HomeMy WebLinkAboutAgenda_P&Z_04.04.2017Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
April 4, 2017 at 6:00 PM
at Council Chambers, 101 East 7th Street, Georgetown, TX 78626
The City o f G eo rgeto wn is committed to comp lianc e with the Americans with Dis abilities Ac t (ADA). If yo u
req uire as s is tanc e in participating at a p ublic meeting d ue to a disability, as d efined und er the ADA, reas onab le
as s is tance, ad ap tatio ns , or acc o mmo d ations will b e provid ed up o n req uest. P leas e c o ntact the City Sec retary's
Office, at leas t three (3) days prior to the sc hed uled meeting d ate, at (512) 930-3652 o r City Hall at 113 Eas t 8th
Street fo r add itional info rmation; TTY us ers ro ute through Relay Texas at 711.
As of the de adli ne , no per sons we r e si gne d up to spe ak on i tems other than
those poste d on the agenda.
Consent Agenda
The Statutory Cons ent Agenda inc ludes non-c o ntro versial and ro utine items that may be acted up o n with one
s ingle vo te. An item may b e pulled from the Cons ent Agenda in o rd er that it b e dis c us sed and acted up o n
individ ually as part of the Regular Agenda.
A Co nsideration of the Minutes from the Marc h 7, 2017 P &Z meeting. Karen Fros t, Rec o rd ing Secretary
B Co nsideration and possible actio n o n a Preliminary Plat for 5.441 acres in the C. Jo yner and G. B.
Mayhill Surveys to b e known as Highland Overlook. (PP -2016-007) Valerie Kreger, AICP, Principal
Planner
C Co nsideration and possible actio n o n a Preliminary Plat for 0.901 acres in the Is aac Jones Survey, to be
known as Gatlin Creek Section 2. (PP-2016-015) Valerie Kreger, AC IP, P rinc ip al P lanner
D Co nsideration and possible actio n o n a Preliminary Plat for 207.15 ac res in the W. Addison and C. Bell
Surveys, to b e known as Kasper. (PP-2016-009) Caro lyn Ho rner, AICP, P lanner
E Co nsideration and possible actio n o n a Preliminary/Final Plat fo r Merritt Heritage S ubdivis io n, loc ated
at 4700 Williams Drive, to be kno wn as Merritt Heritage Senior Village. (PF P-2016-008) Juan
Enriquez, P lanner
Legislativ e Regular Agenda
F Public Hearing and possible actio n o n a req ues t to Rezone AAA Storage , 7.32 acres, lo cated at 1301
NE Inner Loop, from the Agricultural (AG) Dis trict to the Loc al Co mmerc ial (C -1) District. (REZ-2017-
001) Carolyn Horner, AICP, P lanner
G Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 6.5 ac res in the Porter Survey
loc ated at 1308,1402, and 1502 Williams Drive from Loc al Co mmercial (C -1) to the P lanned Unit
Development (P UD) Dis tric t. (REZ-2016-028, Gab riels Bluff) So fia Nels on,P lanning Directo r
Adjournment
Page 1 of 76
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2017, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
____________________________________
S helley No wling, City Sec retary
Page 2 of 76
City of Georgetown, Texas
Planning and Zoning
April 4, 2017
SUBJECT:
Cons id eration o f the Minutes fro m the March 7, 2017 P&Z meeting. Karen F ro s t, R ecording Sec retary
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Minutes P&Z 03.07.2017 Backup Material
Page 3 of 76
P&Z Minutes Page 1 of 2
March 7, 2017
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, March 7, 2017 at 6:00 p.m.
Council and Courts Building
101 East 7th Street, Georgetown, Texas 78626
Commissioners present: Josh Schroeder, Chair; Tim Bargainer, Alex Fuller, Jerry Hammerlun, John
Marler, Kevin Pitts and Andy Webb
Commissioner(s) Absent: Aaron Albright
Alternates: absent, Travis Perthuis present
Staff Present: Sofia Nelson, Planning Director; Carolyn Horner, Planner; Matt Synatschk, Planner; and
Karen Frost, Recording Secretary.
A. Chair Schroeder called the meeting to order at 6:00 p.m. and Hammerlun led the Pledge of
Allegiance.
Chair Schroeder stated the order of the meeting and that those who speak must turn in a speaker form
to the recording secretary before the item that they wish to address begins. Each speaker is permitted
to address the Commission once for each item, for a maximum of three (3) minutes, unless otherwise
agreed to before the meeting begins.
• As of the deadline for this agenda, no persons were signed up to speak on items other than what was
posted on the agenda.
Consent Agenda
A. Consideration of the Minutes from the February 21, 2017 P&Z meeting. Karen Frost, Recording
Secretary
B. Consideration and possible action on a Preliminary Plat for 373.7 acres in the F. Foy and L.P.
Dyches Surveys, to be known as Sun City Neighborhoods 65 and 72. (PP-2015-017) Carolyn
Horner, AICP. Planner
Motion by Commissioner Marler to approve the consent agenda items. Second by Commissioner
Fuller. Approved 7 – 0.
Legislative Regular Agenda
C. Review and discuss P&Z purpose and approve recently adopted bylaws. Karen Frost, Recording
Secretary
Motion by Marler, second by Fuller to approve the bylaws as presented. Approved 7 – 0.
D. Review of the City Council's Boards and Commissions Attendance Policy. Karen Frost, Recording
Secretary
Frost reviewed the policy. There were no questions.
E. Discuss dates/times for future P&Z Meetings. Karen Frost, Recording Secretary
Page 4 of 76
P&Z Minutes Page 2 of 2
March 7, 2017
Frost presented the 2017 P&Z Meetings calendar. Motion by Bargainer, second by Marler to
approve. Approved 7 – 0.
F. Election of Vice-chair and Secretary for the 2017-2018 Planning and Zoning Commission. Josh
Schroeder, Commission Chair
Bargainer nominates Kevin Pitts as Vice-Chair. Second by Marler. Pitts elected 7 – 0.
Pitts nominated Bargainer as Secretary. Second by Marler. Bargainer elected 7 – 0.
G. Public Hearing and Possible Action for a Rezoning request for Lord addition, Block 8, Lot 3-4, 0.330
acres; Lord Addition, Block 8, Lot 5, 0.160 acres and; Lord Addition, Block 8, Lot 7, 0.1399 acres,
located at 406, 408 and 412 East 21st Street, from the Industrial (IN) District to the Residential Single
Family (RS) District. (REZ-2016-040) Matt Synatschk, Historic Planner
Synatschk presented the staff report. Schroeder asked if this would have any impact on the future
uses of the adjacent Industrial zoned properties. Synatschk stated there would not be any impact
on those other properties because they were currently conforming to the Industrial uses.
Chair Schroeder opened the Public Hearing and with no speakers coming forth, closed the Hearing.
Motion by Fuller, second by Marler to approve the rezoning request as presented. Approved 7 –
0.
H. Discussion items:
• Update on the Unified Development Code Advisory Committee (UDCAC) meetings.
(Commissioner Bargainer) None.
• Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
i. Nelson announced there would be a Williams Drive Meeting on Thursday,
March 9th from 4 – 6:00 to discuss feedback that was gathered from the public
workshops. That information will be brought back to the next P&Z Meeting.
• Questions or comments from Commissioner-in-Training about the actions and matters
considered on this agenda. None.
• Reminder of the next Planning and Zoning Commission meeting on April 4th, 2017 at
Council Chambers located at 101 East 7th Street, starting at 6:00 p.m. There will not be a
P&Z meeting on March 21, 2017.
Motion to Adjourn by Marler, second by Fuller at 6:13 p.m.
____________________________________ ____________________________________
Josh Schroeder, Chair P&Z Secretary
Page 5 of 76
City of Georgetown, Texas
Planning and Zoning
April 4, 2017
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary Plat fo r 5.441 ac res in the C . Joyner and G. B.
Mayhill Surveys to be kno wn as Highland Overlook. (P P-2016-007) Valerie Kreger, AICP, P rinc ip al
Planner
ITEM SUMMARY:
Background:
This p ro p erty is loc ated in the c ity's ETJ o n the eas t s id e of County Road 262 (R us s ell Park Ro ad ),
northwes t o f Rus s ell P ark (Corp o f Engineers ), and ad jacent to the Es tates o f Wes tlake s ubdivis io n. Three
res id ential lots are proposed that will fro nt on a c o llecto r level roadway extens io n s ep arately dedic ated to
Williamson County that will extend fro m the neighb o ring Es tates at Westlake s ub d ivis ion to CR 262.
Public Comment:
Pub lic notice is not required for a Preliminary Plat. T here have been no inquiries about the plat.
Staff Recommendation:
The p ro p o s ed Preliminary Plat meets all o f the requirements of the UDC and is pres ented fo r approval.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Valerie Kreger, AICP, Principal Planner
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Preliminary Plat Backup Material
Page 6 of 76
Georgetown Planning Department Staff Report
Highland Overlook Preliminary Plat Page 1 of 1
Report Date: March 28, 2017
File No: PP-2016-007
Project Planner: Valerie Kreger, AICP, Principal Planner
Item Details
Project Name: Highland Overlook
Project Address: CR 262 (Russell Park Road)
Legal Description: 5.441 acres in the C. Joyner and G. B. Mayhill
Surveys
Plat Summary
Proposed Lots: 3 residential lots
Heritage Trees: 2 Heritage Trees
Site Information
The property is located in the city’s ETJ on the east side of County Road 262 (Russell Park Road),
northwest of Russell Park (Corp of Engineers), and adjacent to the Estates of Westlake subdivision. The
property drops in elevation approximately 44 feet from the northwest corner along CR 262 to the southeast
corner of the property adjacent the existing residential lots in the Estates of Westlake. Oaks and cedars are
scattered throughout the property, with two being Heritage Trees.
Utilities
Electric service will be provided by Pedernales Electric, water will be provided by City of Georgetown and
septic will be provided on-site.
Transportation
No roads are proposed with this Preliminary Plat. The adjacent roadway that these proposed lots will front
upon is being dedicated by separate instrument to the County and will be built separately from this
subdivision. The adjacent roadway connects the Estates of Westlake subdivision to CR 262 as a collector
roadway. The number of trips anticipated from this development did not trigger the requirement for a
review of a Traffic Impact Analysis (TIA).
Parkland Dedication
Parkland dedication requirements are being met by paying fees-in-lieu.
Staff Recommendation
The proposed Preliminary Plat meets all of the requirements of the UDC and is presented for approval.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
Page 7 of 76
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Page 8 of 76
Page 9 of 76
Page 10 of 76
City of Georgetown, Texas
Planning and Zoning
April 4, 2017
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary Plat fo r 0.901 ac res in the Is aac Jo nes Survey, to be
kno wn as Gatlin Creek Section 2. (PP-2016-015) Valerie Kreger, ACIP, Princ ipal Planner
ITEM SUMMARY:
Background:
This p ro p erty is loc ated alo ng Williams Drive, jus t s outh of Sun City. The p lat p ro p o s es 517 linear feet of
new residential c o llecto r street and o ne lands c ape lo t fo r a med ian. No o ther lo ts are proposed.
Public Comment:
Pub lic notice is not required for a Preliminary Plat. T here have been no inquiries about the plat.
Staff Recommendation:
The p ro p o s ed Preliminary Plat meets all o f the requirements of the UDC and is pres ented fo r approval.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Valerie Kreger, AICP, Principal Planner
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Preliminary Plat Backup Material
Page 11 of 76
Georgetown Planning Department Staff Report
Gatlin Creek Section 2 Preliminary Plat Page 1 of 1
Report Date: March 28, 2017
File No: PP-2016-015
Project Planner: Valerie Kreger, AICP, Principal Planner
Item Details
Project Name: Gatlin Creek Section 2
Project Address: Williams Drive
Legal Description: 0.901 acres in the Isaac Jones Survey
Plat Summary
Proposed Lots: 1 landscape lot
New Streets: 517 linear feet of new residential collector
Site Information
The property is located along Williams Drive, just south of Sun City. The property is fairly level, dropping
11 feet in elevation from Williams Drive. Tree coverage is heavy, although there is only one Heritage Tree
within the property being platted.
Utilities
Electric service will be provided by Pedernales Electric and water provided by City of Georgetown.
Transportation
The plat proposes a 517 foot residential collector roadway to extend from Williams Drive and stub into the
larger property to provide access to adjacent development. The right-of-way for the street varies from 65
feet to 93 feet to accommodate a landscape median at the entrance at Williams Drive. No vehicle trips will
be generated by this plat and therefore no Traffic Impact Analysis (TIA) was necessary.
Staff Recommendation
The proposed Preliminary Plat meets all of the requirements of the UDC and is presented for approval.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
Page 12 of 76
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Page 13 of 76
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SURFACE COORDS.
SURFACE COORDS.
PRELIMINARY PLAT (PP-2016-015)
FOR GATLIN CREEK SUBDIVISION
SECTION 2
SHEET 1 OF 2
0
HORIZONTAL SCALE
25 10050
OWNER:JAMES DAVID WOLF
414 INDIGO LANE
GEORGETOWN, TEXAS 78628
ACREAGE:TOTAL ACREAGE = 0.901 AC
TOTAL ACREAGE ROW = 0.872 AC
TOTAL ACREAGE LOTS = 0.029 AC
SURVEY:ISAAC JONES, ABSTRACT #361
NUMBER OF BLOCKS:1
NUMBER OF LOTS:1
TOTAL DEVELOPMENT LOTS 0
LINEAR FEET OF NEW STREETS:517 LF RESIDENTIAL COLLECTOR
SUBMITTAL DATE:11/16/2016
ENGINEER:WAELTZ & PRETE, INC.
3000 JOE DiMAGGIO BLVD, #72
ROUND ROCK, TEXAS 78665
(512) 505-8953
SURVEYOR:DIAMOND SURVEYING, INC.
116 SKYLINE RD.
GEORGETOWN, TEXAS 78628
(512) 931-3100
BENCHMARK:BM # 4: (ELEVATION = 899.65')
COTTON GIN SPINDLE FOUND SET IN
CONCRETE ALONG SOUTH SIDE OF R.M.
2338 (WILLIAMS DRIVE)
APPROXIMATELY 2,390 FEET
NORTHWEST OF INTERSECTION OF
SENDRO TRAIL AND WILLIAMS DRIVE,
APPROXIMATELY 40 FEET SOUTH OF
SOUTH EDGE OF PAVEMENT OF
WILLIAMS DRIVE.
LEGEND
BRASS DISC FOUND IN CONCRETE
(ARMY CORPS OF ENGINEERS)
IRON ROD FOUND
IRON ROD SET
IRON ROD FOUND W/CAP
(DIAMOND SURVEYING)
R.O.W. RIGHT-OF-WAY
BENCHMARK
R.O.W. LINE
PROPERTY BOUNDARY
RIGHT-OF-WAY TIE LINE
EASEMENT LINE
KARST FEATURE BUFFER
P.U.E.PUBLIC UTILITY EASEMENT
LOCATION MAP
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PH (512) 505-8953
FIRM TX. REG. #F-10308
HERITAGE TREE LIST
TREE #SIZE (IN.)TYPE
R-247 15, 20, 21 LIVE OAK
KARST FEATURE
BUFFER
KARST FEATURE
BUFFER
93.00' R.O.W.
65.00' R.O.W.CURVE TABLE
CURVE RADIUS LENGTH DELTA CHORD BRG.CHORD
C25 2930.73'175.06'3°25'20"S 55°03'51" E 175.03'
C26 490.00'80.23'9°22'54"S 37°39'19" W 80.14'
C28 417.50'130.75'17°56'38"S 41°56'11" W 130.22'
C27 482.50'16.84'1°59'59"S 49°54'30" W 16.84'
C29 365.00'129.38'20°18'34"N 43°07'09" E 128.70'
C30 175.00'102.12'33°25'59"N 36°33'26" E 100.67'
C31 200.00'45.81'13°07'25"N 26°24'09" E 45.71'
C32 3.00'9.42'180°00'00"6.00'
C33 452.00'50.25'6°22'10"N 36°08'57" E 50.22'
N50°39'58"W
C34 4.00'12.57'180°00'00"S 57°02'08" E 8.00'
C35 458.00'50.91'6°22'10"S 36°08'57" W 50.89'
LINE TABLE
LINE BEARING DISTANCE
L19 S 78°05'40" W 35.28'
L20 S 53°17'19" W 56.16'
L21 N 32°57'52" E 29.59'
L22 N 21°39'16" E 50.99'
L23 S 23°52'27" W 50.64'
L24 S 32°57'52" W 5.49'
L25 S 11°14'38" E 40.55'
L26 50.19'S 34°52'26" E
L27 68.2'S 35°42'42" E
PROP.
15' WASTEWATER ESMT.
BY SEPARATE INSTR.
DOC. #____________
PROP.
10' P.U.E.
BY SEPARATE INSTR.
DOC. #____________
PROP.
10' P.U.E.
BY SEPARATE INSTR.
DOC. #____________
PROP.
15' STORM WATER ESMT.
BY SEPARATE INSTR.
DOC. #____________
PROP.
ROW EASEMENT BY
SEPARATE INSTRUMENT
DOC #__________________
L28 7.50'S 33°13'28" W
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Page 14 of 76
Engineer’s Certification:
I Antonio A. Prete, Licensed Professional Engineer in the State of Texas, do hereby certify that
this Gatlin Creek Subdivision Section 1 is in the Edwards Aquifer Recharge Zone and is not
encroached by a "Special Flood Hazard" area, as denoted herein, and as defined by Federal
Emergency Management Administration Flood Hazard Boundary Map, Community Panel
Number 48491C0485E effective date September 26, 2008, and that each lot conforms to the City
of Georgetown regulations.
The fully developed, concentrated stormwater runoff resulting from the one hundred (100) year
frequency storm is contained within the drainage easements shown and/or public rights-of-way
dedicated by this plat.
TO CERTIFY WHICH, WITNESS my hand and seal at Georgetown, Williamson, Texas, this 14th
day of November, 2016.
Antonio A. Prete
Licensed Professional Engineer
No. 93759 State of Texas
Surveyor’s Certification:
STATE OF TEXAS {
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF WILLIAMSON {
I, Shane Shafer, Registered Professional Land Surveyor in the State of Texas, do hereby certify
that this plat is true and correctly made from an actual survey made on the ground of the property
legally described hereon, and that there are no apparent discrepancies, conflicts, overlapping of
improvements, visible utility lines or roads in place, except as shown on the accompanying plat,
and that the corner monuments shown thereon were properly placed under my supervision in
accordance with the Subdivision Regulations of the City of Georgetown, Texas.
TO CERTIFY WHICH, WITNESS my hand and seal at Georgetown, Williamson, Texas, this 14th
day of November, 2016.
Shane Shafer
Registered Professional Land Surveyor No. 5281
Planning and Zoning Commission:
This Preliminary Plat was approved by the Planning and Zoning Commission on
________________.
________________________________________________________
Chair Date
________________________________________________________
Attest, Secretary Date
PLAT NOTES:
1.UTILITY PROVIDERS FOR THIS DEVELOPMENT ARE:
WATER - G.U.S.
WASTEWATER - G.U.S.
ELECTRIC - P.E.C.
2.ALL STRUCTURES/OBSTRUCTIONS ARE PROHIBITED IN DRAINAGE EASEMENTS.
3.THERE ARE NO AREAS WITHIN THE BOUNDARIES OF THIS SUBDIVISION IN THE
100-YEAR FLOODPLAIN AS DEFINED BY FIRM MAP NUMBER 48491C0280E,
EFFECTIVE DATE OF SEPTEMBER 26, 2008.
4.IN ORDER TO PROMOTE DRAINAGE AWAY FROM A STRUCTURE, THE SLAB
ELEVATION SHOULD BE BUILT AT LEAST ONE-FOOT ABOVE THE SURROUNDING
GROUND, AND THE GROUND SHOULD BE GRADED AWAY FROM THE STRUCTURE
AT A SLOPE OF 1/2" PER FOOT FOR A DISTANCE OF AT LEAST 10 FEET.
5.ANY HERITAGE TREE AS NOTED ON THIS PLAT IS SUBJECT, IN PERPETUITY, TO THE
MAINTENANCE, CARE, PRUNING AND REMOVAL REQUIREMENTS OF THE CITY OF
GEORGETOWN, AND APPROVED REMOVAL DOES NOT REQUIRE MODIFICATION OF
THE PLAT.
6.THE MONUMENTS OF THIS PLAT HAVE BEEN ROTATED TO THE NAD 83/89 HARN -
TEXAS CENTRAL ZONE AND NAVD 88.
7.THE MAXIMUM IMPERVIOUS COVERAGE PER NON-RESIDENTIAL LOT SHALL BE
PURSUANT TO THE PUD (ORDINANCE 2012-37) AT THE TIME OF SITE PLAN
APPLICATION.
8.THE LANDOWNER ASSUMES ALL RISKS ASSOCIATED WITH IMPROVEMENTS
LOCATED IN THE RIGHT-OF-WAY, OR ROAD WIDENING EASEMENTS. BY PLACING
ANYTHING IN THE RIGHT-OF-WAY OR ROAD WIDENING EASEMENTS, THE
LANDOWNER INDEMNIFIES AND HOLDS THE CITY OF GEORGETOWN, WILLIAMSON
COUNTY, THEIR OFFICERS, AGENTS AND EMPLOYEES HARMLESS FROM ANY
LIABILITY OWING TO PROPERTY DEFECTS OR NEGLIGENCE NOT ATTRIBUTABLE TO
THEM AND ACKNOWLEDGE THAT THE IMPROVEMENTS MAY BE REMOVED BY THE
CITY AND/OR COUNTY AND THAT THE OWNER OF THE IMPROVEMENTS WILL BE
RESPONSIBLE FOR THE RELOCATION AND/OR REPLACEMENT OF THE
IMPROVEMENTS.
9.THE BUILDING OF ALL STREETS, ROADS, AND OTHER PUBLIC THOROUGHFARES
AND ANY BRIDGES OR CULVERTS NECESSARY TO BE CONSTRUCTED OR PLACED
IS THE RESPONSIBILITY OF THE OWNERS OF THE TRACT OF LAND COVERED BY
THIS PLAT IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS PRESCRIBED
BY THE CITY OF GEORGETOWN AND/OR WILLIAMSON COUNTY, TEXAS. NEITHER
THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY OBLIGATION
TO BUILD ANY OF THE STREETS, ROADS, OR OTHER PUBLIC THOROUGHFARES
SHOWN ON THIS PLAT OR OF CONSTRUCTING ANY OF THE BRIDGES OR DRAINAGE
IMPROVEMENTS IN CONNECTION THEREWITH. NEITHER THE CITY OF
GEORGETOWN NOR WILLIAMSON COUNTY ASSUME ANY RESPONSIBILITY FOR
DRAINAGE WAYS OR EASEMENTS IN THE SUBDIVISION, OTHER THAN THOSE
DRAINING OR PROTECTING THE ROAD SYSTEM AND STREETS IN THEIR
RESPECTIVE JURISDICTION.
10.NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY
RESPONSIBILITY FOR THE ACCURACY OF REPRESENTATIONS BY OTHER PARTIES
IN THIS PLAT. FLOODPLAIN DATA, IN PARTICULAR, MAY CHANGE DEPENDING ON
SUBSEQUENT DEVELOPMENT. IT IS FURTHER UNDERSTOOD THAT THE OWNERS OF
THE TRACT OF LAND COVERED BY THIS PLAT MUST INSTALL AT THEIR OWN
EXPENSE ALL TRAFFIC CONTROL DEVICES AND SIGNAGE THAT MAY BE REQUIRED
BEFORE THE STREETS IN THE SUBDIVISION HAVE FINALLY BEEN ACCEPTED FOR
MAINTENANCE BY THE CITY AND/OR COUNTY.
11.THE PROPERTY WITHIN THIS PRELIMINARY PLAT IS SUBJECT TO THE WATER
QUALITY REGULATIONS OF THE CITY OF GEORGETOWN.
12.A GEOLOGIC ASSESSMENT, IN ACCORDANCE WITH THE CITY OF GEORGETOWN
WATER QUALITY REGULATIONS, WAS COMPLETED ON 25 MAY 2016. ANY SPRINGS
AND STREAMS AS IDENTIFIED IN THE GEOLOGIC ASSESSMENT ARE SHOWN
HEREIN.
13.A TIA WAS COMPLETED WITH THE PUD (ORDINANCE 2012-37). THIS PLAT DOES NOT
TRIGGER OFF-SITE IMPROVEMENTS.
14.PAYMENT OF MITIGATION FOR TREE REMOVALS IDENTIFIED THROUGH THE REVIEW
AND APPROVAL OF THIS PRELIMINARY PLAT SHALL BE MADE PRIOR TO FINAL PLAT
APPROVAL.
DESCRIPTION FOR GATLIN CREEK SUBDIVISION, SECTION 2
BEING A 0.901 ACRE TRACT OF LAND SITUATED IN THE ISAAC JONES SURVEY, ABSTRACT NO. 361,
WILLIAMSON COUNTY, TEXAS, AND BEING A PART OF THE REMNANT PORTION OF THE CALLED 121.64 ACRE
TRACT OF LAND, CONVEYED TO GEORGETOWN'S GATLIN CREEK, LTD, RECORDED IN DOCUMENT NO.
2014074963, OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, SAID 0.901 ACRE TRACT OF LAND
BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGIN FOR REFERENCE at an iron rod found with cap marked "Diamond Surveying" on the northwest of said
121.64-acre GEORGETOWN'S GATLIN CREEK tract, same being on the curving southwest right-of-way line of R.M. 2338
A.K.A. WILLIAMS DRIVE (120' right-of-way width);
THENCE with the northerly boundary line of said 121.64-acre GEORGETOWN'S GATLIN CREEK tract, same being
with said southwesterly right-of-way line of WILLIAMS DRIVE the following two (2) courses and distances:
1. with the arc of a curve to the left, having a delta angle of 3 °25'20”, an arc length of 175.06 feet, a radius of 2930.73 feet,
a chord bearing of S 55°03'51” E, a chord length of 175.03 feet to an iron rod found with cap marked "Diamond Surveying",
on the end of this curve;
2. S 56°46'32” E for a distance of 125.39 feet to a 1/2” iron rod set with cap marked "Diamond Surveying" monumenting the
most northerly corner and POINT OF BEGINNING hereof;
THENCE S 56°46'32” E continuing with said northerly boundary line of said 121.64-acre GEORGETOWN'S GATLIN
CREEK tract, and said southwesterly right-of-way line of WILLIAMS DRIVE for a distance of 117.53 feet to a 1/2” iron rod
set with cap marked "Diamond Surveying" monumenting the most easterly corner hereof;
THENCE departing said southwesterly right-of-way line of WILLIAMS DRIVE, through the interior of said 121.64-acre
GEORGETOWN'S GATLIN CREEK tract the following fourteen (14) courses and distances:
1. S 33°13'28” W for a distance of 7.50 feet to a 1/2" iron rod set with cap marked "Diamond Surveying";
2. S 78°05'40” W for a distance of 35.28 feet to a 1/2" iron rod set with cap marked "Diamond Surveying";
3. S 32°57'52” W for a distance of 130.31 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", on the beginning
of a curve to the right;
4. with said arc of a curve to the right, having a delta angle of 9°22'54”, an arc length of 80.23 feet, a radius of 490.00 feet, a
chord bearing of S 37°39'19” W, a chord length of 80.14 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", on
the end of this curve;
5. S 53°17'19” W for a distance of 56.16 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", on the beginning
of a curve to the right;
6. with said arc of a curve to the right, having a delta angle of 1°59'59”, an arc length of 16.84 feet, a radius of 482.50 feet, a
chord bearing of S 49°54'30” W, a chord length of 16.84 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", on
the beginning of a reverse curve to the left;
7. with said arc of a curve to the left, having a delta angle of 17°56'38”, an arc length of 130.75 feet, a radius of 417.50 feet,
a chord bearing of S 41°56'11” W, a chord length of 130.22 feet to a 1/2" iron rod set with cap marked "Diamond Surveying",
on the end of this curve;
8. S 32°57'52” W for a distance of 54.38 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", monumenting the
most southerly corner hereof;
9. N 57°02'08” W for a distance of 65.00 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", monumenting the
most westerly corner hereof;
10. N 32°57'52” E for a distance of 73.29 feet to a 1/2" iron rod set with cap marked "Diamond Surveying", on the beginning
of a curve to the right;
11. with said arc of a curve to the right, having a delta angle of 20°18'34”, an arc length of 129.38 feet, a radius of 365.00
feet, a chord bearing of N 43°07'09” E, a chord length of 128.70 feet to a 1/2" iron rod set with cap marked "Diamond
Surveying", on the beginning of a reverse curve to the left;
12. with said arc of a curve to the left, having a delta angle of 33°25'59”, an arc length of 102.12 feet, a radius of 175.00 feet,
a chord bearing of N 36°33'26” E, a chord length of 100.67 feet to a 1/2" iron rod set with cap marked "Diamond Surveying",
on the beginning of a reverse curve to the right;
13. with said arc of a curve to the right, having a delta angle of 13°07'25”, an arc length of 45.81 feet, a radius of 200.00 feet,
a chord bearing of N 26°24'09” E, a chord length of 45.71 feet to a 1/2" iron rod set with cap marked "Diamond Surveying",
on the end of this curve;
14. N 32°57'52” E for a distance of 149.03 feet to the POINT OF BEGINNING hereof and containing 0.901 acre of land more
or less.
BEARING BASIS: NAD-83, TEXAS CENTRAL (4203), STATE PLANE SYSTEM.THE DISTANCES
SHOWN HEREON ARE SURFACE BASED ON A COMBINED SURFACE ADJUSTMENT
FACTOR OF 1.00014.
PRELIMINARY PLAT (PP-2016-015)
FOR GATLIN CREEK SUBDIVISION
SECTION 2
SHEET 2 OF 2
DIAMOND SURVEYING, INC.<>
116 SKYLINE ROAD, GEORGETOWN, TEXAS 78628
(512) 931-3100
Waeltz & Prete, Inc.
CIVIL ENGINEERS
3000 Joe DiMaggio Blvd. #72
Round Rock, TX. 78665
PH (512) 505-8953
FIRM TX. REG. #F-10308
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Page 15 of 76
City of Georgetown, Texas
Planning and Zoning
April 4, 2017
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary Plat fo r 207.15 acres in the W. Ad d is o n and C. Bell
Surveys , to be kno wn as Kasper. (PP-2016-009) Carolyn Horner, AICP, Planner
ITEM SUMMARY:
Background:
This p ro p erty is loc ated o n the no rth side of Wes tingho use Road, wes t o f Roc kride Lane. The p ro p erty is
und eveloped, with natural lo w areas for d rainage and minimal tree coverage.
Public Comment:
Pub lic notice is not required for a Preliminary Plat. T here have been no inquiries about the plat.
Staff Recommendation:
The p ro p o s ed p reliminary plat meets all the req uirements o f the UDC and is p res ented for approval.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, Planner, and Sofia Nels o n, C NU-A, P lanning Director
ATTACHMENTS:
Description Type
s taff report Backup Material
Location Map Backup Material
Preliminary Plat Backup Material
Page 16 of 76
Georgetown Planning Department Staff Report
Kasper – Preliminary Plat Page 1 of 2
Report Date: March 2, 2017
File No: PP‐2016‐009
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: Kasper
Project Address: Not assigned at this time
Total Acreage: 207.147 acres
Legal Description: 207.147 acres in the W. Addison and
C. Bell Surveys
Plat Summary
Proposed Lots: 735 residential lots, 1 amenity center lot
Heritage Trees: 2 Heritage trees
Site Information
This property is located on the north side of Westinghouse Road, west of Rockride Lane, see
Attachment 1. The property is undeveloped, with minimal tree coverage and natural low areas
for drainage.
Background
The subject property was annexed into the City in 2016 by Ordinance No. 2016‐13. The property
was rezoned to Planned Unit Development with a base zoning district of Residential Single‐
family by Ordinance No. 2016‐24.
Utilities
Water will be provided by Jonah Water SUD, and wastewater will be provided by the City of
Georgetown. Electric service will be provided by Oncor/TXU. Jonah Water SUD has certified
that there is adequate water capacity at this time to serve this property, either by existing
capacity or developer participation in upgrades to infrastructure.
Transportation
The site has public street access from Westinghouse Road and Rockride Lane. The applicant’s
Traffic Impact Analysis (TIA) indicates that within ten years, additional lanes of the aerterial
roadway are required. This information will be shown on the subdivision’s construction plans.
Page 17 of 76
Planning Department Staff Report
Kasper – Preliminary Plat Page 2 of 2
Parkland Dedication
Parkland dedication requirements are being met per agreement, at a pro‐rated amount of equal
to one acre for each 50 new detached dwelling units. Phase One will have 5 acres of parkland and
a private amenity center.
Staff Analysis
The proposed Preliminary Plat meets all of the requirements of the UDC and is presented for
approval.
Attachments
Attachment 1 – Location Map
Attachment 2 – Preliminary Plat
Page 18 of 76
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Page 19 of 76
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53(6/14'14.'55
A CALLED 13.00 ACRE TRACT
OWNER: SAMANTHA &
JUSTIN KACIR
DOC. NO. 2015061464 (O.P.R.)
A CALLED 89.64 ACRE TRACT
OWNER: MILTON &
JOSEPHINE COCKRAM
VOL. 376, PG. 334 (D.R.)
NOTES:
BEARING BASIS: NORTH AMERICAN DATUM OF 1983 (CORS 1996).
FROM THE TEXAS COORDINATE SYSTEM ESTABLISHED FOR THE
CENTRAL ZONE.
NO FEMA FLOODPLAIN SHOWN AS PER THE FLOOD INSURANCE
RATE MAP COMMUNITY PANEL NOS. 48491C0485E & 48491C DATED
SEPTEMBER 26, 2008, TRAVIS COUNTY, TEXAS AND INCORPORATED
AREAS.
NO HERITAGE TREE SPECIES ARE FOUND IN THIS PROJECT.
LEGEND
BOUNDARY LINE
PHASE LINE
FIELD NOTES
FOR
A 207.147 ACRE TRACT OF LAND BEING ALL OF A CALLED 207.191 CONVEYED TO
KASPER FAMILY LIMITED PARTNERSHIP RECORDED IN DOCUMENT No. 2016030572
OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, SITUATED IN
THE W. ADDISON SURVEY, ABSTRACT NO. 21, AND IN THE CALVIN BELL SURVEY,
ABSTRACT NO. 112 IN WILLIAMSON COUNTY, TEXAS. SAID 207.147 ACRE TRACT OF
LAND BEING MORE FULLY DESCRIBED AS FOLLOWS, WITH THE BEARINGS BASED
ON THE NORTH AMERICAN DATUM OF 1983 (CORS 1996), FROM THE TEXAS
COORDINATE SYSTEM ESTABLISHED FOR THE CENTRAL ZONE:
BEGINNING At a found Mag Nail in the northeast corner of said 207.191 acre tract, same being
the southeast corner of a called 18.12 acre tract conveyed to Blake and Terilyn Henderson recorded
in Document No. 2014073916 of the Official Public Records of Williamson County, Texas, also
being a point in the west right of way line of Rockride Lane, a variable width right of way and the
northeast corner of hereof;
THENCE 6
(, with the east line of said 207.191 acre tract, same being the west line of
said Rockride Lane, a distance of 2788.07 feet to a ò iron rod with yellow cap marked
"Pape-Dawson" set in the southeast corner of said 207.191 acre tract and easternmost southeast
corner hereof;
THENCE 6
:, with a south line of said 207.191 acre tract, same being the north line
of said County Road 111, a distance of 1241.28 feet to a 1" iron pipe found in the southeast ell
corner of said 207.191 acre tract and the southeast ell corner of hereof;
THENCE 6
(, with the east line of said 207.191 acre tract, same being the west right of
way line of said County Road 111, a distance of 1313.48 feet to a mag nail in asphalt with washer
marked ³3DSH'DZVRQ´ set for the southernmost southeast corner of said 207.191 acre tract, same
being a point in the north right of way line of County Road 110, a variable width right of way, and
the southernmost southeast corner of hereof;
THENCE 6
:, with the south line of said 207.191 acre tract, same being the north
right of way line of said County Road 111, a distance of 650.12 feet to a ò iron rod found in the
north right of way line of said County Road 111, same being the southernmost southwest corner of
said 207.191 acre tract, also being the southeast corner of said 13.00 acre tract conveyed to
Samantha and Justin Kacir recorded in Document No. 2015061464 of the Official Public Records
of Williamson County, Texas and southernmost southwest corner of hereof, from which a 60D nail
LQDIHQFHSRVWIRXQGEHDUV1
:IHHW
THENCE 1
:, departing the north right of way line of said County Road 110, with the
west line of said 207.191 acre tract, same being the east line of said 13.00 acre tract, a distance of
1190.66 feet to a iron rod with cap marked ´53/6 ´ found for the southwest ell corner of said
207.191 acre tract, same being the northeast corner of said 13.00 acre tract, for the southwest ell
corner hereof;
THENCE 6
:, with the south line of said 207.191 acre tract, same being the north line
of said 13.00 acre tract and in part the north line of a called 89.64 acre tract conveyed to Milton and
Josephine Cockram recorded in Volume 376, Page 334 of the Deed Records of Williamson County,
Texas, a distance of 927.76 feet to a ò iron rod found for the westernmost southwest corner of
said 207.191 acre tract, same being a point in the north line of said 89.64 acre tract, also being the
southeast corner of a called 19.00 acre tract, conveyed to Roland T. Burke recorded in Document
No. 2003014353 of the Official Public Records of Williamson County, Texas as described in
Volume 542, page 521 of the Deed Records of Williamson County, Texas, for the westernmost
southwest corner hereof;
THENCE 1
:, with the west line of said 207.191 acre tract, same being the east line
of said 19.00 acre tract, a distance of 548.54 feet to a ò iron rod with yellow cap marked
"Pape-Dawson" set in the west line of said 207.191 acre tract, same being a point in the east line of
said 19.00 acre tract, for an angle point hereof;
THENCE 1
:, in part with the east line of said 19.00 acre tract conveyed to Milton
and Josephine Cockram, with the east line of a called 19.45 acre tract conveyed to Byers, William
Bowling Estate recorded in Document No. 2007030759 of the Official Public Records of
Williamson County, Texas, with the east line of a called 19.00 acre tract conveyed to Marroquin,
Doris Galvan Trust of Doris Galvan Marroquin Family Trust recorded in Document No.
2007064864 of the Official Public Records of Williamson County, Texas, with the east line of a
called 19.00 acre tract conveyed to June Stafford Marroquin recorded in Document No.
2013099322 of the Official Public Records of Williamson County, Texas, same being the west line
of said 207.191 acre tract, a distance of 2380.78 feet to a ò iron rod found for the northwest
corner of said 207.191 acre tract, same being a point in the east line of said 19.00 acre tract
conveyed to June Stafford Marroquin, also being a point in the south line of a called 154.11 acre
tract conveyed to John Dimmitt Hughes recorded in Volume 276, Page 49 of the Deed Records of
Williamson County, Texas and the northwest corner of hereof;
THENCE 1
(, with the south line of said 154.11 acre tract, with the south line of the
aforementioned 18.12 acre tract, same being the north line of said 207.191 acre tract, a distance of
1589.23 feet to a ò iron rod with yellow cap marked "Pape-Dawson" set in the north line of said
207.191 acre tract, same being the south line of said 18.12 acre tract, for an angle point hereof;
THENCE 1
(, continuing with the south line of said 18.12 acre tract, same being the
north line of said 207.191 acre tract, a distance of 1278.39 feet to the POINT OF BEGINNING
and containing 207.1473 acres in the City of Austin, Williamson County, Texas. Said tract being
described in accordance with a survey made on the ground prepared under Job No. 50857-00 by
Pape Dawson Engineers, Inc.
SECTION 10
SECTION 5
SECTION 3
SECTION 1
SECTION 4
SECTION 8
SECTION 7
SECTION 6
SECTION 9
AMENITY
CENTER
A
U
S
T
I
N
I
S
A
N
A
N
T
O
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I
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5' SIDEWALK
5' SIDEWALK
8' SIDEWALK
8' SIDEWALK
8'
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SECTION 2
* AS PER THE KASPER PUD AGREEMENT:
50.0% IS THE MAXIMUM IMPERVIOUS COVER FOR 40' WIDE RESIDENTIAL LOTS
60.0% IS THE MAXIMUM IMPERVIOUS COVER FOR 50' AND 60' WIDE RESIDENTIAL LOTS
** RIGHT-OF-WAY (R.O.W.) IMPERVIOUS COVER CALCULATED AT 85.0%
8' S
I
D
E
W
A
L
K
5' SIDEWALK
7.8 AC OF SOUTHWESTERN BLVD. R.O.W. AND IT'S IMPERVIOUS COVER HAS BEEN INCLUDED IN THE ULTIMATE
DETENTION AND DRAINAGE CALCULATIONS. AS PER THE P.U.D. AGREEMENT, IT IS EXCLUDED FROM IMPERVIOUS
COVER CALCULATIONS AND FROM THE OVERALL GROSS AREA.
Page 21 of 76
56
18
3
9
31
3
11
4
3
7
22
23
20
47
63
4
12
5
8
10
10 13
1
2
18
9
4
3
34
2
14
7
62
46
23
2
20
3
8
22
2
32
4 5
16
7
16
2
9
12
7
6
15
6
13
14
5
8
17
16
3
1114
4
5
1
6
7
2
18
10
9 5
6 9
7
16
12
3
1512
11
4
141011 17 11813
9
20 4
8
75 10
7
136
10
8 14
42
15
3
9
146 3
12
15
12115
13
13 5 74
17
6 98
14
16
8 10 161314 171512
19
11
10
1 2
5
25
26
33
24
6
23
3
5
4
4
11
9
7
8
18
10
13
17
14
12
15
4
2
3
5
21
22
23
24
20
26
25
17
19
31
28
16
29
21
1
27
3533
12
30
17
32
19
8
16
7
15
4
13
6
11
9
18
10
14
3
5
5
6
11
5
7
10
12
4
8
13
6
11
32
12
7
48
33
6
49
5
3
1
8
44
9
2
13
18
15
51
4
5
16
6 7
24
14
28
2129
17
30
37
19
32
31
22
34
33
35
17
38
39
20
31
24
23
21
18
36
19
22
15
14
66
13
16
75
61
65
67
74
64
76
73
77
70
28
29
30
27
31
2 3
72
4
71
45
69
50
68
10 11
12
32
25
19
27
20
191817
15
16
1
3
5857 59
2
3
19
20
9
2
4243
4041
34
37
39
38
12
11
10
60
2
9
1
55
54
53
40
41
35
1
2
7
6
34
35
27
28
1
3 54
18
1 2
16 17
15
26
1
19
10
22
23
24
25
20
18
SECTION 3
SECTION 1
2
SECTION 6
SECTION 7
SECTION 4
LOT
1
-
0
.
5
2
A
C
DR
A
I
N
A
G
E
/
U
T
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L
I
T
Y
/
OP
E
N
S
P
A
C
E
L
O
T
LOT 52
DRAINAGE/
UTILITY/ OPEN
SPACE LOT
L
O
T
9
-
0
.
0
6
A
C
D
R
A
I
N
A
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/
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1
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0
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1
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L
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LOT 2
2
-
0
.
3
5
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/
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/
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S
P
A
C
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L
O
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LOT 52 - DRAINAGE/
UTILITY/ OPEN SPACE LOT
LOT 13 - 0.04 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 26 - 0.14 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 8 - 0.06 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT
3
6
-
0
.
1
6
A
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/
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/
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A
C
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L
O
T
LOT 21 - 0.0
3
A
C
DRAINAGE/
U
T
I
L
I
T
Y
/
OPEN SPA
C
E
L
O
T
LOT 1 - 0.86 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 15 - 10.50 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 15 - DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 19 - 0.30 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 1 -
0
.
0
7
A
C
DRAIN
A
G
E
/
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/
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S
P
A
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L
O
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8'
S
I
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E
W
A
L
K
8' SIDEWALK
POND C
POND A
PARK /
AMENITY
SHINER LANE
SHIN
E
R
LANE
S
H
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A
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BREMEN STREET
OT
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BR
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LOT 6 - DRAINAGE/
UTILITY/ OPEN
SPACE LOT
MA
T
C
H
L
I
N
E
(
S
E
E
S
H
E
E
T
5
)
MATCHLINE (SEE SHEET 4)
NOTES:
1. BEARING BASIS: NORTH AMERICAN DATUM OF 1983 (CORS
1996). FROM THE TEXAS COORDINATE SYSTEM ESTABLISHED
FOR THE CENTRAL ZONE.
2. THERE ARE NO AREAS WITHIN THE BOUNDARIES OF THIS
SUBDIVISION IN THE 100-YEAR FLOODPLAIN AS DEFINED BY
FIRM MAP NUMBER 48491C0485E, EFFECTIVE DATE OF
SEPTEMBER 26, 2008. THIS 100-YEAR FLOODPLAIN SHOWN IS
THE ULTIMATE CONDITIONS FLOODPLAIN AS MODELED BY
PAPE-DAWSON ENGINEERS.
BOUNDARY LINE
SECTION LINE
RIGHT-OF-WAY
LOT LINE
LEGEND
A
U
S
T
I
N
I
S
A
N
A
N
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#
1
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8
8
0
1
Page 22 of 76
A CALLED 13.00 ACRE TRACT
OWNER: SAMANTHA & JUSTIN KACIR
DOC. NO. 2015061464 (O.P.R.)
A CALLED 89.64 ACRE TRACT
OWNER: MILTON & JOSEPHINE COCKRAM
VOL. 376, PG. 334 (D.R.)
16
23
9
29
31
4
22
18
19
33
56
12
25
37 47
84
2122
11
7
4
11
26
13
14
28
8
20
27
2232
39
36
34
43
53
40
29
41
31
32
38
50
3
35
12
42
46
30
49
44
48
51
52
2
45
57
55
54
11
65 7
21
8
2
3
5
1620
10769
78
19 18 17
33
44
23
45
48
47
43
46
8
10
9
15
19
11
10
21
18
18
17
11
621
33
13
24
10
24
16
30
13
20
9
23
14
5
17
8
15
4
12
7
2
3
1
8
18
5
24
3
15
27
7
4
12
10
28
13
2
25
4
20
26
16
6
14
9
17
5
21
32
24
31
22
25
34
23
30
33
11
12
10
5
9
15
17
8
6
14
6
16
2
3
32
34
33
29
31
24
23
2627 25
30
28
75
76
77
7
1
3
5
4
10
13
2
16
20
6
9
17
14
2
5
18
3
1
9
19
15
15
10
18
12
14
11
29
20
17
25
16
13
24
22
27
28
23
26
31
79
35
22
34
19
6
1
7
1
7
30
36
34
3034
38
3241
39
2836 2733
3740
3135 29
49
21
26
27
28
19
37
3839
SECTION 7
SECTION 10
SECTION 5
SECTION 4
SECTION 8
SECTION 9
LOT
5
2
-
D
R
A
I
N
A
G
E
/
UTI
L
I
T
Y
/
O
P
E
N
S
P
A
C
E
L
O
T
LOT 29 - 0.07
A
C
DRAINAGE/ U
T
I
L
I
T
Y
/
OPEN SPACE
L
O
T
LOT
1
-
0
.
0
3
A
C
DR
A
I
N
A
G
E
/
U
T
I
L
I
T
Y
/
OP
E
N
S
P
A
C
E
L
O
T
LOT 42 - 0.29 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 8 - 0.30 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 3
2
-
0
.
0
6
A
C
DRAIN
A
G
E
/
U
T
I
L
I
T
Y
/
OPEN
S
P
A
C
E
L
O
T
LOT 8
-
0
.
0
6
A
C
DRAIN
A
G
E
/
U
T
I
L
I
T
Y
/
OPEN
S
P
A
C
E
L
O
T
L
O
T
5
8
-
0
.
3
9
A
C
D
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A
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N
A
G
E
/
U
T
I
L
I
T
Y
/
O
P
E
N
S
P
A
C
E
L
O
T
LOT 52 - 6.30 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 23 - 7.81 AC
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LOT 23
DRAINAGE/ UTILITY/
OPEN SPACE LOT
LO
T
2
1
-
0
.
0
3
A
C
DR
A
I
N
A
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/
U
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I
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I
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Y
/
OP
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S
P
A
C
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L
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5' SIDEWALK
5' SIDEWALK
POND E
POND C
AMENITY
FAIR
H
A
V
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N
GAT
E
W
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NOTES:
1. BEARING BASIS: NORTH AMERICAN DATUM OF 1983 (CORS
1996). FROM THE TEXAS COORDINATE SYSTEM ESTABLISHED
FOR THE CENTRAL ZONE.
2. THERE ARE NO AREAS WITHIN THE BOUNDARIES OF THIS
SUBDIVISION IN THE 100-YEAR FLOODPLAIN AS DEFINED BY
FIRM MAP NUMBER 48491C0485E, EFFECTIVE DATE OF
SEPTEMBER 26, 2008. THIS 100-YEAR FLOODPLAIN SHOWN IS
THE ULTIMATE CONDITIONS FLOODPLAIN AS MODELED BY
PAPE-DAWSON ENGINEERS.
BOUNDARY LINE
SECTION LINE
RIGHT-OF-WAY
LOT LINE
LEGEND
Page 23 of 76
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NOTES:
1. BEARING BASIS: NORTH AMERICAN DATUM OF 1983 (CORS
1996). FROM THE TEXAS COORDINATE SYSTEM ESTABLISHED
FOR THE CENTRAL ZONE.
2. THERE ARE NO AREAS WITHIN THE BOUNDARIES OF THIS
SUBDIVISION IN THE 100-YEAR FLOODPLAIN AS DEFINED BY
FIRM MAP NUMBER 48491C0485E, EFFECTIVE DATE OF
SEPTEMBER 26, 2008. THIS 100-YEAR FLOODPLAIN SHOWN IS
THE ULTIMATE CONDITIONS FLOODPLAIN AS MODELED BY
PAPE-DAWSON ENGINEERS.
BOUNDARY LINE
SECTION LINE
RIGHT-OF-WAY
LOT LINE
LEGEND
Page 24 of 76
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PP-2016-009
Page 25 of 76
City of Georgetown, Texas
Planning and Zoning
April 4, 2017
SUBJECT:
Cons id eration and p o s s ib le ac tion on a Preliminary/Final Plat for Merritt Heritage Sub d ivision, lo cated
at 4700 Williams Drive, to b e known as Merritt Heritage Senior Village. (P FP -2016-008) Juan
Enriq uez, Planner
ITEM SUMMARY:
Background:
This p reliminary final p lat creates 2 lots (one c ommerc ial and one residential). Ac c es s to the s ite is off o f
Williams Drive, Woodlake Drive and Cedar Lake Bo ulevard . Parkland d edic ation requirements are b eing
met b y a fee-in-lieu. Right-o f-way is b eing ded ic ated along Williams Drive.
Public Comments:
Pub lic notice is not required for a Preliminary Final P lat ap p licatio n. There have been no inq uiries ab o ut the
p lat.
Recommended motion:
Approve the Preliminary Final P lat fo r Merritt Heritage S ubdivis io n
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Juan Enriq uez, Planner and Sofia Nelson, CNU-A, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Preliminary Final Plat Backup Material
Page 26 of 76
Georgetown Planning Department Staff Report
Merritt Heritage Subdivision – Preliminary Final Plat Page 1 of 2
Report Date: March 27, 2017
File No: PFP-2016-008
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Merritt Heritage Subdivision
Project Address: 4700 Williams Drive
Total Acreage: 16.178 acres
Legal Description: 16.178 acres Joseph Fish Survey
Applicant: Gracie Luna, Austin Civil Engineering
Property Owner: Oryx Capital, LLC
Contact: Gracie Luna, Austin Civil Engineering
Plat Summary
Proposed Lots: Two (2) lots (One commercial and one residential)
Proposed Streets: None
Heritage Trees: Two (2) are located on-site and will remain
Site Information
Location:
The property is located on the south side of Williams Drive, between Cedar Lake Boulevard and
Woodlake Drive, approximately one-quarter mile west of the Shell/DB Woods intersection with
Williams Drive. The location is in front of the neighborhood known as Terraces of Woodlake
(subdivided as Woodlake, Phases 3 and 4), which contains about 160 homes.
Physical Characteristics:
The property has approximately 450 feet of frontage on Williams Drive, and is an “L”-shaped
tract. There are two heritage trees that will remain. It is generally flat and devoid of any
discernible natural features. The property is bounded by three roadways, with Woodlake Drive
and Cedar Lake Boulevard classified as residential collectors, and Willliams Drive being a major
arterial.
Background
This property was formerly a part of a 34-acre contiguous tract bounded by the Woodlake
residences and Wildwood, Woodlake, and Williams Drives. Cedar Lake Boulevard was
extended in 2015 to Williams Drive, bisecting the tract into two halves, with this property the
western half. A one-thousand foot wide swath centered on Williams Drive (then FM 2338) was
annexed by the City in 1995, laying the foundation for the growth of the City westward. That
annexation covered most, but not all, of this subject property. The remainder, and all the
property that became the Woodlake subdivision, was subsequently annexed in 2001. The 2030
Page 27 of 76
Planning Department Staff Report
Merritt Heritage Subdivision – Preliminary Final Plat Page 2 of 2
Comprehensive Plan future land use category for the property is Mixed Use Neighborhood
Center (MUNC). This application is presented to the P&Z for approval.
Utilities
Water and wastewater will be provided by the City of Georgetown. Electricity will be provided
by PEC. It is anticipated that there is adequate water capacity at this time to serve this property
either by existing capacity or developer participation in upgrades to infrastructure.
Transportation
The subject site is bound by two residential collector roadways, and a major arterial (Williams
Drive). The Woodlake Drive intersection with Williams has been signalized for several years,
and is currently a three-way intersection. When Verde Vista (a Collector level roadway on the
City’s Overall Transportation Plan) is extended over to Williams Drive from it’s current
terminus, it will form the fourth leg of the intersection.
Cedar Lake Boulevard was recently extended from the Woodlake subdivision out to Williams
Drive, creating another access opportunity for the property. Currently this is a full access
intersection, yet ultimately Williams Drive will contain a median division, thus limiting Cedar
Lake to right-in/right-out turning movements.
Parkland Dedication
Parkland dedication requirements are being met by a fee in lieu.
Staff Analysis
The proposed Preliminary Final Plat meets all of the requirements of the UDC and is presented
for approval.
Attachments
Attachment 1 – Location Map
Attachment 2 – Preliminary Final Plat
Page 28 of 76
D e l W e b b B l v d
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Cartographic Data For General Planning Purposes Only
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City Limits
Georgetown ETJ
Page 29 of 76
Attachment 2 - Preliminary Plat
Page 30 of 76
Page 31 of 76
City of Georgetown, Texas
Planning and Zoning
April 4, 2017
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone AAA Storage , 7.32 ac res , loc ated at 1301
NE Inner Loo p , fro m the Agric ultural (AG) Dis tric t to the Lo cal Commerc ial (C-1) Dis tric t. (REZ-2017-
001) Carolyn Ho rner, AICP, Planner
ITEM SUMMARY:
Background:
The ap p licant is req ues ting to rezone an appro ximately 7.32 tract from the Agric ultural (AG) District,
as s igned up on annexation, to the Lo cal Commerc ial (C-1) Dis tric t to allo w for expans io n o f the existing
use o n the pro p erty.
Public Comment:
To d ate, no written pub lic comments have been received .
Staff Recommendation:
Staff rec o mmend s approval o f the the reques t to rezone 7.32 acres to the C-1 Dis tric t.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, Planner, and Sofia Nels o n, C NU-A, P lanning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Map Backup Material
Future Land Us e Backup Material
Zoning Map Backup Material
C-1 Dis trict Standards Backup Material
Page 32 of 76
Georgetown Planning Department Staff Report
AAA Storage on Inner Loop rezoning
AG to C‐1 Page 1 of 4
Report Date: April 1, 2017
File No: REZ‐2017‐001
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: AAA Storage
Project Address: 1301 NE Inner Loop
Owner: Fairways Corporate Center, LLC
Applicant: Place Designers, Inc.
Total Acreage: 7.32 acres
Legal Description: 7.32 acres of the J. Berry Survey
Existing Zoning: Agriculture (AG)
Proposed Zoning: Local Commercial (C‐1)
Overview of Applicant’s Request
The applicant has requested to rezone the existing property from Agriculture (AG) District to
the Local Commercial (C‐1) District. The applicant will continue the existing use on the
property until a future time. The applicant has also submitted a Special Use Permit to expand
the existing self‐storage use on the property.
Site Information
Location:
The subject site is located on NE Inner Loop, south of the railroad line and north of the San
Gabriel River.
Physical Characteristics:
The property is developed with a self‐storage facility, with driveway access to NE Inner Loop.
The site was originally permitted before the land was annexed into the City limits.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North MF‐2,
RS
High Density Residential;
Moderate Density Residential Vacant
South AG Open Space Vacant
East AG Moderate Density Residential;
Open Space Vacant
West AG Moderate Density Residential;
Open Space Vacant
Page 33 of 76
Planning Department Staff Report
AAA Storage on Inner Loop rezoning
AG to C‐1 Page 2 of 4
Property History
The property was annexed into the City with Ordinance 2006‐121 as part of a larger tract. The
Agriculture (AG) District was the default zoning district assigned at time of annexation.
The self‐storage facility on the property was permitted prior to annexation.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this subject site is Moderate Density Residential and Open
Space. The Moderate Density Residential category is described in the 2030 Comprehensive Plan as
comprising single family neighborhoods that can be accommodated at a density ranging between
3.1 and 6 dwelling units per gross acre, with housing types including small‐lot detached and
attached single‐family dwellings (such as townhomes). This category may also support
complementary non‐residential uses along major roadways such as neighborhood‐serving retail,
office, institutional, and civic uses, although such uses may not be depicted on the Future Land
Use Map.
The Open Space category is described in the 2030 Comprehensive Plan as applying to existing
public parks, golf courses, and protected open spaces of city‐wide significance, which are
expected to remain as open space in perpetuity.
Growth Tier:
The subject property is located within Growth Tier 1B, which is within the present city limits, or
subject to a development agreement, surrounding Tier 1A that is generally underserved by
infrastructure and where such service and facilities will likely be needed to meet the growth
capacity of the city once Tier 1A approaches buildout.
Transportation
The subject property’s only access is from NE Inner Loop, a major arterial. The existing driveway
access will remain.
Utilities
The property is served by Jonah Water SUD for water services, and Oncor for electricity.
Proposed Zoning District
The Local Commercial (C‐1) District is intended to provide areas for commercial and retail
activities that primarily serve residential areas. Uses should have pedestrian access to adjacent
and nearby residential areas, but are not appropriate along residential streets or residential
collectors. The District is more appropriate along major and minor thoroughfares and corridors.
See attached for list of uses and development standards of the C‐1 District.
Page 34 of 76
Planning Department Staff Report
AAA Storage on Inner Loop rezoning
AG to C‐1 Page 3 of 4
Staff Analysis
The subject property is located within the Future Land Use categories of Moderate Density
Residential and Open Space.
The proposed rezoning request meets most of the criteria established in UDC Section 3.06.030 for
zoning changes:
Comply Do Not
Comply
Approval Criteria for Rezoning
X The application is complete and
the information contained
within the application is
sufficient and correct enough to
allow adequate review and final
action
An application must provide the necessary
information to review and make a knowledgeable
decision in order for staff to schedule an application
for consideration by P&Z and City Council. This
application was reviewed by staff and deemed to be
complete.
X The zoning change is consistent
with the Comprehensive Plan
The proposed zoning change is inconsistent with the
Moderate Density Residential category as shown on the
Future Land use Map; however, it is consistent with
the intent of having compatible non‐residential uses
on adjacent roadways.
X The zoning change promotes
the health, safety or general
welfare of the City and the safe
orderly, and healthful
development of the City
The zoning change request promotes the health,
safety and general welfare of the City. This tract, with
existing development, has ample space for
redevelopment under the C‐1 standards.
X The zoning change is
compatible with the present
zoning and conforming uses of
nearby property and with the
character of the neighborhood
The proposed rezoning is compatible with the
surrounding zoning districts and uses.
X The property to be rezoned is
suitable for uses permitted by
the District that would be
applied by the proposed
amendment.
The uses allowed in the C‐1 District are suitable
adjacent to the agriculture and floodplain areas, and is
appropriate adjacent to the proposed multi‐family
zoning to the north.
Page 35 of 76
Planning Department Staff Report
AAA Storage on Inner Loop rezoning
AG to C‐1 Page 4 of 4
General Findings
Based on all the information presented, staff has made the following findings:
1. Goal 1 of the Land Use Element of the Comprehensive Plan states that the City should
“promote sound, sustainable, and compact development patterns with balanced land uses, a variety
of housing choices and well‐integrated transportation, public facilities, and open space amenities.”
The rezoning of this property to the C‐1 District for the continued use of the existing
development, and the future redevelopment options, supports this goal. The property is
mostly within the FEMA floodplain, and would not be suitable for residential development.
2. Goal 4 of the Land Use Element of the Comprehensive Plan states that the City should
“maintain and strengthen viable land uses and land use patterns (e.g., stable neighborhoods,
economically sound commercial and employment areas, etc.).” The rezoning of this property to
the C‐1 District complements the existing self‐storage on the site, and it is compatible with
the new multi‐family zoning district to the north.
3. The owner is requesting C‐1 zoning, with a separate application for a Specific Use Permit
for Self‐Storage, Indoor, which is required as part of the process to eliminate the
nonconformity. Granting this rezoning request gives the owner the ability to bring this legal
non‐conforming use into compliance with the Unified Development Code.
Staff Recommendation
Staff recommends approval of the applicant’s zoning request based on the above‐mentioned
findings.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property that are located within City limits were notified of the rezoning application
(6 notices mailed), a legal notice advertising the public hearing was placed in the Sun Newspaper
(March 19, 2017) and signs were posted on‐site. To date, staff has received zero responses.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – C‐1 District Development Standards and Permitted Land Uses
Attachment 5 – Public Notice Responses
Page 36 of 76
N IH 35
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Page 37 of 76
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Coo rd inate Sys tem: Te xas S tate Plane/C entral Zone/N AD 83/U S FeetCartographic D ata Fo r General Planning Purposes O nly
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Future Land Use / Overall Transportation Plan
Exhi bit #2
REZ-20 17 -00 1
Legend
Thoroughfare
Future Land Use
Institutional
Regi onal Commercial
Community Commerc ial
Em ployment Center
Low Dens ity Residential
Mining
Mix ed Us e Community
Mix ed Us e Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Us e Area
Ag / Rural Residential
Ex isting Collector
Ex isting Freeway
Ex isting Major Arterial
Ex isting Minor Arterial
Ex isting Ramp
Pr oposed Collector
Pr oposed Freeway
Pr opsed Frontage Road
Pr oposed Major Arterial
Pr oposed Minor Arterial
Pr oposed Railroad
High Density Residential
0 ¼Mi
Le ge ndSi teParcelsCity Lim itsGeorgetown ETJ
Page 38 of 76
NE INNER LOOP
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Zon in g Inf ormationREZ-2 017-0 01Exhibit #3
Co ord inate System: Texas Sta te Plane/Centra l Zone/NAD 83/U S FeetCartographic Data For General Planning Purp oses Only
Le ge n dSiteParcelsCity LimitsGeorgetown ETJ
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0 ¼MiPage 39 of 76
Maximum Building Height = 35 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
Maximum Building Size = .5 FAR (0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
(only applies to those uses Side Setback = 10 feet MF‐1, or MF‐2 districts
marked with * below) Side Setback to Residential = 15 feet
Rear Setback = 0 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales* Activity Center (youth/senior) Event Facility
Artisan Studio/Gallery* Bar/Tavern/Pub Meat Market
Assisted Living Bed and Breakfast (with events) Multifamily Attached
Automotive Parts Sales (indoor)* Business/Trade School Personal Services Restricted
Banking/Financial Services* Car Wash Private Transport Dispatch Facility
Blood/Plasma Center* Church (with columbarium) Student Housing
Consumer Repair* College/University
Dry Cleaning Service* Commercial Recreation
Emergency Services Station Community Center
Farmer's Market* Dance Hall/Night Club
Fitness Center* Day Care (group/commercial)
Food Catering Services* Fuel Sales
Funeral Home* Live Music/Entertainment
General Retail* Micro Brewery/Winery
General Office* Neighborhood Amenity Center
Government/Postal Office Park (neighborhood/regional)
Group Home (7+ residents) Pest Control/Janitorial Services
Home Health Care Services* Self‐Storage (indoor only)
Hospital School (Elementary, Middle, High)
Hotel/Inn (excluding extended stay) Theater (movie/live)
Integrated Office Center* Upper‐story Residential
Landscape/Garden Sales* Wireless Transmission Facility (<41')
Laundromat*
Library/Museum
Medical Diagnostic Center*
Medical Office/Clinic/Complex*
Membership Club/Lodge*
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services*
Printing/Mailing/Copying Services*
Restaurant (general/drive‐through)*
Rooming/Boarding House
Social Service Facility
Surgery/Post Surgery Recovery*
Urgent Care Facility*
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)*
Local Commercial (C‐1) District
District Development Standards
Specific Uses Allowed within the District
Page 40 of 76
City of Georgetown, Texas
Planning and Zoning
April 4, 2017
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 6.5 acres in the P o rter Survey
lo cated at 1308,1402, and 1502 Williams Drive fro m Lo cal Commerc ial (C-1) to the Planned Unit
Develo p ment (PUD) Dis trict. (REZ-2016-028, Gabriels Bluff) Sofia Nelson,Planning Direc tor
ITEM SUMMARY:
Background:
The ap p lic ant is req ues ting to ad d a PUD Overlay Dis tric t to the exis ting C-1 zoning d es ignation. The
p rimary use o f the property is desc rib ed by the applic ant to includ e F uel Sales ; Res taurant, General;
General Retail; General Office; and Med ical or Dental Offic e. The fuel station will b e acc o mp anied by a
Market and Res taurant build ing s ho wn to be not les s than 5500 o r mo re than 6500 s q uare feet in area, and
s hall includ e p atios and /or dec ks of no t less than 2500 o r mo re than 3500 s quare feet in area. The applic ant
has req uested the Fuel S ales no t ab id e b y C-1 zoning requirement of fo ur (4) Multi- Pro d uc t Dispens ers (8
fuel dis pens ers ) and rather req uest five (5) Multi-P ro d uc t Dis p ens ers (“MPD’s ”) with ten (10) fueling
p o s itions in an in-line c onfiguration rather than the s quare arrangement required of C-1 zo ned p ro p erties .
The offic e b uilding is p ro p o s ed to range from 14,000 and 18,000 square feet in area. T he retail b uilding is
p ro p o s ed to range from 9,000 to 13,000 square feet in area.
Public Comment:
To d ate, no written pub lic comments have been received .
Staff Recommendation:
Please s ee staff rep o rt.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Sofia Nelson, C NU-A, P lanning Directo r
ATTACHMENTS:
Description Type
s taff report Backup Material
Location Map Backup Material
future land us e map Backup Material
zoning map Backup Material
PUD Development Plan Backup Material
Site layout Backup Material
Building Renderings and Des ign Standards Backup Material
Page 41 of 76
Georgetown Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
Report Date: March 29, 2017
File No: REZ-2016-028
Project Planner: Sofia Nelson, Planning Director
Item Details
Project Name: Gabriels Bluff
Location: 1308, 1402 and 1502 Williams Drive
Total Acreage: 6.5 acres
Applicant: Wade Todd, National Site Solutions
Property Owner: Taylor- Smartt, LLC
Contact: Wade Todd, National Site Solutions
Existing Use: Undeveloped land, single family residence
Existing Zoning: Local Commercial (C-1) District
Proposed Zoning: Planned Unit Development (PUD), Local Commercial (C-1) base district
Future Land Use: Specialty Mixed Use Area (SMUA)
Growth Tier: Tier 1A
Overview of Applicant’s Request
The applicant is requesting to add a PUD Overlay District to the existing C-1 zoning
designation. The primary use of the property is described by the applicant to include Fuel
Sales; Restaurant, General; General Retail; General Office; and Medical or Dental Office. The
fuel station will be accompanied by a Market and Restaurant building shown to be not less
than 5,500 or more than 6,500 square feet in area, and shall include patios and/or decks of not
less than 2,500 or more than 3,500 square feet in area. The applicant has requested the Fuel
Sales not abide by C-1 zoning requirement of four (4) Multi- Product Dispensers (8 fuel
dispensers) and rather request five (5) Multi-Product Dispensers (“MPD’s”) with ten (10)
fueling positions in an in-line configuration rather than the square arrangement required of C-
1 zoned properties. The office building is proposed to range from 14,000 and 18,000 square
feet in area. The retail building is proposed to range from 9,000 to 13,000 square feet in area.
Site Information
Location:
The site is located along the south side of Williams Drive, between Morris Lane and Rivery
Boulevard. The site as a whole currently consists of seven different lots and combined the
properties have approximately 571 linear feet of frontage on Williams Drive.
Page 42 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
Physical Characteristics:
The site has extensive tree coverage (mostly cedars) and has no known Karst features. The
properties drop elevation away from Williams Drive, and the rear of the properties form a cliff
that falls to the San Gabriel River, where the properties end.
Surrounding Properties:
The immediately surrounding properties are a mix of commercial and residential uses. This
vicinity has a mix of residential properties that have been repurposed for small office or retail
uses, and purpose-built commercial/retail properties. The former McCoy Elementary
dominates the block on the north side of Williams Drive, where the extension of Rivery
Boulevard will cross it and establish new land uses and development patterns in the near-
term future. The south block of Williams Drive is all contiguous to the San Gabriel River,
where a large view-shed opens up to the Summit at Rivery project to the southwest.
Location Zoning Future Land Use Existing Use
North RS, Residential Single-family
and C-1, Local Commercial
Specialty Mixed
Use Area
Commercial, office, GISD
property ( school admin
offices)
South C-3, General Commercial Moderate San Gabriel River [the
Page 43 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
[across San Gabriel River] Density
Residential,
Open Space
Summit at Rivery project –
townhomes, hotel, retail,
apartments – is 500’ across
the river.]
East RS, Residential Single-
family
Specialty Mixed
Use Area
Single family homes
West C-1, Local Commercial Specialty Mixed
Use Area
Commercial (Extraco Bank)
Utilities
Electric, water, and wastewater are served by the City of Georgetown. A Utility Evaluation
was submitted to determine the impact of the proposed development on the City’s
infrastructure system. The City’s evaluation letter indicated that the anticipated impacts of the
project could be handled by the existing water and wastewater infrastructure.
Transportation
Williams Drive
Williams Drive is a five lane cross section with two travel lanes in each direction and a
constant two-way left-turn lane. There are no medians along the corridor’s length. The
number and length of driveways creates conflicts for pedestrians, bicyclists, and automobile
traffic flow. Along the corridor between I-35 and Jim Hogg Road, there over 150 driveways
providing business and residential access. This equates to approximately 25 driveways per
mile.
Driveway Access
The access to this property is proposed to be via Williams Drive primarily, but a private access
drive from Rivery Boulevard (through the Extraco Bank to the west) provides another means
of ingress/egress and thus options for visitors. Currently there are 4 existing driveways on the
subject property that were constructed and used when the property was subdivided and used
residentially. As part of the redvelopment of this site, particularly as the use of the driveways
are going from residential to commercial, the site is subject to current driveway standards. At
this time, driveway locations for this site have not been approved by staff. Staff has strongly
recommended to the applicant and as part of this report is strongly recommending to the
Planning and Zoning Commission/ City Council that the center driveway be lined up with the
driveway across the street (additonal details provided in the analysis portion of this report).
Additional driveways shall meet all spacing requirements.
Page 44 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
Right-of-Way
Additional required right-of-way for Williams Drive will officially be dedicated when the
subdivision plat is recorded. The ROW dedication is approximatley 27.5 feet in width and
extend across the frontage of the property.
Interparcel Connecitvity
The development of this property is subject to interparcel connectivty and will be reviewed at
the time of site development plan.
2030 Comprehensive Plan
The properties are contained within the 2030 Plan land use designation of Specialty Mixed
Use Area (SMUA). The following guidance is provided for this future land use
designation:
• Use: This future land use 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. Housing, in the form of apartments,
townhomes, condominiums, and live-work spaces is also encouraged in these
mixed-use areas, generally in higher densities.
• Built Environment: The future land use designation calls for “these areas should be
designed in a pattern of pedestrian-oriented, storefront-style shopping streets, with
Page 45 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
shared parking and strong pedestrian linkages to the surrounding areas”. “The
designation is intended to permit a true mix of uses (except industrial and mining),
with unique development standards tailored to the character of the area.”
The 2030 Plan Growth Tier Map designation is Tier 1A, which is the 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.
Williams Drive Study
Currently, the City is undertaking the Williams Drive Study which extends from Austin
Avenue to Jim Hogg Road. The purpose of the study is to develop a plan of action that will
incorporate safe and efficient transportation operations, safe accommodations for all
transportation modes, and integration of smart transportation and land use, community
needs, and the future economic growth along Williams Drive. The goals for Williams Drive
include:
• Enhance multimodal movements and transportation operations
• Support corridor-wide and regional sustainable growth and economic development.
• Protect and enhance the corridor’s quality of life.
• Encourage development that creates a variety of context sensitive mixed-use services
that are accessible to neighborhoods.
Progress to date on the Williams Drive study includes the following:
• Technical Data Collection
• Public Meetings
o Open House
o Charrette Week
o Public Meeting
• Numerous Stakeholder Engagements
o Internal and External
• Ongoing Public Communication and Updates
• Developed an Existing Conditions and Needs Assessment Report
• Developed a concept plan ( community vision for Williams Drive)
The concept plan for Williams Drive includes the characterization of the corridor into 6
distinct areas, each of which contributes to the areas identity. Each area designates the
different conditions and approach to transportation infrastructure and the way development
may interface with Williams drive. While the concept plan is still being finalized and the study
yet to be adopted, the character of Rivery Blvd. to I-35 area consists of a mix of uses with
buildings closer to the street and wider sidewalks.
Next Steps are identified in the below timeline.
Page 46 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
Possible solutions for the city to further consider include:
Issues Possible Solutions
Traffic Congestion/Circulation
Improve traffic flow; Recognize the
importance of land use decisions on traffic
volume, street design and access
management; Develop alternate routes;
Consider additional future traffic capacity
Traffic Operations and Safety
Establish a unified signal management plan;
Establish new street design criteria; Access
management plan; Set block standards for
street/driveway connection
Redevelopment and Reinvestment Barriers
Create development strategy that is not
“one-size-fits-all”;
Aesthetic Enhancements
Consider new Gateway design standards;
Consider zoning solutions for older
properties to offer flexibility for
redevelopment; Adjust non-conforming site
requirements to ensure incremental
improvements and upgrades
Pedestrian and Bicycle Improvements Focus attention through CIP planning
where appropriate, consider on and off
street improvements
Page 47 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
Property History
The property was annexed into the City’s full jurisdiction in 1954. In the fall of 2015 the
applicant requested a PUD zoning designation for a portion of the property identified within
this zoning request. Ultimately the request was pulled before City Council could take action
on the request. Later in the year the applicant requested straight C-1 zoning for the property
and was granted the C-1 designation by City Council in January of 2016.
Proposed Zoning District
A PUD is designed to be used in conjunction with a designated base zoning district. An
application for PUD zoning shall specify the base district(s) and the uses proposed. If no
base zoning exists, the base zoning shall be that zoning designation that is most similar to
or compatible with the uses proposed for the PUD. Any uses not permitted in the base
district shall be specifically identified. The standards and requirements of the specified
base district shall apply unless specifically superseded by the standards and requirements
of the PUD Development Plan. In addition to the zoning change approval criteria, the
Planning and Zoning Commission and City Council shall consider the following specific
objectives and criteria for approving the PUD:
Rezoning to and development under the PUD District will be permitted only in
accordance with the following specific objectives:
1. A variety of housing types, employment opportunities, or commercial services to achieve a
balanced community;
2. An orderly and creative arrangement of all land uses with respect to each other and to the
entire community;
3. A planned and integrated comprehensive transportation system providing for a separation
of pedestrian and vehicular traffic, to include facilities such as roadways, bicycle ways, and
pedestrian walkways;
4. The provisions of cultural or recreational facilities for all segments of the community;
5. The location of general building envelopes to take maximum advantage of the natural and
manmade environment; and
Page 48 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
6. The staging of development in a manner which can be accommodated by the timely
provision of public utilities, facilities, and services.
PUD Summary:
The PUD document consists of the following documents:
• PUD Development Plan
• Conceptual Land Plan
• Elevations and Design Standards
• Landscape Information
Uses and Phases of Development
The proposed development consists of a 6.5 acre site to be developed in two phases. The
proposed site layout and PUD development plans identifies Phase 1 would consists of the
following:
• Fuel Sales Use. Fuel Sales, permitted only in association with the Market and
Restaurant building described below, will not abide by Section 5.04.020 (T) of the
UDC, but rather have a maximum of five (5) Multi-Product Dispensers (“MPD’s”)
with ten (10) fueling positions in an in-line configuration.
• Market and Restaurant Building. The Market and Restaurant building not less
than 5,500 or more than 6,500 square feet in area, and shall include patios and/or
decks of not less than 2,500 or more than 3,500 square feet in area.
• Retail Building. The retail building shall be not less than 9,000 square feet or more
than 13,000 square feet in area.
Phase 2 would consist of the following:
• Office Building. The office building shall be not less than 14,000 square feet or
more than 18,000 square feet in area.
Site Layout
The applicant has provided for a general site layout that consists of each of the three buildings
(Market, Retail, and Office Buildings) to be setback away from the street edge and rested
against the edge of the rear of the properties, which forms a cliff that falls to the San Gabriel
River, where the properties end. The parking for the development is proposed to be
developed over two phases and located between the proposed buildings and Williams Drive.
Building Materials
The applicant has provided a material board and renderings for the proposed market and fuel
sales. Building materials proposed conist of the following:
• Corrugated Steel
• Standing Seam Roof
• Corrugated Sun Shade
Page 49 of 76
Planning Department Staff Report
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Gabriels Bluff C-1 to PUD with C-1 base
• Coursed Ashlar Limestone
• Stucco
• Wood
A breakdown of development standards included in the PUD is as follows:
Page 50 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
Development
Standard
Code Requirement PUD Standard
Land Uses Uses permitted in compliance with
the C-1 designation.
The PUD establishes the following use
standards:
1)Permit all uses permitted by the C-1
designation for the exception of
Restaurant, Drive-Through;
Automotive Parts and Accessories
Sales, Indoor; and Car Wash.
2) Permit a maximum of five (5) Multi-
Product Dispensers in a row rather
than the (4) dispensers in a square
pattern permitted in the C-1
designation
Building Height 35 feet 40 feet
Building
Materials
At least 80% of the collective
walls of a building shall be
finished in one or more of the
following building materials:
Brick, stone, cast stone, rock,
marble, granite, glass block or
tile, stucco or plaster, Split-face
concrete block, poured-in-place
concrete, and tilt-wall concrete,
Glass with less than 20%
reflectance.
Renderings have been provided for
the market/fuel station. All buildings
shall meet the minimum design
standards set forth in the UDC.
Design Standards have been included
as part the PUD request. The
proposed design standards both add
and remove materials permitted as
part of the UDC.
Tree
Preservation
The site will meet the minimum
requirements of the code
The site will meet the minimum
requirements of the code
Scenic/Natural
Gateway
Landscape
Buffer
Two shade trees and five 5-gallon
shrubs for every 1,000 square feet
of land.
Three shade trees and fifteen 5-gallon
shrubs shall be provided for every
1,000 square feet of land to be
installed in phase 1.
Parking lot
landscaping
1)A minimum of one shade tree
shall be provided per every
8 parking stalls
2) Twenty square feet of pervious
landscape area shall be provided
within the parking lot
for each parking stall located
between the building line and the
street right-of-way.
1) A minimum of one shade tree shall
be provided per every 12 parking
stalls.
2) Forty percent of the total landscape
island area of the site shall be planted
with 5-gallon shrubs and the
remainder of the area shall be
covered with decomposed granite or a
decorative aggregate.
Page 51 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
The applicant has established the following: “Impervious coverage on the Property shall
be in conformance with Chapter 11 of the UDC. In mitigation for the one MPD in excess of
the number normally permitted in the C-1 District, the PUD will provide an additional
10% capacity in the water quality facility as a method of exceeding the City’s 85% TSS
removal standard.”
Staff Analysis
The Williams Drive Existing Conditions report has found that more than two-thirds of the
land in the corridor has been developed. The existing land use designations support a diverse
mix of residential, commercial, and public uses along the corridor. One of the greatest
opportunities cited in this report is the remaining portion of vacant land and those parcels that
are either underutilized or susceptible to change which creates the potential to make lasting
change in mobility, health, and economic development.
The analysis portion of this report reviews the development proposal and consistency with
code and general vision for the area.
Site Layout and Development Standards
Driveways/ Access to I-35:
Every driveway represents potential conflict points between motor vehicles,
pedestrians, and bicyclists. The number and complexity of these conflict points relate to
the safety performance of the roadway. Therefore, access should be managed through
thoughtful consideration of context, function, and location. It is desirable to minimize
the number of conflict points created with existing and future driveways since more
conflict points increase the risk of safety and congestion. The number and type of
conflict points at a driveway can be managed by limiting both the amount of access
allowed at the driveway (e.g., full-movement, right-in/right-out, right-in only or right-
out only) and the location of the driveway relative to other driveways in the area.
In order to support improved access management along Williams Drive, staff is
recommending the center driveway line up with the existing driveway across the
street and any additional driveways shall be subject to the City of Georgetown and
TxDot driveway location standards.
Water Quality Capacity:
Water Quality is a critical requirement for new development. Adding 10% additional
capacity in the water quality facility is commendable from an environmental
standpoint. However, each development is required to provide water quality on site
and the additional capacity is not something other development in the region can
utilize.
Page 52 of 76
Planning Department Staff Report
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Gabriels Bluff C-1 to PUD with C-1 base
Landscaping
The applicant has focused landscape installation along the frontage of the property
and additional shade trees beyond the minimum required are planned for the
parking lot. This is an added benefit to the site and the pedestrian experience along
this segment of Williams Drive.
All other aspects of development – streetyard landscaping, buffering, tree preservation,
parking, lighting, building architecture, building setbacks, driveways, impervious coverage,
signage, traffic impacts – will comply with minimum requirements listed in the UDC,
enforced at the time of the administratively reviewed Site Development Plan or subsequent
building permits. The other restrictions of Section 5.04.020, as they may apply to this site, will
be enforced at the time of site development.
Comprehensive Plan
Staff has reviewed the request with the intent of Specialty Mixed Use future land use
Desgingation as a guide and offers the following findings:
• The Specialty Mixed Use Area future land use category describes a level and specificity
of development that the “by-right” (meeting minimum requirement) means of
development under the C-1 District cannot guarantee will be delivered. The category
specifically mentions that it is ‘best accommodated by a planned unit development or
specific mixed-use zoning standards’.
• The proposed PUD standards and site layout include commercial, retail, and service
uses that fulfill the Future Land Use category description. The development standards
established in the PUD do not appear to fulfill the stated goals of the future land use,
which have been expressed in the 2030 plan to include “….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”.
The proposal provides a level of commitment on site layout, uses, building materials, water
quality capacity and provides additional landscaping in the gateway landscape area. The PUD
requests a variance to exceed maximum building height, seeks to exceed the number and
layout of gas pumps allowed in a C-1 designation, and amends the building materials to
permit additional materials not normally permitted by right through the UDC and restrict
some materials that are allowed by the right in the UDC. Staff has worked with the applicant
to make the applicant aware of the comprehensive plan vision and offer possible site layout
changes that retained the proposed uses, however oriented the site in a layout more consistent
of the future land use designation. In the end, the applicant has requested to proceed with the
specific proposal for the site and has requested your consideration of the proposal.
Page 53 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
Recommendation
The points in staff’s analysis do not indicate an affirmative or oppositional level of support
from staff. A PUD request is voluntary, and ultimately is the applicant’s vision of their
development. While staff has the ability to recommend development standards, ultimately it
is up to the applicant to make a proposal to the City and ask Planning and Zoning
Commission and City Council to evaluate. The applicant has made a proposal for the
property that meets some but not all of the future land use goals for this area. Additionally,
some but not all PUD rezoning criteria have been met.
Consistent Neutral Not
Consistent
UDC Criteria
X A variety of housing types, employment opportunities, or
commercial services to achieve a balanced community;
The proposed development will consists of office, retail and
fuel service. These are uses that already exist on Williams
Drive and are permitted in the C-1 designation.
X An orderly and creative arrangement of all land uses with
respect to each other and to the entire community;
The proposed concept plan and layout proposes to orient all
buildings to take full advantage of the San Gabriel River
bluff. The arrangement of the buildings correspond to each
other but do not reflect the arrangement of buildings within
this stretch of Williams Drive which have been pulled up to
the street edge.
X A planned and integrated comprehensive transportation
system providing for a separation of pedestrian and vehicular
traffic, to include facilities such as roadways, bicycle ways,
and pedestrian walkways;
The proposed site plan will be consistent with the UDC
requirements for pedestrian walkways and site features to
separate pedestrian and vehicular traffic.
X The provisions of cultural or recreational facilities for all
segments of the community
This development does not include provisions of cultural or
recreational facilities for all segments of the community
X X The location of general building envelopes to take maximum
Page 54 of 76
Planning Department Staff Report
REZ-2016-028
Gabriels Bluff C-1 to PUD with C-1 base
advantage of the natural and manmade environment; and
The proposed concept plan and layout proposes to orient all
buildings to take full advantage of the San Gabriel River
bluff. The arrangement of the buildings correspond to each
other but do not reflect the arrangement of buildings within
this stretch of Williams Drive which have been pulled up to
the street edge.
X The staging of development in a manner which can be
accommodated by the timely provision of public utilities,
facilities, and services.
The development will utilizes existing utilities available to
the site.
Public Comments
As of the writing of this report, no written comments have been received.
Attachments
Exhibit 1 – Future Land Use Map
Exhibit 2 – Zoning Map
Exhibit 3 – PUD Development Plan
Exhibit 4 – PUD Conceptual Site Layout
Meetings Schedule
April 4, 2017 – Planning and Zoning Commission Public Hearing
April 25, 2017 – City Council Public Hearing and First Reading of an Ordinance
May 9, 2017 – City Council Second Reading of an Ordinance
Page 55 of 76
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Co ord inate System: Texas Sta te Plane/Centra l Zone/NAD 83/U S FeetCartographic Data For General Planning Purp oses Only
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Aerial
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SiteCity Limits
0 250 500Feet
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Future Land Use / Overall Transportation Plan
Exhi bit #2
REZ-20 16 -02 8
Legend
Thoroughfare
Future Land Use
Institutional
Regi onal Commercial
Community Commerc ial
Em ployment Center
Low Dens ity Residential
Mining
Mix ed Us e Community
Mix ed Us e Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Us e Area
Ag / Rural Residential
Ex isting Collector
Ex isting Freeway
Ex isting Major Arterial
Ex isting Minor Arterial
Ex isting Ramp
Pr oposed Collector
Pr oposed Freeway
Pr opsed Frontage Road
Pr oposed Major Arterial
Pr oposed Minor Arterial
Pr oposed Railroad
High Density Residential
0 ¼½Mi
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Zon in g Inf ormationREZ-2 016-0 28Exhibit #3
Co ord inate System: Texas Sta te Plane/Centra l Zone/NAD 83/U S FeetCartographic Data For General Planning Purp oses Only
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0 ¼½MiPage 58 of 76
GABRIELS BLUFF
Planned Unit Development/Local Commercial (C-1) Base District
Development Plan
A. PROPERTY
The Gabriels Bluff Planned Unit Development District (PUD) is located at 1308, 1402 and
1502 Williams Drive and encompasses approximately 6.5 acres out of the Nicholas Porter
Survey as detailed in the Master Applications, herein defined as the “Property”.
B. PURPOSE
This PUD serves to augment and/or modify the standards for development outlined in the
City’s Unified Development Code (UDC) in order to implement the vision for the Property
and insure a cohesive, quality development not otherwise anticipated by the underlying
base zoning district. Rather than apply a C-3 base zoning district and restrict uses and
standards that might be considered objectionable, the PUD applies a C-1 base zoning
district and specifically sets forth the deviations from uses and standards permitted under
the C-1 District. In accordance with UDC Section 4.06.010.C “Development Plan
Required”, this Development Plan is a summary of the development and design standards
for the property.
C. APPLICABILITY AND BASE ZONING
In accordance with UDC Section 4.06.010.A “Compatibility with Base Zoning District”, all
development of the Property shall conform to the base zoning district of Local Commercial
District (C-1), except for those requirements specifically deviated by this Development
Plan. All other development standards established in the most current version of the UDC
at time of development shall be applicable, including amendments or ordinances adopted
after the date of this PUD. In the case that this Development Plan does not address a
specific item, the City of Georgetown UDC and any other applicable Ordinances shall
apply. In the event of a conflict between the regulations of this PUD and the regulations of
the base zoning district, the PUD shall control.
D. CONCEPTUAL LAND PLAN
A Conceptual Land Plan has been attached to this Development Plan as Exhibit A to
illustrate the land use and design intent for the property. The Conceptual Land Plan is
intended to serve as a guide to illustrate the general vision and design concepts and is not
intended to serve as a final document. As such, the proposed building and parking
configurations are subject to refinement at time of Site Plan review. The Conceptual Land
Plan depicts buildings, parking and landscaping that will be developed in phases as shown
on Exhibit A, provided the minimum requirements of the PUD district are met. Approval
of this PUD, Development Plan, and Conceptual Land Plan does not constitute approval of
a Site Plan per Section 3.09 of the UDC.
E. LAND USES
1. Primary Uses. The primary uses of the Property shall be for Restaurant, General;
General Retail; General Office; Fuel Sales; and Medical or Dental Office, as defined in
Page 59 of 76
Chapter 16 and permitted in the C-1 District per Chapter 5, including any limitations
per Section 5.04.020 unless otherwise described in this PUD.
a. Market and Restaurant Building. The Market and Restaurant building shown on
Exhibit A shall be not less than 5500 or more than 6500 square feet in area, and shall
include patios and/or decks of not less than 2500 or more than 3500 square feet in area.
This building is scheduled for construction in 2017.
b. Fuel Sales Use. Fuel Sales, permitted only in association with the Market and
Restaurant building described above, will not abide by Section 5.04.020 (T), but rather
have a maximum of five (5) Multi-Product Dispensers (“MPD’s”) with ten (10) fueling
positions in an in-line configuration as shown on the attached Exhibit A.
c. Office Building. The office building shown on Exhibit A shall be not less than
14,000 square feet or more than 18,000 square feet in area. This building is scheduled
for construction in 2018.
d. Retail Building. The retail building shown on Exhibit A shall be not less than 9,000
square feet or more than 13,000 square feet in area. This building is scheduled for
construction in 2017.
2. Prohibited Uses. Prohibited uses of the Property shall include Restaurant, Drive-
Through; Automotive Parts and Accessories Sales, Indoor; and Car Wash.
3. Permitted Accessory Uses. Live Music and Entertainment shall be a permitted
accessory use in conjunction with the Market and Restaurant, with such accessory use
subject to limitations per Section 5.04.020 (H).
F. DESIGN STANDARDS
1. Architectural Standards. All buildings shown on Exhibit A shall meet the design
standards set forth in Section 7.04 of the UDC, and shall comply with the Design
Standards set forth in the attached Exhibit B. The Market and Restaurant building shall
be constructed substantially as depicted in the preliminary building elevations depicted
in Exhibit B. Side and rear elevations of all buildings constructed within the PUD shall
include materials and design characteristics consistent with those on the front elevation.
2. Building Setbacks. The setbacks on the Property shall be in compliance with the
provisions of the UDC.
3. Building Height. The maximum building heights on the Property shall be 40’,
exceeding the C-1 District maximum of 35’.
4. Exterior Lighting. Exterior Lighting on the Property and its buildings will comply
with the requirements set forth in Section 7.05 of the UDC related to outdoor lighting.
G. PARKING
Parking on the Property shall be in conformance with Chapter 9 of the UDC.
H. VEHICULAR ACCESS AND CIRCULATION
1. Transportation Impact Analysis (TIA). Any required TIA will be provided with the
site development application.
Page 60 of 76
2. Driveways/Access. The Property is presently served by four driveways, a shared
access driveway and a cross access easement to Rivery Boulevard. The four existing
driveways will be replaced by two driveways constructed as shown on Exhibit A.
While the general location of these driveways has previously been approved, their exact
location will be determined at the time of site plan approval. Cross access shall be
provided between lots within the PUD as well as to the property to the east as shown on
Exhibit A.
I. TREE PRESERVATION
Tree Preservation on the Property shall be in conformance with Chapter 8 of the UDC.
J. LANDSCAPE AND BUFFER REQUIREMENTS
Landscaping on the Property shall be in conformance with Chapters 4.13 and 8 of the
UDC, and shall meet the following additional standards as generally depicted on the
attached Exhibit C:
1. Scenic/Natural Gateway Landscape Buffer. Three shade trees and fifteen 5-gallon
shrubs shall be provided for every 1000 square feet of land rather than two shade trees
and five 5-gallon shrubs for every 1000 square feet of land as required by Section
8.04.050.B.2. All landscaping and sidewalks within the Scenic/Natural Gateway
Landscape Buffer shall be installed in Phase 1.
2. Parking Lot Landscaping. A minimum of one shade tree shall be provided per every
8 parking stalls provided rather than one shade tree per every 12 parking stalls provided
as required by Section 8.04.040.B.1. Forty percent of the total landscape island area of
the site shall be planted with 5-gallon shrubs and the remainder of the area shall be
covered with decomposed granite or a decorative aggregate. Organic mulch may be
placed in the root zones of the retained existing trees that are in a parking lot landscape
island.
K. SIGNAGE
Signage on the Property shall be in conformance with Chapter 10 of the UDC.
L. IMPERVIOUS COVERAGE
Impervious coverage on the Property shall be in conformance with Chapter 11 of the UDC.
M. STORMWATER
Impervious coverage on the Property shall be in conformance with Chapter 11 of the UDC.
In mitigation for the one MPD in excess of the number normally permitted in the C-1
District, the PUD will provide an additional 10% capacity in the water quality facility as a
method of exceeding the City’s 85% removal standard.
Page 61 of 76
N. PARKLAND AND COMMON AMENITY AREA N/A
O. PUD MODIFICATIONS
In conformance with Section 4.06.010.D.3 of the UDC, modifications to this Development
Plan shall require City Council approval of an amendment to this PUD processed pursuant
to Section 3.06 of the UDC, except, where the Director of Planning determines such
modifications to be minor, the Director may authorize such modifications. Minor
modifications may include changes to building sizes, uses, or locations providing those
modifications conform to the general intent of this PUD, uses authorized by this PUD, or to
applicable provisions of the UDC and any other applicable regulations.
P. LIST OF EXHIBITS
Exhibit A- Conceptual Land Plan
Exhibit B- Elevations and Design Guidelines
Exhibit C- Landscape Rendering
Page 62 of 76
Page 63 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
Front (North) Elevation
January 2017 NOT FOR CONSTRUCTION Page 64 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
Front (North) Elevation with Materials Noted
January 2017 NOT FOR CONSTRUCTION
Stucco Coursed Limestone Corrugated Steel
Standing
Seam Roof
Steel Trellis
Mechanical
Equipment Screen
Rolling Shutters
Page 65 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
East Section / Elevation
January 2017 NOT FOR CONSTRUCTION Page 66 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
East Section / Elevation with Materials Noted
January 2017 NOT FOR CONSTRUCTION
Stucco Coursed Limestone Corrugated Steel
Standing
Seam Roof
Board Formed
Concrete
Steel / Wood Trellis
Page 67 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
Rear (South) Elevation
January 2017 NOT FOR CONSTRUCTION Page 68 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
Rear (South) Elevation with Materials Noted
January 2017 NOT FOR CONSTRUCTION
Board Formed
Concrete
Coursed Limestone Corrugated Steel
Standing
Seam Roof
Mechanical
Equipment Screen Stucco
Board Formed
Concrete
Steel / Wood Trellis
Stucco
Page 69 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
West Section / Elevation
January 2017 NOT FOR CONSTRUCTION Page 70 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
West Section / Elevation with Materials Noted
January 2017 NOT FOR CONSTRUCTION
Board Formed
Concrete
Coursed Limestone
Corrugated Steel
Standing
Seam Roof
Mechanical
Equipment Screen
Steel / Wood Trellis
Stucco
Bermuda
Shutters
Standing
Seam Roof Stucco
Page 71 of 76
Gabriels Bluff PUD – Café / Market Concept Elevations
Fuel Canopy
January 2017 NOT FOR CONSTRUCTION
Standing
Seam Roof
Bermuda
Shutters
Coursed
Limestone
Coursed
Limestone
Page 72 of 76
Gabriels Bluff PUD – Site Overview Image
January 2017 NOT FOR CONSTRUCTION
View of Site from Hotel
Page 73 of 76
Gabriels Bluff PUD – Architectural Design Standards
January 2017 NOT FOR CONSTRUCTION
Gabriels Bluff PUD Architectural Design Standards
Last Modified 29 October 2015
Design Intent
The Gabriels Bluff PUD is to be developed in a Contemporary architectural style that is focused on the benefits of the natural
landscape and views of the San Gabriel River. Creative, contemporary outdoor focused design to take advantage of the scenic
surroundings is encouraged. The architectural features as prescribed in Chapter 7 have been adjusted to encourage design in
a Contemporary architectural style. The attached Finish Board further illustrates this Design Intent.
Modifications to City of Georgetown UDC Chapter 7
All provisions Chapter 7 of the City of Georgetown UDC not modified by this document apply to the Gabriels Bluff PUD.
Building Height: The maximum building heights on the Property shall be 40’, exceeding the C-1 District maximum of 35’.
Building Materials:
The following materials are ADDED to those allowed in the UDC:
1. Metal (factory finished / galvanized / painted, stainless, perforated, insulated composites) of sufficient thickness to
prevent oil-canning.
2. Composite wood panel systems
3. Acrylic Panels (UV Stabilized and intended for outdoor use), colors subject to approval
4. Fiber Reinforced Plastic Panels, such as Kalwall (UV Stabilized and intended for outdoor use), colors subject to approval
The following materials are REMOVED from those allowed in the UDC:
1. Split-face CMU, marble, and glass block.
Roof Styles: Canopies with slopes less than 2-to-12 are ALLOWED if they incorporate materials and systems to direct proper
water drainage.
Roof Treatments: Parapets shall NOT be required to include decorative cornice detailing
Architectural Features: “Decorative cornice detailing” is REMOVED from the list of required Architectural Features
Outdoor Lighting: high pressure sodium and metal halide lamps are REMOVED from the list of allowed light sources.
Page 74 of 76
Gabriels Bluff PUD – Finish Board
January 2017 NOT FOR CONSTRUCTION
1
2
3
4
5
6
7
8
9
10
Finish Materials Key
1 Corrugated Steel
2 Perforated Stainless
3 Standing Seam Roof
4 Corrugated Sun Shade
5 Steel Trellis
6 Tube Trellis
7 Board Formed Concrete
8 Coursed Ashlar Limestone
9 Stucco
10 Wood T&G Soffits
Page 75 of 76
Gabriels Bluff PUD – Café / Market Concept Floor Plan
January 2017 NOT FOR CONSTRUCTION
Floor Plan – Not to Scale
Page 76 of 76