision in order for staff to
schedule an application for
consideration by the Planning
and Zoning Commission and
City Council. This application
was reviewed by staff and
deemed to be complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Partially
Complies
The subject property has the
predominant Future Land Use
Designation of Open Space due
to the FEMA Flood Zone. The
24.74 acre property has an
estimated 12.3 acres located
within the FEMA Flood
Zone/Open Space FLU, an
estimated 5.2 acres in the
Employment Center FLU, and
12.4 acres within the High
Density Multi-Family FLU.
The High-Density Multi-Family
category is predominantly
Page 130 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 7 of 9
Approval Criteria Findings Staff Comments
focused on residential uses
developed at a minimum density
of 6.1 dwelling
units per gross acre. These higher
density areas provide
opportunities to diversify the
housing
stock by accommodating
dwelling types that still maintain
a compatible neighborhood scale.
Additionally, it appears that the
Future Land Use for this
property was split to encourage a
mix of uses, particularly for the
northern portion of the subject
property that is part of the
Employment Center FLU. The
Employment Center FLU portion
has frontage along N. Austin Ave
and can contributes to the
currently developing
Community Commercial Node at
NE Inner Loop and I-35. This
would suggest that rezoning the
entire 24.74-acre property to MF-
2 may not be consistent with the
Comprehensive 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.
Partially
Complies
Policy 1.A.2 of the
Comprehensive Plan aims to
reserve and rezone land ideally
suited from long-term
commercial and employment
uses and prevent its use for
residential subdivisions. The
proposed rezoning appears to be
in direct conflict with this goal.
Currently the subject property is
zoned Local Commercial (C-1)
with over 30 acres of Multi-
4. The zoning change is
compatible with the
present zoning and
conforming uses of
Partially
Complies
Page 131 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 8 of 9
Approval Criteria Findings Staff Comments
nearby property and
with the character of
the neighborhood.
Family zoned property to the
east. The subject property zoned
C-1 is currently assisting in the
transition from higher intensity
development along N. Austin
Ave to more residential
development as you move
further east. The city has also
expressed its concern with
abandoning potential non-
residential development during
rezoning proposals.
The subject property is located in
Subarea 5 of the Housing Study
that was completed in 2018.
Subarea 5 contains a 1,506 units
of the 33,842 total units in the
planning area (city limits plus the
extra-territorial jurisdiction)
according to 2018 Williamson
County Appraisal District data.
Of the 1,506 units in Subarea 5,
441 or 29.3% of the units are
multifamily compared to 16.6%
of units in the planning area.
Additionally, over 42% of the
units in area 5 are renter-
occupied compared with 22.4%
of the planning area. If the
subject area is zoned MF-2 and
high density residential
development occurs without
other Single Family development
in the subarea, the percentage of
both rental and multi-family
units would increase for this
subarea.
Page 132 of 153
Planning Department Staff Report
2019-9-REZ
Alta Georgetown Page 9 of 9
Approval Criteria Findings Staff Comments
Additionally, The city’s
floodplain map shows that
possible flooding along Stadium
Drive is expected without
improvements made to the
roadway.
5. The property to be
rezoned is suitable for
uses permitted by the
District that would be
applied by the
proposed amendment.
Complies The applicant is proposing to
rezone to High-Density Multi-
Family (MF-2). While half of the
subject property is located within
the FEMA floodplain, it does
appear that for MF-2
Development, 12.4-acres is
suitable and obtainable.
Summary:
Based on the findings listed above, staff finds that the requested High-Density Multi-Family (MF-2)
zoning district complies with the 2 of 5 of the approval criteria and partially complies with the
remaining 3 for a Zoning Map Amendment.
Meetings Schedule
September 17, 2019 – Planning and Zoning Commission
October 8, 2019 – City Council First Reading of the Ordinance
October 22, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners within a 300-foot radius of the
subject property were notified of the Zoning Map Amendment request (15 notices), a legal notice
advertising the public hearing was placed in the Sun Newspaper August 28, 2019 and signs were posted
on-site. To date, staff has received 0 written comments regarding the request.
Attachments
2019-9-REZ- P&Z Staff Report
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Design and development standards of the MF-2 Zoning District
Exhibit 5 – Letter of Intent
Presentation
Page 133 of 153
LAKEWAYDR
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2019-9-REZExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.25 0.5Mi
Page 134 of 153
N IH 35 SB S T A D I U M D R
N IH 35 FWY SB
N IH 35 FWY NB
N AUSTIN AVE
N
E
I
N
N
E
R
L
O
O
P
AIRPORT RD
EXIT 264 NB
EXIT 262 SB
AZALEA DR
J E F F E R S O N L N
O L D A I R P O R T R D
SUDDUTHDR
E V E R G R E E N C I R
M
A
H
O
G
A
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GOLDEN OAKS RD
A
S
P
E
N
T
R
L
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A
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E
T
R
E
E
L
N
K
L
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I
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O
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W
O
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D
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DAVID FERRETTI DR
Coordinate System: Texas State Plane/C entr al Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Future Land Use / Overall Transportation Plan
Exhibit #2
2019-9-REZ
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Feet
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N IH 35 SB S T A D I U M D R
N IH 35 FWY SB
N IH 35 FWY NB
N AUSTIN AVE
N
E
I
N
N
E
R
L
O
O
P
AIRPORT RD
EXIT 264 NB
EXIT 262 SB
AZALEA DRJEFFERSON L N
O L D A I R P O R T R D
SUDDUTHDR
E V E R G R E E N C I R
M
A
H
O
G
A
N
Y
L
N
GOLDEN OAKS RD
A
S
P
E
N
T
R
L
O
R
A
N
G
E
T
R
E
E
L
N
K
L
E
I
N
C
T
D
O
G
W
O
O
D
D
R
DAVID FERRETTI DR
JUNIPER DR
Zon in g Information2019-9-REZExhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
¯
0 500 1,000FeetPage 136 of 153
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Project Name2019-9-REZ
Planning & Zoning Commission
September 17, 2019
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Item Under Consideration
2019-9-REZ
•Public Hearing and possible action on a request to rezone
approximately 24.74 acres out of the Antonio Flores Addition Survey,
Abstract No. 2356, from the Local Commercial (C-1) district to the
High-Density Multi-Family (MF-2) district, for the property generally
located northeast of the N Austin Ave and Stadium Drive intersection
(2019-9-REZ).
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Call-Out Box
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Georgetown High School
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Employment Center
High-Density Multi-Family
Open Space
Community Commercial
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General Commercial (C-3)
High-Density Multi-Family
Public Facility (PF)
Local Commercial (C-1)
Agriculture (AG)
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Call-Out Box
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High Density Multi-Family (MF-2)
•Attached multi-family
•Apartments and condos
•Should have direct access to major
thoroughfares and arterial streets
•Should not route traffic through low
density areas
•May be appropriate adjacent to
residential and non-residential
districts
Dimensional Standards
•Max density = 24 units/acre
•Min. lot size = 2 acres
•Min. lot width = 50’
•Max building height = 45’
•Front setback = 25’
•Side setback = 15’
•Rear setback = 15’
•Side/rear street setback = 20’
•Side/rear setback to residential = 30’
•15’ bufferyard adjacent to RS
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Zoning District
•Summary and dimensional standards
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Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and
final action;
X
The zoning change is consistent with the
Comprehensive Plan;X
The zoning change promotes the health, safety
or general welfare of the City and the safe
orderly, and healthful development of the City;
X
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Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood; and
X
The property to be rezoned is suitable for uses
permitted by the district that would be applied
by the proposed amendment.
X
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Public Notifications
•15 property owners within the
300’ buffer
•Notice in Sun News on August
28, 2019
•Signs posted on the property
•To date, staff has not received
any public comments
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Summary
•Public Hearing and possible action on a request to rezone
approximately 24.74 acres out of the Antonio Flores Addition Survey,
Abstract No. 2356, from the Local Commercial (C-1) district to the
High-Density Multi-Family (MF-2) district, for the property generally
located northeast of the N Austin Ave and Stadium Drive intersection
(2019-9-REZ).
•Per UDC Section 3.06.020.E, the Planning and Zoning Commission
shall hold a Public Hearing… and make a recommendation to the City
Council
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City of Georgetown, Texas
Planning and Zoning
September 17, 2019
S UB J E C T:
Discussion Items:
Updates and Announc ements (S ofia Nels on, C NU-A, P lanning Director)
Update from other Board and C ommis s ion meetings.
G TAB - https ://government.georgetown.org/georgetown-transportation-advisory-board-gtab/
UDC AC - https://government.georgetown.org/unified-development-code-advis ory-board-2/
Q ues tions or c o mments fro m Alternate Memb ers ab o ut the ac tions and matters cons id ered o n this
agenda.
R eminder of the O c tober 1, 2019, P lanning and Zoning C ommission meeting in C C C hambers
located at 510 W 9th S t, starting at 6:00pm
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analys t
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