HomeMy WebLinkAboutAgenda_P&Z_08.20.2019Notice of Meeting for the
P lanning and Zoning Commission
of the City of Georgetown
August 20, 2019 at 6:00 P M
at Council and Courts B ldg 510 W 9th Street Georgetown, T X 78626
T he C ity o f G eorgetown is c o mmitted to c ompliance with the Americans with Dis ab ilities Ac t (ADA). If yo u
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O ffic e, at leas t three (3) d ays p rio r to the s cheduled meeting date, at (512) 930-3652 or C ity Hall at 808 Martin
Luther King Jr. S treet, G eo rgeto wn, T X 78626 for ad d itional info rmation; T T Y us ers route thro ugh R elay
Texas at 711.
P ublic Wishing to Address the Board
O n a s ubjec t that is p o s ted o n this agenda: P leas e fill out a speaker regis tration form which c an b e found at the
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S taff Liais o n, p referab ly p rio r to the s tart of the meeting. Yo u will b e c alled fo rward to s p eak when the Board
cons id ers that item.
O n a s ubjec t no t p o s ted o n the agenda: P ers ons may add an item to a future Board agend a by filing a written
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p ublic . F o r Board Liais o n contac t information, p leas e logo n to
http://go vernment.georgetown.o rg/category/b o ard s -commissions /.
A
Consent Agenda
T he S tatutory C o ns ent Agenda inc ludes non-c o ntro versial and ro utine items that may be acted up o n with one
s ingle vo te. An item may be p ulled fro m the C ons ent Agend a in order that it be d is cus s ed and ac ted upon
individ ually as part of the R egular Agenda.
B C ons id eratio n and p o s s ib le ac tion to app ro ve the minutes from the Augus t 6, 2019 regular meeting of the
P lanning and Zoning C ommission. - Mirna G arcia, Management Analys t
C C ons id eratio n and p o s s ib le ac tion on a reques t fo r a P reliminary F inal P lat C o mb o , cons is ting o f
approximately 3.42 ac res in the William Addis on S urvey, Ab s trac t No. 21, generally loc ated at 2701 E.
University Avenue (2019-23-F P ) -- Ethan Harwell, P lanner
L egislativ e Regular Agenda
D P ub lic Hearing and p o s s ib le ac tion on a reques t fo r a R ep lat o f part of the O riginal Townsite, O utlot 1,
Divis io n D, Lots 5-7, and P art of Lo t 8, Bloc k 8; P art of lo ts 5-8, Bloc k 4; and P art o f F irst, S econd,
and F ores t S treets , in the Nic holas P o rter S urvey, Ab s trac t No . 497, lo c ated at the corner of T hird and
F orest S treet, to b e known as the R iverb luff S ubdivis io n, Lot 1, Bloc k A (2019-14-F P ) -- And reina
Dávila-Q uintero, AI C P, C urrent P lanning Manager
E P ub lic Hearing and p o s s ib le ac tion on a reques t fo r a S ubdivis io n Varianc e to waive the S id ewalk
Page 1 of 167
C ons truction requirement of S ectio n 12.07.010 of the Unified Develo pment C o d e, fo r the p ro p erty
generally lo c ated at 801 E. 2nd S treet, bearing the legal desc rip tion of Lot 1, Bloc k A, Haus er R idge
S ub d ivisio n (2019-3-WAV) -- Ethan Harwell, P lanner
F P ub lic Hearing and p o s s ib le ac tion on a reques t to rezo ne ap p ro ximately 45.819 acres in the John Berry
S urvey No . 3, Ab s trac t No . 51, fro m the G eneral C o mmercial (C -3), High Dens ity Multi-F amily (MF -2),
and To wnho us e (T H) zo ning d is tric ts to the P lanned Unit Development (P UD) d is tric t, with base zoning
districts o f G eneral C o mmercial (C -3), and Lo w Density Multi-F amily (MF -1) for the property generally
loc ated at the s o uthwes t corner of the F M 971 and S H 130 To ll intersec tio n (P UD-2018-007) -- Andreina
Dávila-Q uintero, AI C P, C urrent P lanning Manager
G P ub lic Hearing and p o s s ib le ac tion on a reques t to rezo ne ap p ro ximately 68.4 acres in the W. Addison
S urvey, Abs trac t No. 21, loc ated at 900 C arls on C ove, fro m the R es idential S ingle-F amily (R S ) zoning
district to the P lanned Unit Develo p ment (P UD) district, to b e known as C arls o n P lace. (2019-1-P UD)
And reina Davila Q uintero, AI C P, C urrent P lanning Manager
H Discussion Items:
Upd ates and Announc ements (S ofia Nels on, C NU-A, P lanning Direc to r)
Upd ate fro m other Board and C ommis s ion meetings .
G TAB - http s ://government.geo rgeto wn.org/geo rgeto wn-trans portation-ad visory-b o ard -gtab/
UDC AC - https://go vernment.georgetown.o rg/unified -d evelo p ment-code-advis o ry-board -2/
Q ues tions or c omments fro m Alternate Members ab o ut the actio ns and matters c o nsidered on this
agend a.
R eminder o f the S eptemb er 3, 2019, P lanning and Zoning C ommis s io n meeting in the C o mmunity
R oo m at C ity Hall loc ated at 808 Martin Luther King Jr. S t., starting at 6:00p m.
Adjournment
Ce rtificate of Posting
I, R obyn Dens mo re, C ity S ec retary for the C ity of G eorgetown, Texas, do hereb y certify that this Notice of
Meeting was p o s ted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgeto wn, T X 78626, a p lace readily
acc es s ib le to the general p ublic as req uired by law, on the _____ day of _________________, 2019, at
__________, and remained so p o s ted fo r at leas t 72 c o ntinuo us hours prec eding the sc heduled time of s aid
meeting.
__________________________________
R o b yn Dens more, C ity S ecretary
Page 2 of 167
City of Georgetown, Texas
Planning and Zoning
August 20, 2019
S UB J E C T:
C o nsideration and pos s ible actio n to ap p rove the minutes fro m the Augus t 6, 2019 regular meeting o f the
P lanning and Zo ning C o mmis s io n. - Mirna G arc ia, Management Analyst
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analyst
AT TAC H ME N T S:
D escription Type
Minutes Backup Material
Page 3 of 167
Planning & Zoning Commission Minutes Page 1 of 6
August 6, 2019
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, August 6, 2019 at 6:00 p.m.
Courts and Council Building, located at 510 W. 9th Street, Georgetown, TX 78626
Commissioners present: Ercel Brashear, Chair; Travis Perthius; Gary Newman; Ben Stewart, Secretary;
Marlene McMichael; Tim Bargainer, Vice-Chair; Kaylah McCord
Commissioners in training present: Glenn Patterson; Aaron Albright
Staff Present: Andreina Davila-Quintero, Current Planning Manager; Nat Waggoner, Long Range
Planning Manager; Ethan Harwell, Planner; Mirna Garcia, Management Analyst
Chair Brashear called the meeting to order at 6:00 p.m. and Commissioner McCord led the pledge of
allegiance.
A. Public Wishing to Address the Board
At the time of posting, no persons had signed up to address the Board.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted upon
with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and
acted upon individually as part of the Regular Agenda.
B. Consideration and possible action to approve the minutes from the July 16, 2019 regular meeting of
the Planning and Zoning Commission. – Mirna Garcia, Management Analyst
Chair Brashear stated that there was an error in the minutes regarding the approval score for Items
C and D. The minutes indicate approval of (9-0), but it should be changed to (7-0).
C. Consideration and possible action on a Final Plat with Major Deviations from the Approved
Preliminary Plat for Sun City Neighborhood 70, consisting of approximately 13.89 acres in the
Frederick Foy Survey, Abstract No.229, generally located at 195 Silver Spur Boulevard (2019-21-FP).
– Ethan Harwell, Planner
Motion by Stewart to recommend approval of the Consent Agenda, with a modification to Item
B July 16, 2019 minutes; reflect the vote change from (9-0) to (7-0) for Items C and D. Second by
Commissioner Bargainer. Approved (7-0).
Legislative Regular Agenda
D. Continued from the July 16, 2019, Planning and Zoning Commission Meeting:
Public Hearing and possible action on a request for a Special Use Permit (SUP) for the Permanent
Mobile or Outdoor Food Vendor specific use within the Mixed-Use Downtown (MU-DT) zoning
Page 4 of 167
Planning & Zoning Commission Minutes Page 2 of 6
August 6, 2019
district on the property located at 201 E 9th St. bearing the legal description of Lot 6, Block 9,
Glasscock Addition. – Andreina Davila-Quintero
Chair Brashear asked Davila-Quintero about the process for this application because it was an item
from the previous meeting. Davila-Quintero indicated that it is up to the Chair to determine if a
Public Hearing will be opened. Chair Brashear stated would like the staff report to be presented.
Dávila-Quintero presented the staff report. The applicant is requesting a Special Use Permit (SUP)
for the specific use of “Permanent or Outdoor Food Vendor” within the Mixed-Use Downtown
zoning district for the operation of the John Mueller Black Box Barbecue food truck. This Special
Use Permit application is unique in that it is the first request submitted since the adoption of the
new Mobile Food Vendor ordinance. Prior to this ordinance, Mobile Food Vendors were permitted
with the approval of a Temporary Use Permit that was valid for three months and the option to
reapply for a new Temporary Use Permit. The applicant has a Temporary Use Permit for the
current operation and is now requesting approval to permanently operate their food establishment
at the current location in compliance with all Unified Development Code regulations. As a
permanent mobile food vendor establishment site features and amenities such as restrooms,
parking, utility connections and food truck manager will be provided on site.
Commissioner Bargainer asked if there was any consideration related to mobile food vendors
previously. Davila-Quintero indicated that the last discussion occurred in 2017 when the ordinance
was amended.
Commissioner Bargainer also asked about compliance related to HARC. Davila-Quintero indicated
that because this is for a mobile food vendor and not for the structure itself, there is no require d
approval from HARC.
Commissioner McCord asked about the restroom facilities, and whether they would need to
comply with international building code standards. Davila-Quintero stated that they will have to
comply, as those facilities are defined in the building code. There has to be a permanent structure.
Commissioner McCord also asked if the applicant is selling beer and if a permit is required. Davila-
Quintero answered that staff has not been notified of that but the applicant can also answer that
question.
Chair Brashear had questions about the applicant’s original temporary license, and wanted to know
why the window of time has extended over the maximum of 90 days and why an SUP application
has been submitted now. Davila-Quintero explained that the applicant had a permit in 2017 which
expired, and the applicant can also further explain why they applied for an SUP at this time.
Davila-Quintero explained that the applicant will need to vacate the property regardless of
approval/denial.
Chair Brashear requested further explanation regarding the parking spaces and parking access.
Davila-Quintero stated that currently as shown, the parking does not meet code, there is no way to
access parking. While the applicant has shown intent to provide parking, that does not tie in to
Page 5 of 167
Planning & Zoning Commission Minutes Page 3 of 6
August 6, 2019
providing parking at the location itself. When the applicant applies for a Site Development Plan,
they will have to demonstrate how parking spaces will be provided either on the property or by
administrative exception to show how they will be in compliance.
Chair Brashear invited the applicant to speak.
Co-Owner, Mitzi Gomez, indicated that they reviewed the additional public comments provided by
Mr. Olson. They identified misconceptions and provided further clarification regarding several
issues such as the use of portable toilets, the dumpster being in close proximity to residential, use of
permanent trailers, parking, smoke, and ashes. Mrs. Gomez clarified that restroom facilities will be
a fixed structure. She also explained that an informal study was conducted and they observed that
traffic/cars parked in the neighborhood occurred on days when Black Box was not open, and most
of their customers are walk-up customers. Mrs. Gomez addressed the smoke and ash issue, by
referring to a study conducted in Austin by TCEQ a few years ago where they found that smoke is
not a nuisance.
The Commissioners asked the applicant several questions regarding the hours and days of
operation, as well as questions related to health board issues. Mrs. Gomez indicated they are open
Thursday through Sunday, and smoke for about 6 hours. She also addressed the health board
questions. Chair Brashear reminded the Commission that the application is related to land use and
the questions for the applicant should be related to this.
Chair Brashear opened the Public Hearing.
William Lang, public speaker, spoke on behalf of Black Box. He commented that Black Box is a
vibrant business for the community, they are family friendly, and he spoke about Black Box’s
popularity. He is in favor of the application for Black Box.
Larry Olson, public speaker, objects the approval of the application due to the location. He spoke
about the traffic and parking problem, and an increase in out of town customers which will affect
the neighborhood traffic. He also discussed the proposed increase in tables and business operations
open to 7 days a week. His concern related to the impact of noise, and fumes.
Kevin Sukup, public speaker, spoke about Black Box previously discussing the use of this building.
However, due to delays they had to table the project. He wished he could have helped Black Box.
Peter Dana, public speaker, addressed the smell and smoke. He commented on similar issues in
Austin related to this. He lives near a project that was approved several years ago and commented
that sometimes things don’t go as planned. He also commented on Black Box’s health code issues,
ashes on the ground, smoke, traffic, and noise.
Ann Seaman, public speaker, lives across the street from Black Box. Her concerns are related to
people drinking alcoholic beverages and wandering around the neighborhood. She also addressed
loud music, increased traffic and parking issues.
Page 6 of 167
Planning & Zoning Commission Minutes Page 4 of 6
August 6, 2019
Ross Hunter, public speaker, has several concerns. He discussed the concept of good standing,
meaning it shows a business is in compliance with everything required. He commented on whether
Black Box is currently in good standing with the City due to being in violation of their temporary
use permit. He also discussed parking and increased traffic being a problem. He also discussed the
ash dumping and polluting Georgetown.
Liz Weaver, public speaker, referred to a previous City Council meeting in late 2018 where it was
stated that Black Box would have to apply for an SUP. However, they did not do so until June/July
2019. In the letter of intent from the applicant, he estimates 150 customers per day and the days of
operation will be from Wednesday to Sunday. Currently the business is open Thursday to Sunday.
Mrs. Weaver discussed 3 concerns: the address on the application is not the correct address for their
proposed site; the ashes that are dumped; and the smoke and smell. Mrs. Weaver asked local
business 600 Degrees Pizzeria about their filtration system and why there is no smoke coming from
their business. She explained that they have a filtration system which is in place and prevents
smoke like Black Box from being released.
Chair Brashear closed the Public Hearing. He invited the applicant to provide a response to the
public speakers.
Mrs. Gomez, applicant, discussed dumping of ashes. She also discussed parking and that Black Box
does not sell beer to customers.
There were questions by the Commission regarding the SUP process, seeking clarification for the
several terms, compliance and the business meeting requirements. Davila-Quintero provided
explanation regarding the SUP process, and that no requirements are being waved. She also
commented that any new building would be subject to a COA process because this is located in the
historical district. Davila-Quintero also referred to the term ‘nuisance’ and the definition depends
on the impact to the general public.
Commissioner Bargainer commented that this use does not fit with the historic character of the
area. Commissioner McCord agreed with Commissioner Bargainer.
Motion by Commissioner Bargainer to recommend denial of Item D for a Special Use Permit.
Second by Commissioner McMichael.
Motion for denial (4-3), with Commissioners McCord, Perthius and Stewart voting against.
E. Public Hearing and possible action on a request to rezone an approximately 0.79-acre tract of land
out of the J.B. Pulsifer Survey, Abstract No.498, also known as the Orville Perry Survey, Abstract
No.10, from the Agriculture (AG) to Office (OF) zoning district, for the property generally located
at 1340 W University Ave (2019-6-REZ). – Michael Patroski, Planner
This item was pulled from the agenda as the applicant would like to postpone the item for a future meeting to
Page 7 of 167
Planning & Zoning Commission Minutes Page 5 of 6
August 6, 2019
be determined.
F. Presentation and discussion on the updated to the Land Use Element of the 2030 Comprehensive
Plan. – Nat Waggoner, AICP, PMP, Long Range Planning Manager
Waggoner provided an overview of the existing land use categories in context with the developing
land use policies to the Commission. Staff is seeking feedback from the Steering Committee by
asking the following questions: what changes are needed to the categories to support update
policies and goals? Do the categories and descriptions reflect modern development types and land
uses? Is there a land use category or group of uses you want us to focus? Waggoner also provided
an overview of the land use policy drafts as presented to the Steering Committee on 8/1/2019. The
Steering Committee did provide direction to make minor modifications to the policies.
Waggoner discussed residential and non-residential categories, and sought feedback from the
Commission members regarding densities that should be used for different types of uses.
Commissioner Newman commented on the residential category and that the numbers should be 40,
45, and 50. He also commented that moderate density is the driver.
Chair Brashear asked if 4 categories are enough. Commissioner Bargainer suggested adding a 5th
category. Commissioner Perthius suggested maybe a multifamily category. Commissioner
Newman also commented that there is a missing group above high density. Waggoner asked the
Commission if they would agree to adjusting the ranges or adding another category. The
Commission agreed.
Davila-Quintero provided further clarification regarding ratios within general boundaries for
specific uses. Davila-Quintero also explained the legal obligations to adhere to the future land use
maps under state law.
G. Discussion Items:
- Updates and Announcements (Sofia Nelson, CNU-A, Planning Director)
No updates at this time
Chair Brashear informed the Commission of legislative changes and their effect on the board’s
work. Davila-Quintero address the topic and explained that staff is in the process of identifying
best solutions to address the changes. Staff will provide training to the Commission members
when all processes have been identified.
- Update from other Board and Commission meetings
o No updates
- Questions or comments from Alternate Members about the actions and matters considered on
this agenda.
o No questions from Alternate Members
- Reminder of the August 20, 2019, Planning and Zoning Commission meeting back in CC
Page 8 of 167
Planning & Zoning Commission Minutes Page 6 of 6
August 6, 2019
Chambers located at 510 W 9th St, starting at 6:00pm.
Motion to adjourn by Commissioner Stewart. Second by Commissioner Bargainer. Approved (7-
0).
Adjournment at 8:18pm.
____________________________________ ____________________________________
Ercel Brashear, Chair Attest, P&Z Ben Stewart, Secretary
Page 9 of 167
City of Georgetown, Texas
Planning and Zoning
August 20, 2019
S UB J E C T:
C o nsideration and pos s ible actio n o n a reques t for a P reliminary F inal P lat C ombo, c o nsisting of
ap p ro ximately 3.42 acres in the William Add is o n S urvey, Abstract No. 21, generally lo cated at 2701 E.
Univers ity Avenue (2019-23-F P ) -- Ethan Harwell, P lanner
IT E M S UMMARY:
Overview of Applicant’s Request:
T he applic ant is reques ting ap p ro val o f a P reliminary F inal P lat to create a new o ne-lot sub d ivision to be
kno wn as the Univers ity Vis ta S ubdivis io n.
S taff’s Analysis:
S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther
ap p licable cod es . S taff has d etermined that the propos ed req uest meets 5 o f the 5 criteria estab lis hed in
UDC S ec tion 3.08.080 for a P reliminary F inal P lat, as outlined in the attached S taff R ep o rt.
F IN AN C IAL IMPAC T:
No ne. T he applic ant has paid the required ap p lic atio n fees .
S UB MIT T E D B Y:
Ethan Harwell, P lanner
AT TAC H ME N T S:
D escription Type
2019-23-FP - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 – Propos ed Plat of the Univeristy Vis ta Subdivis ion Backup Material
Page 10 of 167
Planning and Zoning Commission
Planning Department Staff Report
2019-23-FP
University Vista Page 1 of 4
Report Date: August 16, 2019
Case No: 2019-23-FP
Project Planner: Ethan Harwell, Planner
Item Details
Project Name: University Vista
Project Location: 2701 E. University Avenue
Total Acreage: 3.42 acres
Legal Description: 3.42 acres in the William Addison Survey, Abstract No. 21
Applicant: Steger Bizzell, c/o James Cummins, PE
Property Owner: University Vista, Ltd., c/o Micah Mordecai
Request: Approval of a Preliminary Final Plat for the University Vista Subdivision
Case History: This is the first consideration of this request for plat approval. The Commission
has previously taken action to approve a subdivision variance at their April 3,
2018 meeting to allow a lot without frontage on a public street.
Page 11 of 167
Planning Department Staff Report
2019-23-FP
University Vista Page 2 of 4
Plat Summary
Number of Phases: 1 Phase
Non-residential Lots: 1 Lot
Linear Feet of Street: No new streets proposed.
Site Information
The subject property is inside the City Limits and has a Future Land Use Designation of Mixed Use
Community. The property is currently zoned as Local Commercial, C-1, and Scenic-Natural Gateway
Overlay district, and there is an approved Special Use Permit to allow attached, multi-family units to
be developed on the site.
Physical and Natural Features:
The subject property slopes down to the north, but is otherwise relatively flat and has minimal tree
coverage. This property is over the Edwards Aquifer Transition Zone.
Utilities
The subject property is located within the City’s service area for water and wastewater. Additionally,
it is located within the Georgetown and Oncor dual 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 takes access off of University Avenue; however, it does not have direct frontage
onto the road. On April 3, 2018 the Planning & Zoning Commission approved a request for a
subdivision variance to waive the UDC requirement for the proposed lot to front onto a public road.
Because of this, the property achieves access through an approximately 20-foot wide access easement
that runs the length of what would be the subject property’s frontage onto University Avenue.
An approximately 7.5-foot wide strip of right-of-way is proposed to be dedicated along the southern
boundary line. This is in keeping with the ultimate build out design of E. University Ave as a major
arterial roadway with 135-feet of minimum right-of-way. 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.
According to the Overall Transportation Plan, there are also intersections with a future collector level
roadway within a quarter mile to the west and an intersection with another major arterial level roadway
to the east.
Parkland Dedication
Parkland dedication requirements will be satisfied at the time of Site Development Plan application
should the property be developed with the proposed multi-family use.
Page 12 of 167
Planning Department Staff Report
2019-23-FP
University Vista Page 3 of 4
Intergovernmental and Interdepartmental Review
The proposed Preliminary Final 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.
Approval Criteria
Staff has reviewed the proposed request and has found that it complies with the criteria established in
UDC Chapter 3.08.080 for a Preliminary Final Plat, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The Final Plat 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.
2. The Final Plat is consistent with an
approved Preliminary Plat, except
as provided for in Subsection
3.08.080.B.1.
Complies The proposed Plat is a Preliminary Final
Plat combo, and all required utility and
land dedication is incorporated into this
Plat.
3. The Final Plat is consistent with any
City-approved Construction Plans
for any required or agreed
improvements.
Complies No public improvements are required
with this plat.
4. The Final 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 health,
safety, morals, or general welfare of
the City and the safe, orderly, and
healthful development of the City.
Complies The proposed Plat meets 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. The
proposed Plat is also in compliance with
the previously approved subdivision
variance.
Page 13 of 167
Planning Department Staff Report
2019-23-FP
University Vista Page 4 of 4
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
5. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure, including water and
wastewater, or will be adequately
served upon completion by the
applicant of required
improvements.
Complies The subject property will be adequately
served by public improvements and
infrastructure.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Proposed Plat of the Univeristy Vista Subdivision
Page 14 of 167
N IH 35
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2019-23-FPExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map
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LegendSiteParcelsCity LimitsGeorgetown ETJ
Page 15 of 167
GRID N: 10206315.23
GRID E: 3140894.15 GRID N: 10206404.66
GRID E: 3141239.45
GRID N: 10206023.67
GRID E: 3141369.48
GRID N: 10205948.22
GRID E: 3140993.01
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15' PUE
HEREBY DEDICATED 0.06 AC ROW DEDICATION
HEREBY DEDICATED
WILLIA
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LOT 1
BLOCK 1
3.36 ACRES
S 74° 56' 08" W 358.19'
N
1
5
°
0
4
'
3
1
"
W
3
8
0
.
1
4
'
N 75° 28' 46" E 356.74'
S
1
8
°
5
0
'
3
8
"
E
4
0
2
.
6
2
'
20' ROW DEDICATED
DOC. NO. 1997003464, OPR 20' ROW DEDICATED
DOC. NO. 2001063886, OPR
5
0
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1
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7
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7
8
6
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LOT 1, BLOCK A
ST. HELEN
CATHOLIC CHURCH
DOC. NO. 1997003464, OPR
15' PUE
DOC NO. 2018100941, OPR
CALLED 14.73 ACRES
TRACT 3
SOUTHWESTERN UNIVERSITY
DOC. NO. 2000068095, OPR
CALLED 117.48 AC
SOUTHWESTERN UNIVERSITY
DOC. NO. 2001018260, OPR
CALLED 117.48 AC
SOUTHWESTERN UNIVERSITY
DOC.NO. 2001018260, OPR
LOT 1, BLOCK 1
FIRE STATION NO. 7 SUBDIVISION
DOC NO. 2018100941, OPR
LOT 28
35' ROW DEDICATED
DOC NO. 2018100941, OPR
80
.
2
'
10
0
.
3
'
(40' ROW, VOL. 261, PG. 586, DR)
(40' ROW, VOL. 261, PG. 601, DR)STATE HIGHWAY 29
(ROW VARIES)
(40' ROW, VOL. 261, PAGE 589, DR)
(40' ROW, VOL. 261, PAGE 596, DR)
ACCESS EASEMENT
DOC. NO. 2002072279, OPR
C1
6
(
20.06'
1
:
5
6
.
2
4
'
C
2
C3 6
:
3
9
5
.
1
1
'
7.52'
"STEGER BIZZELL"7.
5
'
POINT OF BEGINNING
40
.
0
'
NOTES:
1.UTILITY PROVIDERS FOR THIS DEVELOPMENT ARE:
WATER: CITY OF GEORGETOWN
WASTEWATER: CITY OF GEORGETOWN
ELECTRIC: CITY OF GEORGETOWN
2.INTENTIONALLY DELETED.
3.THERE ARE NO AREAS WITHIN THE BOUNDARIES OF THIS SUBDIVISION IN THE 100-YEAR FLOODPLAIN
AS DEFINED BY FIRM MAP NUMBER 48491C0295E, EFFECTIVE DATE OF SEPTEMBER 26, 2008
4.INTENTIONALLY DELETED.
5.INTENTIONALLY DELETED.
6.IN ORDER TO PROMOTE DRAINAGE AWAY FROM A STRUCTURE, THE SLAB ELEVATION SHOULD BE
BUILT AT LEAST ONE-FOOT ABOVE THE SURROUNDING GROUND, AND THE GROUND SHOULD BE
GRADED AWAY FROM THE STRUCTURE AT A SLOPE OF 1/2 INCH PER FOOT FOR A DISTANCE OF AT
LEAST 10 FEET.
7.INTENTIONALLY DELETED.
8.THERE ARE NO PROTECTED OR HERITAGE TREES ON THE SURVEYED TRACT OF LAND.
9.A 15-FOOT PUBLIC UTILITY EASEMENT IS RESERVED ALONG ALL STREET FRONTAGES WITHIN THIS
PLAT.
10.THE MONUMENTS OF THIS PLAT HAVE BEEN ROTATED TO THE NAD 83/93 HARN - TEXAS CENTRAL
ZONE AND NAVD 88.
11.INTENTIONALLY DELETED.
12.INTENTIONALLY DELETED.
13.IMPERVIOUS COVERAGE PLAT NOTES – NON-RESIDENTIAL LOTS:
THE MAXIMUM IMPERVIOUS COVERAGE PER NON-RESIDENTIAL LOT SHALL BE PURSUANT TO THE
UDC AT THE TIME OF SITE PLAN APPLICATION BASED ON THE ZONING DESIGNATION OF THE
PROPERTY.
14.THE LANDOWNER ASSUMES ALL RISKS ASSOCIATED WITH IMPROVEMENTS LOCATED IN THE
RIGHT-OF-WAY, OR ROAD WIDENING EASEMENTS. BY PLACING ANYTHING IN THE RIGHT-OF-WAY OR
ROAD WIDENING EASEMENTS, THE LANDOWNER INDEMNIFIES AND HOLDS THE CITY OF
GEORGETOWN, WILLIAMSON COUNTY, THEIR OFFICERS, AGENTS AND EMPLOYEES HARMLESS FROM
ANY LIABILITY OWING TO PROPERTY DEFECTS OR NEGLIGENCE NOT ATTRIBUTABLE TO THEM AND
ACKNOWLEDGES THAT THE IMPROVEMENTS MAY BE REMOVED BY THE CITY AND/OR COUNTY AND
THAT THE OWNER OF THE IMPROVEMENTS WILL BE RESPONSIBLE FOR THE RELOCATION AND/OR
REPLACEMENT OF THE IMPROVEMENTS.
15.THE BUILDING OF ALL STREETS, ROADS, AND OTHER PUBLIC THOROUGHFARES AND ANY BRIDGES OR
CULVERTS NECESSARY TO BE CONSTRUCTED OR PLACED IS THE RESPONSIBILITY OF THE OWNERS OF
THE TRACT OF LAND COVERED BY THIS PLAT IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS
PRESCRIBED BY THE CITY OF GEORGETOWN AND/OR WILLIAMSON COUNTY, TEXAS. NEITHER THE
CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY OBLIGATION TO BUILD ANY OF
THE STREETS, ROADS, OR OTHER PUBLIC THOROUGHFARES SHOWN ON THIS PLAT OR OF
CONSTRUCTING ANY OF THE BRIDGES OR DRAINAGE IMPROVEMENTS IN CONNECTION THEREWITH.
NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY RESPONSIBILITY FOR
DRAINAGE WAYS OR EASEMENTS IN THE SUBDIVISION, OTHER THAN THOSE DRAINING OR
PROTECTING THE ROAD SYSTEM AND STREETS IN THEIR RESPECTIVE JURISDICTIONS.
16.NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY RESPONSIBILITY FOR
THE ACCURACY OF REPRESENTATIONS BY OTHER PARTIES IN THIS PLAT. FLOODPLAIN DATA, IN
PARTICULAR, MAY CHANGE DEPENDING ON SUBSEQUENT DEVELOPMENT. IT IS FURTHER
UNDERSTOOD THAT THE OWNERS OF THE TRACT OF LAND COVERED BY THIS PLAT MUST INSTALL AT
THEIR OWN EXPENSE ALL TRAFFIC CONTROL DEVICES AND SIGNAGE THAT MAY BE REQUIRED BEFORE
THE STREETS IN THE SUBDIVISION HAVE FINALLY BEEN ACCEPTED FOR MAINTENANCE BY THE CITY
AND / OR COUNTY.
17.RIGHT-OF-WAY EASEMENTS FOR WIDENING ROADWAYS OR IMPROVING DRAINAGE SHALL BE
MAINTAINED BY THE LANDOWNER UNTIL ROAD OR DRAINAGE IMPROVEMENTS ARE ACTUALLY
CONSTRUCTED ON THE PROPERTY. THE CITY AND/OR COUNTY HAVE THE RIGHT AT ANY TIME TO
TAKE POSSESSION OF ANY ROAD WIDENING EASEMENT FOR CONSTRUCTION, IMPROVEMENT, OR
MAINTENANCE OF THE ADJACENT ROAD.
18.THIS PLAT IS SUBJECT TO THE PROVISIONS OF THE CITY OF GEORGETOWN WATER CONSERVATION
ORDINANCE.
19.THE SUBDIVISION SUBJECT TO THIS APPLICATION IS SUBJECT TO THE WATER QUALITY REGULATIONS
OF THE CITY OF GEORGETOWN.
20.A GEOLOGIC ASSESSMENT, IN ACCORDANCE WITH THE CITY OF GEORGETOWN WATER QUALITY
REGULATIONS, WAS COMPLETED ON 05/14/2019. ANY SPRINGS AND STREAMS AS IDENTIFIED IN THE
GEOLOGIC ASSESSMENT ARE SHOWN HEREIN.
NE
I
N
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L
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P
S
B
1
3
0
T
O
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STATE HIGHWAY 29
SITES
M
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H
C
R
E
E
K
R
D
BENCHMARK
IRON ROD FOUND
(1/2" OR AS NOTED)
IRON ROD WITH CAP STAMPED
"STEGER BIZZELL" SET
ROW
OPR OFFICIAL PUBLIC RECORDS OF
WILLIAMSON COUNTY, TEXAS
PUE
DR DEED RECORDS OF
WILLIAMSON COUNTY, TEXAS
RIGHT-OF-WAY
PUBLIC UTILITY EASEMENT
POB POINT OF BEGINNING
LEGEND
BEARINGS ARE BASED ON THE TEXAS COORDINATE SYSTEM
OF 1983, CENTRAL ZONE (NAD_83 (2011)). ALL DISTANCES
SHOWN HEREON ARE SURFACE VALUES REPRESENTED IN
U.S. SURVEY FEET BASED ON A SURFACE-TO-GRID
COMBINED ADJUSTMENT FACTOR OF 1.00013.
Curve Table
Curve #
C1
C2
C3
Length
39.27'
19.38'
19.88'
Radius
25.00'
25.00'
25.00'
Delta
Bearing
1
:
1
:
1
:
Chord
35.35'
18.90'
19.36'
GEORGETOWN, TX 78626
STEGERBIZZELL.COM
>>ENGINEERS >>PLANNERS >>SURVEYORS
512.930.9412
SERVICES
METRO
ADDRESS 1978 S. AUSTIN AVENUE
WEB
DRAWN BY: SF REVIEWED BY: ME APPROVED BY: MEJOB No. 22658 DATE: 18-Jul-19 SHEET 1 of 2
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TEXAS REGISTERED ENGINEERING FIRM F-181
TBPLS FIRM No.10003700
60'40'20'0'30'60'
GRAPHIC SCALE: 1" = 60'
GEORGETOWN, TX
LOCATION MAP SCALE 1" = 3000'
2019-23-FP
OWNER:
UNIVERSITY VISTA, LTD
200 W. STATE HWY 6 SUITE 503
WOODWAY, TEXAS 76712
ENGINEER/SURVEYOR:
STEGER BIZZELL
1978 S. AUSTIN AVE.
GEORGETOWN, TEXAS 78626
TOTAL ACREAGE: 3.42 AC
TOTAL No. OF BLOCKS:1
TOTAL No. OF LOTS:1
LINEAR FEET OF NEW STREETS:0
BENCHMARK:
BM 48-57:1/2 IN IRON ROD WITH CAP STAMPED "CONTROL
POINT" SET. APPROXIMATELY 1207 FEET WEST OF
CENTERLINE OF SE INNER LOOP, APPROXIMATELY 438
NORTH EAST OF CENTERLINE OF DIVINE MERCY LOOP
AND APPROXIMATELY 63 FEET NORTH OF CENTERLINE
OF HIGHWAY 29.
GRID NORTHING: 10206018.55
GRID EASTING: 3141357.74
ELEV: 760.61' (NAVD 88)
FINAL PLAT OF
UNIVERSITY VISTA
A 3.42 ACRE SUBDIVISION IN THE
WILLIAM ADDISON SURVEY, A-21
WILLIAMSON COUNTY, TEXAS
P:
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Page 16 of 167
GEORGETOWN, TX 78626
STEGERBIZZELL.COM
>>ENGINEERS >>PLANNERS >>SURVEYORS
512.930.9412
SERVICES
METRO
ADDRESS 1978 S. AUSTIN AVENUE
WEB
DRAWN BY: SF REVIEWED BY: ME APPROVED BY: MEJOB No. 22658 DATE: 18-Jul-19 SHEET 1 of 2
Th
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TEXAS REGISTERED ENGINEERING FIRM F-181
TBPLS FIRM No.10003700
2019-23-FP
STATE OF TEXAS {
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF WILLIAMSON {
THAT, UNIVERSITY VISTA, LTD, (FORMERLY KNOWN AS UNIVERSITY VISTA TOWNHOMES,
LTD) ACTING HEREIN BY AND THROUGH MICAH B. MORDECAI, IS THE SOLE OWNER OF
THE CERTAIN 3.42 ACRE TRACT OF LAND SHOWN HEREON AND DESCRIBED IN A DEED
RECORDED IN DOCUMENT NO. 2003089619 OF THE OFFICIAL RECORDS OF WILLIAMSON
COUNTY, TEXAS, AND DOES HEREBY STATE THAT THERE ARE NO LIEN HOLDERS OF THE
CERTAIN TRACT OF LAND, AN DOES HEREBY SUBDIVIDE SAID TRACT AS SHOWN HEREON,
AND DOES HEREBY CONSENT TO ALL PLAT NOTE REQUIREMENTS SHOWN HEREON, AND
DOES HEREBY DEDICATE TO THE CITY OF GEORGETOWN THE STREETS, ALLEYS,
RIGHTS-OF-WAY, EASEMENTS AND PUBLIC PLACES SHOWN HEREON FOR SUCH PUBLIC
PURPOSES AS THE CITY OF GEORGETOWN MAY DEEM APPROPRIATE.
THIS SUBDIVISION IS TO BE KNOWN AS:
UNIVERSITY VISTA
TO CERTIFY WHICH, WITNESS BY MY HAND THIS________ DAY OF__________ , 20___ .
UNIVERSITY VISTA, LTD
_______________________
BY: MICAH B. MORDECAI, PRESIDENT
UNIVERSITY VISTA, LTD
200 W. STATE HIGHWAY 6, SUITE 607
WOODWAY TEXAS, 76712
STATE OF TEXAS {
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF WILLIAMSON {
BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID COUNTY AND STATE,
ON THIS DAY PERSONALLY APPEARED MICHAH B. MORDECAI, KNOWN TO ME TO BE THE
PERSON WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT.
GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS________ DAY OF__________ , 20___ .
_______________________________________________
NOTARY PUBLIC IN AND FOR THE STATE OF TEXAS
MY COMMISSION EXPIRES ON: ________________________
I, JAMES M. CUMMINS, REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF TEXAS,
DO HEREBY CERTIFY THAT A PORTION OF THIS "UNIVERSITY VISTA" IS IN THE EDWARDS
AQUIFER RECHARGE ZONE AND IS NOT ENCROACHED BY A ZONE A FLOOD AREA, AS
DENOTED HEREIN, AND AS DEFINED BY FEDERAL EMERGENCY MANAGEMENT
ADMINISTRATION FLOOD HAZARD BOUNDARY MAP, COMMUNITY PANEL NUMBER
48491C0295E, EFFECTIVE DATE SEPTEMBER 26, 2008, AND THAT EACH LOT CONFORMS
TO THE CITY OF GEORGETOWN REGULATIONS. THE FULLY DEVELOPED, CONCENTRATED
STORMWATER RUNOFF RESULTING FROM THE ONE HUNDRED (100) YEAR FREQUENCY
STORM IS CONTAINED WITHIN THE DRAINAGE EASEMENTS SHOWN AND/OR PUBLIC
RIGHTS-OF-WAY DEDICATED BY THIS PLAT.
TO CERTIFY WHICH, WITNESS MY HAND AND SEAL AT GEORGETOWN, WILLIAMSON
COUNTY, TEXAS, THIS
________DAY OF_________ , 20____.
_____________________________
JAMES M. CUMMINS
REGISTERED PROFESSIONAL ENGINEER
STATE OF TEXAS NO. 105952
STATE OF TEXAS {
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF WILLIAMSON {
I, MIGUEL A. ESCOBAR, REGISTERED PROFESSIONAL LAND SURVEYOR IN THE STATE OF
TEXAS, DO HEREBY CERTIFY THAT THIS PLAT IS TRUE AND CORRECTLY MADE FROM AN
ACTUAL SURVEY MADE ON THE GROUND OF THE PROPERTY LEGALLY DESCRIBED HEREON,
AND THAT THERE ARE NO APPARENT DISCREPANCIES, CONFLICTS, OVERLAPPING OF
IMPROVEMENTS, VISIBLE UTILITY LINES OR ROADS IN PLACE, EXCEPT AS SHOWN ON THE
ACCOMPANYING PLAT, AND THAT THE CORNER MONUMENTS SHOWN THEREON WERE
PROPERLY PLACED UNDER MY SUPERVISION IN ACCORDANCE WITH THE SUBDIVISION
REGULATIONS OF THE CITY OF GEORGETOWN, TEXAS.
TO CERTIFY WHICH, WITNESS MY HAND AND SEAL AT GEORGETOWN, WILLIAMSON,
TEXAS, THIS
________DAY OF__________ , 20____.
MIGUEL A. ESCOBAR, L.S.L.S, R.P.L.S.
STATE OF TEXAS NO. 5630
I, SOFIA NELSON, PLANNING DIRECTOR OF THE CITY OF GEORGETOWN, TEXAS, DO HEREBY
CERTIFY THIS PLAT IS APPROVED FOR FILING OF RECORD WITH THE COUNTY CLERK OF
WILLIAMSON COUNTY, TEXAS.
_________________________ ________________
SOFIA NELSON, PLANNING DIRECTOR DATE
BASED UPON THE ABOVE REPRESENTATIONS OF THE ENGINEER OR SURVEYOR WHOSE
SEAL IS AFFIXED HERETO, AND AFTER A REVIEW OF THE PLAT AS REPRESENTED BY THE
SAID ENGINEER OR SURVEYOR, I FIND THAT THIS PLAT COMPLIES WITH THE
REQUIREMENTS OF CHAPTER 15.44, FLOOD DAMAGE PREVENTION, OF THE
GEORGETOWN MUNICIPAL CODE. THIS CERTIFICATION IS MADE SOLELY UPON SUCH
REPRESENTATIONS AND SHOULD NOT BE RELIED UPON FOR VERIFICATIONS OF THE FACTS
ALLEGED. THE CITY OF GEORGETOWN DISCLAIMS ANY RESPONSIBILITY TO ANY MEMBER
OF THE PUBLIC OR INDEPENDENT VERIFICATIONS OF THE REPRESENTATION, FACTUAL OR
OTHERWISE, CONTAINED IN THIS PLAT AND THE DOCUMENTS ASSOCIATED WITH IT.
____________________________________________
GLEN HOLCOMB, BUILDING OFFICIAL DATE
CITY OF GEORGETOWN, TEXAS
STATE OF TEXAS {
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF WILLIAMSON {
I, NANCY RISTER, CLERK OF THE COUNTY COURT OF SAID COUNTY, DO HEREBY CERTIFY
THAT THE FOREGOING INSTRUMENT IN WRITING, WITH ITS CERTIFICATE OF
AUTHENTICATION WAS FILED FOR RECORD IN MY OFFICE ON THE________ DAY
OF__________, 20__, A.D., AT ___ O’CLOCK, __.M., AND DULY RECORDED THIS
THE________DAY OF__________, 20__, A.D., AT ___ O’CLOCK, __.M., IN THE OFFICIAL
PUBLIC RECORDS OF SAID COUNTY IN DOCUMENT NO.______________.
TO CERTIFY WHICH, WITNESS MY HAND AND SEAL AT THE COUNTY COURT OF SAID
COUNTY, AT MY OFFICE IN GEORGETOWN, TEXAS, THE DATE LAST SHOWN ABOVE
WRITTEN.
NANCY RISTER, CLERK
COUNTY COURT OF WILLIAMSON COUNTY, TEXAS
BY: ______________________________, DEPUTY
FINAL PLAT OF
UNIVERSITY VISTA
A 3.42 ACRE SUBDIVISION IN THE
WILLIAM ADDISON SURVEY, A-21
WILLIAMSON COUNTY, TEXAS
DESCRIPTION OF A 3.42 ACRE TRACT OF LAND LOCATED IN THE WILLIAM
ADDISON SURVEY, ABSTRACT 21, WILLIAMSON COUNTY, TEXAS, BEING ALL OF
THAT CERTAIN TRACT OF LAND CONVEYED TO UNIVERSITY VISTA TOWNHOMES,
LTD BY WARRANTY DEED OF RECORD IN DOCUMENT NUMBER 2003089619 SAID
OFFICIAL PUBLIC RECORDS, SAID 3.42 ACRE TRACT OF LAND BEING MORE
PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGINNING, at a 1/2 inch iron rod found in the west line of that certain 35 foot wide
right-of-way dedication as shown on FIRE STATION NO. 7 SUBDIVISION, a map of which is
recorded in Document No. 2018100941, of the Official Public Records of Williamson
County, Texas, for the southwest corner of a said University Vista Townhomes tract and
for the southeast corner of the herein described tract, from which point a 1/2 inch iron
rod found for the southwestern most corner of said 35 foot wide right-of-way dedication,
same point being the southeast corner of that certain called 117.48 acre tract of land
conveyed to Southwestern University by General Warranty Deed of record in Document
No. 2001018260, said Official Public Records, bears South 18°49'32” East, with said west
line of the 35 foot wide right-of-way dedication, a distance of 20.06 feet;
THENCE, with the common boundary line of said University Vista Townhomes Tract and
said Southwestern University tract, the following three (3) courses and distances:
1.South 74°56'08" West, a distance of 358.19 feet, to a 1/2 inch iron rod found for the
beginning of a tangent curve to the right and for the southern most southwest corner
of said University Vista Tract and for the southern most southwest corner of the
herein described tract;
2.with said tangent curve to the right, an arc distance of 39.27 feet, having a radius of
25.00 feet, a central angle of 089°59'20", and a chord that bears
North 60°04'11" West, a chord distance of 35.35 feet, to a 1/2 inch iron rod found for
the end of said tangent curve to the right and for the western most southwest corner
of said University Vista Tract and for the western most southwest corner of the herein
described tract;
3.North 15°04'31" West, a distance of 380.14 feet, to a 1/2 inch iron rod found for the
southwest corner of that certain called 14.73 acre tract of land called “Tract 3”
conveyed to Southwestern University, of record in Document No. 2000068095, said
Official Public Records, for the northwest corner of said University Vista Tract and for
the northwest corner of the herein described tract;
THENCE, North 75°28'46" East, with the north boundary line of said University Vista
Townhomes tract, same line being the south boundary line of said Tract 3 Southwestern
University Tract, a distance of 356.74 feet, to a 1/2 inch iron rod found on the west
boundary line of Lot 1, Block 1, said FIRE STATION NO. 7 SUBDIVISION, for the southern
most southeast corner of said Tract 3 Southwestern University Tract, same point being the
northeast corner of said University Vista Tract and for the northeast corner of the herein
described tract;
THENCE, South 18°50'38" East, with the east boundary line of said University Vista
Townhomes tract, same line being the west boundary line of said Lot 1, at a 387.55 feet
pass a 1/2 inch iron rod with cap stamped “STEGER BIZZELL” found for the southwest
corner of said Lot 1, in all a total distance of 402.62 feet, the POINT OF BEGINNING, and
containing 3.42 acres of land, more or less, within these metes and bounds.
THIS SUBDIVISION TO BE KNOWN AS "UNIVERSITY VISTA CONDOMINIUMS" HAS BEEN
ACCEPTED AND APPROVED FOR FILING OF RECORD WITH THE COUNTY CLERK OF
WILLIAMSON COUNTY, TEXAS, ACCORDING TO THE MINUTES OF THE GEORGETOWN
PLANNING AND ZONING COMMISSION ON THE ______ DAY OF _________, 2019, A.D.
ERCEL BRASHEAR, CHAIRMAN DATE
BEN STEWART, SECRETARY DATE
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Page 17 of 167
City of Georgetown, Texas
Planning and Zoning
August 20, 2019
S UB J E C T:
P ublic Hearing and pos sible actio n o n a reques t for a R eplat of p art o f the O riginal To wns ite, O utlo t 1,
Division D, Lo ts 5-7, and P art o f Lot 8, Blo c k 8; P art o f lots 5-8, Blo ck 4; and P art of F irs t, S ec o nd, and
F o res t S treets , in the Nicho las P orter S urvey, Abs tract No. 497, lo cated at the c o rner o f T hird and F o res t
S treet, to b e kno wn as the R iverb luff S ubdivis ion, Lo t 1, Blo ck A (2019-14-F P ) -- Andreina Dávila-
Q uintero , AI C P, C urrent P lanning Manager
IT E M S UMMARY:
Overview of Applicant’s Request:
Ap p ro val o f a R eplat of an ap p ro ximately 1.46-ac re tract of land to create a new 1-lot sub d ivision to be
kno wn as the R iverbluff S ub d ivision.
S taff’s Analysis:
S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther
ap p licable cod es . S taff has d etermined that the propos ed req uest meets 5 o f the 5 criteria estab lis hed in
UDC S ec tion 3.08.080.D fo r a R ep lat, as outlined in the attached S taff R ep o rt.
Public Comments:
As required by the Unified Develo p ment C ode, all p ro p erty owners within a 200-foot radius of the sub jec t
p ro p erty and within the s ub d ivis ion were no tified o f the R ep lat req ues t (28 notices), and a legal no tic e
ad vertis ing the pub lic hearing was p laced in the S un Newspaper Augus t 4, 2019. To date, staff has
received no written c o mments for o r against the reques t.
F IN AN C IAL IMPAC T:
No ne. T he applic ant has paid the required ap p lic atio n fees .
S UB MIT T E D B Y:
R o b yn Miga, C o ntract P lanner
AT TAC H ME N T S:
D escription Type
2019-14-FP - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Plat Exhibit
Pres entation Pres entation
Page 18 of 167
Planning and Zoning Commission
Planning Department Staff Report
2019-14-FP
Riverbluff Subdivision Page 1 of 4
Report Date: August 16, 2019
Case No: 2019-14-FP
Project Planner: Andreina Dávila-Quintero, AICP, Current Planning Manager
Item Details
Project Name: Riverbluff Subdivision
Project Location: 203 Forest St, generally located at the northeast corner of 3rd Street and Forest
Street, within City Council district No. 6.
Total Acreage: 1.46 acres
Legal Description: 1.46 acres out of the Nicholas Porter Survey, Abstract No. 497, also being Lots
5, 6, 7, and part of Lot 8, Block 8, Division D, part of Lots 5, 6, 7 and 8, Block 4,
Division D, and a part of Outlot I, Division D, of the Original Townsite of the
City of Georgetown, and a portion of W 2nd St and Forest St.
Applicant: WAAPF, Ltd.
Property Owner: WAAPF, Ltd.
Request: Approval of a Replat for the Riverbluff Subdivision
Case History: This is the first public hearing of this request.
Page 19 of 167
Planning Department Staff Report
2019-14-FP
Riverbluff Subdivision Page 2 of 4
Plat Summary
Number of Phases: 1
Residential Lots: 1
Total Lots: 1
Site Information
The subject property is located at the northeast corner of Forest St and W 3rd St just south of the South
Fork San Gabriel River, and to the east of the bend at Scenic Drive where the road turns south and turns
into Forest Street. It is approximately 440 feet east of S Austin Ave. It an existing Future Land Use
designation of Parks, Recreation, Open Space. A small portion along the southern border of this
property is located within the Downtown Transition Area, which is an area meant to transition
downtown between the residential neighborhoods. It is currently zoned Mixed Use Downtown (MU-
DT) and is also in the Downtown Overlay District.
Physical and Natural Features:
The subject property is undeveloped and is partially located within the 100 and 500-year floodplain. In
addition, the subject property is covered in brush and trees with a significant elevation change towards
the west and is bordered on the north side by the South San Gabriel River Trail.
Utilities
The subject property is located within the City’s service area for water, wastewater, and electric. It is
anticipated that there is adequate water and wastewater capacity to serve the subject property at this
time.
Transportation
The subject property is located at the northeast corner of Forest and Third streets. These are both
classified as local neighborhood streets, but the property would take access from both with the
proposed development. This property is also located in close proximity to the GoGeo Transfer Station
at the Georgetown Public Library on 8th Street as well as the stop at 2nd/Austin Ave, providing access to
other residential and commercial areas within the city, including the convention center, St. David’s
Hospital, the Georgetown Recreation Center and Wolf Ranch Town Center.
The proposed development is not expected to general enough trips to trigger a Traffic Impact Analysis;
however, if the scope changes, one could be required. A Traffic Impact Analysis (TIA) would be
required at time of Site Development Plan for any development that generates more than two thousand
(2,000) average daily trips based upon the latest edition of the Institute of Transportation Engineers
(ITE) Trip Generation Manual.
Parkland Dedication
Parkland dedication requirements are being met through fee-in-lieu in the amount of $56,000, per an
agreement that was reached between the property owner and the city by Resolution No. 2015005388.
Page 20 of 167
Planning Department Staff Report
2019-14-FP
Riverbluff Subdivision 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 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
Complied 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 21 of 167
Planning Department Staff Report
2019-14-FP
Riverbluff Subdivision 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.
Public Notification
As required by the Unified Development Code, all property owners within a 300-foot radius of the
subject property and within the subdivision were notified of the Replat request (28 notices), and a legal
notice advertising the public hearing was placed in the Sun Newspaper August 4, 2019. To date, staff
has received no written comments for or against the request.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Riverbluff Subdivision
Page 22 of 167
S IH 35 NB
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2019-14-FPExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Fee t
Page 23 of 167
Page 24 of 167
Page 25 of 167
Replat for the Riverbluff
Subdvision
2019-14-FP
Planning & Zoning Commission
August 20, 2019
Page 26 of 167
Item Under Consideration
2019-14-FP
•Request for a Replat of part of the Original Townsite, Outlot 1, Division D,
Lots 5-7, and Part of Lot 8, Block 8; Part of lots 5-8, Block 4; and Part of First,
Second, and Forest Streets, in the Nicholas Porter Survey, Abstract No. 497,
located at the corner of Third and Forest Street, to be known as the
Riverbluff Subdivision, Lot 1, Block A.
Page 27 of 167
Call-Out Box
Location Map
Page 28 of 167
Page 29 of 167
Page 30 of 167
Approval Criteria –UDC 3.08.080.D
Criteria for a Replat Complies PartiallyComplies Does Not Comply
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.
X
The plat meets or exceeds the requirements of this Unified Development Code and any applicable State or local laws.X
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, improvement, or widening of City roads, taking into account access to and extension of sewer and water mains and the instrumentality of public utilities.
X
Page 31 of 167
Approval Criteria –UDC 3.08.080.D
Criteria for a Replat Complies PartiallyComplies Does Not Comply
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 health, safety, morals, or general welfare of the City and the safe, orderly, and healthful development of the City.
X
The tract of land subject to the application is adequately served by public improvements and infrastructure.X
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.
n/a
A Replat may not amend or remove any covenants or restrictions and is controlling over the preceding plat.X
Page 32 of 167
Public Notification
Page 33 of 167
Public Notifications
•28 property owners,who are within 200’of the subject property to be
replatted,were notified about the public hearing;
•Notice of the public hearing was published in the Sun News on August 4,
2019;and
•To date,staff has received no written comments in favor of the request,but
has received one written comment in opposition of the request.
Page 34 of 167
City of Georgetown, Texas
Planning and Zoning
August 20, 2019
S UB J E C T:
P ublic Hearing and pos sible actio n o n a reques t for a S ub d ivision Variance to waive the S idewalk
C o nstruc tion req uirement o f S ec tion 12.07.010 o f the Unified Development C ode, for the property
generally lo cated at 801 E. 2nd S treet, bearing the legal d es criptio n o f Lot 1, Blo ck A, Hauser R id ge
S ubdivis io n (2019-3-WAV) -- Ethan Harwell, P lanner
IT E M S UMMARY:
Overview of Applicant’s Request:
T he applic ant is reques ting a waiver fro m the requirement of S ectio n 12.07.010 of the Unified
Development C ode, whic h req uires a sidewalk to be cons tructed ac ro s s the property at 801. E. 2nd S treet.
T he sub ject p ro p erty is currently vac ant, and the p ro p erty owner wishes to d evelop it with a new s ingle-
family home, thus triggering the sidewalk requirement.
S taff’s Analysis:
S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther
ap p licable cod es . S taff has d etermined that the propos ed req uest only p artially c omplies with o ne o f the
five criteria es tablis hed in UDC S ectio n 3.22.060 fo r a S ubdivis io n Varianc e, as o utlined in the attac hed
S taff R ep o rt.
Public Comments:
As required b y the Unified Develo p ment C o d e (UDC ), all p ro p erty owners and regis tered neighborho o d
as s o ciatio ns within 300 feet o f the s ubjec t property were notified of the req ues t (17 notices mailed ), a legal
notice ad vertis ing the pub lic hearing was p lac ed in the S un News p ap er (Augus t 4, 2019) and signs were
p o s ted o n-site. As of the pub licatio n d ate of this report, s taff has received 2 written c o mments in favo r and
none in oppos ition of the reques t.
F IN AN C IAL IMPAC T:
No ne. T he applic ant has paid the required ap p lic atio n fees .
S UB MIT T E D B Y:
Ethan Harwell, P lanner
AT TAC H ME N T S:
D escription Type
2019-3-WAV - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Letter of Intent Backup Material
Exhibit 3 – Concept Plan Backup Material
Exhibit 4 – Map Exis ting Sidewalk Conditions from 2015 Sidewalk
Mas terplan
Backup Material
Exhibit 5 – Sidewalk Project Priority Map Backup Material
Exhibit 6 – 2nd Street Project Summary from 2015 Sidewalk
Mas terplan Backup Material
Page 35 of 167
Exhibit 7 – Public Comments Backup Material
Pres entation Pres entation
Page 36 of 167
Planning and Zoning Commission
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 1 of 7
Report Date: August 16, 2019
File No: 2019-3-WAV
Project Planner: Ethan Harwell, Planner
Item Details
Project Name: 801 E. 2nd Street
Project Location: 801 E. 2nd Street, within City Council district No. 6
Total Acreage: 0.33 acres
Legal Description: Lot 1, Block A, Hauser Ridge Subdivision
Applicant: Lisa Forsythe & Rick Williamson
Property Owner: Lisa Forsythe & Rick Williamson
Request: Waiver from the requirement of Section 12.07.010 of the Unified Development
Code, which requires a sidewalk to be constructed across the property at 801.
E. 2nd Street.
Page 37 of 167
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 2 of 7
Overview of Applicant’s Request
The applicant is requesting a waiver from the requirement of Section 12.07.010 of the Unified
Development Code, which requires a sidewalk to be constructed across the property at 801. E. 2nd
Street. The subject property is currently vacant, and the property owner wishes to develop it with a
new single-family home. In their letter of intent (Exhibit 2), the applicant cites the lack of sidewalks on
homes in the same subdivision and in the general vicinity as the reasons for their request.
Site Information
Location:
The subject property is located at 801 E. 2nd Street between N. College Street and Holly Street. The site
is currently zoned Residential Single-Family (RS) and has a Future Land Use designation of Moderate
Density Residential (MDR).
Physical Characteristics:
The subject property is approximately 0.33 acres and slopes towards a low, vegetated area at the rear
of the lot. There are several smaller trees on the buildable area of the property.
Page 38 of 167
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 3 of 7
Background
The subject property was created in 2002 as a part of the six lot Hauser Ridge Subdivision. Five of the
lots in the subdivision have homes constructed between 2003 and 2005. There is no sidewalk existing
around these homes.
The current property owners wish to build a new single-family home on the remaining undeveloped
lot. Currently, the UDC standards related to sidewalks (Section 12.07.010) require that sidewalks be
constructed at the time of the building permit.
In 2015, the City adopted the 2015 Sidewalk Master Plan. This plan is meant to guide sidewalk
development and policy through the year 2025. The goals and policies of the plan support the policies
of the 2030 Comprehensive Plan by encouraging an active, safe pedestrian environment. The plan
evaluated existing pedestrian facilities, identified opportunities for future sidewalks, and created a
prioritized implementation plan for City investment in new sidewalks.
The plan identified E. 2nd Street between Austin Ave. and Holly St. as a Priority 1 Project (Exhibits 5 &
6). This designation was given because of the lack of sidewalks, the medium condition of existing
sidewalks (Exhibit 4), and its close proximity and connection to the Downton Overlay District, multiple
parks, the trails along the San Gabriel River, and Southwestern University. 2nd Street was also
mentioned to have special importance during the public outreach process for the plan. In 2015, the
estimated cost of these improvements for the entire length of 2nd Street was $410,000.
Recently, the City constructed a six foot sidewalk across VFW Park, approximately 700 feet west of the
subject property, and a sidewalk along Holly Street that connects to the Bark Park, approximately 220
feet east of the property.
Utilities
The subject property is located within the City’s service area for water, wastewater, and electricity. It is
anticipated that there is adequate water and wastewater capacity at this time to serve this property by
existing capacity.
Transportation
The subject property has approximately 80 feet of frontage along E. 2nd Street, which is identified as a
Major Collector on the Overall Transportation Plan.
Approval Criteria
According to the UDC, a subdivision variance may be approved, conditionally approved, or
disapproved by the Planning and Zoning Commission. Approval requires a super-majority vote by the
Commission. At least four (4) of the following factors are required for approval:
Page 39 of 167
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 4 of 7
SUBDIVISION VARIANCE
CRITERIA
FINDINGS COMMENTS
That the granting of the variance
will not be detrimental to the public
health, safety or welfare or injurious
to other property in the area or to
the City in administering this Code.
Partially Complies The installation of a sidewalk on the
subject property will contribute to
the provision of effective mobility
and pedestrian safety along this
roadway, even if in the immediate
future it will not be part of a larger,
useful system. To the east of the site
there is a six-foot wide sidewalk
along Holly Street (approximately
220 feet away), but the lots between
the subject property and Holly St do
not have sidewalk. To the west, there
is a six-foot wide sidewalk along E.
2nd Street at VFW Park
(approximately 700 feet away), but
there is no sidewalk on the
properties to the west of the subject
property to meet it. While the
sidewalk would be isolated once
constructed, the intent of this
regulation is to provide sidewalks as
property (re)develops to eventually
provide a complete network. Because
of this, staff finds that granting of the
variance may be detrimental as these
properties and the roadway
redevelops due to the lack of a safe
pedestrian network.
That the granting of the variance
would not substantially conflict
with the Comprehensive Plan and
the purposes of this Code.
Does Not Comply The 2030 Comprehensive Plan goals
and polices call for a safe pedestrian
network as an alternative to
automobile usage. Specifically, in
policy 1.E.3 of the Land Use Element,
the plan promotes safe and friendly
pedestrian routes as a key to creating
quality neighborhoods.
The City’s 2015 Sidewalk
Masterplan, a component of the
Overall Thoroughfare Plan, follows
this policy and seeks to ensure that
Georgetown is a “safe, walkable city
which accommodates all users.” The
Page 40 of 167
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 5 of 7
SUBDIVISION VARIANCE
CRITERIA
FINDINGS COMMENTS
plan makes recommendations that
promote investment in older
neighborhoods and places where
gaps in the system exist. It also
recommends the enforcement the
UDC requirements related to
sidewalks, so that as many steps are
being taken towards building a
complete sidewalk network. The
Plan identifies the 2nd Street corridor
as a Priority 1 Project. This corridor
holds special importance due to its
proximity to parks, trails, the
Downtown Overlay District, and
other land uses that generate
pedestrian traffic, but at the time of
the writing of the plan there were no
pedestrian facilities along the
corridor.
The UDC requires a 6-foot wide
sidewalk along this the frontage of
this property. However, The UDC
does provide additional guidance on
the matter in Section 12.07.010.A
where it states that infill projects
should provide sidewalks where
practical, but consideration should
be given to the existing conditions of
the built and natural environment.
This allows the property owner, in
collaboration with City staff, to
consider alternative locations and
design for the required sidewalk. In
reviewing the existing conditions of
the site, staff finds that a sidewalk
along this roadway is feasible. In
addition, Section 12.07.010 states that
some justifications for the variance
may include the location of the
proposed facilities in relationship to
the existing and planned pedestrian
network, the need for the facility,
Page 41 of 167
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 6 of 7
SUBDIVISION VARIANCE
CRITERIA
FINDINGS COMMENTS
and topography/natural features.
The Land Use Element of the 2030
Comprehensive Plan promotes
complete, pedestrian oriented, streets
throughout its policies. Thus,
waiving the sidewalk requirement
would be in conflict with the
Comprehensive Plan and purpose of
the UDC.
That the conditions that create the
need for the variance do not
generally apply to other property in
the vicinity.
Does Not Comply There are other undeveloped
residential lots in the area that do not
have any existing sidewalks. As
these properties (re)develop, the
UDC’s sidewalk requirement would
apply.
That application of a provision of
this Code will render subdivision of
the land impossible.
Does Not Comply The subject property is already a
platted lot and does not possess
sufficient street frontage to be
subdivided further. In addition, all
properties are required to provide a
sidewalk at time of development,
and would not render subdivision of
the land impossible.
Where the literal enforcement of
these regulations would result in an
unnecessary hardship.
Does Not Comply The enforcement of these regulations
would not result in a hardship. The
property could still be developed in
accordance with the property
owner’s wishes and as permitted by
the UDC.
Summary:
Overall, Staff finds that the request only partially complies with one of the approval criteria. The
approval of the waiver would not support a safe pedestrian environment and would not be consistent
with the policies and recommendations of the 2030 Compressive Plan or the Sidewalk Master Plan.
Public Notification
As required by the Unified Development Code (UDC), all property owners within 300 feet of the subject
property were notified of the request (17 notices mailed), a legal notice advertising the public hearing
was placed in the Sun Newspaper (August 4, 2019) and signs were posted on-site. As of the publication
date of this report, staff has received two written comments in favor (Exhibit 7) and no written
Page 42 of 167
Planning Department Staff Report
2019-3-WAV
801 E. 2nd Street Page 7 of 7
comments in opposition of the request.
Motion
When making a motion to approve, approve with conditions, or disapprove the variance request, the
Planning and Zoning Commission must identify and recite each factor that the Commission has found
to have been met, or not met (in the event of a disapproval).
Attachments
WAV-2018-003 – P&Z Staff Report
Exhibit 1 – Location Map
Exhibit 2 – Letter of Intent
Exhibit 3 – Concept Plan
Exhibit 4 – Map Existing Sidewalk Conditions from 2015 Sidewalk Masterplan
Exhibit 5 – Sidewalk Project Priority Map
Exhibit 6 – 2nd Street Project Summary from 2015 Sidewalk Masterplan
Exhibit 7 – Public Comments
Presentation
Page 43 of 167
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FOREST ST
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N AUSTIN AVE
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ENTR 261 NB
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2019-3-WAVExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Fee t
Page 44 of 167
Letter of Intent
Subject – 801 E. 2nd Street, Georgetown, TX 78626 / Owners – Lisa Forsythe & Rick Williamson
Request for a subdivision variance to waive the requirement to construct the sidewalk for new build
residential home in Old Town
1. That the granting of the variance will not be detrimental to the public health, safety or
welfare or injurious to other property in the area or to the City in administering this Code.
ANSWER- Granting this variance will not be detrimental to the public health, as the public
already uses the sides of the street for passing along every lot in our plated community. And to
our knowledge, no pedestrian has ever been involved in a traffic accident or been struck by a
passing vehicle in the history of our platted community. What is detrimental to the public
health in our platted community is the city’s lack of completing the construction of East 2nd
street beyond College Street, which was specifically itemized in the special City Bond ballet
several years ago and which specially included ALL of East 2nd Street! However, it has never
been completed beyond College Street! Consequently, the poorly constructed 2nd Street
extension up to S. Holly Street is not even a legal roadway. It is too narrow just beyond our
platted community, and without yellow center lines or white edge-to-edge lines all up and down
this 3-block section.
2. That the granting of the variance would not substantially conflict with the Comprehensive
Plan and the purpose of this Code.
ANSWER- Granting this variance would not conflict with the City’s Comprehensive Plan, as we
already explored any such conflict over two years ago through the Georgetown Planning
Department, when seeking to acquire the City’s abandoned Pine Street extension that ajoins
our property on the west side of our lot. The City Council approved our acquiring that land only
after it first explored any other use the City might have had in mind for it. There was none.
3. Conditions that create the need for the variance do not generally apply to other property in
the vicinity.
ANSWER- Not only do they not apply to the other five lots in our platted community since it was
created in 2002, none of the other home owners, including the home we now live at within this
platted community, have ever been approached by the city to build sidewalks. So why should
we be the lone property in our community required to have a sidewalk.
4. That application of a provision of this Code will render subdivision of the land impossible.
Page 45 of 167
ANSWER- Does not apply as our platted community has been fully sub-divided and platted since
2002.
5. Where the literal enforcement of these regulations would result in an unnecessary hardship.
ANSWER- We are being unfairly singled out as the only property in our platted sub-division
required to have a sidewalk. Consequently, since no other homeowners in our platted
community considered them necessary, we feel obligated to conform to their uniformity of no
sidewalks. To do otherwise would be in conflict with the uniformity this City appears to most
highly value. Furthermore, it only seems reasonable to allow the city to review the need for
sidewalks in our platted community when the extension, widening and proper lane-marking of
E. 2nd Street is done, as called for in the previous Bond Election documentation.
Page 46 of 167
LIVING SQUARE FOOTAGE
TOTAL LIVING 2597
SQ FT
TOTAL SLAB SQUARE FOOTAGE
TOTAL SLAB 3556 SQ FT
SLAB COVERAGE 24.60%
TOTAL IMPERVIOUS COVERAGE SQUARE
FOOTAGE
TOTAL
IMPERVIOUS 4123 SQ FT
TOTAL COVERAGE 28.52%
MASONRY PERCENTAGE
TOTAL MASONRY 96%
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MUST COMPLY WITH THE 2012 IRC, COG UNIFIED
DEVELOPMENT CODE, 2014 NEC & CITY OF
GEORGETOWN ELECTRICAL ORDINANCE 2014-67
Must comply with water conservation ordinance
2014-023
Must comply with COG Construction Driveway
Standards
Landscaping must comply with City of
Georgetown Unified Development Code Section
8.03
Required Trees cannot be planted in PUE per
section/ROW section 12.04.020 and 13.03 of COG
UDC
All Heritage Trees require a pruning permit.
Please contact Urban Forester for more info and
to obtain a permit
Five (5) foot sidewalk is required along street per
section 12.04 of COG UDC
Fences must comply with section 8.07.020 and
8.07.040 of the COG UDC
Must comply with all Plat notes
All Backflow reports must be uploaded to
www.vepollc.com
Inspections must be requested by 3PM for next
business day inspection*in most cases
PerPlatNote#7:abackflow
prevention device must be
installed at each water meter due
to the location of the sanitary
easement.
6-foot sidewalk
Page 47 of 167
E 3 R D ST
E 2 N D ST
HOLLY ST
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Aerial - Sidewalks 2015
2019-3-WAV LegendSiteCity Limits
0 250 500Feet
Page 48 of 167
E 3 R D ST
E 2 N D ST
HOLLY ST
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Aerial - Sidewalk Master Plan Priority Projects 2015
2019-3-WAV LegendSiteCity Limits
0 250 500Feet
Page 49 of 167
FINAL REPORT
25March 2015
Preliminary Costs
Description Estimated
Quantity
New Sidewalk 3,000 LF
New Curb Ramps 10 EA
Sidewalk Repairs 0 LF
Curb Ramp
Repairs 1 EA
Total $410,000
Notable Elements
●Connection to Downtown
Overlay District
●VFW Park
●Bark Park
●San Gabriel River Trail
●McMaster Athletic Complex
●Public Priorities
●Parks and Recreation
Priorities
2nd Street
Excellent
Good
Passable
Limited Failure
Failing
No Sidewalk
Trail
Downtown District
Project Area
LEGEND
Page 50 of 167
Page 51 of 167
Page 52 of 167
801 E. 2nd Street
2019-3-WAV
Planning & Zoning Commission
August 20, 2019
Page 53 of 167
Item Under Consideration
2019-3-WAV
•A Subdivision Variance to waive the requirement of Section 12.07.010
of the UDC, which requires a sidewalk to be constructed across the
property at 801. E. 2nd Street.
Page 54 of 167
Location Map
VFW Park
Bark Park
Suddenlink Office
McMaster
Athletic Complex
Trail Access
Page 55 of 167
Background
•Sidewalk is required with new single-family homes
•6-foot wide sidewalk is required along Major Collector Roads
•No existing sidewalks in the area
•Priority 1 Project in the Sidewalk Masterplan
•UDC 12.07.010.E Justifications for the variance include, but are not limited to
•Location of the facility in relation to the existing or planned pedestrian network
•the need for the facility
•topography/natural features
Page 56 of 167
Plot Plan
6’ Sidewalk in ROW
Page 57 of 167
2015 Existing Conditions
No SidewalkGood
Excellent
Passable
Page 58 of 167
Priority 1 Projects
Priority 1 Project
Page 59 of 167
Priority 1 Project
•Parks and Recreation
•VFW Park
•Bark Park
•San Gabriel River Trails
•McMaster Athletic Complex
•Connection to Downtown
Overlay District
6’ Sidewalk along VFW
Park to College St.
Page 60 of 167
Approval Criteria –UDC Section 3.22.060
Criteria for Subdivision Variance Complies Partially
Complies
Does Not
Comply
That the granting of the variance will not be detrimental to the public
health, safety or welfare or injurious to other property in the area or to
the City in administering this Code.
X
That the granting of the variance would not substantially conflict with the
Comprehensive Plan and the purposes of this Code. X
That the conditions that create the need for the variance do not generally
apply to other property in the vicinity. X
That application of a provision of this Code will render subdivision of the
land impossible.X
Where literal enforcement of these regulations would result in an
unnecessary hardship.X
Page 61 of 167
Public Notifications
•17 property owners within the
300’ buffer
•Notice in Sun News on August 4th
•Signs posted on the property
•2 written comments in Favor
Page 62 of 167
Summary
•Public Hearing and possible action on a request for a Subdivision
Variance to waive the Sidewalk Construction requirement of Section
12.07.010 of the Unified Development Code, for the property
generally located at 801 E. 2nd Street, bearing the legal description of
Lot 1, Block A, Hauser Ridge Subdivision (2019-3-WAV )
•Per UDC Section 3.22.050, a Subdivision Variance may be approved,
conditionally approved, or disapproved by the Planning & Zoning
Commission with a super majority vote.
•The motion should also include findings of how it either met/did not
meet each of the criteria.
Page 63 of 167
City of Georgetown, Texas
Planning and Zoning
August 20, 2019
S UB J E C T:
P ublic Hearing and pos sible actio n o n a reques t to rezone approximately 45.819 ac res in the Jo hn Berry
S urvey No . 3, Abs tract No. 51, from the G eneral C ommerc ial (C -3), High Dens ity Multi-F amily (MF -2),
and Townhous e (T H) zoning districts to the P lanned Unit Develo p ment (P UD) dis trict, with b as e zoning
d is tric ts o f G eneral C ommerc ial (C -3), and Low Dens ity Multi-F amily (MF -1) fo r the p ro p erty generally
lo cated at the s outhwes t c o rner o f the F M 971 and S H 130 Toll inters ection (P UD-2018-007) -- And reina
Dávila-Q uintero , AIC P, C urrent P lanning Manager
IT E M S UMMARY:
Overview of Applicant’s Request:
T he Ap p licant is req ues ting to rezone the s ub jec t property into a P lanned Unit Develo p ment (P UD)
d is tric t to d evelo p a horizontal mixed-us e development o ver ap p ro ximately 46 ac res inc luding commerc ial
and d etac hed multi-family residential to b e developed as a res id ential c o ndo minium s ub d ivision matching
in ap p earanc e and s cale o f a s ingle-family detac hed s ub d ivision.
T he proposed d evelopment will c o nsist of ap p ro ximately 6.3 ac res to be develo p ed with s everal general
commerc ial us es , with the exc ep tion of c ertain auto-related , trans p ortation and entertainment uses .
Ad d itionally, it will c o ns ist of ap p ro ximately 39.5 ac res o f detached multi-family units with a maximum of
225 units develo p ed at a d ensity of s ix (6) d welling units per ac re. In additio n to the residential and
commerc ial us es , a 5.6-ac re private p arkland area, and 2.7 -acre p rivate open s p ace that will inc lude p rivate
amenities and o ther rec reational fac ilities have b een inc luded as part of the d evelopment.
S taff ’s Analysis:
S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther
ap p licable cod es . S taff has d etermined that the propos ed req uest partially c o mp lies with all o f the criteria
fo r rezoning and P lanned Unit Developments es tab lis hed in UDC S ec tions 3.06.030 and 3.06.040,
res p ectively, as outlined in the attached S taff R ep o rt.
Public Comments:
As required b y the Unified Develo p ment C o d e, all property o wners and regis tered as soc iations within a
300-foot radius o f the s ubjec t s ite that are loc ated within C ity limits were notified of the rezoning
ap p licatio n (8 no tic es mailed), a legal notice advertis ing the pub lic hearing was plac ed in the S un
Newspaper (Augus t 4, 2019) and s igns were p o s ted o n-site. As o f the p ublic atio n d ate o f this rep o rt, staff
has received 0 written c o mment in for o r agains t the reques t.
F IN AN C IAL IMPAC T:
No ne. T he applic ant has paid the required ap p lic atio n fees .
S UB MIT T E D B Y:
Andreina Davila
AT TAC H ME N T S:
D escription Type
Page 64 of 167
PUD-2018-007 - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Future Land Us e Map Exhibit
Exhibit 3 - Zoning Map Exhibit
Exhibit 4 - PUD Document Exhibit
Pres entation Pres entation
Page 65 of 167
Planning and Zoning Commission
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007
Report Date: August 16, 2019
Case No: PUD-2018-007
Project Planner: Andreina Dávila-Quintero, AICP, Current Planning Manager
Item Details
Project Name: Troop Tract PUD
Project Location: Generally Located at the southwest corner of FM 971 and SH 130 Toll
Total Acreage: 45.819 acres
Legal Description: 45.819-acre tract of land out of and part of the John Berry Survey Number 3,
Abstract No. 51.
Applicant: SEC Planning, LLC, Peter Verdicchio, c/o KB Home
Property Owner: David Troop
Request: Zoning Map Amendment to rezone the subject property from Townhome
(TH), General Commercial (C-3), and High Density Multi-Family (MF-2) to
a Planned Unit Development (PUD) with a base zoning district of Low-
Density Multi-Family (MF-1) and General Commercial (C-3).
Case History: This is the first public hearing for this case.
Location Map
Page 66 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 2 of 13
Overview of Applicant’s Request
The Applicant is requesting to rezone the subject property into a Planned Unit Development (PUD)
district to develop a horizontal mixed-use development over approximately 46 acres including
commercial and detached multi-family residential to be developed as a residential condominium
subdivision matching in appearance and scale of a single-family detached subdivision.
The proposed development will consist of approximately 6.3 acres to be developed with several
general commercial uses, with the exception of certain auto-related, transportation and entertainment
uses. Additionally, it will consist of approximately 39.5 acres of detached multi-family units with a
maximum of 225 units developed at a density of six (6) dwelling units per acre. In addition to the
residential and commercial uses, a 5.6-acre private parkland area, and 2.7 -acre private open space that
will include private amenities and other recreational facilities have been included as part of the
development.
Site Information
Location:
The subject property is located southwest of the FM 971 (Weird Rd) and SH 130 Toll intersection, and
east of SE Inner Loop. It is currently vacant.
Physical and Natural Features:
The subject property is generally flat and has a small concentration of trees along the eastern portion,
with no other special environmental or natural features. A railroad right-of-way abuts the subject
property along its southern property line.
Future Land Use and Zoning Designations:
The subject property has a Future Land Use Designation of High-Density Residential, with a
Community Commercial Node at the hard corner of FM 971 and SH 130 Toll. It is currently zoned High-
Density Multi-Family (MF-2) (approximately 14.75 acres), Townhouse (TH) (approximately 17.39
acres), and General Commercial (C-3) (approximately 17.72 acres), as well as the Highway and Scenic-
Natural Gateway overlay districts.
Surrounding Properties:
The area where the subject property is located has been developed with a mix of residential and civic
uses, and property entitled for commercial development particularly along FM 971. A Georgetown
Independent School District (GISD) campus of Cooper Elementary and Forbes Middle School and the
Katy Crossing subdivision are west of the subject property. The Stillwater development, which includes
a mix of single-family and multi-family residential are further to the south along SE Inner Loop. A
church and the Pecan Branch Manufacture Home subdivision are located to the north. The majority of
the properties along SH 130 Toll remain undeveloped within the vicinity.
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:
Page 67 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 3 of 13
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North
Agriculture (AG);
Manufactured
Housing (MH)
Moderate Density Residential;
Community Commercial
Church; and Pecan Branch
Manufactured Home Park
South Agriculture (AG) High Density Residential;
Moderate Density Residential Vacant
East General Commercial
(C-3)
Community Commercial;
High Density Residential Vacant
West
Residential Single-
Family (RS); General
Commercial (C-3)
Institutional; Moderate
Density Residential Vacant; GISD schools
Aerial Map
Property History:
The subject property was annexed in 1998 as part of an overall annexation of approximately 571 acres
prior to SH 130 Toll being constructed. In 2006, the City Council approved an amendment to the Future
Land Use Map from Residential to Office/Retail/Commercial, and to the Century’s Plan (now the City’s
Comprehensive Plan) Intensity Map from the levels 2 and 3 to the level 4. The purpose of the Intensity
Map was to assign development intensities throughout Georgetown’s Planning area – the higher the
level, the higher the intensity. Following this amendment, the subject property was also rezoned from
the Agriculture (AG) district to General Commercial (C-3), Townhouse (TH), and Multi-Family (MF)
Church Undeveloped
– Zoned C-3
Stillwater (under
construction)
Georgetown ISD
Pecan Branch
Page 68 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 4 of 13
(now the High-Density Multi-Family (MF-2)) districts. The purpose of these amendments was to
accommodate denser residential development (including multi-family) and supporting commercial
uses on the subject property.
Comprehensive Plan Guidance
Future Land Use Map:
High-Density Residential
This category provides for residential uses developed at a minimum density of 6.1 dwelling units per
gross acre. These higher density areas provide opportunities to diversify the housing stock by
accommodating dwelling types that still maintain a compatible neighborhood scale and character, such
as patio homes and townhomes, yet respond to the demographic shift toward smaller households
looking for alternatives to the large-lot single family home and younger families looking for
affordability.
This category accommodates duplexes, triplexes, fourplexes, apartments, condominiums, life care and
other forms of multifamily housing types. As with the preceding land use category, creating
opportunities for diverse types of housing will become increasingly important to respond to
demographic shifts and the continued need for affordable housing within Georgetown. This land use
classification is ideally suited near major activity and employment centers and in areas suitable for
future transit service.
The High-Density Residential category may also support complementary non-residential uses along
arterial roadways such as neighborhood-serving retail, office, institutional, and civic uses, although
such uses may not be depicted on the Future Land Use Map. Standards should be established to
maximize compatibility of these uses with adjacent land uses, minimize traffic congestion and
overloading of public infrastructure, and also ensure a high standard of site, landscape, and
architectural design.
Community Commercial
This category applies to areas that accommodate retail, professional office, and service-oriented
business activities that serve more than one residential neighborhood. These areas are typically
configured as “nodes” of varying scales at the intersection of arterial roads, or at the intersection of
arterials and collectors. Community commercial areas typically will include some neighborhood-
serving commercial uses as well as larger retail uses including restaurants, specialty retail, mid-box
stores, and smaller shopping centers. They may also include churches, governmental branch offices,
schools, parks, and other civic facilities.
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.
Page 69 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 5 of 13
Utilities
The subject property is located within the City’s service area for wastewater, Jonah Water Special Utility
District for water; and within the City of Georgetown and Oncor dual service area for electric. The
Developer is responsible for standard utility extension to serve the development, including
constructing wastewater infrastructure consistent with City’s utility master plans. It is anticipated that
there is adequate water and wastewater capacity to serve this property either by existing capacity or
developer participation in upgrades to infrastructure.
Transportation
The subject property has frontage and access from FM 971 and SE Inner Loop, both of which are
classified as a Major Arterial in the City’s Overall Thoroughfare Plan. 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.
In addition to these roadways, the subject property also has frontage along SH 130 Toll, although no
access to this roadway will be provided. SH 130 Toll is classified as a freeway in the City’s Overall
Thoroughfare Plan. Freeways and Tollways are controlled access roadways that allow for the
movement of traffic through and around the City. This classification includes interstate highways, state
highways, tollways and loops. Direct property access is limited as access is not the intended purpose
of these facilities. Design characteristics of these facilities include multiple travel lanes, limited access
points, high traffic volumes and high traffic speeds.
Due to the number of trips that will be generated by the proposed development, a Traffic Impact
Analysis (TIA) has been submitted and is currently under review. The TIA will identify potential
improvements to the existing roadway network needed to accommodate the proposed development,
which will need to be completed at time of development.
Proposed Zoning District
The proposed zoning district is a Planned Unit Development (PUD) district. The PUD is a special
purpose zoning district intended to allow flexibility in planning and designing for unique or
environmentally sensitive properties and that are to be developed in accordance with a common
development scheme. PUD zoning is designed to accommodate various types of development,
including multiple housing types, neighborhood and community retail, professional and
administrative areas, industrial and business parks, and other uses or a combination thereof. A PUD
may be used to permit new or innovative concepts in land use and standards not permitted by zoning
or the standards of the Unified Development Code (UDC).
The Conceptual Land Plan depicts land uses, primary circulation patterns, open spaces and amenities
that are proposed to be developed in 3 phases, provided the minimum requirements of the PUD district
and UDC are met. The proposed PUD provides for 39.5 acres of Low-Density Multi-Family (MF-1) to
be developed at a density of 6 dwelling units per (net) acre, 6.3 acres of General Commercial (C-3), 5.6
acres of private recreation, and 2.7 acres of private open space (including detention and water quality).
Page 70 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 6 of 13
The area designated as residential in the Conceptual Land Use Plan is slated for single-family detached
dwelling units on a common lot established as condominium units where the owner association do not
own the land. Within this area, each unit will have a private external entrance, private parking, and
private yard to resemble a traditional single-family subdivision. The residential portion is proposed to
be limited to no more than 225 residential units.
The PUD’s Development Plan requires the following standards for the residential component:
• Maximum impervious cover of 70% with the use of low impact design (i.e. use of rainwater
harvesting, bio-retention facilities, and wet ponds to mitigate the impact of additional
impervious cover may have) and tree preservation in accordance with the UDC.
• A minimum of 1,200 sq. ft. of living space, exclusive of porches, desks, and garages.
• Residential product lines will range between 38 feet and 42 feet, with a limitation that no single
type residential product width line may exceed 55% of the total number.
• A mix of one- and two-story products, with 2-4 bedrooms.
• Accessory dwellings are allowed with a maximum height of 8 feet, and a maximum area of 64
sq. ft.
• Residential fences are allowed along the side and rear yards, and prohibited in the front yard,
and shall be cedar picket fence.
• A minimum setback 20’, and all residential garages shall be setback 25’ from the back of the
curb of private drives.
• One primary entry sign with a sign area of 100 sq. ft. (measured as the boundary of the text),
with a maximum height of 8 feet (not including architectural features).
• One neighborhood monument sign with a sign area of 25 sq. ft. (measured as the boundary of
the text), with a maximum height of 4.6 feet (not including architectural features).
The area designated as commercial in the Land Use Plan is slated for certain general commercial uses
typically permitted in the General Commercial (C-3) zoning district. Uses proposed to be prohibited
within this PUD, include: live music/entertainment, dance hall or nightclub, theater, urgent care facility,
substance abuse treatment facility, cemetery, athletic facility (indoor or outdoor), firing range (indoor),
flea market, small engine repair, veterinary clinic (indoor and outdoor pens), kennel, event catering and
equipment rental services, pest control or janitorial services, manufactured housing sales, automotive
parts and accessory sales (indoor), fuel sales, recreational vehicle sales, rental, or service, bus barn,
parking lot (off-site), parking lot (commercial), park n Ride facility, and private transport service
dispatch facility.
Page 71 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 7 of 13
The PUD’s Development Plan requires the following standards for the commercial component:
• Minimum lot are of one (1) acre
• Minimum lot area of 50 feet
• Maximum building height of 35 feet.
• Building design standards, such as articulation and provision of architectural elements, for
building frontages greater than 100’ in length.
• Maximum impervious cover of 70% with the use of low impact design and parking lot design
in accordance with the UDC.
In addition to development standards for the residential and commercial properties, the PUD also
provides for buffering along both FM 971 and SH 130 Toll, which will be a combination of masonry
wall, and a 25-foot landscape buffer (as depicted on the conceptual plan). Furthermore, the private
internal streets/drives are required to be a minimum width of 36 feet back of curb to back of curb, and
parallel parking shall be allowed on both sides of the drive isle. Internal sidewalks along the
drives/streets are required to be 5 feet, and along FM 971 and Southeast Inner Loop they’re required to
be 6 feet.
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. Comments issued by City Staff
included the use of the impervious cover waiver options outlined in the UDC for accommodate the
proposed percentage requested; relocation of the private parkland to the area of the property where
existing trees are located to preserve them; inclusion of additional site design standards such as internal
setbacks, fence height limitations and internal sidewalks to ensure that the project is developed similar
to a residential subdivision. Other comments included the provision of additional housing types to
provide a diversity of housing options; amenities and recreational facilities to serve the development;
and preservation of commercial property along the major thoroughfare. The applicant has addressed
the majority of the comments in the proposed Development Plan of the PUD.
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:
REZONING 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 P&Z and City Council.
Staff reviewed the application and
deemed it complete.
2. The zoning change is Complies The subject property has two Future
Page 72 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 8 of 13
REZONING APPROVAL CRITERIA FINDINGS STAFF COMMENTS
consistent with the
Comprehensive Plan.
Land Use designations: High Density
Residential and Community Commercial.
The proposed commercial uses and
development standards within the PUD
comply with the Community
Commercial category due to the site
design limitations proposed to ensure a
scale of development is appropriate at
this location and consistent with the
character of this category.
The High Density Residential category
provides for residential uses developed
at a minimum density of 6.1 dwelling
units per gross acre, and accommodates
duplexes, triplexes, fourplexes,
townhomes, patio homes, apartments,
condominiums, life care and other forms
of multifamily housing types. The
proposed residential use provides for
high-density multi-family, given that the
property is proposed to be developed at a
minimum density of six (6) dwelling
units per acre and include two different
housing sizes that would allow for more
units than the traditional single-family
neighborhood and be more in line with a
subdivision consisting of patio homes.
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 proposed mix of commercial,
residential, open space and private park
uses would generally neither harm, nor
bolster, the health, safety and general
welfare of the City. Commercial uses and
open space and greenbelts are proposed
along the major thoroughfares,
transitioning into the residential portion
of the development, allowing for an
orderly development from the major
corridors to the residential uses.
4. The zoning change is
compatible with the present
zoning and conforming uses
of nearby property and with
the character of the
Complies
The proposed PUD contains the following
uses to create a zoning district that is
compatible with the existing adjacent
residential subdivisions:
- Open space, and recreational
Page 73 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 9 of 13
REZONING APPROVAL CRITERIA FINDINGS STAFF COMMENTS
neighborhood.
amenities;
- General Commercial; and
- Residential dwelling units.
Because of this, the proposed rezoning is
compatible with the surrounding
properties that have rezoned in
accordance with the Comprehensive Plan,
such as the Manufacture Home
development to the north and General
Commercial (C-3) district to the west.
Immediately adjacent properties are
zoned Agriculture District from the point
of annexation and are anticipated to
rezone in the future to facilitate higher
levels of development.
5. The property to be rezoned
is suitable for uses
permitted by the District
that would be applied by
the proposed amendment.
Complies
The proposed PUD and associated
Development Plan is suitable for the uses
to be permitted in this zoning district
based on the proposed development
standards of the PUD and other
applicable UDC requirements, such as
setbacks, building height, and parking.
In addition to the rezoning criteria above, staff has reviewed the request and determined that the
proposed request partially complies with two of the criteria, and complies with four (4) of the criteria
and objectives established in UDC Section 3.06.040 for a Planned Unit Development (PUD), as outlined
below:
PUD CRITERIA FINDINGS STAFF COMMENTS
1. A variety of housing types,
employment opportunities,
or commercial services to
achieve a balanced
community.
Does Not Comply
The proposed PUD includes commercial
services, recreational facilities, as well as
detached single dwelling units to be
developed at a minimum density of six (6)
dwelling units per acre. However, while
the proposed development includes a
variation in the housing that is being built
(two different widths; one- and two-story
dwelling units; units with 2-4 bedrooms),
the PUD does not include a variety in
housing types, creating a development
that is similar to the traditional single-
family subdivisions found in the vicinity.
In examining developed area along FM
Page 74 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 10 of 13
PUD CRITERIA FINDINGS STAFF COMMENTS
971, east of IH-35 and west of SH 130 Toll,
the residential uses include an older multi-
family development near the intersection
of Austin Ave and FM 971, a small
inventory of duplex units in the Villas at
Katy Crossing development, and
traditional detached single-family homes.
As the City has seen an increase in both
traditional single-family and multi-family
developments, a variety of housing types
and supporting commercial uses is needed
in order to ensure a long-term balance of
housing typologies.
Given the current zoning entitled to the
property, including town homes and high-
density multi-family, the proposed
request appears to be decreasing the
potential variety of residential types along
the FM 971 corridor and surrounding area.
The decrease in housing types serves at
least two purposes: 1) affordability and
choice - as the community grows the
desire for housing types outside of a
traditional detached unit grows as a
preference and the ability to afford such a
type of residence; and 2) as development
along major corridors, such as SH 130 Toll,
FM 971, and Inner Loop, takes place it is
important to utilize a variety of housing
types and non-residential development as
an opportunity to create transitions in
intensity of land use.
2. An orderly and creative
arrangement of all land uses
with respect to each other
and to the entire community.
Does Not Comply
The proposed uses are compatible with
the surrounding area due to the existing
residential to the north, and civic uses to
the north and west. In addition, the
residential component incorporates the
use of open spaces, trails, and private
amenities to support it. However, the
proposed PUD does not integrate the two
proposed uses with each other. The
commercial portion will be developed as
a stand-alone project without any
Page 75 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 11 of 13
PUD CRITERIA FINDINGS STAFF COMMENTS
connectivity (pedestrian or otherwise)
that would allow businesses within the
commercial portion to integrate with the
residential. The lack of integration also
results in the development to proceed
without a common development theme
that identifies it as part of the same
project. Thus, an orderly or creative
arrangement of land uses was not
implemented in the proposed PUD.
3. A planned and integrated
comprehensive
transportation system
providing for a separation of
pedestrian and vehicular
traffic, to include facilities
such as roadways, bicycle
ways, and pedestrian
walkways.
Partially Complies
The proposed PUD has incorporated
street and pedestrian connectivity
throughout the residential portion
consistent with the public street
standards and generally consistent with
the standards of a traditional detached
single-family development. In multiple
unit, one lot subdivisions, the UDC does
not account for internal sidewalks, trails,
drives to be used as streets. The PUD
includes private drive cross-sections to
ensure that adequate vehicle and
pedestrian facilities are accounted for to
accommodate the proposed residential
uses.
However, as previously stated, the
proposed integrated transportation
system does not include the commercial
portion of the property, and how this can
be integrated with the residential portion.
As proposed, it appears to create the
opportunity for a stand-alone project that
is not part of a planned common master
development.
4. The provisions of cultural or
recreational facilities for all
segments of the community.
Partially Complies
The proposed PUD includes private parks
and recreational facilities to serve and
support the residential development, and
include the following:
• Playground equipment
• Pavilion with picnic area
• Full court basketball court
• Walking trails (five feet (5’) wide)
• Community Garden
Page 76 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 12 of 13
PUD CRITERIA FINDINGS STAFF COMMENTS
However, no cultural or recreational
facilities have been included for the
commercial portion of the project. The
required public parkland dedication (4.5
acres) will be met through fee-in-lieu of
dedication.
5. The location of general
building envelopes to take
maximum advantage of the
natural and manmade
environment.
Partially Complies
The subject property is relatively flat and
is primarily bounded by street right-of-
way or railroad right-of-way. Because of
this, the location of the uses and potential
building envelopes have been designed in
such a way to minimize the impact that
the rights-of-ways may have on the
development. Moreover, additional site
design standards such as internal
setbacks, fence height limitations and
internal sidewalks are proposed to ensure
that the project is developed similar to a
residential subdivision. The private park
is proposed to be located where the
existing trees exist in order to ensure its
preservation.
However, it should be noted that the
current zoning districts (C-3, MF-2 and
TH) were established in such a way
where the most intense uses would be
located nearest to the most intrusive
rights-of-way, as well as in a manner that
would allow for a transition and variety
in uses at this key intersection. The
proposed commercial and residential
areas have not been designed in a way
that promotes a transition of uses in the
built environment, taking advantage of
the environment to its full potential.
6. The staging of development
in a manner which can be
accommodated by the timely
provision of public utilities,
facilities, and services. Complies
All adequate utilities are required to be in
place prior to development in order to
support the development. The
development is proposed to be developed
in 3 phases: commercial (1) and
residential (2). Each phase will separately
be required for the extension of utilities to
serve each phase.
Page 77 of 167
Planning Department Staff Report
Troop Tract PUD
PUD-2018-007 Page 13 of 13
Based on the findings listed above, staff finds that the proposed PUD request does not meet all of the
criteria for a Planned Unit Development (PUD). As stated above, the PUD zoning is intended to allow
flexibility in planning and design to accommodate various types of development and permit new or
innovative concepts in land use and standards not permitted by zoning or the standards of the UDC.
Because of this, inclusion of various housing types and uses, integrated comprehensive transportation
network, creative arrangement of land uses, and other unique features are used to evaluate the
appropriates of the PUD district.
The Development Plan, as proposed, includes specific standards to ensure that the property is
developed at a higher standard than what could be developed under the Low Density Multi-Family
(MF-1) zoning district, the zoning district hat would be required for the proposed detached single-unit
use. These standards include the requirements for proper vehicle and pedestrian facilities along the
private drives, as well as specific setbacks, fence height and other similar standards to ensure that the
project is developed similar to a residential subdivision. However, it is important to note that these
standards are included in the Development Plan to ensure that the proposed detached single-unit use
is developed consistent in character, look and feel to the traditional single-family residential
neighborhood. For a traditional single-family residential neighborhood, a Comprehensive Plan
amendment would have been required to change the higher density development currently envisioned
at this intersection.
Furthermore, the proposed PUD development does not include the creative arrangement and
integration of the different uses to ensure that a common development theme is applied throughout the
project. The proposed PUD is being requested primarily to obtain a higher percentage of impervious
cover than what would be allowed in the Low Density Multi-Family (MF-1) zoning district (50%) to
accommodate the proposed density with detached single-units, and allow a residential development
that meets the minimum density encouraged by the High Density Future Land Use category, in
addition to the standards listed above.
Meetings Schedule
August 20, 2019 – Planning and Zoning Commission
September 10, 2019 – City Council First Reading of the Ordinance
September 24, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners and registered associations within
a 300-foot radius of the subject property were notified of the Zoning Map Amendment request, a legal
notice advertising the public hearing was placed in the Sun Newspaper (August 4, 2019) and signs were
posted on-site. To date, staff has received no written comments in favor or opposition of the request.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – PUD Document
Page 78 of 167
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Page 79 of 167
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0 0.25 0.50.125 MiPage 81 of 167
Troop Tract
City of Georgetown, Texas
Planned Unit Development (PUD)
Development Plan
September 26, 2018
3rd REVISION: July 23, 2019
Applicant: KB Home
10800 Pecan Park, Suite 200
Austin, Texas 78750
Prepared by: SEC Planning
4201 W. Parmer Lane
Building A, Suite 220
Austin, TX 78727
Page 82 of 167
_____________________________________________________________________________________
Troop Tract - Planned Unit Development Page | 2 PUD-2018-007
EXHIBIT A
Development Plan
Troop Tract Planned Unit Development (the “PUD”)
I. Property
The Troop Tract Planned Unit Development is located at the southwest intersection of FM
971 and SH 130 Toll. It consists of approximately 45.819 acres described in Exhibit B,
Field Notes, herein defined as “Property”.
II. Purpose
The purpose and intent of the PUD zoning district is to develop a horizontally integrated
mixed-use community with a mix of residential product types and commercial uses. This
PUD services to augment and/or modify the standards for development outlined in the City
of Georgetown Unified Development Code (UDC) in order to implement the vision for the
Property and insure a cohesive, quality development not otherwise achieved solely by the
underlying base zoning district. In accordance with UDC Section 4.06.010.C “Development
Plan Required”, this Exhibit A, Development Plan is a summary of the development and
design standards for the Property.
The contents of this Development Plan explain and illustrate the overall appearance and
function desired for the Property.
III. Applicability and Base Zoning
In accordance with UDC Section 4.06.010.A, Compatibility with Base Zoning District, the
development of the Property shall comply with the terms and provisions set forth herein. To
the extent that such regulations do not conflict with the terms and provisions set forth herein,
all applicable regulations in the UDC in effect on October 9, 2018, shall apply. Exhibit C,
Conceptual Land Use Plan, depicts the base zoning district boundaries.
The Base Zoning Districts for the Property are:
MF-1 – Low Density Multi-Family (39.5 Acres)
C-3 – General Commercial (6.3 Acres)
All development within the Property must comply with this Development Plan. If this
Development Plan does not specifically address a development requirement, the
Georgetown UDC shall apply. In the event of a conflict between this Development Plan
and the Base Zoning District, this Development Plan shall control.
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IV. Conceptual Land Use Plan
Exhibit C attached hereto is a Conceptual Land Use Plan for the Property. The
Conceptual Land Use Plan is intended to serve as a guide to illustrate the general vision and
is not intended to serve as the final document. The property development will occur in
phases as illustrated on Exhibit H, Phasing Plan, over several years and modifications to
the Conceptual Land Use Plan may become desirable due to changes in market conditions
or other factors. The Property owner may request modifications to the Conceptual Land
Use Plan.
Modifications of the Conceptual Land Use Plan pertaining to; (a) changes in the density of
specific sections or phases shown on the Conceptual Land Use Plan that do not increase the
overall density of development on the Land, and (b) changes of less than 20 percent (20%)
in the size of any section or phase shown on the Conceptual Land Use Plan, shall be
considered “Minor Modifications” over which the City’s Planning Director has final review
and decision-making authority.
All other changes to the Conceptual Land Use Plan that are not Minor Modifications shall
be considered “Major Modifications.” Major Modifications to the Conceptual Land Use
Plan shall be approved as an amendment to this PUD by the City Council. After approval
by the City in accordance with these requirements, all references in this Development Plan
to the Conceptual Land Use Plan shall mean and refer to the most current approved
Conceptual Land Use Plan.
Minor Modifications to the Conceptual Land Use Plan allowed by this Development Plan
shall not be deemed to be changes to the Project under Chapter 245 of the Texas Local
Government Code. All Major Modifications to the Conceptual Land Use Plan shall be
deemed to be changes to the Project under Chapter 245 of the Texas Local Government
Code, the provisions of the UDC and all other applicable laws and regulations in effect at
the time of such Major Modifications shall apply unless the City agrees otherwise.
V. Allowable / Prohibited Uses
A. Primary Uses
The residential use on the Property will include single family detached units on a
common lot, with each unit having a private external entrance, private parking and a
private yard area. All dwelling units shall be established as condominium units,
pursuant to the Texas Uniform Condominium Act, Section 82.001 et. Seq, Texas
Property Code. The total number of units shall not exceed 225.
The non-residential uses on the Property shall provide services to the residential
component of the Property as well as the general area. The list of non-residential
allowed and prohibited uses on the commercial parcel of the Property shall comply
with the uses defined for C-3 (General Commercial) in the Georgetown UDC, Chapter
5 Zoning Table 5.04.010 Commercial Uses with the following exceptions.
Page 84 of 167
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Troop Tract - Planned Unit Development Page | 4 PUD-2018-007
The following are prohibited uses in this PUD:
Live Music or Entertainment
Dance Hall or Nightclub
Theater, Movie or Live
Urgent Care Facility
Substance Abuse Treatment Facility
Cemetery
Athletic Facility, Indoor or Outdoor
Firing Range, Indoor
Flea Market
Small Engine Repair
Veterinary Clinic, Indoor and Outdoor Pens
Kennel
Event Catering and Equipment Rental Services
Pest Control or Janitorial Services
Manufactured Housing Sales
Automotive Parts and Accessory Sales, Indoor
Fuel Sales
Recreational Vehicle Sales, Rental or Service
Bus Barn
Parking lot, Off-site
Parking lot, Commercial
Park n Ride Facility
Private Transport Service Dispatch Facility
VI. Residential Private Homeowners Association
One or more private Homeowners Associations (HOA’s), or similar permanent agencies,
will be established for the maintenance of private landscape areas, private amenity centers
and all community signage, screen walls and common open space within the defined
residential area.
VII. Project Perimeter Buffers
The Property is bordered on the east by SH 130 right-of-way and the north by FM 971 right-
of-way. Per UDC Section 4.11, both roadways require landscape buffers. Consistent with
the UDC, the 25 feet (25’) landscape buffer along SH 130 that is adjacent to the residential
will have a six feet (6’) cement based high masonry fence located on the interior side of the
buffer as illustrated on Exhibit D, Buffer Treatment. As the land use transitions to the
private park as illustrated on Exhibit G, Parks Plan, the six feet (6’) high masonry wall
will transition to the Project boundary/right-of-way. This transition shall place the
landscape buffer within the private park for the benefit and use of residents of the Project.
A 25 feet (25’) landscape buffer shall also be provided along FM 971. Along the portion
adjacent to the detention pond, a landscape buffer tract shall be constructed,
Page 85 of 167
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consistent with the UDC. A meandering six feet (6’) wide pedestrian sidewalk may
encroach into the buffer at the developer’s discretion to create pockets of landscaping.
VIII. Pedestrian Walkway
Sidewalks shall be constructed along the FM 971 and Inner Loop Property boundary
consistent with UDC requirements. Sidewalks along private drives shall be constructed as
described in Section IX.D.9 of this PUD.
IX. Residential Development Standards
The residential areas within the Property shall be developed according to the following
standards.
A. Minimum Residential Density
1. The residential portion of the Property shall be developed at a net area density of
no less than six (6) dwelling units per acre. Net area shall be calculated as the total
residential parcel area minus detention facilities, private parkland areas and
easements (existing and future).
B. Residential Impervious Cover
1. The impervious cover limit for the residential portion of the Property shall be 70
percent (70%) of the 39.5 acre gross site area. As part of the overall impervious
cover limits for the Property, the resident area shall comply with the following UDC
Section 11.02.020 Impervious Cover Waiver:
a. Low Impact Site Design
i. The residential area will incorporate a wet pond for water quality
and detention.
b. Tree Preservation
i. The site plan for the residential portion of the Property will be
designed to preserve the large tree masses located within the 2.3 acre
primary private parkland identified on Exhibit G.
C. Maximum Number of Residential Units
1. The residential unit count on the Property shall not exceed 225 units.
D. Residential Architectural Standards
1. All dwelling units shall contain a minimum of 1,200 square feet (1,200 sf.) of
enclosed living space, exclusive of porches, decks and garages.
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2. The residential product lines will be offered with widths ranging from 38 feet (38’)
to 42 feet (42’). Each product line includes floorplans with three (3) or four (4)
bedroom options with two (2) or two and a half (2.5) bathroom options. Floorplans
will be available in single or two-story house plans. No residential product width
shall exceed 55 percent (55%) of the total residential product.
3. Plan Repetition
a. Due to the single family detached scale of the Project, house plan repetition
standards of UDC Section 6.02.050.C.1 shall apply. Generally, the various
plan and elevation combinations shall be distributed throughout the
residential tract, with no discernible repetition in any streetscape. A plan
can be repeated every third building pad (Example: Plan A1, Plan B1, Plan
A2, Plan B2), although the elevation shall be different on the two lots.
4. Accessory Structures
a. Accessory structures and pools shall be permitted with the Project. All
accessory structures shall not exceed eight feet (8’) in height and 64 square
feet (64 sf.) in area.
b. Accessory structures and pools shall be located a minimum of three feet (3’)
from residential condominium lot boundaries established within the
community documents.
c. Homeowners will comply with applicable City permitting processes for
requested improvements.
5. Yard Fencing
a. Fencing is permitted in the side and rear yards of all single family units
subject to compliance with the standards listed below. No fencing shall be
permitted within the front yard of the single family units.
b. Fencing is permitted within a side set of private drive aisles so long as said
fence is located a minimum of five feet (5’) from sidewalks.
c. Single family unit fencing shall be constructed of cedar with a picket size
of l"x4". Fencing shall be set back shall be a minimum of ten feet (10’)
Plan A1 Plan B1 Plan A2 Plan B2
Plan A2 Plan B2 Plan A1 Plan B1
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from the front house elevation. Side or rear yard fencing that is located
along the Project perimeter shall comply with Section D.7, Perimeter
Fencing, of this PUD.
d. The finished face side will face all private drives and all parkland.
e. Fencing shall be installed with metal posts or treated wood rails at a spacing
not to exceed eight feet (8’).
f. Fencing shall not exceed six feet (6’) in height, measured from ground level
on the higher side of the fence.
6. Perimeter Fencing
a. The location and types of the required perimeter fencing are indicated on
Exhibit E, Fence and Sign Plan. The two types of perimeter fencing are:
i. Wood Fence: Stained cedar privacy fence with a picket size of l"x4",
a top cap, treated rails and metal posts; the finished side of the fence
shall face the abutting properties along the existing Union Pacific
Railroad Company railroad. Fencing shall be installed with metal
posts or treated wood rails at a spacing not to exceed eight feet (8’).
Fencing shall not exceed six feet (6’) in height, measured from ground
level on the higher side of the fence.
ii. Masonry Fence: A masonry fence shall be installed along portions of
the Property that front Inner Loop and SH 130 Toll (see Exhibit E).
Masonry fence materials may include stone, brick or concrete panel
fencing, to be determined at developer’s discretion. The masonry
fencing shall comply with the standards established in UDC Section
8.07.060 Residential Boundary Walls.
7. Residential Boundary Wall
a. Masonry columns or similar column effect as approved, using different
materials than the wall, shall be installed and spaced no more than 150 feet
(150’) apart along all masonry fences as illustrated on Exhibit E.
8. Building Setbacks
a. Residential building setbacks shall comply with the standards set below and
depicted on Exhibit F, Residential Design Standards.
i. The minimum setback for any lot on which multiple residential units
are located shall be 20 feet (20') from any lot line.
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ii. The minimum front building setback for all units shall be 25 feet (25’)
from back of curbs. All residential garages shall be set back a
minimum of 25 feet (25’) from the back of curbs.
iii. The minimum side building setback on corner units shall be 15 feet
(15’) from back of curbs.
b. The minimum building separation between units within a single lot shall be
as follows and depicted on Exhibit F.
i. Side to side separation shall be 12 feet (12’) minimum.
ii. Side to rear separation shall be 21 feet (21’) minimum.
iii. Rear to rear separation shall be 30 feet (30’) minimum.
9. Private Drive Aisles
a. All roadways within each condominium lot shall be private drives owned
and maintained by the HOA.
b. A minimum width of 36 feet (36’) back of curb to back of curb shall be
provided for all private drives as illustrated in Figure 1.
c. Parallel parking to be allowed on both sides of private drives.
d. Five feet (5’) wide sidewalks shall be provided on both sides of private
drives.
Figure 1. Private Drive Cross Section
10. Parking
a. A total of four (4) parking spaces per unit are required:
i. Two (2) garage enclosed parking spaces
ii. Two (2) parking spaces located in front of the garage and outside of
private drives. Parking spaces shall measure 9' x 18'.
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b. Guest parking shall be provided via parallel parking along both sides of the
private drives.
11. Residential Landscaping
a. Due to the single family detached scale of the residential units, the
landscape development standards outlined in UDC Section 8.03 Residential
Landscaping shall apply, with the following modifications:
i. The private parking area in front of each residential unit will not
require screening from the street view. The private parking areas are
the driveway for each residential and cannot be screened from the
private drives.
b. The HOA will provide the maintenance of any landscape and irrigation
areas for all community signage, walls, medians, common open spaces and
detention areas.
X. Parkland
Approximately 5.6 acres of private parkland shall be provided within the residential portion
of the Property as illustrated on Exhibit G. The private parkland shall be improved
community space for the residential units within the Property. Recreational elements
constructed on the Property within the private parkland will include but not be limited to:
1. Playground equipment
2. Pavilion with picnic area
3. Full court basketball court
4. Walking trails (five feet (5’) wide)
5. Community Garden
All private landscape areas and common open space areas within the Property will be
maintained by the HOA. In addition to the private parkland and improvements noted above,
cash in lieu of payment of $200 per unit, not to exceed $45,000.00, shall be paid to the City
of Georgetown at the time of building permit submittal.
XI. Residential Identification Signs
Exhibit E to the PUD Ordinance illustrates the location of residential signage within the
Property.
A. Subdivision Entry Signs
1. One (1) Primary Subdivision Entry Monument Sign may be located along Inner
Loop. The location of the Primary Subdivision Entry Monument Sign is illustrated
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on Exhibit E. The Primary Subdivision Entry Monument Sign shall not block sight
distances nor be located in a public utility easement and shall be setback a minimum
of five feet (5’) from adjacent rights of way.
2. The sign face area shall be defined as the measured as the boundary of the text of
the development name as illustrated on Figure 2. The sign area shall not exceed 100
square feet (100 sf.).
3. The height and width of the sign structure shall not exceed the dimensions illustrated
on Figure 2.
Figure 2. Primary Subdivision Entry Monument Sign
A. Residential Neighborhood Monument Signs
1. One (1) Residential Neighborhood Monument Sign may be located along Inner
Loop as illustrated on Exhibit E. Neighborhood sign shall not block sight distances
nor be located in a public utility easement and shall be setback a minimum of five
feet (5’) from adjacent rights of way.
2. The sign face area shall be defined as the measured as the boundary of the text of
the development name as illustrated on Figure 3. The sign area shall not exceed 25
square feet (25 sf.).
3. The height and width of the sign structure shall not exceed the dimensions illustrated
on Figure 3.
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Figure 3. Residential Neighborhood Monument Sign
XII. Non-Residential Development Standards
A. Minimum Lot Area
1. The minimum lot size for lots within the commercial is one (1) acre.
B. Minimal Lot Width
1. Minimum lot width shall be 50 feet (50’). Corner lots shall meet minimum lot
widths per UDC standards.
C. Non-Residential Impervious Cover
1. The impervious cover limit for the commercial property shall be 70 percent (70%)
of the 6.3 acre gross site area. As part of the overall impervious cover limits for the
Property, the commercial tract shall comply with the following UDC Section
11.02.020 impervious cover waivers:
a. Low Impact Site Design
b. Parking Lot Design
D. Building Height
1. The height of any building and all associated architectural elements within the non-
residential portion shall not exceed 35 feet (35’) as measured from the finish floor
in accordance with the UDC.
E. Building Setbacks
1. Building setbacks within the Commercial Property shall meet the following
standards:
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a. Front Setbacks shall be a minimum of 25 feet (25’).
b. Side Setback shall be a minimum of ten feet (10’). Exception: Minimum for
side setback adjacent to a street or residential zoning district shall comply
with UDC standards.
c. Rear Setback shall be a minimum of 25 feet (25’).
XIII. Non-Residential Signage
Non-residential signage within the non-residential portion of the Property shall comply
with Chapter 10 of the UDC.
XIV. Building Mass, Articulation, and Building Elements
The following building techniques shall be applicable at time of Site Plan review:
1. Building Articulation - Building frontage greater than one hundred feet (100’) in
length shall have offsets, stepped back heights and roofs with regular width or varied
wall surfaces in accordance with UDC Sec. 7.03.
All other UDC Architectural and Building Design Standards shall be met.
XV. Utilities
1. A utility evaluation will be performed at the time of the first preliminary plat
submittal for any portion of land within this PUD boundary. Such evaluation shall
be based upon the maximum development densities established within this PUD.
2. Wastewater service for the Troop Tract will be directed via gravity wastewater pipe
to a private wastewater lift station to be located on the subject tract. This private lift
station will be owned, operated and maintained by the designated Homeowners
Association. The lift station will pump the wastewater to the City of Georgetown’s
gravity wastewater system north of the project. The Applicant will be responsible
for obtaining easements or assignments within the public right-of-way for the force
main.
XVI. Miscellaneous Provisions
Amendments: Amendments to this PUD shall follow the amendment process outlined in
the UDC.
Exhibits. All Exhibits described herein and attached to the PUD Ordinance are fully
incorporated into this Development Plan by this reference for all purposes.
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LIST OF EXHIBITS
Exhibit A – Planned Unit Development (PUD)
Exhibit B – Field Notes
Exhibit C – Conceptual Land Use Plan
Exhibit D – Buffer Treatment
Exhibit E – Fence and Sign Plan
Exhibit F – Residential Design Standards
Exhibit G – Parks Plan
Exhibit H – Phasing Plan
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EXHIBIT B
Field Notes
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EXHIBIT C
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EXHIBIT D
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EXHIBIT E
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EXHIBIT F
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EXHIBIT G
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EXHIBIT H
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Troop Tract PUD
PUD-2018-007
Planning & Zoning Commission
August 20, 2019
Page 104 of 167
Item Under Consideration
PUD-2018-007
•Zoning Map Amendment to rezone approximately 45.819 acres from
Townhome (TH), High-Density Multi-Family (MF-2), and General
Commercial (C-3) to a Planned Unit Development with the base
zoning districts of Low Density Multi-Family (MF-1) and General
Commercial (C-3) on the property generally located southwest of the
intersection of FM971 and SH 130 Toll.
Page 105 of 167
Location Map
Page 106 of 167
Aerial Map
Pecan Branch
Church
Stillwater (under
construction)
GISD
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MDR
CC
HDR
OS
I
Future Land Use Map
Page 108 of 167
RS
Zoning Map
AG
MHMF-1
Page 109 of 167
Planned Unit Development (PUD)
•Special purposed zoning district
•Allows flexibility in planning and design
•Can accommodate unique developments or environmentally-sensitive
areas to be developed with a common scheme
•Can accommodate multiple uses
Page 110 of 167
Troop Tract PUD
•This PUD is requesting to have a base zoning district of Low Density Multi-
Family (MF-1),and General Commercial (C-3).
•39.5 acres can be developed as MF-1,a maximum of 225 dwelling units,at a minimum
of 6 dwelling units per acre;
•6.3 acres of C-3;
•5.7 acres of private recreation;and
•2.7 acres of private open space (includes detention and water quality)
Page 111 of 167
Troop Tract PUD (residential)
•70%IC with the use of low impact design and tree preservation in accordance
with the UDC.
•Minimum of 1,200 sq.ft.of living space,exclusive of porches,desks,and
garages.
•Residential product lines between 38 feet and 42 feet,with a limitation that
no single type residential product width line may exceed 55%of the total
number.
•Mix of one-and two-story products,with 2-4 bedrooms.
•Accessory dwellings -maximum height of 8 feet ;maximum area of 64 sq.ft.
Page 112 of 167
Troop Tract PUD (residential)
•Residential fences allowed along the side and rear yards,and prohibited in
the front yard .
•A minimum setback 20’,and all residential garages shall be setback 25’from
the back of the curb of private drives.
•One primary entry sign with a sign area of 100 sq. ft. (measured as the
boundary of the text), with a maximum height of 8 feet (not including
architectural features).
•One neighborhood monument sign with a sign area of 25 sq. ft. (measured as
the boundary of the text), with a maximum height of 4.6 feet (not including
architectural features).
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Troop Tract PUD (commercial)
•Minimum lot are of one (1) acre
•Minimum lot area of 50 feet
•Maximum building height of 35 feet.
•Building design standards for building frontages greater than 100’ in length.
•Maximum impervious cover of 70% with the use of low impact design and
parking lot design in accordance with the UDC.
Page 114 of 167
Page 115 of 167
Page 116 of 167
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and
final action;
X
The zoning change is consistent with the
Comprehensive Plan;X
The zoning change promotes the health, safety
or general welfare of the City and the safe
orderly, and healthful development of the City;
X
Page 117 of 167
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood; and
X
The property to be rezoned is suitable for uses
permitted by the district that would be applied
by the proposed amendment.
X
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Approval Criteria –UDC Section 3.06.040
Criteria for PUDs Complies Partially Complies Does Not Comply
A variety of housing types, employment
opportunities, or commercial services to achieve
a balanced community.
X
An orderly and creative arrangement of all land
uses with respect to each other and to the entire
community.
X
A planned and integrated comprehensive
transportation system providing for a separation
of pedestrian and vehicular traffic, to include
facilities such as roadways, bicycle ways, and
pedestrian walkways.
X
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Approval Criteria –UDC Section 3.06.040
Criteria for PUDs Complies Partially Complies Does Not Comply
The provisions of cultural or recreational facilities
for all segments of the community.X
The location of general building envelopes to
take maximum advantage of the natural and
manmade environment.
X
The staging of development in a manner which
can be accommodated by the timely provision of
public utilities, facilities, and services.
X
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Public Notifications
•8 property owners within the
300’ buffer
•Notice in Sun News on August
4, 2019
•Signs posted on the property
•To date, staff has not received
any public comments
Page 121 of 167
Summary
•Public Hearing and possible action on a request to rezone an approximately
45.819-acre tract of land out of and part of the John Berry Survey Number 3,
Abstract Number 51, from the General Commercial (C-3), High Density Multi-
Family (MF-2) and Townhouse (TH) districts to the Planned Unit Development
(PUD) district with a base of General Commercial (C-3) and Low Density Multi-
Family (MF-1) for the property generally located at the southwest corner of
the FM 971 and SH 130 Toll intersection
•Per UDC Section 3.06.020.E, the Planning and Zoning Commission shall hold a
Public Hearing… and make a recommendation to the City Council
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City of Georgetown, Texas
Planning and Zoning
August 20, 2019
S UB J E C T:
P ublic Hearing and pos sible actio n o n a reques t to rezone approximately 68.4 ac res in the W. Ad d is o n
S urvey, Abstrac t No . 21, lo cated at 900 C arls o n C o ve, from the R esidential S ingle-F amily (R S ) zo ning
d is tric t to the P lanned Unit Development (P UD) d is tric t, to be kno wn as C arls on P lac e. (2019-1-P UD)
Andreina Davila Q uintero , AI C P, C urrent P lanning Manager
IT E M S UMMARY:
Overview of Applicant’s Request:
T he Ap p licant is req ues ting to rezone the s ub jec t property into a P lanned Unit Develo p ment (P UD)
d is tric t to d evelo p a s mall lot residential s ubd ivis ion over approximately 68 ac res . T he proposed
d evelopment will be p art o f the res id ential development kno wn as C arls o n P lac e loc ated to the no rth.
T he proposed develo p ment c o nsists of a maximum of 339 units d eveloped at a d ens ity o f up to five (5)
units p er ac re. T he minimum lot sizes p ro p os ed are 42 and 47 feet in wid th and 125 feet in length, with a
minimum lot area of 5,000 s q uare feet. To ens ure the s ubdivis io n inc ludes both lo t widths, the p ro p o s ed
P UD requires a 50-perc ent mix of each lot width, with the o p tion to vary by no more than 5% d ep ending
o n s treet loc atio n and o ther side cond itions .
S taff’s Analysis:
S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther
ap p licable cod es . S taff has d etermined that the propos ed req uest partially c o mp lies with all o f the criteria
fo r rezoning and P lanned Unit Developments es tab lis hed in UDC S ec tions 3.06.030 and 3.06.040,
res p ectively, as outlined in the attached S taff R ep o rt.
Public Comments:
As required b y the Unified Develo p ment C o d e, all property o wners and regis tered as soc iations within a
300-foot radius o f the s ubjec t p ro p erty were notified of the Zoning Map Amend ment reques t, a legal notic e
ad vertis ing the pub lic hearing was p laced in the S un News p ap er (Augus t 4, 2019) and signs were p o s ted
o n-site. To date, s taff has received no written c o mments in favo r or o p p o s itio n o f the req uest.
F IN AN C IAL IMPAC T:
No ne. T he applic ant has paid the required ap p lic atio n fees .
S UB MIT T E D B Y:
R o b yn Miga, P lanner
AT TAC H ME N T S:
D escription Type
2019-1-PUD - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Us e Map Backup Material
Exhibit 3 - Zoning Map Backup Material
Exhibit 4 - PUD Document Backup Material
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Exhibit 5 - Letter of Intent Backup Material
P&Z Pres entation Pres entation
Page 124 of 167
Planning and Zoning Commission
Planning Department Staff Report
Carlson Place PUD
2019-1-PUD
Report Date: August 16, 2019
Case No: 2019-1-PUD
Project Planner: Andreina Davila-Quintero, AICP, Current Planning Manager
Item Details
Project Name: Carlson Place PUD
Project Location: Generally located north of Carlson Cove, South of University Ave, east of
Southeast Inner Loop, and west of SH 130 Toll.
Total Acreage: 67.889 acres
Legal Description: 67.889-acre tract of land situated in the W. Addison Survey, Abstract No. 21
Applicant: SEC Planning, LLC, c/o Peter Verdicchio
Property Owner: Dayne & Pamela Carlson
Request: Zoning Map Amendment to rezone the subject property from Residential
Single-Family (RS) to a Planned Unit Development (PUD) with a base district
of Residential Single-Family (RS).
Case History: This is the first public hearing for this request.
Location Map
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Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 2 of 10
Overview of Applicant’s Request
The Applicant is requesting to rezone the subject property into a Planned Unit Development (PUD)
district to develop a small lot residential subdivision over approximately 68 acres. The proposed
development will be part of the residential development known as Carlson Place located to the north.
The proposed development consists of a maximum of 339 units developed at a density of up to five (5)
units per acre. The minimum lot sizes proposed are 42 and 47 feet in width and 125 feet in length, with
a minimum lot area of 5,000 square feet. To ensure the subdivision includes both lot widths, the
proposed PUD requires a 50-percent mix of each lot width, with the option to vary by no more than
5% depending on street location and other side conditions.
Site Information
Location:
The subject property is located off of Carlson Cove, east of SE Inner Loop, between the existing Carlson
Place (North) and Saddlecreek residential subdivisions.
Physical and Natural Features:
The subject property is generally flat, but it slopes up to the northeast of the site. There are sparse trees
located near the north of the subject tract.
Future Land Use and Zoning Designations:
The subject property has a Future Land Use Designation of Mixed-Use Community and is currently
zoned Residential Single-Family (RS).
Surrounding Properties:
The surrounding properties had historically been used as working farms and are in the various stages
of greenfield re-development as single-family neighborhoods. The properties to the north and south
(Carlson Place and Saddlecreek, respectively) are currently under construction. To the west of the
subject tract is the Williamson County North Campus facilities.
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North
Agriculture (AG);
Residential Single-
Family (RS)
Mixed-Use Community Residential property; and
Carlson Place Subdivision
South Planned Unit
Development (PUD)
Mixed-Use Community;
Employment Center closer
to Sam Houston Ave.
Saddlecreek Subdivision
East Agriculture (AG)
Mixed Use Community;
Employment Center along
SH 130 Toll.
Vacant
West Public Facility (PF) Mixed Use Community; Williamson County North
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Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 3 of 10
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
Institutional Campus Facilities
Aerial Map
Property History:
The subject property was annexed in March of 2006 (Ord. 2006-123) and was zoned to Residential
Single-Family in 2018 (Ord. 2018-72).
Comprehensive Plan Guidance
Future Land Use Map:
The Mixed-Use Community category is described in the 2030 Comprehensive Plan as intended for large
tracts of undeveloped land, which are appropriate for larger scale, creatively planned communities,
where a mix of residential types and densities are complemented by supporting retail, small to
medium-scale office development, and integrated open spaces, where appropriate.
Growth Tier:
The subject tract is located within 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
Carlson
Place
Undeveloped
Saddlecreek PUD Georgetown ISD
Private property not
proposed for
development
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Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 4 of 10
ensure that infrastructure capacity is sufficient to serve development intensities as indicated on the
Future Land Use Map and in the zoning districts.
Utilities
The subject property is located within the City’s service area for water and wastewater. Additionally,
it is located within Oncor’s service area for electric. It is anticipated that there is adequate capacity to
serve this property either by existing capacity or developer participation in upgrades to infrastructure.
The Developer will be responsible for standard utility extension to serve the development, including
constructing water and wastewater infrastructure consistent with City’s utility master plans.
Transportation
The subject property’s primary inbound and outbound access is Wey Hill Drive along the northern
boundary via SE Inner Loop. The Inner Loop is classified as a 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.
Additional access may also be provided through Carlson Cove and Rockride Lane, both of which are
classified as a future Major Collector. These 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.
A Traffic Impact Analysis (TIA) will be required at time of Subdivision Plat for any development that
generates more than two thousand (2,000) average daily trips based upon the latest edition of the
Institute of Transportation Engineers (ITE) Trip Generation Manual.
Proposed Zoning District
The proposed zoning district is Planned Unit Development (PUD) district with a base district of
Residential Single-Family (RS). The PUD is a special purpose zoning district intended to allow
flexibility in planning and designing for unique or environmentally sensitive properties and that are to
be developed in accordance with a common development scheme. PUD zoning is designed to
accommodate various types of development, including multiple housing types, neighborhood and
community retail, professional and administrative areas, industrial and business parks, and other uses
or a combination thereof. A PUD may be used to permit new or innovative concepts in land use and
standards not permitted by zoning or the standards of the Unified Development Code (UDC).
The proposed PUD and associated Development Plan depict land uses, primary circulation patterns,
open spaces and amenities to be developed in accordance with the minimum requirements of the PUD
district (and other applicable standards of the UDC). The proposed Conceptual Land Use Plan
provides two variations of lot sizes: 42 and 47-foot wide lots (50% mix with an option to vary by no
more than 5%), and a minimum lot area of 5,000 square feet. While the proposed 47-foot wide lots are
permitted by right in the current Residential Single-Family (RS) zoning district, the proposed lot width
Page 128 of 167
Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 5 of 10
of 42 feet may only be permitted with approved rear access (i.e. private alley) or through Special
Development types (i.e. Workforce Housing development), proposing a new standard in this PUD. The
proposed minimum lot area of 5,000 square feet is also a new standard to be included in this PUD as
the minimum lot area in the Residential Single-Family (RS) district is 5,500 square feet.
In addition to the two lot widths and lot area, the proposed Development Plan also identifies a 1-acre
private amenity center for the residential development, in addition to the required 6 acres of public
parkland to be dedicated at time of platting. The amenity center lot will provide a pool with
accommodated onsite parking. Furthermore, the proposed development includes approximately 800
linear feet of 6-foot sidewalks that will ultimately connect the public park located within this PUD to
the public park that is within Carlson Place North’s subdivision.
As part of the PUD, the request also includes an alternative street intersection spacing requirement for
the blocks located along the northern and southern boundaries. Table 12.03.030 of the UDC requires
that intersection spacing be a maximum of 1,320 feet on a local street in order to provide a neighborhood
street layout focused on the safety of vehicles, bicycles and pedestrians. The request includes relief from
this requirement based on site constraints, including the following:
- Along the norther boundary of the subject property remains a parcel that was retained by the
property owner for their homestead, leaving a donut hole in the middle of the Carlson North
and Carlson South developments, and the owners do not want any street stubs extended for
future development through the tract;
- There is floodplain located north of the property; and
- Lack of opportunities to tie into the Saddlecreek development on the southern boundary due to
the layout of this subdivision.
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. Comments issued by City Staff
included the allowances for smaller lots through the provision of rear access, or the applicability of
Special Development Types such as the Workforce Housing development. In addition, comments
pertaining to additional building design standards (such as articulation), enhanced pedestrian
connectivity, and inclusion of additional open spaces to break the long blocks.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it partially complies with the
criteria established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below:
REZONING 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
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 P&Z and City Council.
Staff reviewed the application and
Page 129 of 167
Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 6 of 10
REZONING APPROVAL CRITERIA FINDINGS STAFF COMMENTS
action. deemed it complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Complies
The proposed PUD district complies with
the Future Land Use element of the 2030
Comprehensive Plan. The Future Land
Use map designates the property with
the Mixed-Use Community category,
which encourages creatively planned
communities with a mix of residential
types and densities. The requested
Planned Unit Development (PUD) with a
base of Residential Single-Family (RS)
and smaller lot sizes, should it be
approved, will allow additional lots
(units) than what is permitted by right in
the current Residential Single-Family
(RS) zoning district. Because of this, the
proposed development supports medium
density development at a slightly higher
density than the Carlson Place to the
north and other existing single-family
residential neighborhoods within this
category.
3. The zoning change
promotes the health, safety
or general welfare of the
City and the safe, orderly,
and healthful development
of the City.
Partially Complies
While the proposed mix of residential,
open space and public parkland supports
the health, safety and general welfare of
the community, the proposed zoning
change to a Planned Unit Development
(PUD) district would allow a residential
development that lacks a well-integrated
network with surrounding residential
neighborhoods due to existing
floodplain, an approximate 26-acre parcel
located in the center between this
development and the Carlson Place
North subdivision that will be retained
for a single homestead, the lack of inner-
connectivity to the Saddlecreek
Subdivision to the south, and longer
blocks along residential local streets than
normally allowed by Code. Because of
this, staff finds that the proposed request
partially complies with the orderly and
healthful development of the City.
4. The zoning change is Partially Complies This property has single-family
Page 130 of 167
Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 7 of 10
REZONING APPROVAL CRITERIA FINDINGS STAFF COMMENTS
compatible with the present
zoning and conforming uses
of nearby property and with
the character of the
neighborhood.
developments to the north and south
sides of the property, vacant agriculture
zoned land to the east, as well as public
facilities zoning to the west. Because of
this, the proposed PUD contains
regulations to create a zoning district that
is compatible with the existing adjacent
residential subdivisions, including:
- Residential Single-Family (RS)
permitted uses;
- Open space, trails, and amenities;
and
- Variation of lot sizes (42 and 47-
foot lot widths).
However, the proposed PUD also
includes the allowance for greater
distances between intersections than
what is permitted by Code. This results
in residential blocks that are longer than
what has been developed in the
surrounding neighborhoods with no
improvements to help break the length
such as open spaces or mid-block
pedestrian connections. This deviation, in
combination of lots smaller than the
surrounding residential neighborhoods,
impacts the character of the area by
allowing additional lots (units) along
these roads than other local residential
streets.
5. The property to be rezoned
is suitable for uses
permitted by the District
that would be applied by
the proposed amendment.
Complies
The proposed PUD and associated
Development Plan is suitable for the uses
to be permitted in this zoning district
based on the proposed development
standards of the PUD and other
applicable UDC requirements, such as
setbacks, building height, and parking.
In addition to the rezoning criteria above, staff has reviewed the request and determined that the
proposed request partially complies the criteria and objectives established in UDC Section 3.06.040 for
a Planned Unit Development (PUD), as outlined below:
Page 131 of 167
Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 8 of 10
PUD CRITERIA FINDINGS STAFF COMMENTS
1. A variety of housing types,
employment opportunities,
or commercial services to
achieve a balanced
community.
Does Not Comply
The proposed PUD only includes
residential single-family uses. For this use,
only one type of housing (single-family
detached) is proposed to be developed,
with one allowing for a reduced lot width
of a minimum of 42 feet without being
served by an alley or implementing any of
the Special Development types allowed by
the UDC that incentivizes different
housing types in the current zoning
district. No other uses are proposed
outside of residential and associated open
spaces. Because of this, staff finds that the
request does not comply with this
criterion.
2. An orderly and creative
arrangement of all land uses
with respect to each other
and to the entire community.
Does Not Comply
As previously mentioned, the proposed
PUD only includes one use, which is
residential single-family. In addition to
the associated open space and
recreational facilities, no other uses are
proposed for this district. While the
proposed use is compatible with the
surrounding area, and it provides for the
connection between the public parks on
both sides of Carlson Place, the
arrangement of the land use does not seek
to integrate with the surrounding
neighborhoods or between its recreational
facilities, include common development
themes within the proposed development
or the existing Carlson Place development
to the north, or include new or innovative
concepts in land use and standards not
permitted by zoning or the standards of
the UDC).
3. A planned and integrated
comprehensive
transportation system
providing for a separation of
pedestrian and vehicular
traffic, to include facilities
such as roadways, bicycle
ways, and pedestrian
walkways.
Does Not Comply
The proposed PUD includes roadways,
sidewalks and other pedestrian facilities,
to include the connection of the two
public parks that will be serving the
overall Carlson Place development with a
6-foot sidewalk. However, these facilities
are provided in accordance with the
subdivision standards of the UDC. No
additional facilities or enhanced network,
Page 132 of 167
Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 9 of 10
PUD CRITERIA FINDINGS STAFF COMMENTS
such as mid-block pedestrian crossings to
help break the blocks or alternative street
cross-sections that include delineated
bicycle ways or shared use paths, are
proposed as part of this PUD. Because of
this, staff finds that the request does not
meet the criteria of providing a
comprehensive transportation system.
4. The provisions of cultural or
recreational facilities for all
segments of the community.
Complies
New single-family residential
developments are not required to provide
common amenities. This PUD includes a
1-ac lot to be developed as a private
amenity center (with a pool) for the
development, in addition to the required
public parkland (6 acres) to be dedicated
at time of platting. The proposed PUD
establishes the Homeowner Association
(HOA) as the entity responsible for the
maintenance of the 6-ac public park.
5. The location of general
building envelopes to take
maximum advantage of the
natural and manmade
environment.
Partially Complies
As previously mentioned, the subject
property is generally flat and has sparse
trees located near the north of the subject
tract. In addition, portions of the
property, particularly along the south
property line are encumbered by major
easements that restrict the location of
buildings within this area. The general
location of the building envelopes takes
into consideration its present
environment by ensuring developable
lots that may accommodate a structure.
However, the proposed lot layout, and
thus potential location of the building,
does not take advantage of the
surrounding properties as it does not seek
to integrate with the surrounding
neighborhoods or between its recreational
facilities.
6. The staging of development
in a manner which can be
accommodated by the timely
provision of public utilities,
facilities, and services.
Complies
All adequate utilities are required to be in
place in order to support the
development, and will be provided at
time of platting. The development is
proposed to be developed in a single
phase and thus will be accommodated by
Page 133 of 167
Planning Department Staff Report
Carlson Place PUD
2019-1-PUD Page 10 of 10
PUD CRITERIA FINDINGS STAFF COMMENTS
the timely provision of public utilities,
facilities, and services.
Based on the findings listed above, staff finds that the proposed PUD request does not meet all of the
criteria for a Planned Unit Development (PUD). As stated above, the PUD zoning is intended to allow
flexibility in planning and design to accommodate various types of development and permit new or
innovative concepts in land use and standards not permitted by zoning or the standards of the UDC.
Because of this, inclusion of various housing types and uses, integrated comprehensive network,
creative arrangement of land uses and other unique features are used to evaluate the appropriates of
the PUD district.
The Development Plan, as proposed, does not include any specific site or design standards that are
needed to accommodate the proposed development and that are not permitted by Code. Additional
building design standards, enhanced pedestrian connectivity, inclusion of open spaces to break the
long blocks, and enhanced street cross-sections are standards that are typically included to create this
unique district. In addition, the UDC allows for the proposed lot size under certain circumstances in
the current zoning district, none of which are proposed in this development.
Meetings Schedule
August 20, 2019 – Planning and Zoning Commission
September 10, 2019 – City Council First Reading of the Ordinance
September 24, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners and registered associations within
a 300-foot radius of the subject property were notified of the Zoning Map Amendment request, a legal
notice advertising the public hearing was placed in the Sun Newspaper (August 4, 2019) and signs were
posted on-site. To date, staff has received no written comments in favor or opposition of the request.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – PUD Document
Exhibit 5 – Letter of Intent
Page 134 of 167
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2019-1-PUDExhibit #1
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Page 135 of 167
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Future Land Use / Overall Transportation Plan
Exhibit #2
2019-1-PUD
Legend
Thoroughfare
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Moderate Density Residential
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Existing Collector
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Existing Major Arterial
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Page 136 of 167
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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0 ¼½MiPage 137 of 167
Carlson South Tract
City of Georgetown, Texas
Planned Unit Development (PUD)
Development Plan
April 24, 2019
Revised: July 8, 2019
Applicant: PulteGroup, Inc.
9401 Amberglen Boulevard
Building 1, Suite 150
Austin, Texas 78729
Prepared by: SEC Planning
4201 W. Parmer Lane
Building A, Suite 220
Austin, TX 78727
Page 138 of 167
_____________________________________________________________________________________
Carlson South Tract - Planned Unit Development Page | 2
EXHIBIT A
to PUD Ordinance
Development Plan
Carlson South Tract Planned Unit Development (the “PUD”)
I. Purpose and Intent
The boundaries of the PUD consist of 67.9 acres described in Exhibit B, Field Notes
(“Property”), attached to the PUD Ordinance. The Project is planned as a residential use
community with a mix of residential product types.
The contents of this Development Plan explain and illustrate the overall appearance and
function desired for the Property.
II. Applicability and Base Zoning
The development of the Property shall comply with the version of the Georgetown Unified
Development Code (UDC) in effect as of January 29, 2019 and other applicable provisions
in the City’s Code of Ordinances, except as modified within this Development Plan or the
Exhibits attached to the PUD Ordinance.
The Base Zoning District for the Property is:
RS – Residential Single Family
All development within the Property must comply with this Development Plan. If this
Development Plan does not specifically address a development requirement, the
Georgetown UDC shall apply. In the event of a conflict between this Development Plan
and the Base Zoning District, this Development Plan shall control.
III. Conceptual Land Use Plan
Exhibit C, Conceptual Land Use Plan for the Property is attached to the PUD Ordinance.
The property development will occur in phases over a number of years and modifications
to the Conceptual Land Use Plan may become desirable due to changes in market conditions
or other factors. The Property owner may request modifications to the Conceptual Land
Use Plan.
Modifications of the Conceptual Land Use Plan pertaining to; (a) changes in the density of
specific sections or phases shown on the Conceptual Land Use Plan that do not increase the
overall density of development on the Land, and (b) changes of less than 20 percent (20%)
in the size of any section or phase shown on the Conceptual Land Use Plan, shall be
considered “Minor Modifications” over which the City’s Planning Director has final review
and decision-making authority.
Page 139 of 167
_____________________________________________________________________________________
Carlson South Tract - Planned Unit Development Page | 3
All other changes to the Conceptual Land Use Plan that are not Minor Modifications shall
be considered “Major Modifications.” Major Modifications to the Conceptual Land Use
Plan must be approved as an amendment to this PUD Ordinance by the City Council. After
approval by the City in accordance with these requirements, all Minor Modifications and
Major Modifications to the Conceptual Land Use Plan shall be recorded by the City at the
Property owner’s expense in the Official Records of Williamson County, and thereafter, all
references in this Development Plan to the Conceptual Land Use Plan shall mean and refer
to the then most current approved and recorded Conceptual Land Use Plan.
Minor Modifications to the Conceptual Land Use Plan allowed by this Development Plan
shall not be deemed to be changes to the Project under Chapter 245 of the Texas Local
Government Code. All Major Modifications to the Conceptual Land Use Plan shall be
deemed to be changes to the Project under Chapter 245 of the Texas Local Government
Code, and the provisions of the UDC and all other applicable laws and regulations in effect
at the time of such Major Modifications shall apply unless the City agrees otherwise.
Approval of this Development Plan does not constitute plat or site plan approval, and all
development related approvals required by the UDC are still required.
IV. Allowable / Prohibited Uses
The uses allowed within the Carlson South PUD shall comply with the list of allowed and
prohibited uses defined in the UDC Zoning Use Table 5.02.010 for the RS Base District.
V. Residential Private Homeowners Association
One or more private Homeowners Associations (HOA’s) will be established for the
maintenance of private landscape areas, private amenity centers and all community signage,
screen walls and common open space.
VI. Residential Development Standards
The residential areas within the Property shall be developed according to the following
standards.
A. Minimum Residential Density
1. The Property may be developed at a gross density not to exceed five (5) dwelling
units per acre.
B. Residential Lot Size
1. Residential lots within the Property shall comply with the UDC Residential
Development Standards with the following exceptions:
Page 140 of 167
_____________________________________________________________________________________
Carlson South Tract - Planned Unit Development Page | 4
a. Minimum lot width: 42 feet
b. Minimum lot depth: 125 feet
c. Minimum lot size: 5,000 square feet.
C. Residential Product Mix
1. The residential product shall include a mixture of residential lot widths to create a
varied streetscape. The anticipated residential lot mixture shall be a mixture of
forty-two feet (42’) and forty-seven feet (47’) wide residential lots. The product
mix shall be a fifty percent (50%) mix evenly distributed throughout the PUD as
generally depicted on Exhibit C. The mix may vary by up to five (5) percentage
points as a result of addressing City comments received during platting and
engineering review.
D. Plan Repetition
1. Due to the single family detached scale of the Project, house plan repetition
standards of UDC Section 6.02.050.C.1 shall apply. Generally, the various plan
and elevation combinations shall be distributed throughout the residential tract,
with no discernible repetition in any streetscape. A plan can be repeated every third
building pad (Example: Plan A, Plan B, Plan C, Plan A), although the elevation
shall be different on the two lots.
E. Residential Impervious Cover
1. The impervious cover limit for the Property shall be 60 percent (60%) on a per
residential lot basis.
F. Maximum Number of Residential Units
1. The residential unit count on the Property shall not exceed 339 units.
Plan A Plan B Plan C Plan A
Plan D Plan E Plan F Plan B
Page 141 of 167
_____________________________________________________________________________________
Carlson South Tract - Planned Unit Development Page | 5
VII. Vehicular Circulation
A. Street Intersections
1. Local Street intersection spacing requirements shall be waived along the norther
and southern boundaries of this PUD. The northern boundary is Property retained
by the seller and bisected by the floodplain. Access to the Property is provided as
illustrated on Exhibit C. The Property south of this PUD is a platted subdivision
as depicted on Exhibit C. The plat does not offer opportunities to provide street
access to this Project.
VIII. Parkland/Trails/Open Space
Per UDC Section 13.05.010, B, Formula for Calculating Area of Parkland, the acreage
contributed for parkland shall be pro-rata in an amount equal to one (1) acre for each 50
new dwelling units. Based on the above-mentioned formula and the PUD residential cap
of 339 units, the Property is required to dedicate 6.8 acres of parkland to the City.
As illustrated on Exhibit D, Parks Plan to the PUD Ordinance, the Conceptual Land Use
Plan provides approximately 6.0 acres to be dedicated to the City as public parkland along
with 1.0 acres of private open space.
A 6.0 acre public Neighborhood Park shall be provided along Wey Hill Road. The
Neighborhood Park shall contain on-street parallel parking as well as approximately 800
linear feet of six feet (6’) wide concrete sidewalk connecting the park to the existing public
park on the adjoining Project, Carlson Place. Additionally, two (2) benches, each with an
accompanying trash receptacle, shall be placed along the trail.
Additionally, a 1.0 acre private amenity center shall be located as identified on Exhibit D.
A swimming pool, pool building and associated off street parking shall be constructed on
the amenity center tract.
Maintenance of the public park area shall be the responsibility of the private community
HOA.
IX. Utilities
A utility evaluation will be performed at the time of the first preliminary plat submittal for
any portion of land within this PUD boundary. Such evaluation shall be based upon the
maximum development densities established within this PUD.
X. Miscellaneous Provisions
Amendments: Except as otherwise provided herein, Amendments to this PUD shall
follow the amendment process outlined in the UDC.
Page 142 of 167
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Carlson South Tract - Planned Unit Development Page | 6
Exhibits. All exhibits described herein and attached to the PUD Ordinance are fully
incorporated into this Development Plan by this reference for all purposes.
Page 143 of 167
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Carlson South Tract - Planned Unit Development Page | 7
LIST OF EXHIBITS
Exhibit A – Planned Unit Development (PUD)
Exhibit B – Field Notes
Exhibit C – Conceptual Land Use Plan
Exhibit D – Parks Plan
Page 144 of 167
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Carlson South Tract - Planned Unit Development Page | 8
EXHIBIT B
Field Notes
Page 145 of 167
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Carlson South Tract - Planned Unit Development Page | 9
Page 146 of 167
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Carlson South Tract - Planned Unit Development Page | 10
Page 147 of 167
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Carlson South Tract - Planned Unit Development Page | 11
EXHIBIT C
Page 148 of 167
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Carlson South Tract - Planned Unit Development Page | 12
EXHIBIT D
Page 149 of 167
Page 150 of 167
Page 151 of 167
Carlson Place PUD
2019-1-PUD
Planning & Zoning Commission
August 20, 2019
Page 152 of 167
Item Under Consideration
2019-1-PUD
•Zoning Map Amendment to rezone approximately 68.4 acres from
Residential Single-Family (RS) to a Planned Unit Development with
the base zoning district of Residential Single-Family (RS) on the
property generally located north of Carlson Cove, South of University
Ave, east of Southeast Inner Loop, and west of SH 130 Toll.
Page 153 of 167
Call-Out Box
Location Map
Page 154 of 167
Undeveloped
Aerial Map
Private property
not proposed for
developmentCarlson Place
North
Saddlecreek
GISD
Page 155 of 167
MDR
LDR
MUC
EC
RC
I
Future Land Use Map
Page 156 of 167
RS
Zoning Map
AG
PF
Page 157 of 167
Planned Unit Development (PUD)
•Special purposed zoning district
•Allows flexibility in planning and design
•Can accommodate unique developments or environmentally-sensitive
areas to be developed with a common scheme
•Can accommodate multiple uses
Page 158 of 167
Carlson Place PUD
•Residential Single-Family use
•Two minimum lot widths:
•42-foot wide lots (50%)
•47-foot wide lots (50%)
•Percentage may vary up to 5%
•Minimum lot depth: 125 feet
•Minimum lot area: 5,000 sq.ft .
•Relief from the maximum 1,320 feet intersection spacing requirements along
the north and south property lines
Page 159 of 167
Page 160 of 167
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and
final action;
X
The zoning change is consistent with the
Comprehensive Plan;X
The zoning change promotes the health, safety
or general welfare of the City and the safe
orderly, and healthful development of the City;
X
Page 161 of 167
Approval Criteria –UDC Section 3.06.030
Criteria for Rezoning Complies Partially Complies Does Not Comply
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood; and
X
The property to be rezoned is suitable for uses
permitted by the district that would be applied
by the proposed amendment.
X
Page 162 of 167
Approval Criteria –UDC Section 3.06.040
Criteria for PUDs Complies Partially Complies Does Not Comply
A variety of housing types, employment
opportunities, or commercial services to achieve
a balanced community.
X
An orderly and creative arrangement of all land
uses with respect to each other and to the entire
community.
X
A planned and integrated comprehensive
transportation system providing for a separation
of pedestrian and vehicular traffic, to include
facilities such as roadways, bicycle ways, and
pedestrian walkways.
X
Page 163 of 167
Approval Criteria –UDC Section 3.06.040
Criteria for PUDs Complies Partially Complies Does Not Comply
The provisions of cultural or recreational facilities
for all segments of the community.X
The location of general building envelopes to
take maximum advantage of the natural and
manmade environment.
X
The staging of development in a manner which
can be accommodated by the timely provision of
public utilities, facilities, and services.
X
Page 164 of 167
Public Notifications
•21 property owners within
the 300’ buffer
•Notice in Sun News on August
4, 2019
•Signs posted on the property
•To date, staff has not received
any public comments
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Summary
•Public Hearing and possible action on a request to rezone an approximately 68.4-acre tract of land out of and part of the Addison Wm. Survey, Abstract No. 21, from the Residential Single-Family (RS) District to the Planned Unit Development (PUD) district with a base of Residential Single-Family (RS) District for the property generally located north of Carlson Cove, south of University Ave., east of Southeast Inner Loop, and west of SH 130 Toll
•Per UDC Section 3.06.020.E, the Planning and Zoning Commission shall hold a Public Hearing… and make a recommendation to the City Council
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City of Georgetown, Texas
Planning and Zoning
August 20, 2019
S UB J E C T:
Discussion Items:
Up d ates and Anno uncements (S o fia Nels o n, C NU-A, P lanning Direc tor)
Up d ate from o ther Bo ard and C ommis s io n meetings.
G TAB - https://go vernment.georgetown.o rg/georgetown-trans p o rtatio n-advis o ry-board-gtab /
UDC AC - http s ://government.geo rgeto wn.org/unified-development-c o d e-ad visory-b o ard -2/
Q ues tio ns o r comments from Alternate Members about the ac tions and matters cons id ered o n this
agend a.
R emind er o f the S ep tember 3, 2019, P lanning and Zoning C ommis s ion meeting in the C o mmunity
R o o m at C ity Hall lo cated at 808 Martin Luther King Jr. S t., s tarting at 6:00pm.
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analyst
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