HomeMy WebLinkAboutAgenda_P&Z_05.07.2019Notice of Meeting for the
P lanning and Zoning Commission
of the City of Georgetown
May 7, 2019 at 6:00 P M
at Council and Courts B ldg, 510 W 9th Street Georgetown, T X 78626
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A At the time of posting, no pers ons had s igned up to address the Board.
Consent Agenda
T he S tatutory C ons ent Agenda includes non-c ontroversial and routine items that may be ac ted upon with one
s ingle vote. An item may be pulled from the C ons ent Agenda in order that it be disc ussed and acted upon
individually as part of the R egular Agenda.
B C ons ideration and possible action to approve the minutes from the April 16, 2019 regular meeting of the
P lanning and Zoning C ommis s ion -- S tephanie Mc Nic kle, R ec ording S ec retary.
L egislativ e Regular Agenda
C C ons ideration and possible action on P reliminary P lat for the Maravilla S ubdivis ion, c onsisting of
approximately 23.12 ac res , in the Joseph P uls ifer S urvey, generally loc ated eas t of R iver C has e Blvd and
Mas on R anc h Drive inters ection (P P -2018-016). Michael P atros ki, P lanner
D P ublic Hearing and possible action on a S ubdivision Variance from the Inter-P arc el C onnec tivity
requirement purs uant to S ection 12.05.030 of the Unified Development C ode, for the property loc ated at
200 E. 8th S treet, bearing the legal desc ription of Lot 7A, Block 9, of the C erus Heritage C ourt
S ubdivision (2019-2-WAV). Nat Waggoner, Long R ange P lanning Manager
E P ublic Hearing and possible action on a reques t for a F inal P lat of 2.7199 acres being a R eplat of Lot 1 of
F ountainwood P laza in the J. S utherland S urvey, Abstract No. 553, generally located at 5610 Williams
Page 1 of 147
Drive, to be known as the Jim Hogg Addition (2019-4-F P ) -- C hels ea Irby, S enior P lanner
F P ublic hearing and pos s ible ac tion on a C omprehens ive P lan Amendment to amend the 2030
C omprehensive P lan to modify the roadway c las s ification of N Aus tin Ave between F M 971 and Lakeway
Dr from Major Arterial to Minor Arterial on the O verall Transportation P lan (C PA-2018-002) -- R ay
Miller, Jr., Trans portation P lanning C oordinator
G P ublic Hearing and possible action on a reques t for a C omprehens ive P lan Amendment to c hange the
F uture Land Use des ignation from Low Density R es idential to Moderate Density R es idential on an
approximately 112.85-acre trac t in the William Addison S urvey, Abs trac t No. 21, generally located at 4301
S outhwestern Blvd, to be known as P atterson R anch (2019-2-C PA) -- C helsea Irby, S enior P lanner
H P ublic Hearing and possible action on a reques t to rezone an approximately 1.371-ac re tract of land out of
Lot 2, Bloc k A, Wes t G eorgetown Village 1 generally loc ated at 4525 Williams Drive, from the Loc al
C ommerc ial (C -1) to G eneral C ommercial (C -3) zoning dis tric t (2019-4-R EZ) -- Michael P atros ki,
P lanner
I Discussio n I tems:
Updates and Announcements (S ofia Nelson)
Update from other B oard and Commission meetings.
G TAB - https://government.georgetown.org/georgetown-trans portation-advis ory-board-gtab/
U D C AC - https://government.georgetown.org/unified-development-code-advis ory-board-2/
Q uestions or c omments from Alternate Members about the ac tions and matters cons idered on this
agenda.
R eminder of the May 21, 2019, P lanning and Zoning C ommission meeting in the C ouncil and
C ourts Building loc ated at 510 W 9th S t, s tarting at 6:00pm.
Adjournment
Ce rtificate of Posting
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was posted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a plac e readily
acc es s ible to the general public as required by law, on the _____ day of _________________, 2019, at
__________, and remained s o posted for at leas t 72 c ontinuous hours prec eding the s cheduled time of said
meeting.
__________________________________
R obyn Dens more, C ity S ec retary
Page 2 of 147
City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes from the April 16, 2019 regular meeting of the
P lanning and Zoning C ommission -- S tephanie Mc Nickle, R ecording S ecretary.
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
S tephanie Mc Nickle, R ecording S ecretary
AT TAC H ME N T S:
Description Type
Minutes Cover Memo
Page 3 of 147
Page 1 of
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, April 16, 2019 at 6:00 p.m.
Courts and Council Building, located at 510 W. 9th Street, Georgetown, TX 78626
Commissioners present: Ercel Brashear, Chair; Kaylah McCord, Gary Newman
Commissioners absent: Tim Bargainer, Ben Stewart, Travis Perthuis, Marlene McMichael
Commissioners-in-Training present: Glenn Patterson
Commissioners-in-Training Absent: Aaron Albright ,
Staff Present: Chelsea Irby, Senior Planner; Andreina Davila-Quintero, Current Planning Manager;
Sofia Nelson, Planning Director; Michael Patroski, Planner; Ethan Harwell, Planner and Stephanie
McNickle Recording Secretary.
Chair Brashear asked Commissioner-in-Training Patterson to join the commissioners to the dais as a voting member in order
to have a quorum.
Chair Brashear called the meeting to order at 6:00 p.m. and Commissioner Newman led the pledge of
allegiance.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted upon
with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and
acted upon individually as part of the Regular Agenda.
A The consideration and possible action of the of the minutes from the April 2, 2019 Planning and
Zoning meeting- Stephanie McNickle
B Consideration and possible action on a request for a Preliminary Final Plat Combo, consisting of
approximately 2.499 acres in the Lewis P. Dyches Survey, Abstract No. 171, generally located at 100
Buoy Drive, to be known as the C & K Walker Subdivision (2019-1-PFP). Chelsea Irby, Senior
Planner.
Motion by Commissioner McCord to approved the Consent Agenda as presented. Second
by Commissioner Patterson. Approved. (4-0) Commissioners Bargainer, Stewart, Perthius
and McMichael absent .
Page 4 of 147
Planning & Zoning Commission Minutes Page 2 of 5
April 16, 2019
Legislative Regular Agenda
D. Public Hearing and possible action on a request for a Final Plat for 42.143 acres consisting of a Replat of
Lot 1, Block A, Wolf Crossing Subdivision, and a subdivision plat of a 6.078-acre tract in the Clement
Stubblefield Survey, Abstract No. 558, generally located at 910 and 930 West University Avenue, known as
Wolf Crossing (2019-6-FP). Chelsea Irby, Senior Planner
Staff presentation given by Chelsea Irby.
Commissioner Brashear questioned the plat note included on the Final Plat stating:
“A variance request to the city’s code section 13.07.A more specifically the requirement to construct the
wastewater master plan infrastructure, is approved with this plat.” That statement is in conflict with
the staff report that no variances were being requested.
Chair Brashear invited the applicant to speak. Tony Prete, representing the applicant he does not
remember why the plat note is on the plat, but it does not serve a purpose and can be stricken.
Chair Brashear opened the Public Hearing. No one came forward. The Public Hearing was closed.
Motion by Commissioner Newman to approve the request for a Final Plat for 42.143 acres consisting of a
Replat of Lot 1, Block A, Wolf Crossing Subdivision, and a subdivision plat of a 6.078-acre tract in the
Clement Stubblefield Survey, Abstract No. 558, generally located at 910 and 930 West University Avenue,
known as Wolf Crossing. Second by Commissioner Patterson
Motion by Chair Brashear to amend the motion to approve the plat contingent upon the removal of
the plat note that reads “by striking the plat note that reads “A variance request to the city’s code
section 13.07.A more specifically the requirement to construct the wastewater master plan infrastructure,
is approved with this plat.” Motion to amend seconded by Commissioner McCord.
Motion to amend Approved (4-0) Commissioners Bargainer, Stewart, Perthius and McMichael absent.
Motion to Approve the subdivision plat as amended. Approved (4-0) Commissioners Bargainer,
Stewart, Perthius and McMichael absent.
E. Public Hearing and possible action on a request to rezone approximately 308.58 acres out of the William
Roberts League, Abstract No. 524, and the Joseph Fish Survey, Abstract No. 232, generally located along
Shell Road, north of intersection of Bellaire Drive and extending east and west of Shell Road to the terminus
of the city limits, from the Agriculture (AG) and Planned Unit Development (PUD) zoning districts to the
Planned Unit Development (PUD) zoning district to be known as the Shell Road Planned Unit Development
(PUD-2018-002). Sofia Nelson, CNU-A, Planning Director
Commissioner Newman has filed a conflict of interest form with the City and has recused himself from action
on this item. Commissioner Newman’s absence from the dais would result in a lack of a quorum.
Consequently, action on this Item was postponed to a future date.
F. Public Hearing and possible action on a request for a Comprehensive Plan Amendment to change the
Future Land Use designation from Low Density Residential to Moderate Density Residential on an
approximately 112.85-acre tract in the William Addison Survey, Abstract No. 21, generally located at 4301
Southwestern Blvd, to be known as Patterson Ranch (2019-2-CPA). Chelsea Irby, Senior Planner
Commissioner Patterson has filed a conflict of interest form with the City and has recused himself from action
on this item. Commissioner Patterson’s absence from the dais would result in a lack of a quorum.
Consequently, action on this Item was postponed to a future date.
Page 5 of 147
Planning & Zoning Commission Minutes Page 3 of 5
April 16, 2019
G. Public Hearing and possible action on a request for a Comprehensive Plan Amendment to change the
Future Land Use designation from Low Density Residential to Moderate Density Residential on an
approximately 100.39-acre tract in the Isaac Donagan survey, Abstract No. 178, generally located at 4901 West
State Highway 29, to be known as Cole Estates (2019-3-CPA). Michael Patroski, Planner.
Staff report given by Michael Patroski.
Chair Brashear questioned the need for MF-1 Low Density Multifamily at this location. Jimmy Griffith,
representing the property owner, indicated that the MF-1 designated area would likely be developed at a
density of 6-8 units per acre. The lack of specificity with the proposed actual density to be built inside the
MF-1 designated area is a concern for some of the Commissioners.
Chair Brashear asked and staff stated MF-1 zoning allows up to 12 units per acre.
The Public Hearing was opened, No one came forward to speak on the Comprehensive Plan amendment.
The Public Hearing was closed.
Chair Brashear asked, and staff agreed , that approval of the requested amendment to the Comprehensive
Plan does not guarantee that the request to re-zone the property in the future for multifamily use will be
approved.
Motion by Commissioner McCord to recommend to City Council approval for a Comprehensive Plan
Amendment to change the Future Land Use designation from Low Density Residential to Moderate Density
Residential on an approximately 100.39-acre tract in the Isaac Donagan survey, Abstract No. 178, generally
located at 4901 West State Highway 29, to be known as Cole Estates. Seconded by Commissioner Newman.
Approved (4-0) Commissioners Bargainer, Stewart, Perthius and McMichael absent .
At this time Sofia Nelson presented the next 4 items together.
H. Public Hearing and possible action on proposed amendments to Chapter 6, Residential Development
Standards, Chapter 8, Tree Preservation, Landscaping and Fencing, and Chapter 13, Infrastructure and
Public Improvements, of the Unified Development Cod e relative to the parkland dedication requirements
(Amendment No. 3). Sofia Nelson, CNU-A, Planning Director, and Kimberly Garrett, Parks and Recreation
Director.
Public Hearing was opened. No one appeared to speak. The public hearing was closed.
Motion by Commissioner McCord to recommend to City Council approval of the amendments as proposed.
Seconded by Commissioner Patterson. Approved. (4-0). Commissioners Bargainer, Stewart, Perthius and
McMichael absent.
I. Public Hearing and possible action on proposed amendments to Chapter 6, Residential Development
Standards, of the Unified Development Code relative to building standards in the multi-family residential
zoning districts (Amendment No. 14). Sofia Nelson, CNU-A, Planning Director
Public Hearing was opened. No one appeared to speak. The public hearing was closed.
Motion by Commissioner Newman to recommend to City Council approval of the amendments as proposed.
Seconded by Commissioner Patterson. Approved. (4-0). Commissioners Bargainer, Stewart, Perthius and
Page 6 of 147
Planning & Zoning Commission Minutes Page 4 of 5
April 16, 2019
McMichael absent .
J. Public Hearing and possible action on proposed amendments to Chapter 3, Applications and Permits, o f
the Unified Development Code relative to public notification requirements for land use changes
(Amendment No. 17). Sofia Nelson, CNU-A, Planning Director
Public Hearing was opened. No one appeared to speak. The public hearing was closed.
Motion by Commissioner Patterson to recommend to City Council approval of the amendments as proposed.
Seconded by Commissioner McCord. Approved. (4-0). Commissioners Bargainer, Stewart, Perthius and
McMichael absent .
K. Public Hearing and possible action on proposed amendments to Chapter 5, Zoning Use Regulations, of
the Unified Development Code relative to multi-family, food and beverage, and auto-related uses
(Amendment No. 11). Sofia Nelson, CNU-A, Planning Director
Chair Brashear opened the Public Hearing.
Christina Attoun stated Williams Dr is becoming more and more like Burnet Rd. and there appears to
be no mechanism to check on what is being developed. The city is not making informed decisions.
Scott Allen stated he agrees with Ms. Attoun’s comment. He stated there is only entrance and exit to
Deer Haven Subdivision. City needs to review the zoning next to residential subdivision. The potential
Car wash being built on Williams is not the vision he was informed by the developer and, in his
opinion, will have a negative impact on the residential development due to noise, bright lights and
water demand. Need to review the impact on the environment.
Chair Brashear closed the Public Hearing.
Motion by Commissioner Newman to recommend to City Council approval of the amendments as
proposed. Seconded by Commissioner McCord. Approved. (4-0) Commissioners Bargainer, Stewart,
Perthius and McMichael absent.
K. Updates and Announcements (Sofia Nelson) Ms. Nelson informed the Commission Mirna
Garcia will be joining the Planning Department April 29, 2019.
Update from other Board and Commission meetings. Chair Brashear gave a brief report on the
GTAB meeting and encouraged commissioner’s to review the GTAB agenda items posted
online.
Questions or comments from Alternate Members about the actions and matters considered on
this agenda. NA
Reminder of the May 7, 2019, Planning and Zoning Commission meeting in the Council
Chambers located at 510 W 9th St, starting at 6:00pm.
Motion to adjourn at 7.36 p. m.
Adjournment
Page 7 of 147
Planning & Zoning Commission Minutes Page 5 of 5
April 16, 2019
____________________________________ ____________________________________
Ercel Brashear, Chair Attest, P&Z Ben Stewart, Secretary
Page 8 of 147
City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
C onsideration and pos s ible ac tion on P reliminary P lat for the Maravilla S ubdivision, cons is ting of
approximately 23.12 acres, in the Jos eph P ulsifer S urvey, generally located east of R iver C hase Blvd and
Mason R anch Drive intersec tion (P P -2018-016). Mic hael P atroski, P lanner
IT E M S UMMARY:
Overview of the Applicant's Request:
T he applic ant is req uesting ap p ro val o f a P reliminary P lat fo r a 19 lot res id ential s ub d ivis ion to be known
as Maravilla.
S taff's Analysis:
S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C ode (UDC ) and other
applicable codes. S taff has determined that the p ro p o s ed reques t meets the criteria estab lis hed in UDC
S ection 3.08.070 for a P reliminary P lat, as outlined in the attac hed S taff R eport.
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Mic hael P atroski
AT TAC H ME N T S:
Description Type
PP-2018-016 - Staff Report Cover Memo
Exhibit 1-Location Map Exhibit
Exhibit 2-Maravilla Preliminary Plat Exhibit
Exhibit 3 – Letter of Intent to purchase Exhibit
Page 9 of 147
Planning and Zoning Commission
Planning Department Staff Report
PP-2018-016
Maravilla Page 1 of 4
Report Date: May 3, 2019
Case No: PP-2018-016
Project Planner: Michael Patroski, Planner
Item Details
Project Name: Maravilla Preliminary Plat
Project Location: 34 Skyline Drive, within City Council district No. 2
Total Acreage: 23.10
Legal Description: 23.10 acres of the Joseph Pulsifer Survey
Applicant: MatkinHoover Engineering & Survey, c/o Matt Synatschk
Property Owner: Ashby Signature Homes LLC, c/o Norm Ashby
Request: Approval of a Preliminary Plat for the Maravilla subdivision
Page 10 of 147
Planning Department Staff Report
PP-2018-016
Maravilla Page 2 of 4
Plat Summary
Number of Phases: 1
Residential Lots: 19
Non-residential Lots: 0
Open Space Lots: 0
Total Lots: 19
Linear Feet of Street: 1,526
Site Information
The subject property is located approximately 0.73 miles north of W. University Ave, between River
Chase Blvd and Skyline Road. It has a Low Density Residential Future Land Use designation, and
Residential Estate (RE) zoning district.
Physical and Natural Features:
The 23.10 acres property has an abundance of trees throughout the entire property as well as one (1)
residential structure. Additionally, the Middle Fork San Gabriel River and FEMA Flood Zone AE runs
along the western portion of the subdivision. Because of this, the eastern portion of the property slopes
toward the river.
Utilities
The subject property is located within the City’s service area for water and the Pedernales Electric
Cooperative (PEC) service area for electric. It is anticipated that there is adequate capacity to serve the
subject property at this time. Wastewater is provided by On-Site Sewage Facilities (OSSF) in accordance
with UDC Section 13.01.030, which allows for modified utility standards in rural residential
subdivision.
Transportation
Access to the subject property is to be provided by the extension of Skyline Road, a future local street
with a 50’ public Right-Of-Way. While the timing of the future dedication of this right-of-way has not
been determined, access will be provided to DB Wood Road and Wolf Ranch Parkway once this road
is extended and right-of-way dedicated. These roadways are classified as a Minor Arterial and Major
Collector, respectively, in the City’s Overall Transportation Plan.
Parkland Dedication
Parkland Dedication requirements are being met by fee-in-lieu of land dedication.
Intergovernmental and Interdepartmental Review
The proposed Preliminary Plat was reviewed by the applicable City departments. Subdivision Plats are
reviewed to ensure consistency with minimum lot size, impervious cover, streets and connectivity, and
utility improvement requirements, among other. All technical review comments have been addressed
by the Applicant with the exception of the extension and dedication of Skyline Road as a public right-
of-way. In accordance with the UDC, all property must have frontage and access from a public right-
of-way. As Skyline Road has not been dedicated, this item remains outstanding.
Page 11 of 147
Planning Department Staff Report
PP-2018-016
Maravilla Page 3 of 4
Approval Criteria
Staff has reviewed the request and has found that it does not comply with the criteria established in
UDC Chapter 3.08.070 for a Preliminary Plat, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The Plat meets or exceeds the
requirements of this Unified
Development Code and any
applicable local or State Laws.
Does not
Comply
The subject property currently does not
have frontage or access from a public
right-of-way. Therefore, the proposed
Subdivision Plat does not meet all
applicable technical requirements of the
UDC, State Law and all other applicable
codes for a subdivision.
2. The Plat is consistent with the City’s
Comprehensive Plan and any other
adopted plans as they relate to:
• The City’s current and
future streets, sidewalks,
alleys, parks, playgrounds,
and public utility facilities;
and
• The extension of the City or
the extension, improvement
or widening of its roads,
taking into account access to
and extension of sewer and
water mains and the
instrumentalities of public
utilities.
Does not
comply
The proposed Subdivision Plat is not
consistent with the Comprehensive Plan
as it does not meet all applicable
technical requirements of the UDC
pertaining to streets, sidewalks, utilities,
and parkland. The extension of Skyline
Road, which is a required road extension,
has not been included with the
Preliminary Plat.
3. Any subdivision design and
improvement standards adopted by
the City pursuant to Texas Local
Government Code § 212.002 or §
212.044, governing plats and
subdivision of land within the City's
jurisdiction to promote the health,
safety, morals or general welfare of
the City and the safe orderly, and
healthful development of the City.
Does not
Comply
The proposed Subdivision Plat does not
have frontage on a public street.
Therefore, the proposed Subdivision Plat
does not meet all applicable technical
requirements of the UDC adopted
pursuant to Sections 212.002 and 212.044
of the Texas Local Government Code to
ensure the safe orderly, and healthful
development of the City, including but
not limited to Chapter 6, Residential
Development Standards, Chapter 7, Non-
Residential Development Standards,
Chapter 12, Pedestrian and Vehicle
Circulation, and Chapter 13,
Infrastructure and Public Improvements
of the UDC.
Page 12 of 147
Planning Department Staff Report
PP-2018-016
Maravilla Page 4 of 4
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
4. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure or will be adequately
served upon completion by the
applicant of required
improvements.
Does not
Comply
The subject property is currently not
adequately served by public
improvements and infrastructure. To
accomplish this, a public right-of-way
and street will need to be extended to
and across the subdivision to provide
frontage and access to the proposed
subdivision.
On May 3, 2019, city staff received a Letter of Intent from the applicant showing the intent to purchase
the land (1.123 acres) needed to extend and dedicate Skyline Road as a public right-of-way to provide
access to the proposed subdivision (Exhibit 3). Should the Planning and Zoning Commission find that
the proposed plat with the applicant’s intent to extend Skyline Road meets the approval criteria for a
Preliminary Plat, in accordance with UDC Section 3.08.070, the Planning and Zoning Commission may
conditionally approve this Preliminary Plat with the condition that the right-of-way be dedicated
within 6 months of the approval date. Failure to meet the condition within this timeframe will result in
the denial of the Preliminary Plat.
Attachments
PP-2018-016 Staff Report
Exhibit 1 – Location Map
Exhibit 2 – Maravilla Preliminary Plat
Exhibit 3 – Letter of Intent to purchase
Page 13 of 147
N IH 35
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PP-201 8-016Exhibit #1
Co o rd inate System : Te xas S tate Plane/Ce ntral Z one /NAD 83/US Fe etCartographic D ata For Gener al Planning P ur po ses Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.25 0.5Mi
Page 14 of 147
SHEET TITLE
1 COVER SHEET
2 PLAT SHEET
3 SIGNATURE PAGE
LAND USE TABLE
SITE ACREAGE 23.12
SINGLE FAMILY RESIDENTIAL LOTS 19
LENGTH OF ROAD (LF) 1,504
DENSITY (ACRE/LOT)1.22
PARKLAND LOTS 0
LANDSCAPE/OPEN SPACE LOTS 0
TOTAL BLOCKS 2
TOTAL LOTS 19
PUBLIC ROADS LENGTH (LF)ROW WIDTH CLASSIFICATION SPEED ROAD TYPE PAVEMENT WIDTH
MARAVILLA LANE 1,504 50 RESIDENTIAL 25 MPH RURAL 26
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City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a S ubdivis ion Varianc e from the Inter-P arcel C onnectivity
requirement pursuant to S ec tion 12.05.030 of the Unified Development C ode, for the property located at
200 E. 8th S treet, bearing the legal des cription of Lot 7A, Bloc k 9, of the C erus Heritage C ourt
S ubdivis ion (2019-2-WAV). Nat Waggoner, Long R ange P lanning Manager
IT E M S UMMARY:
Overview of the Applicant's Request:
T he ap p lic ant is reques ting a varianc e from the Inter-P arc el C onnec tivity requirement purs uant to S ection
12.05.030 o f the Unified Development C o d e (UDC ), whic h req uires all new c ommerc ial S ite Development
P lans that req uire o ff-s treet parking and driveways to p ro vide d riveway connec tions to adjac ent properties
parallel to any s treet fronting the development, whether such property is developed or undeveloped.
S taff Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request partially meets the c riteria es tablished in
UDC S ec tion 3.22.060 for a S ubdivis ion Varianc e, as outlined in the attached S taff R eport.
Public Comments:
As required by the Unified Development C ode, all property owners within a 200-foot radius of the s ubjec t
property were notified of the S ubdivis ion Varianc e reques t (26 notic es ), a legal notic e advertising the public
hearing was placed in the S un Newspaper (April 21, 2019) and s igns were posted on-s ite. To date, s taff
has received one (1) written comment in s upport of this reques t.
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Nat Waggoner, P MP, AI C P
AT TAC H ME N T S:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Letter of Intent Exhibit
Exhibit 3 - Concept Plans Exhibit
Exhibit 5- Public Comment Exhibit
Page 22 of 147
Planning and Zoning Commission
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 1 of 10
Report Date: May 3, 2019
File No: WAV-2019-2
Project Planner: Nat Waggoner, PMP, AICP, Long Range Planning Manager and Sofia Nelson,
Planning Director
Item Details
Project Name: Heritage Court
Project Location: 200 E. 8th, within City Council district No. 6
Total Acreage: 0.332 acres
Legal Description: Cerus Heritage Court Subdivision Lot 7A, Block 9
Applicant: Eric Visser
Property Owner: Cerus Heritage Court LLC
Request: Subdivision Variance from the Inter-Parcel Connectivity requirement pursuant
to Section 12.05.030 of the Unified Development Code, to eliminate the cross
access requirement between parcels for a property located in Downtown
Georgetown.
Case History: This is the first public hearing of this request. A site plan and an administrative
exception to reduce the amount off-street parking required by the UDC has
been submitted and are under review.
Page 23 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 2 of 10
Location Map
Overview of Applicant’s Request
The applicant is requesting a variance from the Inter-Parcel Connectivity requirement pursuant to
Section 12.05.030 of the Unified Development Code (UDC), which requires all new commercial Site
Development Plans that require off-street parking and driveways to provide driveway connections to
adjacent properties parallel to any street fronting the development, whether such property is developed
or undeveloped. According to the applicant’s letter of intent (Exhibit 2), compliance with this provision
of the UDC will result in the loss of a parking space and restrict the location of other site improvements,
such as the waste receptacle.
Site Information
Location:
The subject property is located at the southeast corner of South Church Street and East 8th Street. It has
a Specialty Mixed Use Future Land Use designation, and is zoned Mixed Use Downtown. The property
is also located just outside of the Old Town Overlay within Area two (2) of the Historic and Downtown
overlay district.
Physical Characteristics:
The subject property is vacant and is generally flat. There is one heritage tree located on the property,
and two protected trees. The applicant has secured approvals to remove the heritage tree and one (1)
protected tree on the property through an Administrative Exception.
Aerial Map
Page 24 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 3 of 10
Background
Proposed Development
The applicant has a Site Development Plan (SDP-2018-037) under review with the City to construct a
mixed-use commercial/professional office building that’s approximately 15,893 square feet. The
proposed office building is also planned to include an off street parking lot in order to partially meet
the parking requirements of the UDC (the remaining portion of the parking requirements will be met
via an alternative parking plan. Before the applicant can receive an approved site plan with their
proposed configurations, the variance from the Inter -Parcel Connectivity requirement pursuant to
Section 12.05.030 of the Unified Development Code (UDC) is required.
UDC
Section 12.01.010 of the UDC describes the purpose of an integrated and interconnected vehicle,
pedestrian, and bicycle transportation network as essential for the effective and reliable movement of
people and goods. The standards in this section of the UDC ensures that streets function in an
interdependent manner, provide for accessibility and walkability, plan for emergency services, and
provide continuous and logical transportation routes. Streets shall be planned and constructed so that
their arrangement, size, character, and design is considered in relation to existing and future streets,
topography, public safety and convenience, and an appropriate relationship with the built
environment. To ensure traffic circulation and increase safety, all new commercial Site Development
Plans with off-street parking and driveways are required to provide driveway connections to adjacent
properties parallel to any street fronting the development, whether such property is developed or
undeveloped.
Applicant Request
The applicant has provided site plans with and without the required inter-parcel connectivity, or
cross access. In the attached letter of intent, the applicant states that the provision of cross access will
cause the loss of a parking spot and require the placement of a trash dumpster in a place where a
truck has to make a complicated 90-degree turn over the on-site driveway to retrieve and empty it.
Additionally, the applicant identifies the size of the property and liability to allowing others to have
access to the subject property as reasons why this request is being made. The applicant has stated a
willingness to consider the implementation of inter-parcel connectivity in the future should the
adjacent development connecting to the subject property participate in a shared maintenance
agreement and if the use is deemed appropriate. Given the adjacent development is not yet developed
the property owner has identified that the current timing of the requirement is does not allow him to
ensure property maintenance and liability challenges are accounted for. However, it would take
place at the owner’s discretion rather than as a requirement of the UDC.
Utilities
The subject property is located within the City’s service area for water, wastewater and electric. It is
anticipated that there is adequate wastewater capacity. The applicant is proposing water utility
improvements to serve the property. In the attached letter of intent, the applicant notes that the
provision of the cross access would require the removal of a parking space to accommodate trash
service. The UDC does not specify the size nor frequency of solid waste disposal, other services that
require less space planning are available to the applicant.
Page 25 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 4 of 10
Transportation
Downtown Georgetown is primarily made up of neighborhood/local streets with the exception of a few
major corridors. This property is located along a fixed route bus line and has non-conforming sidewalks
on both sides of the development.
This specific property is located at the southeast corner of 8th Street, which has an 80’ right-of-way, and
Church Street, which has a 60’ right-of-way. The Downtown Master Plan recommends that streets in
this area have a minimum 60’ right-of-way, with a 12’ travel lane in each direction, parallel parking on
both sides of the street, and either a 6’ wide sidewalk with a 4’ tree lawn, or a 10’ sidewalk with trees
in grates.
Intergovernmental and Interdepartmental Review
The proposed subdivision variance was reviewed by the applicable City departments. No comments
were issued by the departments.
Staff Analysis
According to the UDC, a subdivision variance may be approved, conditionally approved, or
disapproved by the Planning and Zoning Commission. Approval requires a super-majority vote by the
Commission. At least four (4) of the criteria are required for approval.
As stated above the subject property is located in the city’s downtown overlay district. Specifically, the
property is located in area 2 of the downtown district in which off-street parking is required for
development- this is in contrast to area 1 in which no off-street parking is required. Given the most
recent redevelopment in area 2 has not been commercial development there are very few recently
constructed examples of inter-parcel connectivity in the city’s downtown area. As the UDC is written
today inter-parcel connectivity is not regulated based on land size or whether the adjacent property
owner is seeking or not seeking connectivity. It is a minimum UDC requirement and is reviewed when
a site plan is submitted.
Given the property location - on a corner, adjacent to undeveloped property to the south, presence in
the historic overlay district, and proximity to a residential neighborhood and historic downtown- the
proposed development has gone through a number of iterations and reviews to ensure the building is
consistent with all design guidelines. The location features of the property contribute to the uniqueness
of this situation, there are very few locations in the downtown overlay district that are equally open for
development as are the subject property and the properties to the south . Additionally, while inter-
parcel connectivity is not unique to this community, the downtown overlay district, or urban areas in
general historically in downtown areas this type of connectivity has been achieved via publicly
dedicated alleyways. Here in downtown Georgetown alleys are partially publicly dedicated and
partially privately maintained and owned, another method in which parcel access from the rear has
been achieved.
In staff’s review of the request the variance is not just unique to this property it will likely occur as
commercial properties in area 2 redevelop with off-street parking lots or driveways are incorporated.
Page 26 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 5 of 10
Given this is the first request in the mixed use downtown zoning district that has the provision of cross
access on the site plan it is the first development to work through the requirement. Additionally, should
the property to the south re-develop residentially the inter-parcel connectivity requirement will only
be applicable should it be a condition of a special use permit (SUP is required for any first floor
residential developments). It is highly likely given the goals of the comprehensive plan and downtown
master plan that we would require the inter-parcel connectivity as part of the SUP but in the end it
would a city council decision on whether or not to require the condition.
Staff has reviewed the request for consistency with the below approval criteria and has made findings
and prepared staff remarks for each of the approval criteria. Staff has reviewed this case from a current
and long-term approach. We prepared the report in this manner because we believe there are reasons
on both sides of the request to review. Additionally, development in the downtown areas should be
reviewed in both contexts. Unlike suburban shopping centers where development occurs at larger
scales and with an overall master planned approach downtown redevelopment and urban
development occurs in incremental fashions- lot by lot. As a result both short term impacts and long
term impacts need to be balanced.
It is important to note that while an overall finding has been provided the staff comments for each
finding are extensive in order to balance all aspects of this case.
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
That the granting of the variance will
not be detrimental to the public
health, safety or welfare or injurious
to other property in the area or to the
City in administering this Code.
Staff has evaluated
this finding in two
fashions with an
overall finding
below.
Short-term: the
variance appears to
meet the approval
criteria
Long-term: the
variance does not
appear to meet the
approval criteria
Overall Finding:
Partially compliant
Inter-parcel connectivity is intended
to encourage alternatives to
connecting to other parcels without
having to exit and enter via a public
street. This type of connectivity is
frequently used in suburban
shopping centers but is also utilized
in different fashions in urban areas
as a strategy to reduce the number of
pedestrian conflicts that may occur
when automobiles take access in
areas that also includes sidewalks.
In its current state (short term) the
property to the south is not
developed with off-street parking.
Therefore the impact to the public
would be minimal. There would be
no change to how vehicles from the
subject property enter or exit the site.
In the long-term when the adjacent
properties to the south develop and
if the variance is granted, the
Page 27 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 6 of 10
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
granting of the variance could be
detrimental to the public health,
safety or welfare or injurious to other
property in the area should
additional vehicle access points be
placed on Church Street. The impact
to the public could come in the
manner of increasing number of
pedestrian and automotive conflicts.
Should the variance be approved and
the property to the south be
developed without being combined
with the lot on the corner of church
street and 9th street access on Church
Street will be required unless all off-
street parking requirements are
waived.
Given the applicant is not fully
opposed to establishing inter-parcel
connectivity this approval criteria
could be mitigated for if there was a
time-frame in which inter-parcel
connectivity could be committed to.
From an enforcement standpoint this
could be difficult but staff is willing
to work with the property owner
should this be a possibility.
That the granting of the variance
would not substantially conflict with
the Comprehensive Plan and the
purposes of this Code.
Staff has evaluated
this finding in two
fashions:
Short-term: the
variance appears to
meet the approval
criteria
Long-term: the
variance does not
appear to meet the
approval criteria
Overall Finding:
Partially compliant
Long-term:
Both the Downtown Master Plan and
2030 Comprehensive Plan envision
downtown as a pedestrian friendly
environment that promotes compact
urban development, public
transportation, and walkability. The
Comprehensive Plan characterizes
downtown as being a “vibrant
pedestrian-oriented urban
environment.” It further states that
new development in the Mixed-Use
Downtown areas are intended to
create similar higher density,
pedestrian-friendly environments
where the variety of uses enables
Page 28 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 7 of 10
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
people to live, work, play, and shop
in one place. The plan outlines that
by combining a diversity in uses and
pedestrian orientation it makes it
“possible to reduce vehicular trips.”
The 2030 Comprehensive Plan is
organized around four (4) themes,
among them theme 3.0, Balanced
Transportation/Efficient Mobility.
This theme includes the
consideration of “enhance
connectivity…, access
management…,enhance traffic flow
and safety”.
Short-term compliance finding.
While mixed use development will
likely still occur at this location
should the variance not be granted it
is important to note that if the
variance is granted and inter-parcel
connectivity does not occur on this
property the impact on the vision of
mixed use development for the
properties to the south may be
limited in the ability to compliment
the proposed development and bring
their property to the street frontage.
Overall:
The comprehensive plan and the
downtown master plan asks new
development to meet two goals:
mixed use development and efficient
mobility. The inter-parcel
connectivity requirement strives to
support both goals. However given
the request for a variance only partial
compliance with the comprehensive
master plan goal has been met.
That the conditions that create the
need for the variance do not
generally apply to other property in
the vicinity.
Partially Compliant
The subject property is located in
area 2 of the downtown master plan.
Within this area all developments are
subject to the off-street parking
Page 29 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 8 of 10
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
requirements of the UDC.
Staff has identified this as partially
compliant as most parcels in the
mixed use downtown district are of
similar size however the uniqueness
of this case is that the property
adjacent to the property is
undeveloped and therefore there is
difficulty in being able to plan for
use and shared maintenance plans
for a property that is not yet
developed.
The conditions of this requirement
do not directly have impact on
adjacent properties today, because
they either already have a use on the
property, or they are not at the point
of redevelopment. The subject
property is located within a
transitional area given its proximity
to the old-town overlay. As a result
of its location the subject property is
located within close proximity to a
variety of uses and lot sizes. While
the downtown overlay district is
seeing an increase in development
the subject property is one of the few
in which off-street parking and a
driveway is being developed and
therefore subject to the requirements
of inter-parcel connectivity. If the
property to the south (where Black
Box BBQ is located) request a
commercial site plan, the lack of
inter-parcel connectivity would
encourage that they request a
variance from this provision of the
code as well.
That application of a provision of
this Code will render subdivision of
the land impossible.
Does Not Comply
This property is already a platted lot
and thus the inter-parcel connectivity
requirement would not render
subdivision of the land impossible or
render the site plan undevelopable.
Where the literal enforcement of Partially compliant The applicant has stated that inter-
Page 30 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 9 of 10
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
these regulations would result in an
unnecessary hardship.
parcel connectivity establishes a
hardship from a reciprocal duties
perspective. This hardship could be
felt by any in-fill parcel of this size
within a downtown context. Given
the size of the development and
maintenance responsibilities that
may be associated with inter-parcel
connectivity. Staff has identified this
as partially compliant as most
parcels in the mixed use downtown
district are of similar size however
the uniqueness of this case is that the
property adjacent to the property is
undeveloped and therefore there is
difficulty in being able to plan for
use and shared maintenance plans
for a property that is not yet
developed. Additionally, as staff has
examined examples of inter-parcel
connectivity in downtown areas it
does appear the provision of shared
driveways and potentially shared
parking agreements convey mutual
benefit to both the contributing and
receiving sites. Without the literal
enforcement of the regulations it
does limit the ability to have more
thought out developments if the
adjacent parcels were to develop
similarly and need internal parking.
Given the applicant is not fully
opposed to establishing inter-parcel
connectivity this approval criteria
could be mitigated for if there was a
time-frame in which inter-parcel
connectivity could be committed to.
From an enforcement standpoint this
could be difficult but staff is willing
to work with the property owner
should this be a possibility as
development redevelopment occurs
to the south of the subject property.
Page 31 of 147
Planning Department Staff Report
WAV-2019-2
Heritage Court – Subdivision Variance Page 10 of 10
As indicated above the above the subject property is uniquely located between the historic downtown
core and the historic residential district to the east. More distinctively and uniquely the property is
located adjacent to two city lots that have not been developed.
As the city becomes more intentional in prioritizing pedestrians in certain, increasing parking, and
encouraging mixed use development in the downtown area predictability in shared access and
connectivity between parcels is necessary when establishing a pattern that reduces conflicts for
pedestrians with automobiles.
Public Notification
As required by the Unified Development Code, all property owners within a 200-foot radius of the
subject property were notified of the Subdivision Variance request (26 notices), a legal notice
advertising the public hearing was placed in the Sun Newspaper (April 21, 2019) and signs were posted
on-site. To date, staff has received one (1) written comment in favor of this request.
Motion
When making a motion to approve, approve with conditions, or disapprove the variance request, the
Planning and Zoning Commission must identify and recite each factor that the Commission has found
to have been met, or not met (in the event of a disapproval).
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Letter of Intent
Exhibit 3 – Concept Plan
Page 32 of 147
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Page 33 of 147
2802 Flintrock Trace, Suite 280
Austin, Texas 78738
(512) 795-0600
April 1, 2019
Ms. Sofia Nelson, Planning Director
Mr. Charlie McNabb, City Attorney
408 W. 8th Street
Georgetown, Texas 78626
Re: SDP-2018-037 - Letter of Intent for Subdivision Variance related to a
proposed two-story commercial infill development known as Heritage Court,
200 E. 8th Street, Georgetown, Texas 78626; legally described as the Final
Plat of the Cerus Heritage Court Subdivision Lot 7A, Block 9, of the
Amending Plat of Glasscock Addition, Block 9, Lots 7-8, according to the
map or plat thereof recorded in Doc. No 2018083620, Official Public Records
of Williamson County, Texas.
Dear Ms. Nelson and Mr. McNabb:
I am writing you on behalf of Cerus Heritage Court, LLC, owner and applicant
under the above-captioned permit application, to formally request review and approval of
a subdivision variance application without a plat pursuant to Section 12.07.010 of the
Unified Development Code of the City of Georgetown (“UDC”).
As you know, the City of Georgetown Permitting Department has already issued
our building permit for the proposed new structure at the site, and we are awaiting the
clearing of final comments on the site plan application as of the date of this letter.
The following requirement, which has been a condition to the issuance of our
final permit, has proven to be problematic for us:
Sec. 12.05.030. - Inter-Parcel Connectivity. All new commercial Site Development Plans
and Stormwater Permits that require off-street parking and driveways shall provide
driveway connections to adjacent properties parallel to any street fronting the
development, whether such property is developed or undeveloped. Access Easements
shall be provided where necessary to achieve such a connection. The Director may adjust
connection locations and consider alternative connections to the rear where practical.
Page 34 of 147
Ms. Sofia Nelson
Mr. Charlie McNabb
April 1, 2019
Page 2 of 6
The provision primarily represents a challenge because compliance will now
cause us to lose a parking spot, and it requires us to put our trash dumpster in a place
where a truck has to make a complicated 90-degree turn over the on-site driveway to
retrieve and empty it. We designed the footprint of the building so that the upstairs
portion of the building, which will be finished out for office use, would have sufficient
parking without the need for a request for a variance or administrative exception.
We have uploaded two alternative renderings to the mypermitnow site under the
above-captioned SDP file. The first shows 15 parking spaces and the refuse container at
the opposite end of the private drive. The second shows that space being open for access
to the property to the south, and the loss of one parking space as a result of moving the
dumpster.
We believe our requested variance is supported pursuant to the 5-prong test
described in UDC 12.07.010, and respectfully submit the following arguments in support:
1. The granting of the variance will not be detrimental to the public health,
safety or welfare or injurious to other property in the area or to the City in
administering this Code.
To our knowledge, this provision of the UDC has never been enforced in this
manner against any other downtown infill parcel. The general intent of the provision is to
ensure inter-parcel connectivity in larger commercial developments. Requiring cross
access under those circumstances not only increases traffic flow and efficiency, it adds to
the value of the interconnected parcels.
We own just at 1/3 acre, a quarter city block in Old Town. All of our neighbors’
properties are contiguous to and have direct access to the public right of way, either on 8th
Street or on Church Street. We doubt the intent of the ordinance was to impose a duty to
provide access across a relatively large portion of our property when all lots in Old Town
are served by a public right of way and none are landlocked.
Our neighbors in fact may see no value in having a right of access over our
backyard. I have heard that if our neighbor on the 1/6 acres subdivided lot to our south
elects to develop this raw land at some point in the future, then if that person elected to
develop a use that required onsite parking, that parking would have to be built in the back
of that lot. The thinking is that if that neighbor refused to build a drive way over his lot
from Church Street to serve his on-site parking needs, he should automatically have the
right to use our property.
This is a one-sided proposition. And it is highly speculative, as we know not
when, if or how our neighbor intends to build what next door. Nevertheless, the code
Page 35 of 147
Ms. Sofia Nelson
Mr. Charlie McNabb
April 1, 2019
Page 3 of 6
apparently requires us to unconditionally grant a valuable property right for unknown
purposes and to unknown persons for unknown uses as a condition to receiving a site
permit.
We suggest that enforcing this provision against our infill redevelopment
downtown would actually be detrimental to the property in the area, because you would
be setting a precedent that appears to contradict the true intent and purpose of the
ordinance, and you would exacerbate confusion and uncertainty in downtown
development by taking property from an applicant and requiring that it be surrendered
without condition to the applicant’s neighbors.
None of our neighbors have asked for access over our property. The Event Center
has a five-foot brick wall that separates it from our tract. The tract on which the Black
Box barbeque trailer is enjoying its extended stay without having to observe any site
permit requirements whatsoever has access to and from Church and 9th Streets, and they
have no imminent need for a private drive across our property to get to 8th Street.
Consequently, the best argument that we have heard is that the requirement serves
some unknown future need. If there was a “now” issue and we had something concrete to
look at, we would not be opposed to entering into a driveway access easement with any
neighbor if there was any practical use for it. However, such an agreement would have to
be reciprocal and conditional; and not unilateral and unconditional. Conditions would
include reciprocal indemnity provisions, no barrier agreements, and joint maintenance
obligations for the affected driveway. The unilateral, unconditional nature of the current
requirement deprives us of our ability to ensure the safety, well-being and health of the
future occupants of our building.
2. The granting of the variance would not substantially conflict with the
Comprehensive Plan and the purposes of the Code.
We do not believe the granting of the variance will conflict with the Comprehensive plan
or the purposes of the code because, to our knowledge, the literal interpretation of
12.05.030 that underlies the request for a variance has never been applied to any
downtown infill development. In fact, it would appear that the overbroad and unlimited
nature of the language in 12.05.030 as to size, nature and location of the affected tract(s)
in fact creates an unintended byproduct in that
a. small infill development lot owners are now forced to donate
valuable property rights to third parties irrespective of whether
those third parties have any real need for those rights; and
b. there are no limitations imposed on use, meaning the burden
placed on the party forced to grant the property right could be
reasonable or burdensome, and the use could be granted to a
compatible use or an incompatible use. An incompatible use would
be any use that varies substantially from the nature and intensity of
Page 36 of 147
Ms. Sofia Nelson
Mr. Charlie McNabb
April 1, 2019
Page 4 of 6
use of the driveway by the property owner forced to dedicate these
rights. For example, a whiskey bar with late night operations, or
any enterprise that transports hazardous materials or uses large,
heavy commercial trucks, next to a quiet office building. The
potential wear and tear, premises liability exposure, and nuisance
factor would be incompatible compared to that posed by the office
building owner and occupants.
Again, we are not looking to subvert the intent of the Comprehensive Plan or the
Code. We are asking the Commission to acknowledge that there is an inadvertent fallacy
in 12.05.010 in that it was likely never intended to apply to small infill projects
downtown. If any of our neighbors needed access for a compatible and safe use that did
not undermine the safety, well-being or health of our building’s occupants, we would
gladly explore this.
3. The conditions that create the need for the variance do not generally apply to
other property in the vicinity.
To our knowledge, this provision has never been enforced downtown; nor are we
aware of any scenario in which this provision has been applied as far as downtown infill
on small lots. Part of the reason why this scenario is unique is because we are trying to
bring a mixed use building downtown as called for by the Downtown Master Plan. In
doing so, the Code states that, in Area 2, we are obligated to provide on-site parking to
support our office use on the second floor. We have designed a small private parking lot
with 15 spaces, which supports the footprint of the second story per Code. Providing
unlimited, unconditional and unilateral access to the undeveloped parcel to our south
requires us to lose one parking space so that the building, for which permit has already
been issued, is now one parking space short. It also forces us to relocate our trash
receptacle so that it will become very difficult and more dangerous for a truck to come
and service it on site.
We know of no other example in the DTMU district where a similar concession
was imposed for the benefit of an undeveloped parcel because there are very few
undeveloped parcels, and even fewer mixed use infill developments such as the one we
are proposing to build.
4. Application of a provision of this Code will render subdivision of the land
impossible.
This application for a variance involves a site plan application. The query must be
adapted to whether the literal application of 12.05.030 will render it impossible to obtain
a site plan. The answer is that it is not rendered impossible, but it will require additional
discretionary approval if the parking area is now one parking space short of the required
allocation for the second floor of the permitted building.
Page 37 of 147
Ms. Sofia Nelson
Mr. Charlie McNabb
April 1, 2019
Page 5 of 6
What is uncertain is the future use by the benefited neighbor. If any such use is of
a nature or intensity as to require wider drive isles or any other development concessions
on our property to ensure that the use of the driveway on our tract by that neighbor
complies with the Code, then it could be argued that there is a contingent threat of
rendering our project out of compliance with Code at some point in the future. All the
more reason to support the argument that reciprocity (shared driveway on both lots) and
reasonable limitations as to scope, use, and intensity are called for in this cross-access
debacle.
5. The literal enforcement of these regulations would result in an unnecessary
hardship.
The shared driveway affects over 1/3 of our buildable area, and therefore the
dedication required affects a disproportionately large portion of out lot, compared to
multi-acre properties in the suburbs that are required to share driveways.
Losing a valuable parking space directly impacts the value of our second floor for
leasing purposes. Requiring commercial trash service trucks to make 90 degree turn on a
postage stamp size lot to retrieve a dumpster increases the probability of accidents.
We may have trouble securing premises liability and property damage coverages
for our building, because 12.05.030 allows us absolutely no limitations on who or what
comes across our property and for what purpose. For insurance underwriting purposes,
our driveway aisle might as well have been dedicated to the public.
If you were going to share your house with your neighbor, would you insist on
certain rules like time of use, kind of use, and certain common-sense safeguards and rules
to make sure the value and safety of the property was protected? Or would you just hand
him or her the keys and hope for the best? We believe we are being asked to do the
equivalent of the latter. This compromises the value and viability of our development,
and is an unreasonable burden imposed on us, if the literal interpretation is enforced.
Section 12.05.030 does not impose any reciprocal duties on the benefited
neighbor to likewise provide us with access over their land, nor does it afford us the
ability to secure reasonable assurances as to liability, insuring and indemnity agreements
with our neighbor; nor does it give us any right to ask that neighbor to not create a
nuisance or unsafe condition in the use of our property; nor may we ask that neighbor to
help share in the cost of repairs or maintenance of our driveway, irrespective of the type
and intensity of any future use by that neighbor.
For these reasons, we respectfully request that you grant our variance and hope
you agree that providing such relief is the right thing to do under the circumstances.
Page 38 of 147
Ms. Sofia Nelson
Mr. Charlie McNabb
April 1, 2019
Page 6 of 6
Sincerely
Eric Visser
Manager,
Cerus Heritage Court, LLC
Page 39 of 147
////////
1
2
3
4
5
6
2
3
4
5
7
8
9
14
10
11
10
12
12
12
13
13
13
14
1515
15
15
16
17
17
16
17
1
9
11
11
18
18
6
7
8
19
19
20
20
2020
20
20
21
22
22
2323
23
24
24
20
20
25
25
26
26
26
26
27
27
28
29
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30
30
31
31
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32
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30
WITH CROSS ACCESS
Page 40 of 147
//
//
PECAN _18INCH
HELD FOR CONTROL
TBM 7524
CONTROL POINT 8246
MAG NAIL IN CONCRETE
HC
GT
-
1
GT
-
2
FIRE
RISER
ELEC
TREE WELL
FDC
PIV
NO PARKING
MBFP M BFP
[ COG DTOD TYPE III ]
[
C
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D
T
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P
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I
I
]
HCHC
MC
XFMR.
NO PARKING
6' X 4' X 4'H
NO PARKING
NO
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NO
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SCALE: 1"=10'
0 5'10'15'20'
CS101
PROPERTY BOUNDARY
BUILDING CONTROL NOTES:
BUILDING DIMENSIONS PROVIDED FOR ROUGH
BUILDING LAYOUT. CONTRACTOR SHALL REFER TO
ARCHITECTURAL AND STRUCTURAL DRAWINGS
FOR FINAL BUILDING LAYOUT AND CONSTRUCTION.
PROPERTY BOUNDARY
PR
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N: 10205043.5
E: 31300432.4
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REVISIONS:
DESIGNED BY:
2926.00JOB NO.
DRAWN BY:
CHECKED BY:
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SHEET SIZE: 24" x 36"
This document is released for
REVIEW PURPOSES ONLY,
NOT FOR CONSTRUCTION
and was prepared under the
authorization of
Garrett D. Keller,
Registered Professional Engineer,
State of Texas,
Registration No. 111511.
DATE: February, 2018
DJK
GDK
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////////
PROPERTY BOUNDARY
EXISTING BUILDINGS AND STRUCTURES
EXISTING ASPHALT PAVEMENT
EXISTING CONCRETE SIDEWALK (STAMPED)
EXISTING CONCRETE
FOUND 1/2" IRON ROD
"X" IN CONCRETE
MAG NAIL FOUND
EXISTING PRIVACY WOOD FENCING
EXISTING CHAIN LINK FENCING
EXISTING ORNAMENTAL IRON FENCING
EXISTING TREE TO REMAIN
PROPOSED BUILDING
PROPOSED ASPHALT PAVEMENT
PROPOSED CONCRETE PAVEMENT
PROPOSED COG DTOD TYPE II AND III SIDEWALK
AS NOTED [ 11A AND 11B, C-501 ]
LIMITS OF EXISTING CONDITIONS SURVEY
PROPOSED HANDICAP PARKING [ 1, C-502 ]
(SHOWN ENLARGED FOR CLARITY)
DIMENSIONAL CONTROL POINT
TRAFFIC FLOW
LEGEND
1
2
3
4
5
6
GENERAL REFERENCE NOTE:
1.REFER ALSO TO THE CIVIL GENERAL NOTES ON SHEET C-001, THE CIVIL SITE
DETAILS ON SHEETS C-501 AND C-502 AND THE CIVIL UTILITY DETAILS ON SHEETS
CU501 AND CU502 FOR ADDITIONAL DESIGN CRITERIA AND DETAILED
CONSTRUCTION INFORMATION.
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
E 8TH ST
(PUBLIC RIGHT-0F-WAY)
S
C
H
U
R
C
H
S
T
(P
U
B
L
I
C
R
I
G
H
T
-
0
F
-
W
A
Y
)
EXISTING
PARKING
EXISTING PARKING
OUTDOOR
DINING
AREA
EXISTING SIDEWALK
DIMENSIONAL SITE PLAN KEYED NOTES:
16' X 9' REDUCED LENGTH PARKING STALL (PER COG CODE OF ORDINANCES,
CHAPTER 9, 9.03.020; A, 5) WITH 2' OVERHANG. TYPICAL OF 10 ON-SITE PARKING
STALLS (TOTAL INCLUDES (2) PERVIOUS PAVERED STALLS).
18' X 8' HANDICAP PARKING STALL. TYPICAL OF 1 ON-SITE.
18' X 9' STANDARD PARKING STALL. TYPICAL OF 3 ON-SITE.
8' X 4.25' STANDARD MOTORCYCLE PARKING STALL. TYPICAL OF 1 ON-SITE.
EXISTING PARKING AREA TO BE RESTRIPED. AREA INCLUDES (1) "NO PARKING"
AISLE AND (2) STANDARD PARKING STALLS (APPROX 9' X 18').
EXISTING PARKING AREA TO BE RESTRIPED. AREA INCLUDES (1) HANDICAP
STALL, (8) STANDARD PARKING STALLS, (1) RELOCATED HANDICAP STALL AND
(1) RELOCATED "NO PARKING" AISLE.
LIMITS OF PROPOSED CHURCH ST. SANITARY SEWER UTILITY CUT AND
PAVEMENT RECONSTRUCTION (APPROX 185 SF). REF: [ CU101 ].
LIMITS OF PROPOSED CHURCH ST. SANITARY SEWER UTILITY CUT AND
CONCRETE CURB AND GUTTTER RECONSTRUCTION. REF: [ CU101 ].
PROPOSED SIDEWALK DRAIN BOX. REF: [ 14, C-501 ].
PROPOSED 6" HIGH STANDARD CONCRETE CURB. REF: [ 13, C-501 ].
PROPOSED ELECTRICAL EQUIPMENT. RE: [ ELECTRICAL PLANS ].
PROPOSED CONCRETE HIGH CURB (HEIGHT VARIES). REF: [ CG101 ] FOR
HEIGHT.
PROPOSED CONCRETE OR SHORT STACK TREE WELL WALL. REF: [ CG101 ] FOR
HEIGHT.
PROPOSED CONCRETE CURB AND GUTTER. REF: [ 4, C-501 ].
PROPOSED COG DTOD TYPE II (APPROX 1035 SF) AND III (APPROX 548 SF)
CONCRETE SIDEWALKS (WIDTH AND TYPE AS NOTED ON PLANS).
PROPOSED CONCRETE DRIVEWAY (APPROX 315 SF). ENSURE SMOOTH
TRANSITION TO EXISTING PAVEMENT ALONG ENTIRE JOINT. REF: [ CG101 AND
DETAILS 1 AND 10, C-501 ].
PROPOSED CONCRETE PAVEMENT PARKING AREAS (APPROX 5100 SF).
PROPOSED 35 LF OF STORM TRENCH DRAIN INLET. PROVIDE MIFAB SERIES
T-1320-FL 6" WIDE MODULAR TRENCH DRAINS WITH CLASS E, H-20 DUCTILE IRON
GRATES OR EQUAL. PROVIDE 4" BOTTOM OUTLET SECTIONS AT EACH END AND
FOR EVERY OTHER SECTION IN BETWEEN AND DROP CONNECT TO PROPOSED
6" STORM DRAIN LINE. RE: [ CG101 ].
PROPOSED REFUSE COLLECTION DUMPSTER PAD, SCREEN WALL ENCLOSURE
AND SECURITY GATES PER THE COG UDC, CHAPTER 8. RE: [ STRUCTURAL
PLANS FOR DETAILS ]
PROPOSED LANDSCAPE AREAS. RE: [ LANDSCAPE PLANS ].
PROPOSED REFUSE COLLECTION "NO PARKING AREA" LIMITS.
PROPOSED REMOTE FIRE DEPARTMENT CONNECTION (FDC) AND
POST-INDICATOR VALVE (PIV) ASSEMBLIES. RE: [ CU101 ]. PROVIDE WITH PIPE
BOLLARD VEHICULAR PROTECTION [ 15, C-501 ].
EXISTING "HANDICAP PARKING ONLY" AND "3 HR PARKING ONLY" SIGNS TO BE
RELOCATED AND REINSTALLED AS NECESSARY TO ACOMODATE REVISED
PARKING AND SIDEWALK LAYOUTS.
EXISTING WHEEL STOPS TO BE REUSED. RELOCATE AND REINSTALL AS
NECESSARY TO ACOMODATE REVISED PARKING LAYOUT.
PROPOSED WHEEL STOPS (TYPICAL OF 4). RE: [ 2, C-502 ].
PROPOSED PERVIOUS PAVERED PARKING AREA (APPROX 505 SF).
NOTE:THE PERVIOUS PAVER INSTALLER SHALL CONTACT THE COG URBAN
FORESTER PRIOR TO THE START OF INSTALLATION. REFER ALSO TO THE
EROSION AND SEDIMENTATION CONTROL PLAN SHEETS CG801 AND CG851 FOR
ADDITIONAL EXISTING TREE PROTECTION REQUIREMENTS.
PROPOSED 26' WIDE DRIVE AISLE. RE: [ ALTERNATE PARKING PLAN FIG 1.0 ].
NOT USED.
DESIGNATED OFF-SITE LOADING AREA PER THE COG UDC SECTION 9.05.
PROPOSED 9 LF OF CONCRETE SAWTOOTH EXTRA HIGH CURB. RE: [ 7, C-502 ].
EXISTING AND PROPOSED CURB TO BE STRIPED FOR EMERGENCY VEHICLE
ACCESS ONLY. RE: [ 6, C-502 ].
PROPOSED "NO PARKING - DO NOT BLOCK DRIVEWAY" SIGN. RE: [ 9, C-502 ].
16'
9'
18'
2
18'
9'
3
45'
8'
5
7
8
9
14
10
11
10
12
12
12
13
13
13
14
1515
15
15
16
17
17
16
17
0.
5
'
6.
7
5
'
12
0
.
8
6
'
(P
R
O
P
E
R
T
Y
L
I
N
E
)
120.17'
(PROPERTY LINE)
3.5'
1.
1
'
45
'
17
.
5
'
45
'
10
'
16'
0.5'
10'10'17.5'
35
'
48
.
5
'
18'
69
.
5
'
76'
81.13'18'
12
0
'
(P
R
O
P
E
R
T
Y
L
I
N
E
)
30
'
30
'
60
'
6'
12
1
.
3
6
'
8'
2'
6'
6'
18.15'
8'
17'
2'
EX
I
S
T
I
N
G
B
R
I
C
K
W
A
L
L
120.13'
(PROPERTY LINE)
1
2.16'
2.12'
6.5'
8'
3.
5
'
5'
6'
6'
6'
6'
6'
6'
3'
7.
2
5
'
9
11
11
5'
5'
5'6'
DIMENSIONAL CONTROL NOTE:
1.DIMENSIONAL CONTROL DATA TO BE PROVIDED ON THE FINAL ISSUE FOR CONSTRUCTION PLANS.
18
18
18
6.82'
9'
0.
7
5
'
35
.
5
'
22'
16'
2'
4.92'
1.5'
1.
4
'
1.
5
2
'
R2.5'
R
3
'
R3'
R3'
6'
26'16'
5.42'
24'
13
.
7
'
EXISTING
PARKING
6
7
1.93'
58'
14.8'
8'
61
'
8
19
19
1.36'
8'
6.
7
5
'
6'
6.
6
7
'
EX
I
S
T
I
N
G
S
I
D
E
W
A
L
K
EXISTING SIDEWALK
AMERICANS WITH DISABILITIES ACT
THE CITY OF GEORGETOWN HAS REVIEWED THIS PLAN FOR COMPLIANCE WITH CITY
DEVELOPMENT REGULATIONS ONLY. THE APPLICANT, PROPERTY OWNER, AND
OCCUPANT OF THE PREMISES ARE RESPONSIBLE FOR DETERMINING WHETHER THE
PLAN COMPLIES WITH ALL OTHER LAWS, REGULATIONS,
AND RESTRICTIONS WHICH MAY BE APPLICABLE TO THE PROPERTY AND ITS USE.
BUILDING DATA
IMPERVIOUS COVER
BLDG.
NO.STORIES FF
ELEV FOUNDATION
BLDG
COVERAGE
SF
BLDG
COVERAGE
%
USE
LOT
AC
IC %
TOTAL
CONSTRUCTION
AREA
EXISTING
IMPERVIOUS
COVER
ALLOWABLE
IMPERVIOUS
COVER
PROPOSED
IMPERVIOUS
COVER
21 751.50'MIXED-USE
COMMERCIALCONCRETE7995
0.332
100%
55
95% (RE: NOTE 1)42%94%
IMPERVIOUS COVER NOTES:
1.PER THE CITY OF GEORGETOWN UNIFIED DEVELOPMENT CODE, SECTION 11.02 "IMPERVIOUS
COVER"; SUB-SECTION 11.02.010 "IMPERVIOUS COVER LIMITATION"; PARAGRAPH A-3 "EXCEPTIONS
TO NON-RESIDENTIAL LIMITATIONS"; SUB-PARAGRAPH C: FOR PROPERTIES IN THE DOWNTOWN
OVERLAY DISTRICT, IMPERVIOUS COVER MAY BE INCREASED TO 95% IF APPROVED BY THE
DEVELOPMENT ENGINEER BASED ON CAPACITY IN THE DOWNTOWN REGIONAL STORMWATER
PONDS.
0.14 0.315 0.313
BLDG.
HEIGHT
28'-3"
DIMENSIONAL SITE PLAN NOTES:
1.ALL LIGHTING FIXTURES SHALL BE DESIGNED TO COMPLETELY CONCEAL FULLY SHIELD, WITHIN
OPAQUE HOUSING, THE LIGHT SOURCE FROM VISIBILITY FROM ANY STREET RIGHT-OF-WAY. THE
CONE OF LIGHT SHALL NOT CROSS ANY ADJACENT PROPERTY LINE. THE ILLUMINATION SHALL NOT
EXCEED 2 FOOT CANDLES AT A HEIGHT OF THREE FEET AT THE PROPERTY LINE. ONLY
INCANDESCENT, FLUORESCENT, COLOR-CORRECTED HIGH-PRESSURE SODIUM OR METAL HALIDE
MAY BE USED. ALL VEHICLE OR PEDESTRIAN ACCESS SHALL BE SUFFICIENTLY LIGHTED TO ENSURE
SECURITY OF PROPERTY AND PERSONS.
2.ALL ROOF, WALL, AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED IN
ACCORDANCE WITH CHAPTER 8 OF THE UDC. IF ROOF AND WALL MOUNTED EQUIPMENT OF ANY
TYPE INCLUDING DUCT WORK AND LARGE VENTS IS PROPOSED IT SHALL BE SHOWN ON THE SITE
PLAN AND SCREENING IDENTIFIED. SCREENING OF MECHANICAL EQUIPMENT SHALL RESULT IN THE
MECHANICAL EQUIPMENT BLENDING IN WITH THE PRIMARY BUILDING AND NOT APPEARING
SEPARATE FROM THE BUILDING AND SHALL BE SCREENED FROM VIEW OF ANY RIGHTS-OF-WAY OR
ADJOINING PROPERTIES.
3.ALL TIES TO EXISTING PAVEMENT SHALL BE SMOOTH ACROSS THE ENTIRE JOINT. REFER TO THE
PAVEMENT SECTION AND DETAILS ON SHEET C-501 AND TO THE REFERENCED GEOTECHNICAL
REPORT.
4.CONTRACTOR SHALL INSTALL PROPOSED COG DTOD TYPE II AND TYPE III SIDEWALKS, WIDTH AND
TYPE AS NOTED ON PLANS. RE: DETAILS 11A AND 11B, C-501 ].
5.SITE ACCESSIBILITY REQUIREMENTS: REFER TO THE SITE ACCESSIBILITY GRADING NOTES ON
SHEET [ CG101 ].
6.FIRE LANE STRIPING (IF APPLICABLE) SHALL BE PER DETAIL [ 6, C-502 ].
7.PER CHAPTER 8, DUMPSTER ENCLOSURES MUST BE ONE (1) FOOT ABOVE THE HEIGHT OF THE
WASTE CONTAINER. USE PROTECTIVE POLES IN CORNERS AND AT IMPACT AREAS. FENCE POSTS OF
RUST PROTECTED METAL OR CONCRETE. A MINIMUM 6" SLAB IS REQUIRED AND MUST BE SLOPED TO
DRAIN; THE ENCLOSURE MUST HAVE STEEL FRAMED GATES WITH SPRING LOADED HINGES AND
FASTENERS TO KEEP CLOSED. SCREENING MUST BE ON ALL FOUR SIDES BY MASONRY WALL OR
APPROVED FENCE OR SCREENING WITH OPAQUE GATES. RE: [ ARCHITECTURAL PLANS ].
8.ON AND OFF-SITE PARKING DATA: REFER TO THE ALTERNATIVE PARKING PLAN, FIG. 1.0.
9.REFER TO SHEET C-001 FOR ADDITIONAL DIMENSIONAL SITE PLAN NOTES AND PROJECT
INFORMATION.
UNDEVELOPED
LOT
EXISTING
DRIVEWAY
FH
EXISTING
UTILITY POLE
EXISTING FIRE
HYDRANT
EXISTING ADA RAMPS
AND DETECTABLE
WARNING PAVERS
EXISTING ADA RAMPS
AND DETECTABLE
WARNING PAVERS
EXISTING
UTILITY POLE
PROPOSED CHAIN-LINK
FENCING (APPROX 65 LF)
PROPOSED COVERED
DINING AREA.
RE: [ ARCHITECTURAL ]
EXISTING CONCRETE
VALLEY GUTTER
EXISTING
SIDEWALK
EXISTING
GRASSY AREA
20
20
2020
20
20
EXISTING
SIDEWALK
EXISTING
GRASSY AREA
21
21
22
22
EXISTING CONCRETE
STANDARD CURB
2323
23
24
24
EXISTING
CONCRETE CURB
AND GUTTER
EXISTING
GRASSY AREA
EXISTING
CONCRETE CURB
AND GUTTER
20
20
25
25
26
26
26
26
EXISTING
CONCRETE CURB
AND GUTTER
EXISTING CONCRETE
VALLEY GUTTER
EXISTING
CONCRETE CURB
AND GUTTER
EX
I
S
T
I
N
G
S
I
D
E
W
A
L
K
RA
M
P
A
N
D
H
A
N
D
R
A
I
L
12
.
9
2
'
EXISTING
CURB CUT
27
27
26'
28
29
27
29
SF 14,469 6,098 13,721 13,634
ZONING
MU-DT
BUILDING AREA INFORMATION
7,995 SF2ND FLOOR
7,898 SF1ST FLOOR
76' X 120'FOOTPRINT
15,893 SFTOTAL AREA
PROPOSED PARKING
REQUIRED PARKING 30
PROPOSED STD PARKING ON-SITE LOT 13
PROPOSED MC PARKING ON-SITE LOT 1 (1)
PROPOSED HC PARKING ON-SITE LOT 1
SUB-TOTAL ON-SITE PARKING 15
EXISTING PARKING OFF-SITE 8TH STREET 8
EXISTING HC PARKING OFF-SITE 8TH STREET 2
EXISTING PARKING OFF-SITE COG PUBLIC PARKING 5 (1)
SUB-TOTAL OFF-SITE PARKING 15
TOTAL PARKING 30
INCLUDED HANDICAP STALLS 3
NOTES:
(1)AS REQUESTED. REFER TO THE REVISED AE-2018-014
(ADMINISTRATIVEEXCEPTION FOR ALTERNATIVE PARKING) PREVIOUSLY
SUBMITTED TO THE COG ON SEPTEMBER, 11TH, 2018.
10205266.87 3132204.861 750.703'
POINT NUMBER
8246 MAG NAIL IN CONCRETE
750.707'7524 1/2" IRON ROD
DESCRIPTION
SITE CONTROL
NORTHING EASTING ELEVATION
10205087.64 3132220.001
9'
30 30
31
31
31
31
6'
32
32
32
WITHOUT CROSS ACCESS
Page 41 of 147
Page 42 of 147
City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request for a F inal P lat of 2.7199 ac res being a R eplat of Lot 1 of
F ountainwood P laza in the J. S utherland S urvey, Abs trac t No. 553, generally loc ated at 5610 Williams
Drive, to be known as the Jim Hogg Addition (2019-4-F P ) -- C helsea Irby, S enior P lanner
IT E M S UMMARY:
Overview of the Applicant's Request:
T his is a R eplat of approximately 2.7199 ac res to establis h a 2-lot non-res idential subdivision, located at
the southeas t corner of Williams Drive and Jim Hogg R oad, for the development known as Jim Hogg
Addition.
S taff Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request c omplies with the criteria establis hed in
UDC C hapter 3.08.080 for a F inal P lat, as outlined in the attached S taff R eport.
F IN AN C IAL IMPAC T:
None. T he applicant has paid all required fees .
S UB MIT T E D B Y:
C helsea Irby, S enior P lanner
AT TAC H ME N T S:
Description Type
2019-4-FP - Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Jim Hogg Addition Replat Backup Material
Pres entation Pres entation
Page 43 of 147
Planning and Zoning Commission
Planning Department Staff Report
2019-6-FP
Wolf Crossing Replat Page 1 of 4
Report Date: May 3, 2019
Case No: 2019-4-FP
Project Planner: Chelsea Irby, Senior Planner
Item Details
Project Name: Jim Hogg Addition Replat (7-Eleven)
Project Location: 5610 Williams Drive, within City Council district No. 3
Total Acreage: 2.7199
Legal Description: Replat of Lot 1 of Fountainwood Plaza in the J. Sutherland Survey, Abstract
No. 553
Applicant: Verdad Real Estate, c/o Larae Tucker
Property Owner: VRE Jim Hogg, LLC
Request: Approval of a Replat for the Jim Hogg Addition
Case History: This is the first public hearing of this request.
Location Map
Page 44 of 147
Planning Department Staff Report
2019-4-FP
Jim Hogg Addition (7-Eleven) Replat Page 2 of 4
Plat Summary
Number of Phases: 1
Residential Lots: 0
Non-residential Lots: 2
Open Space Lots: 0
Total Lots: 2
Linear Feet of Street: 0
Site Information
The subject property is located at the southeast corner of Williams Drive and Jim Hogg Road in the City
limits. It has a Future Land Use designation of Mixed Use Neighborhood Center and a zoning
designation of General Commercial (C-3) and Scenic-Natural Gateway Overlay. The subject property
is also part of the Fountainwood Plaza subdivision, a 6-lot non-residential subdivision over 15.63 acres.
This plat established an impervious cover restriction of 50%, with the option to increase to 65% if the
appropriate impervious cover waivers of the UDC are met. This replat does not include the removal or
revision of this restriction.
Physical and Natural Features:
The subject property is undeveloped, flat, and has zero tree cover.
Utilities
The subject property is located within the City’s service area for water and wastewater. Additionally,
it is located within the Pedernales Electric Cooperative (PEC) service area for electric. It is anticipated
that there is adequate water and wastewater capacity to serve the subject property at this time.
Transportation
The subject property is located at the southeast corner of Williams Drive (a Major Arterial roadway)
and Jim Hogg Road (a Collector roadway). The plat grants reciprocal access to the property to the east
and between properties in the (original) subdivision. Due to driveway spacing standards in the UDC,
access to Williams Drive is limited and restricted to the residential street to the south. There is an access
easement along the eastern property boundary that will allow access to Williams Drive.
Arterial streets provide traffic movement through and between different areas within the city and
access to adjacent land uses. Access is more controllable because driveway spacing requirements are
much greater and, if safety dictates, overall access can be limited to specific turning movements. Major
Arterials connect major traffic generators and land use concentrations and serve much larger traffic
volumes over greater distances.
Collector streets are intended to balance traffic between arterial streets and local streets. These streets
tend to carry a high volume of traffic over shorter distances, providing access and movement between
neighborhoods, parks, schools, retail areas and the arterial street system.
Parkland Dedication
Parkland dedication is not required for non-residential properties.
Page 45 of 147
Planning Department Staff Report
2019-4-FP
Jim Hogg Addition (7-Eleven) Replat Page 3 of 4
Intergovernmental and Interdepartmental Review
The proposed Replat was reviewed by the applicable City departments. Subdivision Plats are reviewed
to ensure consistency with minimum lot size, impervious cover, streets and connectivity, and utility
improvement requirements, among other. All technical review comments have been addressed by the
Applicant.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Chapter 3.08.080.D for a Replat, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
a. The Replat is acceptable for
consideration, meaning the
application is complete and the
information contained within the
application is correct and sufficient
to allow adequate consideration and
final action.
Complies
The Plat has been deemed acceptable and
complete for consideration.
b. The plat meets or exceeds the
requirements of this Unified
Development Code and any
applicable State or local laws
Complies
The proposed Replat meets all applicable
technical requirements of the UDC
pertaining to streets, sidewalks, utilities,
and parkland.
c. The plat is consistent with the City's
Comprehensive Plan and any other
adopted plans as they relate to:
i. The City's current and future
streets, sidewalks, alleys, parks,
playgrounds, and public utility
facilities; and
ii. The extension, improvement, or
widening of City roads, taking
into account access to and
extension of sewer and water
mains and the instrumentality of
public utilities.
Complies
The proposed Replat is consistent with
the Comprehensive Plan as it meets all
applicable technical requirements of the
UDC pertaining to streets, sidewalks,
utilities, and parkland.
d. The plat meets any subdivision
design and improvement standards
adopted by the City pursuant to
Texas Local Government Code §
212.002 or § 212.044, governing plats
and subdivision of land within the
City's jurisdiction to promote the
Complies
The proposed Replat meets all applicable
technical requirements of the UDC
adopted pursuant to Sections 212.002
and 212.044 of the Texas Local
Government Code to promote the health,
safety, morals, or general welfare of the
City and the safe, orderly, and healthful
Page 46 of 147
Planning Department Staff Report
2019-4-FP
Jim Hogg Addition (7-Eleven) Replat Page 4 of 4
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
health, safety, morals, or general
welfare of the City and the safe,
orderly, and healthful development
of the City.
development of the City, including but
not limited to Chapter 6, Residential
Development Standards, Chapter 7, Non-
Residential Development Standards,
Chapter 12, Pedestrian and Vehicle
Circulation, and Chapter 13,
Infrastructure and Public Improvements
of the UDC.
e. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure.
Complies
The subject property will be adequately
served by public improvements and
infrastructure.
f. A Subdivision Variance may be
requested as a companion
application to the consideration of a
Replat, according to the provisions
detailed in Section 3.22 of the UDC.
The Subdivision Variance and the
Replat shall be required to be
approved by P&Z.
Not
Applicable
No Subdivision Variance is being
requested as part of this Replat.
g. A Replat may not amend or remove
any covenants or restrictions and is
controlling over the preceding plat.
Complies
The proposed Replat does not amend or
remove any covenants or restrictions and
is controlling over the preceding plat.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Jim Hogg Addition Replat
Page 47 of 147
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Page 48 of 147
Page 49 of 147
Jim Hogg Addition Replat
2019-4-FP
May 7, 2019
Planning & Zoning Commission
Page 50 of 147
Item Under Consideration
•2019-4-FP –Public Hearing and possible action on a
request for a Final Plat of 2.7199 acres being a Replat of
Lot 1 of Fountainwood Plaza in the J. Sutherland Survey,
Abstract No. 553, generally located at 5610 Williams
Drive, to be known as the Jim Hogg Addition
Page 51 of 147
DB Wood and
Shell Road
Sun City
Page 52 of 147
Page 53 of 147
Summary
•Public Hearing and possible action on a request for a
Final Plat of 2.7199 acres being a Replat of Lot 1 of
Fountainwood Plaza in the J. Sutherland Survey, Abstract
No. 553, generally located at 5610 Williams Drive, to be
known as the Jim Hogg Addition (2019-4-FP)
Page 54 of 147
City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
P ublic hearing and possible action on a C omprehensive P lan Amendment to amend the 2030
C omprehens ive P lan to modify the roadway classific ation of N Austin Ave between F M 971 and Lakeway
Dr from Major Arterial to Minor Arterial on the O verall Trans portation P lan (C PA-2018-002) -- R ay Miller,
Jr., Transportation P lanning C oordinator
IT E M S UMMARY:
Overview of the Applicant's Request:
T he applic ant is requesting to amend the C omprehens ive P lan, spec ifically the O verall Trans portation P lan
element, to change the roadway c las s ification of N Aus tin Ave from Major Arterial to Minor Arterial
between F M 971 and Lakeway Dr/NE Inner Loop. T he Texas Department of Trans portation (T xDO T )
recently announc ed plans for the c onstruc tion of the I H-35 northbound frontage road from Williams Dr,
which will provide a parallel route to N Austin Ave that is les s than ¼ mile away. With the signific ant
changes oc curring along the c orridor with the new I H-35 frontage road and limited growth in trips
anticipated on the N Austin Ave c orridor, C ity s taff has initiated this amendment to rec las s ify N Austin Ave
and reduc e the minimum right-of-way needed for this roadway.
S taff Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request c omplies with the criteria establis hed in
UDC S ec tion 3.04.030.B for a C omprehens ive P lan Amendment, as outlined in the attached S taff R eport.
Public Comments:
As required by the Unified Development C ode, a legal notic e advertising the public hearing was placed in
the S un Newspaper (April 21, 2019). To date, s taff has received zero (0) comments in favor or in
oppos ition to the request.
F IN AN C IAL IMPAC T:
None s tudied at this time.
S UB MIT T E D B Y:
Nathaniel Waggoner, AI C P, P MP, Long R ange P lanning Manager
AT TAC H ME N T S:
Description Type
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Exhibit 4 - OTP Functional Clas s ification Sys tem Backup Material
Exhibit 5 - Letter of Intent Backup Material
Staff Report Exhibit
Pres entation Pres entation
Page 55 of 147
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Page 56 of 147
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Legend
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Legend
Sit eParcelsCity Lim itsGeorgetown ETJ
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Page 57 of 147
F M 971
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Functional Classification System
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Georgetown, Texas
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Exhibit 4
Page 59 of 147
35
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Exhibit 4
Page 60 of 147
Exhibit 5
Page 61 of 147
Exhibit 5
Page 62 of 147
Exhibit 5
Page 63 of 147
Planning and Zoning Commission
Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 1 of 12
Report Date: April 29, 2019
Case No: CPA-2018-002
Project Planner: Ray Miller, Jr., Transportation Planning Coordinator and Nat Waggoner,
AICP, PMP, Long Range Planning Manager
Item Details
Project Name: N Austin Ave OTP Amendment
Project Location: N Austin Ave between FM 971 and Lakeway Dr/NE Inner Loop, within City
Council district No. 6.
Total Miles: 1.39 miles (7,332.52 feet)
Applicant: City of Georgetown, c/o Ray Miller, Jr., Transportation Planning Coordinator
Property Owner: Texas Department of Transportation (TxDOT) / City of Georgetown (COG took
over maintenance and operational responsibilities in 2005)
Request: Comprehensive Plan Amendment to modify the roadway classification of N
Austin Ave, between FM 971 and Lakeway Dr/NE Inner Loop, from Major
Arterial to Minor Arterial.
Case History: This is the first public hearing of this request.
Page 64 of 147
Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 2 of 12
Page 65 of 147
Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 3 of 12
Overview of Applicant’s Request
The applicant is requesting to amend the Comprehensive Plan, specifically the Overall Transportation
Plan (OTP) element, to change the roadway classification of N Austin Ave from Major Arterial to Minor
Arterial between FM 971 and Lakeway Dr/NE Inner Loop. The Texas Department of Transportation
(TxDOT) recently announced plans for the construction of the IH-35 northbound frontage road from
Williams Dr, which will provide a parallel route to N. Austin Ave that is less than ¼ mile away. With
the significant changes occurring along the corridor such as the Northwest Boulevard Bridge that will
crossover IH-35 and tie into the FM 971 re-alignment and the new IH-35 frontage road this will reduce
the anticipated growth in trips on the N Austin Ave corridor, City staff has initiated this amendment
to reclassify N Austin Ave and reduce the minimum right-of-way needed for this roadway (Exhibit 4).
Site Information
Location:
The segment of the roadway subject to this amendment is located between FM 971 and Lakeway Dr/NE
Inner Loop, east of the IH-35 corridor. It is generally bounded by the San Gabriel Park, residential
development east and west, and Georgetown High School to the south and east, and residential,
commercial and industrial development to the north and west.
Physical and Natural Features:
This segment of N Austin Ave is currently a four-lane divided roadway with a continuous center turn
lane. Existing right-of-way varies between 101 feet and 108 feet, and widens at the intersection with FM
971 to 150 feet, and to 130 feet at the intersection with the IH-35 northbound frontage road at NE Inner
Loop.
Future Land Use and Zoning Designations:
The Future Land Use designations along this segment of N Austin Ave include Moderate Density
Residential, Institutional, Community Commercial, Employment Center and Parks, Recreation Open
Space. The zoning districts of the area include Agriculture (AG), Residential Single-Family (RS), Local
Commercial (C-1), General Commercial (C-3), Industrial (IN), and Public Facility (PF). In addition,
properties along this portion of N Austin Ave are designated Highway Gateway Overlay zoning
district.
Surrounding Properties:
N Austin Ave has been one of the City’s major transportation corridor distributing traffic and providing
access to major uses to other major thoroughfares including IH-35. Because of this, N Austin Ave has
developed with a variety of uses ranging from multi-family, and commercial and service related uses
to self-storage, office, auto-related uses, and the Georgetown High School. Other property along this
corridor remains vacant.
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 4 of 12
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North Industrial (IN); Agriculture
(AG) Community Commercial Industrial, vacant
South Public Facility (PF); Local
Commercial (C-1)
Community
Commercial; Parks,
Recreation, Open Space
Multi-Family, San
Gabriel Park
East
General Commercial (C-3);
Agriculture (AG); Local
Commercial (C-1); Public
Facility (PF); Planned Unit
Development (PUD) with a
Residential Single-Family
(RS) base
Community
Commercial;
Employment Center;
Parks, Recreation, Open
Space; Institutional;
Moderate Density
Residential
Pet grooming, high
school, office,
commercial services,
vacant
West
Planned Unit Development
(PUD) with a General
Commercial (C-3) base;
Residential Single-Family
(RS); General Commercial
(C-3); Local Commercial (C-
1); Industrial (IN)
Community
Commercial;
Employment Center;
Parks, Recreation, Open
Space
Self-storage,
warehousing, auto
services, multi-family,
vacant
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 5 of 12
Property History:
Portions of this segment of N Austin Ave were incorporated into the city limits at different times in
1965, 1966, 1974 and 1987. Austin Avenue was a TxDOT maintained facility through the city of
Georgetown. However in 2005 the City of Georgetown took over full maintenance responsibilities from
Leander Road to Williams Drive. Therefore TxDOT has maintenance responsibilities from Williams
Drive north to Inner Loop and from Leander Road south to IH-35. TxDOT still maintains the signal
operations and signage at the Leander Road and Austin Avenue intersection as well as at the Williams
Drive intersection.
Comprehensive Plan Guidance
One of the goals of the 2030 Comprehensive Plan is to provide balanced transportation/efficient
mobility. This is accomplished through the implementation of its Overall Transportation Plan, Land
Use Plan and other programs.
Overall Transportation Plan
The Overall Transportation Plan (OTP), adopted by City Council in 2014 was established through a
deliberate process that included technical study and public outreach. The purpose of the OTP is to set
forth long term capital planning and financing considerations designed to ensure that basic
transportation infrastructure needs and right-of-way will be available as the city grows and network
Georgetown High School
Ewald Kubota
Self-Storage, Auto
Services,
Commercial Services
Commercial services
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 6 of 12
needs improvements. Goals and objectives related to the future planned roadway network include, but
are not limited to:
Roadway facilities should be planned and classified by function and relative importance,
providing a proper balance of freeways, toll ways, expressways, major/minor arterials,
collectors and local streets.
The most efficient use of existing and future highway and street facilities should be encouraged
to maximize the benefits of capital investments.
Minimize disruption of existing and planned developments and established community
patterns.
Preserve right-of-way for future roadway development and expansion.
Transportation planning should be performed within the framework of comprehensive
regional planning and should support regional growth and development goals.
Growth Tier:
The portion of N Austin Ave subject to this amendment request is located within Growth Tier 1A. Tier
1A is that portion of the city where infrastructure systems are in place, or can be economically provided,
and where the bulk of the city’s growth should be guided over the near term. As required in the 2030
Plan, , the city is called on to conduct assessments of public facility conditions and capacities within
Tier 1A, and to prioritize short and long term capital investments to ensure that infrastructure capacity
is sufficient to serve development intensities as indicated on the Future Land Use Map and in the zoning
districts.
Other Master Plans: Future Land Use Element
The Future Land Use Element of the Comprehensive Plan establishes t he following goal that play a
major role in the City’s transportation infrastructure:
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.
Utilities
The subject property is located within the City’s service area for water and wastewater. Additionally,
it is located within the Georgetown and Pedernales Electric Cooperative (PEC) dual service area for
electric.
Transportation
The segment of N Austin Ave subject to this amendment request is not served by the City’s fixed route
transit system GoGeo. Sidewalks are dispersed intermittently throughout the subject area.
Austin Ave is classified as a Major Arterial in the City’s Overall Transportation Plan (OTP) for segments
north and south of Downtown. Within the Downtown Overlay, Austin Ave is classified as Minor
Arterial. In addition, FM 971 and Lakeway Dr/NE Inner Loop are also classified as a Major Arterial.
Northwest Blvd, a future Major Arterial from its intersection at IH-35, will connect with FM 971 as part
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 7 of 12
of the Northwest Blvd extension project, which is anticipated to be completed in 2020.
TxDOT Austin District 2017 Traffic Counts:
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 8 of 12
Source-Future Land Use and Official Thoroughfare Plan Map, City of Georgetown
Arterial streets provide traffic movement through and between different areas within the city and
access to adjacent land uses. Access is controlled through driveway spacing requirements and, if safety
dictates, overall access can be limited to specific turning movements. Major Arterials connect major
traffic generators and land use concentrations and serve much larger traffic volumes over greater
distances.
In accordance with the OTP and UDC Section 12.02.030, a Major Arterial is a 135-foot minimum right-
of-way with a projected average daily trip of more than 24,001. The ultimate cross-section includes six
(6) lanes of travel and a design speed of 45 MPH.
As noted below in the findings, 6-lanes of travel, a raised median, 2 - 5’ bicycle lanes, 6’ sidewalks and
8’ of greenspace between the sidewalk from the back of the curb can still be accommodated in a Minor
Arterial ROW of 110’ with some minor reductions in the ultimate build out cross-section such as 11’
travel lanes. Future growth and redevelopment along this section of N. Austin Avenue will certainly
necessitate a reduction of speed from 45 mph to 40 mph which the design speed for a Minor Arterial.
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 9 of 12
Source: UDC Chapter 12 Appendix
Proposed OTP Roadway Classification
The difference between major and minor arterials is that Minor Arterials connect lower functional
classifications and major arterials and tend to be shorter in distance.
In accordance with the OTP and UDC Section 12.02.030, a Minor Arterial is a 110-foot minimum right-
of-way with a projected average daily trip ranging between 12,501 and 24,000. The ultimate cross -
section includes four (4) lanes of travel and a design speed of 40 MPH.
Source: UDC Chapter 12 Appendix
Intergovernmental and Interdepartmental Review
The proposed Amendment request was reviewed by all applicable City Departments to determine the
appropriateness of the requested Minor Arterial classification for this segment of N Austin Ave. TxDOT
and City Transportation staff have determined that N Austin Ave will not reach the trip level for a
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 10 of 12
Major Arterial. With the addition of a northbound frontage road along IH -35, the Northwest Boulevard
Bridge, FM 971 re-alignment and the Williams Drive DDI will provide a parallel route and enhanced
traffic circulation to N Austin Ave, thus limiting the predicted growth in trips on this segment of the
road.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Section 3.04.030.B for a Comprehensive Plan Amendment, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The need for the proposed
change;
Complies The current traffic count of N Austin
Ave, between FM 971 and Lakeway
Dr/NE Inner Loop, average daily trips,
and the future volume in the model is
less than 24,000 based on the 2035 level
of service (LOS) in the OTP. In looking
at TxDOT Austin District traffic counts
for 2017 shows a definitive break in
traffic with a 2017 traffic count of 18,200
trips per day on Austin Avenue just
south of FM 971, 6,800 trips per day on
FM 971 and 8,800 trips per day on
Austin Avenue just north of FM 971.
This clearly shows a break in traffic
which will be further enhanced with
completion of the NB frontage road
extension and the Northwest Boulevard
Bridge. When these projects are opened
to traffic along with the improvements
to Williams Drive and IH-35, the
existing ROW and classification of a
minor arterial will be very capable of
accommodating growth in this area.
2. The effect of the proposed
change on the need for City
services and facilities;
Complies The proposed roadway classification
will not create additional need for City
services and facilities with the current
traffic volumes. Changing the roadway
classification of N Austin Ave from
Major Arterial to Minor Arterial will
impose a minimum right-of-way and
cross-section in line with the projected
volume traffic, which will be
significantly impacted when the IH-35
northbound frontage road from
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 11 of 12
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
Williams Dr, Northwest Boulevard
Bridge, FM 971 re-alignment and the
Williams Drive DDI at IH-35 are all
completed. It should be noted that with
redevelopment and future development
the 40 mph design speed of a minor
arterial will be a better fit for this section
of N. Austin Avenue.
3. The compatibility of the
proposed changes with the
existing uses and development
patterns of nearby property
and with the character of the
neighborhood; and
Complies The existing right-of-way of N Austin
Ave varies between 101 feet and 108 feet
between FM 971 and Lakeway Dr/NE
Inner Loop, with the exception of the
intersections. Due to the established
commercial and industrial development
along this corridor, there are many
existing buildings in close proximity to
the existing right-of-way. Because of
this, as property (re)subdivide, any
additional right-of-way required to be
dedicated under the current Major
Arterial classification will significantly
impact existing improvements. The
proposed Minor Arterial classification
will allow for existing developed
properties to be (re)subdivided without
adversely impacting the property while
ensuring adequate right-of-way is
dedicated to accommodate the
projected trip volume. The minor
arterial classification and ROW
requirement of 110’ can still provide the
same operating characteristics by
slightly altering the ultimate build out
cross-section and by incorporating
improvements in access management as
development occurs.
4. The implications, if any, that
the amendment may have for
other parts of the Plan.
Complies The proposed amendment to a Minor
Arterial will maintain the function and
operating characteristic of a major
arterial street for N Austin Ave, and
thus will be able to carry projected
traffic volumes for the year 2030. This
will lessen the impact that ROW
dedication will have on several existing
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Planning Department Staff Report
CPA-2018-002
N Austin Ave Page 12 of 12
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
developed properties. With some
minor changes to the ultimate road
cross-section, such as 11’ travel lanes
(instead of 12’), 12’ median (instead of
16’) and a slight reduction of the in
green space between the sidewalk and
back of curb from 8.5’ to 8’ in width.
These minor changes to the cross-
section will still allow for the future
expansion of this section of N. Austin
Avenue that will have the capacity to
serve this area of Georgetown as future
growth occurs to the north and
northeast.
Based on the findings listed above, staff finds that the proposed amendment complies with the approval
criteria for a Comprehensive Plan Amendment. Based on the Level of Service for the 203 5 OTP, the
projected trip volume for this segment of N Austin Ave will be less than 24,000 average daily trips ,
which falls within the range of a Minor Arterial classification. In addition, due to the extension of the
IH-35 northbound frontage road from Williams Dr a ¼ mile west of N Austin Ave, there will be limited
growth in trips along this segment of N Austin Ave.
Meetings Schedule
May 7, 2019 – Planning and Zoning Commission
May 28, 2019 – City Council First Reading of the Ordinance
June 11, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, a legal notice advertising the public hearing was placed
in the Sun Newspaper (April 21, 2019). To date, staff has received zero (0) comments in favor or in
opposition to the request.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – OTP Functional Classification System and Cross-Section
Exhibit 5 – TxDOT Austin District 2016 Traffic Counts
Exhibit 6 – Letter of Intent
Page 75 of 147
N Austin Ave OTP Amendment
CPA-2018-002
Planning & Zoning Commission
May 7, 2019
1Page 76 of 147
Item(s) under consideration
•CPA-2018-002
–Comprehensive Plan Amendment to change the
roadway classification of N Austin Ave from Major
Arterial to Minor Arterial between FM 971 and
Lakeway Dr/NE Inner Loop.
Page 77 of 147
Location Map
3Page 78 of 147
Aerial Map
4Page 79 of 147
Future Land Use Map
5Page 80 of 147
Zoning Map
Page 81 of 147
Minor Arterial
•Arterial streets provide traffic movement
through and between different areas within the
city and access to adjacent land uses.Access is
more controllable because driveway spacing
requirements are much greater and,if safety
dictates,overall access can be limited to
specific turning movements.
•Minor arterials connect lower functional
classifications and major arterials and tend to
be shorter in distance.
Page 82 of 147
Minor Arterial Standards
Page 83 of 147
Minor Arterial Standards
Minor Arterial Major Arterial
Average Daily Trip (ADT) Projected Range 12,501-24,000 24,001+
Design Speed (mph) 1 40 45
Right-of-way (min. feet)110 135
Right-of-way at intersections (min. feet) 2 134 159
Travel Lanes (number of)4 6
Travel Lane Width (feet)11 12
Bicycle Lanes (feet) 3 5 5
Street Width total (feet)66 90
Median Width (min. feet)16 16
Parking Prohibited Prohibited
Sidewalks (min. feet)6 6
Sidewalk clear zone (min. feet)6 6
Public Utility Easement (min. feet)15 15
Page 84 of 147
Reasons for the Request
•CPA-2018-002
–ROW along this section of Austin Avenue currently
ranges from 160’near FM 971 and 120’near
Lakeway /SE Inner Loop.
–The portion of Austin Avenue from Stadium Drive to
Old Airport road is currently 100’of ROW.
–Properties located along the west side of Austin
Avenue between Stadium Drive and Old Airport
Road are currently developed and are unplatted.
–Redevelopment could require platting which would
significantly impact these properties with a ROW
dedication required by a Major Arterial.
Page 85 of 147
11
Right of Way 120’
100’
160’
Page 86 of 147
12
Properties in the yellow area
are currently developed and
most are unplatted
It should be noted that the
property to the east is
owned by GISD and is fully
developed and platted so
not additional ROW would
be obtained through
redevelopment.
Page 87 of 147
Reasons for the Request
•CPA-2018-002
–Improvements around this section of Austin Avenue
provide for better circulation and will lessen the
demand:
•Northwest Boulevard Bridge and Extension
•IH-35 &Williams Drive DDI
•Completion of NB Frontage Road along IH-35
–There is a definitive break in traffic at FM 971 and
Austin Avenue.This will be further enhanced with
the Northwest Blvd Extension.
Page 88 of 147
14
Williams Drive
DDI
Northwest
Blvd Extension
NB Frontage
Road
Page 89 of 147
15
A definitive
break in
traffic
Page 90 of 147
Approval Criteria –UDC 3.04.030
Criteria For CPA Amendment Complies Partially
Complies
Does Not
Comply
The need for the proposed
change;X
The effect of the proposed change
on the need for City services and
facilities;
X
The compatibility of the proposed
changes with the existing uses and
development patterns of nearby
property and with the character of
the neighborhood; and
X
The implications, if any, that the
amendment may have for other
parts of the Plan.
X
Page 91 of 147
Public Notifications
•Legal notice advertising the public hearing was
placed in the Sun Newspaper (April 21,2019).
•To date,staff has received zero (0)comments in
favor or in opposition to the request.
17Page 92 of 147
Summary:
•Public hearing and possible action on a
Comprehensive Plan Amendment to amend the
2030 Comprehensive Plan to modify the
roadway classification of N Austin Ave between
FM 971 and Lakeway Dr.from Major Arterial to
Minor Arterial on the Overall Transportation
Plan
Page 93 of 147
City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request for a C omprehensive P lan Amendment to change the
F uture Land Us e designation from Low Dens ity R esidential to Moderate Dens ity R esidential on an
approximately 112.85-ac re tract in the William Addis on S urvey, Abstract No. 21, generally loc ated at 4301
S outhwes tern Blvd, to be known as P atters on R anc h (2019-2-C PA) -- C hels ea Irby, S enior P lanner
IT E M S UMMARY:
Overview of the Applicant's Request:
T he applic ant is requesting to amend the F uture Land Us e Map from Low Density R es idential (LDR ) to
Moderate Dens ity R esidential (MDR ) for approximately 112.85 ac res loc ated near the northeas t corner of
S outhwes tern Blvd. and C R 110.
S taff's Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request meets the criteria establis hed in UDC
S ection 3.04.030 for a C omprehensive P lan Amendment, as outlined in the attac hed s taff report.
Public Comments:
As required by the Unified Development C ode (UDC ), a legal notice advertis ing the public hearing was
placed in the S un Newspaper (Marc h 31 and April 21, 2019). To date, s taff has received zero (0) written
comments regarding the applic ation.
F IN AN C IAL IMPAC T:
None. T he applicant has paid all required fees .
S UB MIT T E D B Y:
C helsea Irby, S enior P lanner
AT TAC H ME N T S:
Description Type
2019-2-CPA - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Letter of Intent Backup Material
Pres entation Pres entation
Page 94 of 147
Planning and Zoning Commission
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 1 of 7
Report Date: May 3, 2019
Case No: 2019-2-CPA
Case Manager: Chelsea Irby, Senior Planner
Item Details
Project Name: Patterson Ranch
Project Address: 4301 Southwestern Blvd, near the corner of Southwestern Blvd and CR 110
Total Acreage: 112.85
Legal Description: 112.85 acres in the William Addison Survey, Abstract No. 21
Applicant: Matkin Hoover Engineering c/o Matt Synatschk
Property Owner: Glenn Patterson
Request: Comprehensive Plan Amendment to change the Future Land Use designation from
Low Density Residential to Moderate Density Residential
Case History: This is the first public hearing for this case.
Location Map
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Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 2 of 7
Overview of Applicant’s Request
As stated in the applicant’s Letter of Intent (Exhibit 3), the applicant has initiated a request to change the
Future Land Use category of approximately 112.85 acres from the Low Density Residential (LDR) category
to the Moderate Density Residential (MDR) category. The applicant is requesting the Comprehensive Plan
Amendment to support the Annexation with Zoning application (2019-3-ANX). The applicant’s intent is to
develop a residential subdivision with supporting commercial uses. The applicant’s request for
Residential Single-Family (RS) and General Commercial (C-3) zoning upon annexation is not consistent
with the Low Density Residential (LDR) Future Land Use category because the LDR category is intended
for densities under three swelling units per acre. Therefore, the applicant is submitting this
Comprehensive Plan Amendment (CPA) to change the Future Land Use Map to a category consistent
with the proposed use of the subject property.
The CPA application will precede the associated Annexation with Zoning application to allow the
Commission and Council to fully evaluate and determine the appropriateness of the Future Land Use
category on this site. If the Commission and Council deny this CPA request, the subsequent Annexation
with Zoning request would also not be consistent with the current Future Land Use category.
Site Information
Location:
The property is located in the City’s ETJ, south of Sam Houston Ave and west of SH-130. More
specifically, the property is located near the intersection of Southwestern Blvd and CR 110.
Physical and Natural Features:
The property is currently undeveloped with a single-family structure. It has little tree cover and has a
water feature (small pond and creek) that runs through the middle of the property.
Surrounding Properties:
The surrounding area was generally undeveloped farmland, but has recently started to development into
residential subdivisions. Two large subdivisions nearby are Fairhaven (fka Kasper) to the west and
Saddlecreek to the north. Below is a summary of the zoning, Future Land Use, and existing use of the
adjacent properties.
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North N/A - ETJ
Low Density Residential
(LDR)
Undeveloped, single-family
homes South N/A - ETJ
East N/A - ETJ
West
PUD with a base district
of Residential Single-
Family (RS), and Public
Facilities (PF)
Fairhaven (fka Kasper)
residential development and
Georgetown ISD school site
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Planning Department Staff Report
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Patterson Ranch Page 3 of 7
Aerial Map
Property History
This is the first development application for this property. Until this time, it has been family land
belonging to the Patterson Family.
Transportation
The subject property is situated at the northeast corner of Southwestern Blvd (a Minor Arterial roadway)
and CR 110 (a Major Arterial roadway). At the time of platting, ROW dedication on Southwestern Blvd
and CR 110 would be required. Platting would also require additional roadway to be constructed to
support the residential development.
Minor Arterials
Arterial streets provide traffic movement through and between different areas within the city and access
to adjacent land uses. Access is more controllable because driveway spacing requirements are much
greater and, if safety dictates, overall access can be limited to specific turning movements. Minor Arterials
connect lower functional classifications and major arterials and tend to be shorter in distance.
Major Arterials
Arterial streets provide traffic movement through and between different areas within the city and access
to adjacent land uses. Access is more controllable because driveway spacing requirements are much
greater and, if safety dictates, overall access can be limited to specific turning movements. Major Arterials
connect major traffic generators and land use concentrations and serve much larger traffic volumes over
Fairhaven (fka Kasper)
Planned Unit Development
with RS base zoning
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Planning Department Staff Report
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Patterson Ranch Page 4 of 7
greater distances.
Utilities
The subject property is located within the Jonah SUD service area for water, and Oncor service area for
electric. The City of Georgetown will be the wastewater provider upon approval of the Annexation (2019-
3-ANX). It is anticipated that there is adequate capacity to serve the subject property at this time. A Utility
Evaluation will be required at time of Subdivision Plat and Site Development Plan to determine capacity
and any necessary utility improvements.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for the property is Low Density Residential. A portion of the property
is also located with the Community Commercial node at the intersection of CR 110 and Southwestern
Blvd. This request does not include changing the Community Commercial designation and the node will
remain in place.
The Low Density Residential category includes the city’s predominantly single-family neighborhoods that
can be accommodated at a density between 1.1 and 3 dwelling units per gross acre. Conservation
subdivisions are also encouraged in this land use district. Modifications to development standards
applicable to this category could address minimum open space requirements, public facility impacts, and
greater roadway connectivity. This category may also support complementary non-residential uses along
arterial roadways such as neighborhood-serving retail, office, institutional, and civic uses, although such
uses may not be depicted on the Future Land Use Map. Standards should be established to maximize
compatibility of these uses with adjacent land uses, minimize traffic congestion and overloading of public
infrastructure, and also ensure a high standard of site, landscape, and architectural design.
Growth Tier:
The subject property is located in Growth Tier 2. Tier 2 lies outside the city limits, but within the City’s
Extraterritorial Jurisdiction (ETJ). When the Comprehensive Plan was written in 2008, it was anticipated
this area likely will be needed to serve the city’s growth needs over the next 10-20 years. Until annexation
occurs, City land use and development controls are limited to subdivision review and signage, and in
some cases building permits where City utilities are connected to new construction. However, the City
may consider requests for annexation, extension of City services, and rezonings in this area. The City
should first examine such requests based on objective criteria, such as contiguity (Policy 3A.2) and then
require applicants to conduct a comprehensive impact assessment demonstrating that impacts can be
adequately mitigated.
Proposed Future Land Use Category
The applicant is seeking to change the Future Land Use category from Low Density Residential (LDR) to
Moderate Density Residential (MDR).
As defined in the 2030 Comprehensive Plan, This land use category comprises single family
neighborhoods that can be accommodated at a density ranging between 3.1 and 6 dwelling units per gross
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Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 5 of 7
acre, with housing types including small-lot detached and attached single-family dwellings (such as
townhomes).
As in the preceding category, the Moderate-Density Residential category may also support
complementary non-residential uses along arterial roadways such as neighborhood-serving retail, office,
institutional, and civic uses, although such uses may not be depicted on the Future Land Use Map.
Standards should be established to maximize compatibility of these uses with adjacent land uses,
minimize traffic congestion and overloading of public infrastructure, and also ensure a high standard of
site, landscape, and architectural design.
Inter Departmental, Governmental, and Agency Comments
The proposed amendment was reviewed by the applicable City departments. No comments were issued
regarding the amendment request.
Staff Analysis
The Future Land Use Plan is a component/element of the 2030 Plan. It is a holistic view of Georgetown
and provides guidance for land uses in a more broad based approach (as opposed to zoning). The Future
Land Use Map provides guidance for zoning decisions. It does not necessarily reflect the present use of
land or existing zoning district designations. Rather, the Future Land Use Map depicts the array and
distribution of land uses as they are expected to exist in 2030.
The UDC identifies that amendments to the 2030 Plan may be considered when the request maintains
sound, stable, and desirable development that is consistent with the goals and policies of the 2030 Plan.
Below is a summary of land use goals stated within the 2030 Plan used to evaluate this request:
• Promote sound, sustainable, and compact development patterns with balanced land uses, a
variety of housing choices, and well integrated transportation, public facilities, and open space
amenities.
• Attract desired forms of balanced development, creating quality urban, suburban, and rural places
that offer a choice of setting and lifestyle.
• Encourage residential developments that are well-connected to the larger community, planned
and designed to complement the heritage and natural character of the City, and offer a variety of
housing types and price ranges.
• Encourage sound, compact, and quality growth, including pedestrian-friendly development
patterns that incorporate mixed-uses, a variety of densities, and resource conservation while
accommodating public transportation, alternative fuel vehicles, biking, and walking as convenient
substitutes for automobile use.
• Encourage the staged, orderly expansion of contiguous development to coincide with the
expansion of roads and infrastructure.
Additionally, the UDC establishes approval criteria in analyzing the long term effects of a Comprehensive
Plan Amendment. Staff has reviewed the proposed request and has found that it complies with the
criteria established in UDC Section 3.04.030 for a Comprehensive Plan Amendment, as outlined below:
Page 99 of 147
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 6 of 7
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is
complete and the
information contained
within the application is
sufficient and correct
enough to allow adequate
review and final action;
Complies
An application must provide the
necessary information to review and
make a knowledgeable decision in order
for staff to schedule an application for
consideration by the Planning and
Zoning Commission and City Council.
This application was reviewed by staff
and deemed to be complete.
2. The Amendment
promotes the health,
safety or general welfare
of the City and the safe
orderly, and healthful
development of the City.
Complies
The proposed amendment to the Future
Land Use map promotes orderly
development because it is consistent with
the development trends of the
surrounding area and supports the
Community Commercial node planned
at Southwestern Blvd. and CR 110.
In addition to the approval criteria above, Section 3.04.030.B of the UDC contains the following guidelines
when considering an amendment.
APPROVAL CRITERIA STAFF COMMENTS
1. The need for the proposed
change;
The applicant states there is a need for the proposed
amendment to support the Annexation and Zoning that are
being requested to accommodate the intended development
on the subject property (2019-3-ANX). The zoning category
of Residential Single-Family is most appropriate in the
Moderate Density Residential (MDR) Future Land Use
category due to the allowed density of the zoning.
Staff has identified this area as one that will need to be
reviewed during the City-initiated Comprehensive Plan
Update process due to the development that has occurred
since the designation of Low Density Residential.
2. The effect of the proposed
change on the need for City
services and facilities;
The proposed amendment would change the required
demand for additional service and facilities. The zoning
districts that are suitable in suitable in the Moderate Density
Residential areas, like Residential Single-Family (RS) have a
minimum lot size of 5,500 square feet. This would also be a
greater density that what would be anticipated for the Low
Density Residential areas. This level of density is consistent
with the surrounding areas and suitable infrastructure has
been extended to serve those adjacent developments.
3. The compatibility of the
proposed changes with the
existing uses and development
This designation change would still be compatible with the
nearby properties and character of the area. The two major
residential developments that are to the north and west
Page 100 of 147
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 7 of 7
APPROVAL CRITERIA STAFF COMMENTS
patterns of nearby property and
with the character of the
neighborhood; and
have a Planned Unit Development (PUD) with a base
zoning district of Residential Single-Family (RS) and have
developed at a density that is compatible with the
Moderate Density Residential (MDR) Future Land Use
category, which is 3 to 6 dwelling units/acre, as well as the
proposed density of the development on the subject tract.
Additionally, the increase in density support the
Community Commercial node that is designated at
Southwestern Blvd. and CR 110.
4.The implications, if any, that the
amendment may have for other
parts of the Plan.
The proposed amendment would facilitate the type of
development that is trending on the east side of IH-35. The
subject property is approximately 3.5 miles east of IH-35.
There are many different development types on the east
side of IH-35 including, Teravista, Gatlin Crossing,
Fairhaven (fka Kasper), and Saddlecreek. Each of these
subdivisions are developing at a density that is consistent
with the Moderate Density Residential designation, which
is appropriate given the proximity to a two existing
freeways (IH-35 and SH-130).
In summary, staff finds the proposed change from Low Density Residential (LDR) to Moderate Density
Residential (MDR) is appropriate because is compatible with the development trends of the area.
Public Comments
As required by the Unified Development Code (UDC), a legal notice advertising the public hearing was
placed in the Sun Newspaper (March 31, 2019). To date, staff has received zero (0) written comments
regarding the application.
Meetings Schedule
May 7, 2019 – Planning and Zoning Commission Public Hearing and Recommendation
May 14, 2019 – City Council Public Hearing and First Reading of the Ordinance
May 28, 2019 – City Council Second Reading of the Ordinance
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Letter of Intent
Page 101 of 147
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2019-2-CPAExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
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Page 102 of 147
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Future Land Use / Overall Transportation Plan
Exhibit #2
2019-2-CPA
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 ¼½Mi
Page 103 of 147
CIVIL ENGINEERS • SURVEYORS • LAND PLANNERS • CONSTRUCTION MANAGERS • CONSULTANTS MATKIN HOOVER ENGINEERING & SURVEYING – 8 SPENCER ROAD, SUITE 100 - BOERNE, TEXAS 78006 – OFFICE (830) 249-0600 – FAX (830) 249-0099 - TBPE Firm #4512 – www.matkinhoover.com
February 20, 2019
Ms. Sofia Nelson, CNU-A
Planning Director
City of Georgetown TX
Dear Ms. Nelson,
Matkin Hoover is submitting this application for an amendment to the City of Georgetown’s 2030
Comprehensive Plan on behalf of the property owner and developer for an area of land located in the
southeast corner of the City’s ETJ. This application is filed concurrently with a request for annexation
and zoning.
The Future Land Use Plan designates this area as an area of Low Density Residential (LDR) use. Our
request is to amend the map to reflect a development category of Moderate Density Residential (MDR).
The current Future Land Use Plan, a component of the 2030 Comprehensive plan was adopted in 2008,
when this area was primarily rural and mostly located in the City of Georgetown Extra Territorial
Jurisdiction. Several limiting factors contributed to the designation, including limited transportation
facilities and limited access to public sewer infrastructure.
The City of Georgetown adopted the Overall Transportation Plan in 2008 as part of the 2030
Comprehensive Plan. In 2015, the OTP went through a revision to better address the growth patterns of
the City and the ETJ. Some of the changes included changing the identification of key roadways
throughout the community, and potential future alignments. In addition, Williamson County adopted its
Long Range Thoroughfare Plan in 2009, with amendments adopted in 2013. The changes to road
classifications in this area lend themselves to a higher density of residential and commercial
development. Furthermore, the current expansion of FM 1460 and future expansions of other key
roadways in the area provide a larger transportation network, suited for higher capacity, ideal for
moderate density residential development.
Continued growth in the region has driven expansion of the City’s wastewater infrastructure, providing
service for residential and commercial developments. The infrastructure also supports civic facilities,
including the proposed school at the northeast corner of the primary intersection.
The proposed comprehensive plan amendment promotes the health, safety and general welfare for the
City by providing an orderly development in a region of the City that is growing rapidly. The area is
composed mostly of smaller lot residential subdivisions, including the new Kasper property to the west
and Saddlecreek to the north. A new elementary school is proposed at the intersection, which will be
supported by higher density developments in the area. The expanding transportation network and
growing commercial services in the area support a larger population in the region.
The proposed change is necessary to support the growth patterns seen in the region and limits the
impact on City services. New sewer facilities are being constructed in the area to serve the new
residential developments, reducing the impact of the higher density development on the overall system.
Page 104 of 147
‘MH
In addition, the water service for the general subject area is provided by the Jonah Water Special Utility
District, which limits the impact on the Georgetown Utility Systems service network.
Our analysis of the 2030 Comprehensive Plan, the Unified Development Code and development changes
within the defined area warrants a designation change from the existing Low Density Residential
category to the Moderate Density Residential category. We appreciate the opportunity to present this
project.
Sincerely,
Matt Synatschk
Matkin Hoover Engineering and Survey
Page 105 of 147
Patterson Ranch
2019-2-CPA
Planning & Zoning Commission
May 7, 2019
Page 106 of 147
2019-2-CPA
To amend 112.85 acres of the Future Land Use Map
from Low Density Residential to Moderate Density
Residential, located near the intersection of
Southwestern Blvd. and CR 1110
Items Under Consideration
Page 107 of 147
Fairhaven (fka Kasper)
Saddlecreek
Teravista
GISD ES #11
Gatlin Crossing
Pinnacle Park
La Conterra
Page 108 of 147
Aerial
Fairhaven (fka Kasper)
Saddlecreek
Teravista
GISD ES #11
Gatlin Crossing
Pinnacle Park
La Conterra
Page 109 of 147
Zoning
Public Facilities (PF)
PUD with RS Base
Zoning
Agriculture (AG)
Page 110 of 147
Future Land Use
Low Density
Residential (LDR)
Community
Commercial Node
Mixed Use
Neighborhood
Center
Employment Center
Page 111 of 147
•Typically single-family neighborhoods that can be accommodated at a
density of 3.1 and 6 dwelling units per gross acre
•Can include small-lot detached and attached single-family dwellings
(townhomes)
•May support complementary non-residential uses along arterial roadways
such as neighborhood-serving retail, office, institutional, and civic uses
•Standards should be established to maximize compatibility of these uses
with adjacent land uses, minimize traffic congestion and overloading of
public infrastructure, and also ensure a high standard of site, landscape, and
architectural design.
Moderate Density Residential
Page 112 of 147
UDC Section 3.04.030. The City Council shall consider the following approval
criteria for Comprehensive Plan changes:
Criteria For Comprehensive Plan Amendment Complies Does Not
Comply
Partially
Complies
The application is complete and the information contained
within the application is sufficient and correct enough to
allow adequate review and final action;
X
The amendment promotes the health, safety or general
welfare of the City and the safe orderly, and healthful
development of the City;
X
Page 113 of 147
UDC Section 3.04.030.B The City Council shall consider the following guidelines
for Comprehensive Plan changes:
Criteria For Comprehensive Plan Amendment
The effect of the proposed change on the need for City services and facilities;
The compatibility of the proposed change with the existing uses and development patterns of nearby
property and with the character of the neighborhood;
The implications, if any, that the amendment may have for other parts of the plan;and
The need for the proposed change;
Page 114 of 147
Page 115 of 147
•A legal notice advertising the public hearing was placed in
the Sun Newspaper on March 31, 2019.
•To date, staff has received zero (0) written comments in
regarding the application.
Public Notice
Page 116 of 147
Public Hearing and possible action on a request for a
Comprehensive Plan Amendment to change the Future Land Use
designation from Low Density Residential to Moderate Density
Residential on an approximately 112.85-acre tract in the Williams
Addition Survey, Abstract No. 21, generally located at 4301
Southwestern Blvd, to be known as Patterson Ranch
Per UDC Section 3.06.020 E, the Planning and Zoning Commission
shall hold a Public Hearing… and make a recommendation to the
City Council
Summary
Page 117 of 147
City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request to rezone an approximately 1.371-acre trac t of land out of
Lot 2, Block A, West G eorgetown Village 1 generally located at 4525 Williams Drive, from the Local
C ommercial (C -1) to G eneral C ommerc ial (C -3) zoning district (2019-4-R EZ) -- Mic hael P atroski, P lanner
IT E M S UMMARY:
Overview of Applicant’s Request:
T he applicant is requesting to rezone the Local C ommercial (C-1) zoned property to G eneral Commercial (C -
3) to develop the proposed with community supported commercial uses.
S taff’s Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request meets the criteria establis hed in UDC
S ection 3.06.030 for a Zoning Map Amendment (R ezoning), as outlined in the attac hed S taff R eport.
Public Comments:
As required by the Unified Development C ode, all property owners within a 200-foot radius of the s ubjec t
property were notified of the Zoning Map Amendment reques t (9 notices), a legal notice advertis ing the
public hearing was plac ed in the S un News paper April 17, 2019 and s igns were posted on-s ite. To date,
s taff has received 0 written comments regarding the reques t.
F IN AN C IAL IMPAC T:
N one. T he applicant has paid the required application fees.
S UB MIT T E D B Y:
Mic hael P atroski
AT TAC H ME N T S:
Description Type
2019-4-REZ Staff Report Cover Memo
Exhibit 1-Location Map Exhibit
Exhibit 2-Future Land Use Map Exhibit
Exhibit 3- Zoning Map Exhibit
Exhibit 4-Design and development s tandards of the C-3 Zoning
District Exhibit
Exhibit 5- Letter of Intent Exhibit
Pres entation Pres entation
Page 118 of 147
Planning and Zoning Commission
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 1 of 9
Report Date: May 3, 2019
Case No: 2019-4-REZ
Project Planner: Michael Patroski, Planner
Item Details
Project Name: Discount Tire
Project Location: 4525 Williams Drive, within City Council district No. 5.
Total Acreage: 1.371 acres
Legal Description: Lot 2, Block A, West Georgetown Village 1.
Applicant: Terra Associates, Inc, c/o William O. Schock
Property Owner: LG Williams DR Georgetown, c/o William Tolliver.
Request: The applicant is requesting to rezone the subject property from Local
Commercial (C-1) to General Commercial (C-3).
Case History: This is the first public hearing of this request.
Page 119 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 2 of 9
Overview of Applicant’s Request
The applicant is requesting to rezone the Local Commercial (C-1) zoned property to General
Commercial (C-3) to develop the proposed with community supported commercial uses (see Exhibit 5,
Letter of Intent).
Site Information
Location:
The subject property is located at 4525 Williams Drive. This property is located southeast of the
Williams Drive and Wildwood Drive intersection, and approximately 860 feet north of the Williams Dr
and DB wood Rd/Shell Rd intersection.
Physical and Natural Features:
The subject property currently vacant with moderate density tree coverage throughout the majority of
the site.
Future Land Use and Zoning Designations:
The subject property has a Mixed Use Neighborhood Center Future Land Use designation. It is
currently zoned Local Commercial (C-1) and Scenic-Natural Gateway Overlay. It is also situated within
the 2017 Williams Drive Study Area (Corridor Area).
Surrounding Properties:
The subject property is located within a portion of Williams Drive that has been primarily developed
with larger commercial uses. Adjacent uses include South Star Bank to the west, a storage facility to
the north, and a vacant lot zoned Local Commercial C-1 to the east that is planned to be developed as
a dental office. The Commercial node at DB Wood and Williams Drive has also developed the
commerical uses of HEB, Starbucks, UPS and CVS, along with multiple banks and medical facilities.
This displays that the current uses and future development of the area surrounding the subject property
are developing in a pattern that promotes a commercial destination and not just local neighborhood
conveniences.
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North General
Commercial (C-3)
Moderate Density
Residential (MDR) Life Storage
South
Williams Drive-
Local Commercial
(C-1)
Mixed Use Neighborhood
Center (MUNC) Urgent Care
East
Driveway-
Local Commercial
(C-1)
Mixed Use Neighborhood
Center (MUNC) Vacant
West Local Commercial
(C-1)
Mixed Use Neighborhood
Center (MUNC)
South Star Bank
Georgetown
Page 120 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 3 of 9
Comprehensive Plan Guidance
Future Land Use Map: Mixed-Use Neighborhood Center
This designation applies to smaller areas of mixed commercial use within existing and new
neighborhoods. These areas are primarily proposed adjacent to, or as part of, larger residential
neighborhoods. Neighborhood-serving mixed-use areas abut roadway corridors or are located at key
intersections. They often function as gateways into the neighborhoods they serve.
These compact and often “walk-to” centers provide limited retail goods and services to a local customer
base, while having minimal impact on the surrounding residential uses. They accommodate (but do
not require) mixed-use buildings with neighborhood-serving retail, service, and other uses on the
ground floor, and offices or residential units above. They may also include stand-alone high-density
residential development.
Uses in these areas might include a corner store, small grocery, coffee shops, hair salons, dry cleaners
and other personal services, as well as small professional offices and upper story apartments. They may
also include noncommercial uses such as churches, schools, or small parks. In new neighborhoods, in
particular, the exact size, location, and design of these areas should be subject to a more specific
approval process, to ensure an appropriate fit with the surrounding residential pattern.
Life Storage
South Star Bank
Georgetown
Bank of
America
Urgent Care
Vitalogy Skincare
Vacant C-1
HEB
Page 121 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 4 of 9
Growth Tier:
The subject property is located within Growth Tier 1A. Tier 1A is that portion of the city where
infrastructure systems are in place, or can be economically provided, and where the bulk of the city’s
growth should be guided over the near term. Within Tier 1A, the city is called on to conduct
assessments of public facility conditions and capacities, and to prioritize short and long term capital
investments so as to ensure that infrastructure capacity is sufficient to serve development intensities as
indicated on the Future Land Use Map and in the zoning districts.
Other Master Plans: Williams Drive Study- Corridor Plan
The Williams Drive Study Corridor Plan displays development of a context-sensitive plan for Williams
Drive, which addresses access management strategies, multi-model transportation elements safety, and
operational improvement.
Page 122 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 5 of 9
Site
Page 123 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 6 of 9
The street cross section recommendation for the portion of the corridor between Cedar Lake Blvd and
Serenada Dr is below:
Utilities
The subject property is located within the City’s service area for water and wastewater; and the
Pedernales Electric Cooperative (PEC) service area for electric. It is anticipated that there is water and
wastewater capacity to serve the subject property at this time. A Utility Evaluation may be required at
time of Site Development Plan to determine capacity and any necessary utility improvements
Transportation
The subject property has road frontage along Williams Drive, one block east from the Wildwood Drive
intersection. Williams Drive is identified as an existing Major Arterial in the Overall Thoroughfare Plan.
Major arterials connect major traffic generators and land use connections, and serve much larger traffic
volumes over greater distances. Wildwood Drive is identified as an Existing Collector.
The subject property is included in the West Georgetown Village 1 Subdivision, which has provided a
variety of private roadways throughout the subdivision aimed at providing easier connectivity and
Page 124 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 7 of 9
shared access without the need of exiting onto Williams Drive. It is anticipated that the subject property
will have site access from the private street directly adjacent to the east.
Proposed Zoning District
The General Commercial District (C-3) is intended to provide a location for general commercial and
retail activities that serve the entire community and its visitors. Uses may be large in scale and generate
substantial traffic, making the C-3 District only appropriate along freeways and major arterials.
Some of the permitted uses allowed by right in this district include; Automotive Parts Sales,
Banking/Financial Services, Consumer Repair, Emergency Services Station, Farmer’s Market, Fitness
Center, Funeral Home, General Retail, General Office, Group Home (7+ residents), Home Health Care
Services, Hospital, Hotel/Inn, Medical Diagnostic Center, Medical Office/clinic/complex,
Nursing/convalescent/hospice, Parking Lot, Personal Services, Restaurant, Urgent Care Facility, and
Veterinary Clinic. Other uses such as activity center, bar/tavern/pub, college/university, fuel sales, and
event facility among others are permitted subject to specific design limitations. Certain land uses,
including automotive sales, rental or leasing facilities, require a Special Use Permit (SUP). Exhibit 4
contains a comprehensive list of C-3 district permitted uses and development standards.
Intergovernmental and Interdepartmental Review
The proposed rezoning request was reviewed by all applicable City Departments to determine the
appropriateness of the requested zoning on the subject property. No comments were issued regarding
the zoning request.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is complete
and the information contained
within the application is
sufficient and correct enough
to allow adequate review and
final action.
Complies An application must provide the
necessary information to review and
make a knowledgeable decision in
order for staff to schedule an
application for consideration by the
Planning and Zoning Commission and
City Council. This application was
reviewed by staff and deemed to be
complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Complies The City’s 2030 Comprehensive Plan
encourages the development of a mix
of complimentary uses, including
limited retail, personal service, office,
civic, and residential uses. The subject
property is located approximately 800
feet from the Williams Drive and Shell
Page 125 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 8 of 9
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
Road Intersection, a Community
Commercial node. In addition, the
subject property’s Mixed Use
Neighborhood Center future land use
designation supports commercial uses
that serve the surrounding
neighborhoods and larger community.
The proposed zoning would be
consistent with the intent of the
Comprehensive Plan in centralizing
larger commercial development within
and near major nodes, as well as major
thoroughfares.
3. The zoning change promotes
the health, safety or general
welfare of the City and the
safe orderly, and healthful
development of the City.
Complies The requested General Commercial (C-
3) zoning district would not adversely
affect the health, safety, or welfare of
residents. The immediate area and
adjacent properties all have similar
uses and the subdivision the subject
property is located within has already
developed multiple roadways for easy-
shared access.
4. The zoning change is
compatible with the present
zoning and conforming uses of
nearby property and with the
character of the neighborhood.
Complies The General Commercial (C-3) district
is compatible with the surrounding
uses and character of the area. The
development near the Community
Commercial node of Williams and
Shell Road, as well as the existing retail
and services uses, is compatible with
the uses permitted within the General
Commercial (C-3) zoning district. The
subdivision West Georgetown Village 1
has developed in the direction of
promoting higher density commercial
development and connectivity
throughout the area. The subdivision
was platted with larger lots and an
integrated private street network that
extends to the commercial node at the
major intersection. The commercial
node includes uses such as banks, a
grocery store, CVS, restaurants, storage
facilities, and medical offices/facilities.
If the subject property were to be
Page 126 of 147
Planning Department Staff Report
2019-4-REZ
Discount Tire Page 9 of 9
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
rezoned C-3, it would allow uses
compatible with the surrounding area.
5. The property to be rezoned is
suitable for uses permitted by
the District that would be
applied by the proposed
amendment.
Complies The applicant is proposing to rezone to
General Commercial (C-3). The
property is currently vacant. The
subject property is 1.37 acres with
approximately 205 feet of street
frontage along Williams Drive. Should
the rezoning request be approved, C-3
develop at this location would be
suitable and obtainable.
Based on the findings listed above, staff finds that the requested General Commercial (C-3) zoning
district complies with the approval criteria for a Zoning Map Amendment. If approved, the subject
property would adequately match the City’s 2030 Comprehensive Plan’s Future Land Use designation
and help in the implementation of the 2017 Williams Drive Study. In addition, the proposed zoning
district would allow the property to develop with similar uses in the immediate vicinity.
Meetings Schedule
May 7, 2019 – Planning and Zoning Commission
May 28, 2019 – City Council First Reading of the Ordinance
June 11, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners within a 200-foot radius of the
subject property were notified of the Zoning Map Amendment request (9 notices), a legal notice
advertising the public hearing was placed in the Sun Newspaper April 17, 2019 and signs were posted
on-site. To date, staff has received 0 written comments regarding the request.
Attachments
2019-4-REZ- P&Z Staff Report
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Design and development standards of the C-3 Zoning District
Exhibit 5 – Le tter of Intent
Presentation
Page 127 of 147
WILLIAMS DR
SHELL RD
SHELL RD
WILLIAMS DR
D B WOOD RD
WILLIA
M
S D
R
2019-4-REZExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.25 0.5Mi
Page 128 of 147
WILLIAMS DR
W IL D W O O D D R SHELL RD
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D B WOOD RD
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S
P
A
R
A
D
A
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LE A N N E D R
B O T T L E B R U S H D R
D B WOOD RD
Coordinate System: Texas State Plane/C entr al Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Exhibit #2
2019-4-REZ
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 250 500125FeetPage 129 of 147
W
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LIA
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WIL D W O O D D R SHELL RD
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C
K
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W S E Q U O I A S P U R
C E D A R L A K E B L V D
C
L
U
B
H
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S
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D
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INDIAN
HAWTHORNEDR
M
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X
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C
A
N
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V
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D
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VERDEVISTA
D B WOOD RD
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LE A N N E D R
B O T T L E B R U S H D R
T R AILIN G L A N T A N A D R
D B WOOD RD
Zon in g Information2019-4-REZExhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
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0 250 500125FeetPage 130 of 147
Maximum Building Height = 60 feet Side Setback = 10 feet Bufferyard = 15 feet with plantings
Front Setback = 25 feet Side Setback to Residential = 15 feet adjacent to AG, RE, RL, RS, TF, MH,
(0 feet for build-to/downtown)Rear Setback = 10 feet MF-1, or MF-2 districts
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales Activity Center (youth/senior)Auto. Parts Sales (outdoor)
Artisan Studio/Gallery Athletic Facility, Indoor or Outdoor Auto. Repair & Service, General
Assisted Living Bar/Tavern/Pub Auto. Sales, Rental, Leasing
Automotive Parts Sales (indoor)Business/Trade School Bus Barn
Auto. Repair and Service, Limited Church (with columbarium)Cemetary, Columbaria, Mausoleum, or
Memorial Park
Banking/Financial Services College/University Correctional Facility
Blood/Plasma Center Commercial Recreation Firing Range, Indoor
Car Wash Community Center Flea Market
Consumer Repair Dance Hall/Night Club Hospital, Psychiatric
Dry Cleaning Service Data Center Lumber Yard
Emergency Services Station Day Care (group/commercial)Major Event Entertainment
Event Catering/Equipment Rental Driving Range Manufactured Housing Sales
Farmer's Market Event Facility Meat Market
Fitness Center Fuel Sales Multifamily Attached
Food Catering Services Heliport Recreational Vehicle Sales, Rental,
Funeral Home Kennel Self-Storage (indoor or outdoor)
General Retail Live Music/Entertainment Substance Abuse Treatment Facility
General Office Micro Brewery/Winery Transient Service Facility
Government/Postal Office Neighborhood Amenity Center Wireless Transmission Facility (41'+)
Home Health Care Services Park (neighborhood/regional)
Hospital Pest Control/Janitorial Services
Hotel/Inn/Motel (incl. extended stay)School (Elementary, Middle, High)
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 (inc. Restricted)
Printing/Mailing/Copying Services
Private Transport Dispatch Facility
Restaurant (general/drive-through)
Small Engine Repair
Social Service Facility
Surgery/Post Surgery Recovery
Theater (movie/live)
Transit Passenger Terminal
Urgent Care Facility
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)
General Commercial (C-3) District
District Development Standards
Specific Uses Allowed within the District
Page 131 of 147
Page 132 of 147
Page 133 of 147
Discount Tire
2019-4-REZ
Planning & Zoning Commission
May 7, 2019
Page 134 of 147
Item(s) under consideration
•2019-4-REZ
–Public Hearing and possible action on a request to
rezone an approximately 1.371-acre tract of land out
of Lot 2, Block A, West Georgetown Village 1
generally located at 4525 Williams Drive, from the
Local Commercial (C-1) to General Commercial (C-3)
zoning district
Page 135 of 147
Location Map
Page 136 of 147
Aerial Map
South Star Bank
Georgetown
Life Storage
Bank of
America
Urgent Care
Vitalogy Skincare
Vacant C-1
HEB
Page 137 of 147
Future Land Use Map
Mixed Use
Neighborhood Center
Community
Commercial
Moderate Density
Residential
Page 138 of 147
Zoning Map
Local Commercial (C-1)
General Commercial
(C-3)
Page 139 of 147
General Commercial C-3
•The General Commercial District (C-3) is
intended to provide a location for general
commercial and retail activities that serve the
entire community and its visitors. Uses may be
large in scale and generate substantial traffic,
making the C-3 District only appropriate along
freeways and major arterials.
Page 140 of 147
Page 141 of 147
Approval Criteria –UDC 3.06.030
Criteria For Rezoning Complies Partially
Complies
Does Not
Comply
The application is complete and
the information contained within
the application is sufficient and
correct enough to allow adequate
review and final action;
X
The zoning change is consistent
with the Comprehensive Plan;X
The zoning change promotes the
health, safety or general welfare of
the City and the safe orderly, and
healthful development of the City;
X
Page 142 of 147
Approval Criteria –UDC 3.06.030
Criteria For Rezoning Complies Partially
Complies
Does Not
Comply
The zoning change is compatible
with the present zoning and
conforming uses of nearby
property and with the character of
the neighborhood; and
X
The property to be rezoned is
suitable for uses permitted by the
district that would be applied by
the proposed amendment.
X
Page 143 of 147
Public Notifications
Page 144 of 147
Public Notifications
•9 property owners, who are within 200’ of the
subject property to be rezoned, were notified
about the public hearing;
•Notice of the public hearing was published in
the Sun News on April 17, 2019; and
•Signs were posted on the property in
accordance with the UDC.
•To date, staff has received zero (0) written
comments in opposition of the request.
Page 145 of 147
Summary:
•Public Hearing and possible action on a request to
rezone an approximately 1.371-acre tract of land out of
Lot 2, Block A, West Georgetown Village 1 generally
located at 4525 Williams Drive, from the Local
Commercial (C-1) to General Commercial (C-3) zoning
district
•Per UDC Section 3.06.020 E, the Planning and Zoning
Commission shall hold a Public Hearing… and make a
recommendation to the City Council
Page 146 of 147
City of Georgetown, Texas
Planning and Zoning
May 7, 2019
S UB J E C T:
Discussio n Items:
Updates and Announc ements (S ofia Nels on)
U pdate from other Board and C ommission meetings.
G TAB - https ://government.georgetown.org/georgetown-transportation-advisory-board-gtab/
U D C AC - https ://government.georgetown.org/unified-development-c ode-advisory-board-2/
Q ues tions or comments from Alternate Members about the actions and matters c onsidered on this
agenda.
R eminder of the May 21, 2019, P lanning and Zoning C ommis s ion meeting in the C ounc il and
C ourts Building located at 510 W 9th S t, starting at 6:00pm.
IT E M S UMMARY:
G TAB Update
Industry/C AMP O /T xDO T /Transit Updates
Airport Monthly R eport
G TAB Updates
R eview of engineering bid for S W Bypass from Wolf R anch P arkway to S H 29
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Andreina Dávila-Q uintero, AI C P, C urrent P lanning Manager
Page 147 of 147