HomeMy WebLinkAboutAgenda_P&Z_04.22.2019Notice of Meeting for the
P lanning and Zoning Commission Special Called meeting of the P lanning and Zoning
Commission
of the City of Georgetown
April 22, 2019 at 6:00 P M
at City Council Chambers - 510 West 9th Street, Georgetown, T X 78626
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Luther King Jr. S treet, G eorgetown, T X 78626 for additional information; T T Y users route through R elay
Texas at 711.
L egislativ e Regular Agenda
A C ons ideration and possible action on a reques t to rezone approximately 308.58 ac res out of the William
R oberts League, Abs trac t No. 524, and the Jos eph F is h S urvey, Abstract No. 232,generally loc ated along
S hell R oad, north of inters ection of Bellaire Drive and extending east and wes t of S hell R oad to the
terminus of the c ity limits , from the Agric ulture (AG ) and P lanned Unit Development (P UD) zoning
districts to the P lanned Unit Development (P UD) zoning district to be known as the S hell R oad P lanned
Unit Development (P UD-2018-002). S ofia Nels on, C NU-A, P lanning Director
Adjournment
C E RT IF IC AT E O F P O S T IN G
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was pos ted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a place readily
ac cessible to the general public at all times, on the ______ day of __________________, 2019, at
__________, and remained so pos ted for at least 72 continuous hours preceding the sc heduled time of s aid
meeting.
____________________________________
R obyn Densmore, C ity S ecretary
Page 1 of 34
City of Georgetown, Texas
Planning and Zoning
April 22, 2019
S UB J E C T:
C onsideration and pos s ible ac tion on a request to rezone approximately 308.58 acres out of the William
R oberts League, Abstract No. 524, and the Joseph F ish S urvey, Abs trac t No. 232,generally located along
S hell R oad, north of intersec tion of Bellaire Drive and extending eas t and west of S hell R oad to the
terminus of the city limits , from the Agriculture (AG ) and P lanned Unit Development (P UD) zoning
dis tric ts to the P lanned Unit Development (P UD) zoning dis tric t to be known as the S hell R oad P lanned
Unit Development (P UD-2018-002). S ofia Nelson, C NU-A, P lanning Direc tor
IT E M S UMMARY:
Background:
T he s ubjec t property was annexed into the C ity on Marc h 26, 2019. T he boundaries of the P UD
c onsist of 308.58 ac res . T he P rojec t is planned as a mixed use, master planned community with a
variety of res idential lot sizes and produc t types , commerc ial and offic e us es and preserved open
spac e.
Land Use:
T he C onceptual Land P lan identifies a number of areas for the different us es and ac tivities whic h
would typic ally oc cur within a traditio nal neighb o rhood. T he fo llo wing more c learly des c rib es eac h
of thes e areas and the allowed us es within each zoning c ategory:
Description Zoning
District
S ingle-family d etac hed res id ential. Minimum 4,500 sf lo ts witho ut alley. 3,600 s f lots with
alleys . Ac cessory Dwelling Units allowed.
R S
Townhous e District.T H
Multi-family detac hed res idential. Multi-family attac hed res idential. C ondominiums.MF -1
Multi family attac hed res idential.MF -2
C ommerc ial. O ffic e.C -3
T he C o nc ep tual Land P lan identifies a mix of p ro d uc t typ es and lot s izes . In o rd er to maintain a
level of flexib ility, certain parc els within the C onceptual P lan are id entified with a d ual us e o f R S ,
MF -1 or T H. At the time o f development fo r tho s e d ual us e designated p arcels, a s p ecific c ategory
(R S , MF -1 or T H) will be d eclared and the p arcel will be developed under tho s e standards. In
order to ens ure a mix o f product typ es while maintaining flexib ility in the loc ation of certain
products , the following unit type parameters have been defined for the projec t:
1. Maximum number of total units allowed within the concept plan parc els labeled as R S and R S /MF -
1/T H parcels: 1,047 units.
2. T he maximum number of total units in all c ategories shall not exc eed 1,513.
3. Maximum number of total units allowed within the MF 1/MF -2 parcel: 466 units.
4. Maximum number of MF -2 units permitted is 220
5. Minimum numb er o f single family detached lots 60 feet wide o r wider: 10% of the total of the S ingle
F amily Detac hed R S Lot.
6. Maximum number of lots less than 45 feet wide: 35% of the total of the S ingle F amily Detac hed R S lots .
7. Minimum ac res of commerc ial (C 3) development is 13.1 ac res
8. S ingle F amily Detac hed R S lots les s than 45 feet wide s hall b e limited to : P arcels 1, 3, 5, 6, 7, 8, 9 as
labeled on the concept plan.
Page 2 of 34
AR C HIT E C T UR AL R E QUIR E ME N T S :
T he following arc hitectural criteria shall apply:
All S ingle family detac hed dwellings s hall contain a minimum of 1,200 s quare feet of enclosed living
s pace, exclus ive of porc hes, dec ks, garages
T he faç ades of all residential elevations that are vis ible from a public or private s treet or park s hall be
a minimum of 85% brick, s tone, s tucc o or (exc lusive of roofs , eaves, dormers, soffits , windows,
doors , gables, garage doors , decorative trim and trimwork). All walls must include materials and
des ign c harac teristics cons is tent with thos e on the front. Les s er quality materials or details for side
or rear walls are prohibited
T he exterior o f all buildings on non-res idential lots s hall be c ons truc ted o f 100% b rick, sto ne or
s tucc o (exclus ive of roofs, eaves , s offits, windows , doors , gables and frame work).
PAR KLAN D AN D C O MMO N AME N IT Y AR E A:
Developer has agreed to pres erve 26 ac res of parkland that will be s pread ac ros s the project to serve the
planned residential neighborhood loc ated on the north and south sides of S hell R oad with equal levels of
s ervic e.
F IN AN C IAL IMPAC T:
n/a
S UB MIT T E D B Y:
S ofia Nelson, P lanning Direc tor
AT TAC H ME N T S:
Description Type
staff report Cover Memo
Public comment Cover Memo
Location Map Cover Memo
Future Land Us e Map Cover Memo
Zoning Map Cover Memo
PUD Development Standards Cover Memo
Concept plan Cover Memo
Parks Plan Cover Memo
Signage Plan Cover Memo
Page 3 of 34
Planning and Zoning Commission
Planning Department Staff Report
Shell PUD
Report Date: April 12, 2019
Case No: PUD-2018-002
Project Planner: Sofia Nelson, Planning Director
Item Details
Project Name: Shell Road PUD
Project Location: Generally located along Shell Road, north of intersection of Bellaire Drive and
extending east and west of Shell Road to the terminus of the city limits
Total Acreage: 308.58 acres
Applicant: Gary Newman
Property Owner: Green Builders, Inc.
Request: Zoning Map Amendment to rezone the subject property from Agriculture
(AG) and Planned Unit Development (PUD) to a Planned Unit Development
(PUD).
Case History: A public hearing on this item was held on April 2, 2019.
Location Map
Page 4 of 34
Planning Department Staff Report
Shell PUD Page 2 of 7
Overview of Applicant’s Request
The Project is planned as a mixed use, master planned community with a variety of residential lot sizes
and product types, commercial and office uses and preserved open space. The contents of this
Development Plan explain and illustrate the overall appearance and function desired for the Property.
The base zoning classifications, within the Planned Unit Development zoning district for the Property
are: Residential Single Family (RS), Townhouse (TH), Low Density Multi Family (MF-1), High Density
Multi Family (MF-2), and General Commercial (C-3).
Site Information
Future Land Use and Zoning Designations:
The subject property has a Future Land Use Designation of Moderate Density Residential with a node
of Mixed Use community near the intersection of Shell Road and Sycamore.
The Moderate Density Residential category is described in the 2030 Comprehensive Plan as comprising
single family neighborhoods that can be accommodated at a density ranging between 3.1 and 6
dwelling units per gross acre, with housing types including small-lot detached and attached single-
family dwellings (such as townhomes). This category may also support complementary non-residential
uses along major roadways such as neighborhood-serving retail, office, institutional, and civic uses,
although such uses may not be depicted on the Future Land Use Map.
The Mixed Use Neighborhood Center projects compact centers with limited retail goods and services for a
local customer base. The Mixed Use Neighborhood Center applies to smaller areas of mixed commercial
use within existing and new neighborhoods. These areas are primarily proposed adjacent to, or as part
of, larger residential neighborhoods. Neighborhood-serving mixed-use areas abut roadway corridors
or are located at key intersections.
In addition, this designation may accommodate (but does not require) mixed-use buildings with
neighborhood-serving retail, service, and other uses on the ground floor, and offices or residential units
above. Uses in these areas might include a corner store, small gr ocery, coffee shops, hair salons, dry
cleaners and other personal services, as well as small professional offices and upper story apartments.
They may also include noncommercial uses such as churches, schools, or small parks. In new
neighborhoods, in particular, the exact size, location, and design of these areas should be subject to a
more specific approval process, to ensure an appropriate fit with the surrounding residential pattern.
Surrounding Properties:
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 5 of 34
Planning Department Staff Report
Shell PUD Page 3 of 7
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North RS- Sun City PUD
Moderate Density
Residential and Open
Space
Sun City
Development
South Outside the City Limits Low Density Residential Residential
East Outside the City Limits Moderate Density
Residential Undeveloped
West RS- Georgetown Village
PUD
Moderate Density
Residential Residential
Aerial Map
Property History:
The subject property was annexed in March of 2019. The applicant is proceeding concurrently with a
request for a Municipal Utility District (MUD).
Utilities
The subject property is located within the City’s service area for water and wastewater. The
Developer is responsible for standard utility extension to serve the development, including
constructing water and wastewater infrastructure consistent with City’s utility master plans.
Transportation
As a result of the MUD negotiated deal points the Developer/District will be required to dedicate right
of way and contribute $2.5 million toward the expansion of Shell Road, as well as enhanced landscaping
Sun City
Low Density
Residential (ETJ)
Original Georgetown
Village
Undeveloped
Page 6 of 34
Planning Department Staff Report
Shell PUD Page 4 of 7
along the portion of Shell Road in the district. Additionally the Developer/District will be responsible
for designing, funding, and constructing an approximately 4,700 linear feet trail (10’ wide) along Berry
Creek with the opportunity to connect to future trails and the City’s proposed West Side Park.
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 this Code.
The Conceptual Land Plan depicts land uses, primary circulation patterns, open spaces and amenities
that may be developed in phases, provided the minimum requirements of the PUD district are met. The
proposed development is designed to locate residences, shops and work places in closer proximity to
each other. The residential areas contain a diverse range of lot sizes, typically smaller in size than what
has traditionally developed in Georgetown. The residential product is permitted to incorporate the use
of alleys and is required when lots between 45 and 35’ in width are developed. Collectively, these
characteristics will create a compact community which promotes a pedestrian environment.
The proposed PUD incorporates the following development standards that enhance the overall
development but that differ from the straight UDC requirements:
- Minimum masonry requirements have been established for single family residential
development.
- Enhanced masonry requirements have been committed to for the non-residential development.
- Flexibility to develop single family residential or multi-family residential on identified parcels.
- Specific locations where lots smaller than 45’ in width will be located, joined with a requirement
that smaller lots must be alley loaded.
- Incorporation of commercial development to meet the intent of the mixed use commercial node.
- Planned parkland and open space have been incorporated.
Intergovernmental and Interdepartmental Review
The proposed rezoning request was reviewed by all applicable City Departments to determine the
appropriateness of the requested zoning on the subject property. No comments were issued regarding
the zoning request.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below:
Page 7 of 34
Planning Department Staff Report
Shell PUD Page 5 of 7
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
This application was reviewed by staff
and deemed to be complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Complies
The proposed use provides for
residential, commercial and open space
consistent with the comprehensive
master plan.
3. The zoning change
promotes the health, safety
or general welfare of the
City and the safe orderly,
and healthful development
of the City.
Complies
The proposed mix of residential, open
space and reservation of open space will
support the health, safety and general
welfare of the community.
4. The zoning change is
compatible with the present
zoning and conforming uses
of nearby property and with
the character of the
neighborhood.
Complies
The proposed PUD contains the following
specific regulations to create a zoning
district that is compatible with the existing
Georgetown Village community:
- Residential design standards
- Street and connectivity
requirements of the UDC
- Open space and amenities
- Incorporation of neighborhood
commercial uses that will allow for
retail services.
5. The property to be rezoned
is suitable for uses
permitted by the District
that would be applied by
the proposed amendment.
Complies
The PUD allows for appropriate
expansion of the current uses and the
addition of commercial uses.
In addition to the rezoning criteria above, staff has reviewed the request and determined that the
proposed request complies 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, Complies The proposed PUD supports residential
Page 8 of 34
Planning Department Staff Report
Shell PUD Page 6 of 7
employment opportunities,
or commercial services to
achieve a balanced
community.
products that range from traditional
single family, townhomes, and multi-
family.
2. An orderly and creative
arrangement of all land uses
with respect to each other
and to the entire community.
Complies
The proposed uses are compatible with
the surrounding area and focuses the
higher intensity uses along Shell Road.
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.
Complies
The proposed PUD prioritizes street
connectivity, incorporation of pedestrian
connectivity, and improvements to Shell
Road.
4. The provisions of cultural or
recreational facilities for all
segments of the community.
Complies
This PUD has incorporated an open space
plan into the overall concept plan.
5. The location of general
building envelopes to take
maximum advantage of the
natural and manmade
environment. Complies
The site design takes the natural
landscaping into consideration and leaves
a large amount of open space. The
placement of the existing and proposed
commercial locations and smaller
residential lots allows for transitions
between higher intensity uses and
traditional single family development.
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.
Meetings Schedule
April 16, 2019 – Planning and Zoning Commission
April 23, 2019 – City Council First Reading of the Ordinance
May 14, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners within a 200-foot radius of the
subject property and within the subdivision were notified of the Zoning Map Amendment request, a
Page 9 of 34
Planning Department Staff Report
Shell PUD Page 7 of 7
legal notice advertising the public hearing was placed in the Sun Newspaper and signs were posted
on-site. To date, staff has received two objections.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – PUD Document
Page 10 of 34
Page 11 of 34
Page 12 of 34
§¨¦35
PUD-2018-002Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.5 1Mi
Page 13 of 34
S H E L L R D
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Coordinate System: Texas State Plane/C entr al Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Exhibit #2
PUD -2018-002
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 0.5 10.25 MiPage 14 of 34
S H E L L R D
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Zon in g InformationPUD-2018-002Exhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
¯
0 0.5 10.25 MiPage 15 of 34
GEORGETOWN VILLAGE
City of Georgetown, Texas
Shell Road Planned Unit Development
Shell Road
Planned Unit Development
Development Plan
Applicant: Green Builders, Inc
3613 Williams Drive, Suite 206
Georgetown, TX 78627
Page 16 of 34
1
R:\170188-AULR\Cadfiles\PLANNING\Submittals\SEC PUD Zoning Revision 11-15-2018\PUD exhibits 4-10-2019\Georgetown Village PUD 4-11-2019.doc
A. PROPERTY
The subject Property consists of approximately 308.58 acres, as shown in Exhibit A (the
“Property”).
B. PURPOSE AND INTENT
The boundaries of the PUD consist of 308.58 acres described in Exhibit A (Field Notes)
(the “Property”), attached to the PUD Ordinance. The Project is planned as a mixed use,
master planned community with a variety of residential lot sizes and product types,
commercial and office uses and preserved open space.
The contents of this Development Plan explain and illustrate the overall appearance and
function desired for the Property.
C. APPLICABILITY AND BASE ZONING
The development of the Property shall comply with the version of the Georgetown Unified
Development Code (UDC) in effect at the time of approval, 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 classifications, within the Planned Unit Development zoning district for
the Property are: Residential Single Family (RS), Townhouse (TH), Low Density Multi
Family (MF-1), High Density Multi Family (MF-2) and General Commercial (C-3).
D. THE PROJECT (attached as Exhibit B).
The owner of the SRPUD is planning to develop the Project as a master planned community
on the Property and in conjunction therewith is proposing to subdivide the Property through
a series of subdivision plats and to obtain additional land use approvals for the Property.
E. CONCEPTUAL LAND PLAN
The City hereby authorizes the construction and development of the residential and
commercial uses together with support facilities for recreational, social, maintenance, and
related uses substantially, as shown in Exhibit B.
A Conceptual Land Plan, has been attached to this Development Plan as Exhibit B to
illustrate the land use and design intent for the Property. The Conceptual Land Plan is
intended to serve as a guide to illustrate the general vision and design concepts and is not
intended to serve as a final document. The Conceptual Land Plan depicts land uses,
primary circulation patterns, open spaces and amenities that may be developed in phases,
provided the minimum requirements of the PUD district are met. Approval of this PUD,
Development Plan, and Conceptual Land Plan does not constitute approval of a Site Plan
per Section 3.09 of the UDC.
1. Development Characteristics: The Conceptual Land Plan, is based on the following
characteristics and planning principles:
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a) The planned uses include residences, retail shops, civic uses, and open
spaces located in close proximity to each other, designed and laid out to be
compatible with each other.
b) Local streets are to be sized, detailed and organized to provide for the
functional needs of both the automobile and the pedestrian.
c) Civic uses, open spaces and landscaped streets are to be designed to provide
purposeful places for social activity, recreation, and to reinforce the identity
of the community.
d) Buildings are to be sized and located to spatially delineate the streets,
squares and other open spaces.
2. Lot Characteristics: The proposed development is designed to locate residences,
shops and work places in closer proximity to each other to encourage a physical
environment promoting social activity, community interaction and a collective
security. The residential areas contain a diverse range of lot sizes, typically smaller
in size than suburban lots, have a minimum front yard to encourage homes and
businesses to address the street. Residential product may incorporate the use of
alleys in select situations. Collectively, these characteristics will create a compact
community which promotes a pedestrian environment.
F. LAND USES
The Conceptual Land Plan identifies a number of areas for the different uses and activities
which would typically occur within a traditional neighborhood. The following more clearly
describes each of these areas and the allowed uses within each zoning category:
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TABLE F1
Description Zoning
District
Single-family detached residential. Minimum 4,500 sf lots without alley. 3,600 sf lots
with alleys. Accessory Dwelling Units allowed.
RS
Townhouse District. TH
Multi-family detached residential. Multi-family attached residential. Condominiums. MF-1
Multi family attached residential. MF-2
Commercial. Office. C-3
G. RESIDENTIAL PRODUCT LOT STANDARDS
The Conceptual Land Plan identifies a mix of product types and lot sizes. In order to
maintain a level of flexibility, certain parcels within the Conceptual Plan are identified with
a dual use of RS, MF-1 or TH. At the time of development for those dual use designated
parcels, a specific category (RS, MF-1 or TH) will be declared and the parcel will be
developed under those standards. In order to ensure a mix of product types while
maintaining flexibility in the location of certain products, the following unit type
parameters have been defined for the project:
1. Maximum number of total units allowed within the concept plan parcels labeled as
RS and RS/MF-1/TH parcels: 1,047 units.
2. The maximum number of total units in all categories shall not exceed 1,513.
3. Maximum number of total units allowed within the MF1/MF-2 parcel: 466 units.
4. Maximum number of MF-2 units permitted is 220
5. Minimum number of single family detached lots 60 feet wide or wider: 10% of the
total of the Single Family Detached RS Lots.
6. Maximum number of lots less than 45 feet wide: 35% of the total of the Single
Family Detached RS lots.
7. Single Family Detached RS lots less than 45 feet wide shall be limited to: Parcels
1, 3, 5, 6, 7, 8, 9 as labeled on Exhibit B.
8. Minimum acres of commercial (C3) development is 13.1 acres
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H. DEVELOPMENT STANDARDS
TABLE H1
Development Standards RS1 TH MF-1 MF-2 C-3
Front Setback (feet) 15 15 15 25 25
Side Setback (feet) 5 5 5 5 15
Street Side Setback (feet) 15 15 15 25 25
Garage Setback (feet) 20 20 N/A N/A N/A
Rear Setback (feet) 10 15 20 20 20
Setback adjacent to RS District (feet) N/A N/A 20 20 20
Building Height (feet) 35 35 35 50 40
Building Separation (feet) 10 10 10 15 10
Residential Units per Building N/A 6 6 24 N/A
Residential Units per Acre N/A N/A 14 24 N/A
Min. Lot Width – Front-loaded 45 22 50 50 50
Min. Lot Width – Alley-loaded 35 22 N/A N/A N/A
Min. Lot Size (sq. feet) 3600 2,000 N/A N/A N/A
Allowed Impervious Cover 50%2 50% 50% 50% 70%
1 lots smaller than 45’ in width will be required to be rear loaded with driveway access permitted
through alley’s constructed to city standards.
2Impervious cover shall be measured across the gross site area of all RS designated land. When
calculating the total impervious cover for RS areas, all open space and parks shall be included in
the gross acreage.
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I. ARCHITECTURAL REQUIREMENTS
1. The following architectural criteria shall apply:
a) All Single family detached dwellings shall contain a minimum of 1,200
square feet of enclosed living space, exclusive of porches, decks, garages.
b) All residential homes shall have a minimum roof pitch of 6:12, except
secondary architectural features including but limited to roofs over garages,
entryways, or porch coverings. which may have a roof pitch of less than
6:12.
c) Roofs on buildings on Non-Residential lots may be of pitched roof design
or flat roof design. Roof materials shall be asphalt, shingles, tiles or slate.
Metal roofs must have a non-reflective finish. Any mechanical equipment
placed on the roof, such as vents, air conditioning equipment, and the like,
must be screened to not be visible from the ground floor level of the
building.
d) The façades of all residential elevations that are visible from a public or
private street or park shall be a minimum of 85% brick, stone, stucco or
(exclusive of roofs, eaves, dormers, soffits, windows, doors, gables, garage
doors, decorative trim and trimwork). All walls must include materials and
design characteristics consistent with those on the front. Lesser quality
materials or details for side or rear walls are prohibited.
e) The exterior of all buildings on non-residential lots shall be constructed of
100% brick, stone or stucco (exclusive of roofs, eaves, soffits, windows,
doors, gables and frame work).
f) The front elevation of all homes shall contain wall plane articulation. No
elevations shall be a single wall plane across the entire width of the front
elevation. Each front elevation shall contain two or more masonry finishes
to complement the architectural style of the home. Additionally, the home
must include a minimum of two of the following elements, to be identified
on the architectural plans submitted for building permit:
i. A minimum of two wall planes on the front elevation, offset a
minimum of 8 inches.
ii. Covered front porch or patio with a minimum size of 60 square feet.
iii. A side-entry or swing-in garage entry (for garage doors that do not
face the front street).
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iv. A garage door recessed from the primary front façade a minimum
of four feet (for garage doors that face the front street).
v. Enhanced garage door materials (wood, ornamental metal,
decorative door, window inserts and hardware, painted or stained to
match house).
vi. Shed roof or trellis (at least 18” deep) above garage door for
additional architectural detail.
vii. A combination of at least two roof types (e.g., hip and gable) or two
different roof planes of varying height and/or direction.
viii. The addition of one or more dormers on the front elevation to
complement the architectural style of the home.
J. STREETS AND PARKING
1. Street System: The streets will be designed to accommodate a variety of
transportation modes compatible with a neighborhood environment, including
automobiles, bicycles and pedestrians. The street system will include a variety of
street designs to lend character to the neighborhood, to contribute to the
enhancement of the streetscape, to increase the efficiency of traffic circulations,
and to moderate vehicular speed within the community. The street system is
planned to be interconnected with multiple travel routes with shorter travel
distances to effectively disperse automobile traffic, resulting in less traffic volume
on individual streets and less traffic congestion overall in the community. This
traffic pattern keeps local traffic off regional roads and through-traffic off the
streets within the SR PUD. Streets and associated elements shall be designed in
accordance with the Exhibit C and this Development Plan.
2. Street Lighting: Street lighting may be provided by alternative street lighting poles
and fixtures that meet the ballast and luminary requirements of the City on the date
of approval of the SRPUD.
3. Traffic Calming Measures: These are planned as elements intended to moderate
the speed of vehicular traffic within the community. Traffic calming measures are
physical design controls intended to equalize the use of neighborhood streets
between automobiles, pedestrians, bicyclists and playing children. Traffic calming
measures planned at street intersections include roundabouts, traffic circles,
gateways and neck-downs. Planned mid-block street section traffic calming
measures include throttles, chicanes and protected on-street parking. Streets may
be designed, at the developer’s discretion, with a 470-foot radius on collector streets
and 180-foot radii on local streets. All traffic calming measures are to be designed
to meet the edition of the American Association of State Highway and
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Transportation Officials (AASHTO) policy on Geometric Design of Highways and
Streets on the date of the approval of the SRPUD.
4. On-Street Parking: On-street parking shall be according to Exhibit C, Street Cross-
Sections.
5. Off-Street Parking: Off-street parking will be in compliance with Chapter 9 of the
UDC on the date of the approval of the SRPUD.
6. Driveway Access: Consistent with the historical build-out pattern in Georgetown
Village, residential driveways are allowed on designated Residential Collectors.
Minimum driveway spacing on such Residential Collectors will be fifty-five (55)
feet. Applicable streets are designated on Exhibit C, Street Cross-Sections.
7. Transportation Improvements:
a) Developer has agreed to contribute a maximum of $2,500,000 to the
construction and paving of two additional lanes of Shell Road, in addition
to dedicating the right-of-way. Any costs over and above $2,500,000
related to the two lanes, turning lanes, and or traffic signalization will be
paid by the City.
b) In order to satisfy the contribution of $2,500,000, the Developer will pay a
supplemental transportation fee of $1,650 per residential unit (includes
single family and multi family) at the time of platting. The City will be
responsible for designing, bidding, and building the expansion of Shell
Road.
c) Developer will not need to conduct a TIA consistent with UDC
requirements, agrees to dedicate right-of-way consistent with OTP
and UDC standards (unless otherwise negotiated with PUD) as well
as consent to connectivity to adjacent properties as reflected on the
PUD Concept Plan. Developer will comply with the City’s water
quality and storm water best management practices.
d) Developer shall not contribute to off-site transportation
improvements which could be listed in a future TIA, including
contributions to Shell Road. Sidewalks on both sides of Shell Road
will be required and are not included within the contribution of $2.5
million for transportation improvements to Shell Road.
e) Developer will design and construct a) all internal, on-site streets to
UDC standards (unless otherwise negotiated as part of the PUD), b)
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and provide street access to the public parkland trailhead parking
lot.
K. LANDSCAPE AND BUFFER REQUIREMENTS
Landscaping on the Property shall be in conformance with Chapter 8 of the UDC unless
otherwise stated in this Development Plan.
1. Shell Road Landscape Buffer: A minimum 25 foot wide landscape lot will be
incorporated adjacent to the right of way of Shell Road. The landscape lot shall be
planted with one (1) shade tree, minimum 3 inch caliper and five (5), five (5) gallon
shrubs for every 1,000 square feet of landscape easement area, exclusive of utility
easements.
2. Major Collector Landscape Buffer: A minimum 10 foot wide landscape lot will be
incorporated adjacent to the right of way for Major Collectors. The landscape lot
shall be planted with one (1) shade tree, minimum 3 inch caliper and five (5), five
(5) gallon shrubs for every 1,000 square feet of landscape easement area. Common
area landscaping shall be owned and maintained by a community homeowner’s
association.
3. Trees: New tree plantings will occur throughout the project, including open spaces
and street yards. Street Trees within the public right-of-way, between the curb and
sidewalk, are not allowed and trees located within the front yards of residential lots
will be installed no closer than 3 feet behind the sidewalk to lessen damage to
sidewalk and underground utilities.
4. Single Family RS Planting Requirement: One (1) tree will be planted for every
single family residential lot that is less than fifty (50) feet wide. Two (2) trees will
be planted for every single family residential lot that is fifty (50) feet or wider.
Trees must be a minimum of three (3) inch caliper.
5. Commercial and Multi Family: City of Georgetown Tree Ordinances, rules and
regulations addressing and concerning tree preservation and mitigation in effect at
the time of approval of a site development plan shall apply to all Commercial and
MF parcels.
6. Boundary Walls: Boundary walls will be located where residential development is
adjacent to Shell road or a major collector. Boundary walls will be constructed of
masonry such as stone or concrete fence panels.
L. SIGNAGE
Signage on the Property shall be in conformance with Chapter 10 of the Unified
Development Code, on the date of the approval of the SRPUD, unless otherwise stated in
this Development Plan or in a Master Sign Plan for the Property. Exhibit E to the SRPUD
illustrates the location of signage within the Property. These size modifications shall
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replace the size restrictions described in Chapter 10 of the Unified Development Code.
Signage shall not be located in the sight-triangle of an intersection.
1. Subdivision Entry Signs:
a) Primary subdivision entry monument si gns shall be located along Shell
Road at the Collector road intersections, as illustrated on Exhibit E to the
PUD Ordinance. The signs shall either be located in a sign easement or be
located on a separate lot.
b) The sign area including the base and sign face shall not exceed 280 square
feet, or 8 feet in height and the sign face encompassing only the surface for
the sign letters and logo shall not exceed 120 square feet. Surrounding
architectural features such as towers and walls shall not count against the
sign square footage and shall not exceed 25 feet in height.
c) The signs shall be located a minimum of 20’ from the ultimate right of way
of Shell Road and 10 feet from the intersecting Collector entry
road. Signage shall not block sight distance or be located in the visibility
sight triangle.
d) A minimum of 1,000 square feet of landscape plant bed shall be provided
around the Subdivision Entry Signs. Plant material should be of a native
and/or adapted species. Plants should be selected from the booklet titled,
Native and Adapted Landscape Plants, an Earthwise guide for Central
Texas, 5th Edition, 2013, created by the Texas Cooperative Extension, Grow
Green and the Ladybird Johnson National Wildflower Center. All signage
as well as landscaping area shall be privately maintained by Property
Owners Association.
2. Residential Neighborhood Monument Signs:
a) Neighborhood signs may be located throughout the Property as noted on
Exhibit E to the SRPUD Ordinance.
b) The signs shall either be located in a sign easement or be located on a
separate platted lot.
c) Neighborhood signs shall not block sight distances nor be located in a public
utility easement or site triangle and shall be setback a minimum of 10 feet
from adjacent rights of way.
d) The sign area including the base and sign face shall not exceed 50 square
feet, or 6 feet in height and the sign face encompassing only the surface for
the sign letters and logo shall not exceed 25 square feet.
e) A minimum of 100 square feet of landscape plant bed shall be provided
around each Residential Neighborhood Monument Sign. Plant material
should be of a native and/or adapted species. Plants should be selected from
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the booklet titled, Native and Adapted Landscape Plants, an Earthwise
guide for Central Texas, 5th Edition, 2013, created by the Texas Cooperative
Extension, Grow Green and the Ladybird Johnson National Wildflower
Center. All signage as well as landscaping area shall be privately
maintained by a Property Owners Association.
M. STORMWATER
Stormwater management on the Property shall be in conformance with Chapter 11 of the
Unified Development Code and City of Georgetown Drainage Criteria Manual, latest
edition”.
N. PARKLAND AND COMMON AMENITY AREA
Developer has agreed to preserve 26 acres of parkland that will be spread across the
project to serve the planned residential neighborhood located on the north and south sides
of Shell Road with equal levels of service. The public parkland illustrated on Exhibit D
and the associated public trail and park improvements described below, will, when
dedicated and constructed, fully satisfy the City’s parkland dedication and improvement
requirements for the single family development in the SRPUD.
1. Public Park North Side of Shell Road:
a) One public park, a minimum of three (3) acres in size within the overall 26
acres of parkland , will be dedicated to the City and developed.
b) The Developer will provide $250,000 of public parkland improvements.
The public park may consist of the following amenities or other amenities
as approved by the City Park’s Director: Playground, Shelter, Sports Court,
Trails, Site Furnishings, Trailhead, Landscape and Irrigation.
c) The developer will construct the park improvements in accordance with
materials and equipment that is acceptable to the City Park’s Director and
the City will take over maintenance responsibility after dedication. The
City will allow the HOA or property owners association (upon approval of
agreement between the City and HOA) to provide additional maintenance
in the public park to the same or better standards as the City’s standards for
similar park improvements and areas.
d) The public parkland shall be dedicated to the City by special warranty deed
after all improvements have been completed and access is provided from a
public road that has been accepted by the City.
2. North Private Amenity Center:
a) The Developer will provide one private amenity center located on the north
side of Shell Road, a minimum of two (2) acres in size, with facilities for
residents of Georgetown Village only.
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b) Developer will provide private amenities with a minimum investment of 1
million dollars for the North Private Amenity Center. Amenities may
include but not be limited to: Pool, restroom facility, parking lot, trailhead,
open play area.
c) The private amenity center will be owned and maintained by the community
homeowner’s association(s).
2. Trails:
a) Developer agrees to construct a 10’ foot wide concrete trail which shall be
4,700 linear feet designed with a stub at the edge of the district’s
easternmost boundary to provide an opportunity to connect with the City’s
proposed West Side Park. The Developer has no obligation to acquire
easements and construct a trail outside of the SRPUD boundary.
b) The Developer will construct the trails to City specifications and the City
will take over maintenance responsibility after dedication.
c) A trailhead parking lot will be provided in the public parkland on the north
side of Shell Road which will include 15 parking spaces, including 2
designated accessible spaces in the location shown on Exhibit D. The
developer will fund the cost of design and construction of the parking lot.
This expense will be in addition to the other public park improvements
described in this SRPUD. The improvement will be subject to the approval
of the City Parks and Recreation Director.
d) The trail and trailheads within the Property shall be registered with the
Texas Department of Licensing and Regulation (TDLR) and designed and
constructed to meet the requirements of the Texas Accessibility Standards
(TAS).
e) If topographic constraints restrict any area along the trail corridor, the U.S.
Forest Service Outdoor Recreation Accessibility Guidelines (FSORAG)
will be followed for the trail construction.
3. Public Park South Side of Shell Road:
a) One public park, a minimum of three (3) acres in size within the 26 acres of
parkland, will be dedicated to the City and developed.
b) The Developer will provide $250,000 of public parkland improvements.
The public park may consist of the following amenities, or other amenities
as approved by the City Park’s Director: Playground, Shelter, Sports Court,
Trails, Site Furnishings, Trailhead, Landscape and Irrigation.
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c) The developer will construct the park improvements in accordance with
materials and equipment that is acceptable to the City Park’s Director and
the City will take over maintenance responsibility after dedication. The
City will allow the HOA or property owners association (upon approval of
agreement between the City and HOA) to provide additional maintenance
in the public park to the same or better standards as the City’s standards for
similar park improvements and areas.
d) The public parkland shall be dedicated to the City by Special Warranty
Deed after all improvements have been completed and access is provided
from a public road that has been accepted by the City.
4. South Private Amenity Center:
a) The Developer will provide one private amenity center located on the south
side of Shell Road, a minimum of two (2) acres in size, with facilities for
residents of Georgetown Village only.
b) Developer will provide private amenities with a minimum investment of 1
million dollars for the South Private Amenity Center. Amenities may
include but not be limited to: Pool, restroom facility, parking lot, trailhead,
open play area.
c) The private amenity center will be owned and maintained by the community
homeowner’s association(s).
5. Multi Family:
a) City will require all multi family to be subject to the City’s parkland
dedication/development fees in place at time of approval of a site
development plan.
6. Construction Timing:
a) Public Park North of Shell Road and Trailhead parking lot:
i. The public parkland improvements will be subject to the approval
of the City Parks and Recreation Director upon the earlier of:
ii. Development of an adjacent parcel; or
iii. When the 200th single family building permit is issued on the
northern side of Shell Road, given there is road access to the park.
If no road access exists at that time, the developer will post a fiscal
security in the amount of 125% of the cost to construct the park and
the road extension; or
iv. No later than 12/31/2025, as long as permitting has begun.
b) Public Park South of Shell Road:
i. The public parkland improvements will be subject to the approval
of the City Parks and Recreation Director upon the earlier of:
ii. Development of an adjacent parcel; or
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iii. When the 200th single family building permit is issued on the
southern side of Shell Road, given there is road access to the park.
If no road access exists at that time, the developer will post a fiscal
security in the amount of 125% of the cost to construct the park and
the road extension; or
iv. No later than 12/31/2025, as long as permitting has begun.
c) The trails shall be constructed:
i. Prior to the final acceptance of any lot in Parcels 1, 3 or 4 on Exhibit
D to the SRPUD; however, the trail may be completed in up to three
(3) phased segments, as illustrated on Exhibit D.
ii. Final acceptance of any lot shall be defined as final acceptance of
the subdivision improvements serving any part of Parcels 1, 3 or 4
as shown on Exhibit D.
iii. Should fiscal be posted to allow the recordation of the subdivision
plat for one of the above-mentioned parcels, the posted fiscal
instrument shall not be released until the trail is complete.
d) Private Amenity Center on North side of Shell Road:
i. Developer agrees to commence construction of the North Amenity
Center no later than when the 200th single family home permit is
issued within the portion of the SRPUD, located on the northern side
of Shell Road, and to complete such amenities within 18 months
from the date of commencement of such amenity construction.
e) Private Amenity Center on the South side of Shell Road:
i. Developer agrees to commence construction of the South Amenity
Center no later than when the 200th single family home permit is
issued within the portion of the District, located on the southern side
of Shell Road, and to complete such amenities within 18 months
from the date of commencement of such amenity construction.
O. PUD MODIFICATIONS
Modifications of the Concept Plan pertaining to (a) roadway and trail alignments; (b)
changes in the density of specific sections or phases shown on the Concept Plan that do
not increase the overall density of development on the Land, and (c) changes of le ss than
ten percent (10%) in the size of any section or phase shown on the Concept Plan, shall be
considered “Minor Modifications” over which the City’s Planning Director has final
review and decision-making authority. In addition, the City may request modifications to
the Concept Plan relating to roadway and trail alignments if necessary due to topography,
terrain, floodplains and floodways, alignment with connections to adjoining portions of
roadways, trails, or utilities on adjacent properties, and similar situations, all of which shall
be considered Minor Modifications over which the City’s Planning Director has final
review and decision-making authority.
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All other changes to the Concept Plan that are not Minor Modifications shall be considered
“Major Modifications.” Major Modifications to the Concept Plan must be approved as an
amendment to this Development Plan, PUD Ordinance, and Consent Agreement
pertaining to creation of a municipal utility district on the Property by the City Council.
After approval by the City in accordance with these requirements, all Minor Modifications
and Major Modifications to the Concept Plan shall be recorded by the City at the Property
owner’s expense in the Official Records of Williamson County, and thereafter, all
references in this Development Plan to the Concept Plan shall mean and refer to the then
most current approved and recorded Concept Plan.
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P. LIST OF EXHIBITS
Exhibit A – Metes and Bounds
Exhibit B – Conceptual Land Plan
Exhibit C – Street Sections
Exhibit D – Park Exhibit
Exhibit E – Signage Exhibit
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27
26
9
10
28
BLOCK 'C'
7
8
9
10
11
12
13
14
15
16
17
18
19
20
3
4
5
6
7
8
14
13
12
11
10
9
6
54
6
5
3
2
1
8
7
6
7
76
4
7
4
1
9
8
5
4
3
2
1
30
31
32
9
5
4
3
2
1
29
28
27
26
25
24
23
22
21
19
BE
L
L
A
I
R
E
D
R
I
V
E
(
6
0
'
R
O
W
)
NE
I
G
H
.
CO
L
L
E
C
T
O
R
N
E
I
G
H
.
C
O
L
L
E
C
T
O
R
RO
S
E
D
A
L
E
BL
V
D
.
B
O
W
L
I
N
E
D
R
.
S
Y
C
A
M
O
R
E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
McCoy
Elementary
CO
L
L
E
C
T
O
R
1
C
O
L
L
E
C
T
O
R
2
SHELL RD.
BERRY CRE
E
K
RES
.
RES.
R
E
S
.
CO
L
L
E
C
T
O
R
COLL
E
C
T
O
R
COLL
E
C
T
O
R
NE
I
G
H
.
CO
L
L
E
C
T
O
R
N
E
I
G
H
.
C
O
L
L
E
C
T
O
R
RO
S
E
D
A
L
E
BL
V
D
.
B
O
W
L
I
N
E
D
R
.
S
Y
C
A
M
O
R
E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
McCoy
Elementary
CO
L
L
E
C
T
O
R
1
C
O
L
L
E
C
T
O
R
2
SHELL RD.
BERRY CRE
E
K
RES
.
RES.
R
E
S
.
CO
L
L
E
C
T
O
R
COLL
E
C
T
O
R
COLL
E
C
T
O
R
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES
AT AMENITY
CENTER
OVERLOOKING
OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES
AT AMENITY
CENTER
OVERLOOKING
OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
PARCEL 18
C-3
COMERCIAL
13.1 AC.
PARCEL 17
MULTI-FAMILY
27.3 AC.
17.1 DU/AC.
466 UNITS
MF-1/MF-2
PARCEL 8
13.5 AC.
8.5 DU/AC
115 UNITS
RS/MF-1/TH
PARCEL 10
19.5 AC.
5.1 DU/AC
101 UNITS
RS
PARCEL 20
RS
CREEK ESTATES
17 UNITS
3.6 AC.
PARCEL 19
RS
ARBORS
87 UNITS
18.8 AC.
PARCEL 15
RS
HILLS
116 UNITS
24.9 AC.
PARCEL 6
12.9 AC.
5.1 DU/AC
66 UNITS
RS
PUBLIC PARKING
TRAILHEAD
PARCEL 7
11.4 AC.
8.5 DU/AC
97 UNITS
RS/MF-1/TH
PARCEL 5
11.3 AC.
5.1 DU/AC
58 UNITS
RS
PARCEL 3
14.2 AC.
5.1 DU/AC
72 UNITS
RS
PARCEL 4
13.1 AC.
8.5 DU/AC
111 UNITS
RS/MF-1/TH
PARCEL 9
12.4 AC.
5.1 DU/AC
63 UNITS
RS
PARCEL 1
25.5 AC.
5.1 DU/AC
130 UNITS
RS
PARCEL 21
PUBLIC
PARK 2
10.0 AC.
PARCEL 14
PUBLIC
PARK 1
3.5 AC.
PARCEL 2
2.4 AC.
AMENITY
CENTER
SECTION 9
AMENITY
CENTER
2.8 AC.
PARCEL 13
AMENITY
CENTER
2.0 AC.
LOADED
RESIDENTIAL
COLLECTOR
LOADED
RESIDENTIAL
COLLECTOR
308.58 AC.TOTAL 1,513 UNITS
RS/MF-1/TH 323 units
UNITSRESIDENTIALACRESDENSITY
38.0 AC.8.5 du/ac
21.3 AC.
MF-1/MF-2 466 units27.3 AC.17.1 du/ac
RS - PLATTED 47.3 AC.
RS 504 units98.5 AC.5.1 du/ac
21.3 %
UNIT MIX
30.8 %
33.3 %
PRIVATE AMENITY CENTER 4.4 AC.
OPEN SPACE*32.6 AC.
COMMERCIAL C-3 13.1 AC.
220 units
Dedicated Public Parkland 26.0 AC.
* Open space includes detention/water quality, parks,
greenbelts, easements and buffers
Notes:
TRAILS, TYP.PUD BOUNDARY
COLLECTOR R.O.W.
LAND USE SUMMARY
Date: April 10, 2019
Scale: 1" = 500'
SHEET FILE: R:\170188-AULR\Cadfiles\PLANNING\Submittals\SEC PUD Zoning Revision 11-15-2018\PUD Exhibits 4-10-2019\Exhibit B.dwg
GEORGETOWN, TEXAS
SHELL ROAD PUD
EXHIBIT B North
Base mapping compiled from best available information. All map
data should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does
not represent any regulatory approval.Plan is subject to change.
1,0005000250
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture
Community Branding
AUSTIN, TEXAS
++
+
Page 32 of 34
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BLOCK 'C'
7
8
9
10
11
12
13
14
15
16
17
18
19
20
3
4
5
6
7
8
14
13
12
11
10
9
6
54
6
5
3
2
1
8
7
6
7
76
4
7
4
1
9
8
5
4
3
2
1
30
31
32
9
5
4
3
2
1
29
28
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55 56 57 58
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8
6
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15
17
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16
20
21
19
23
22
12
24
27
26
9
10
28
BLOCK 'C'
7
8
9
10
11
12
13
14
15
16
17
18
19
20
3
4
5
6
7
8
14
13
12
11
10
9
6
54
6
5
3
2
1
8
7
6
7
76
4
7
4
1
9
8
5
4
3
2
1
30
31
32
9
5
4
3
2
1
29
28
27
26
25
24
23
22
21
19
BE
L
L
A
I
R
E
D
R
I
V
E
(
6
0
'
R
O
W
)
CO
L
L
E
C
T
O
R
1
C
O
L
L
E
C
T
O
R
2
NE
I
G
H
.
CO
L
L
E
C
T
O
R
RO
S
E
D
A
L
E
BL
V
D
.
B
O
W
L
I
N
E
D
R
.
S
Y
C
A
M
O
R
E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
McCoy
Elementary
N
E
I
G
H
.
C
O
L
L
E
C
T
O
R
SHELL RD.
BERRY CRE
E
K
RES
.
res.
r
e
s
.
CO
L
L
E
C
T
O
R
colle
c
t
o
r
COLL
E
C
T
O
R
CO
L
L
E
C
T
O
R
1
C
O
L
L
E
C
T
O
R
2
NE
I
G
H
.
CO
L
L
E
C
T
O
R
RO
S
E
D
A
L
E
BL
V
D
.
B
O
W
L
I
N
E
D
R
.
S
Y
C
A
M
O
R
E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
McCoy
Elementary
N
E
I
G
H
.
C
O
L
L
E
C
T
O
R
SHELL RD.
BERRY CRE
E
K
RES
.
res.
r
e
s
.
CO
L
L
E
C
T
O
R
colle
c
t
o
r
COLL
E
C
T
O
R
PARCEL 2
2.4 AC.
AMENITY
CENTER
SECTION 9
AMENITY
CENTER
2.8 AC.
PARCEL 13
AMENITY
CENTER
2.0 AC.
PARCEL 20
RS
CREEK ESTATES
17 UNITS
3.6 AC.
PARCEL 15
RS
HILLS
116 UNITS
24.9 AC.
PARCEL 18
C-3
COMERCIAL
13.1 AC.
PARCEL 8
13.5 AC.
8.5 DU/AC
115 UNITS
RS/MF-1/TH
PARCEL 10
19.5 AC.
5.1 DU/AC
101 UNITS
RS
PARCEL 19
RS
ARBORS
87 UNITS
18.8 AC.
PARCEL 6
12.9 AC.
5.1 DU/AC
66 UNITS
RS
PUBLIC PARKING
TRAILHEAD
PARCEL 17
MULTI-FAMILY
27.3 AC.
17.1 DU/AC.
466 UNITS
MF-1/MF-2
PARCEL 21
PUBLIC
PARK 2
10.0 AC.
PARCEL 1
25.5 AC.
5.1 DU/AC
130 UNITS
RS
PARCEL 14
PUBLIC
PARK 1
3.5 AC.
PARCEL 7
11.4 AC.
8.5 DU/AC
97 UNITS
RS/MF-1/TH
PARCEL 5
11.3 AC.
5.1 DU/AC
58 UNITS
RS
PARCEL 3
14.2 AC.
5.1 DU/AC
72 UNITS
RS
PARCEL 4
13.1 AC.
8.5 DU/AC
111 UNITS
RS/MF-1/TH
PARCEL 9
12.4 AC.
5.1 DU/AC
63 UNITS
RS
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
LOADED
RESIDENTIAL
STREET
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
TRAIL PHASE FOR PARCEL 1 TRAIL PHASE
FOR PARCEL 3
TRAIL
PHASE
FOR
PARCEL 4
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
LOADED
RESIDENTIAL
STREET
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
TRAIL PHASE FOR PARCEL 1 TRAIL PHASE
FOR PARCEL 3
TRAIL
PHASE
FOR
PARCEL 4
* Open space includes landscape area, greenbelts,
easements, and detention
Private Amenity Centers 4.4 AC.
Open Space*32.6 AC.
10' Trails (4,700 LF)
Dedicated Public Parkland 26.0 AC.
Public Parking Trailhead
PARK AND OPEN SPACE SUMMARY
Date: April 11, 2019
Scale: 1" = 500'
SHEET FILE: R:\170188-AULR\Cadfiles\PLANNING\Submittals\SEC PUD Zoning Revision 11-15-2018\PUD Exhibits 4-10-2019\Exhibit D - Park.dwg
GEORGETOWN, TEXAS
SHELL ROAD PUD
PARKS North
EXHIBIT D
Base mapping compiled from best available information. All map
data should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does
not represent any regulatory approval.Plan is subject to change.
1,0005000250
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture
Community Branding
AUSTIN, TEXAS
++
+
Page 33 of 34
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71
70
69
68 67
66 65
64
63
62
61
60
73
74
75
76
77
78
1
2
3
4
5
6 7 8 9
10
11
12131415
282
55 56 57 58
59
3
4
5
7
8
6
11
13
14
15
17
18
16
20
21
19
23
22
12
24
27
26
9
10
28
BLOCK 'C'
7
8
9
10
11
12
13
14
15
16
17
18
19
20
3
4
5
6
7
8
14
13
12
11
10
9
6
54
6
5
3
2
1
8
7
6
7
76
4
7
4
1
9
8
5
4
3
2
1
30
31
32
9
5
4
3
2
1
29
28
27
26
25
24
23
22
21
19
BE
L
L
A
I
R
E
D
R
I
V
E
(
6
0
'
R
O
W
)
RO
S
E
D
A
L
E
BL
V
D
.
B
O
W
L
I
N
E
D
R
.
S
Y
C
A
M
O
R
E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
Mc
C
o
y
Ele
m
e
n
t
a
r
y
NE
I
G
H
.
CO
L
L
E
C
T
O
R
CO
L
L
E
C
T
O
R
1
C
O
L
L
E
C
T
O
R
2
N
E
I
G
H
.
C
O
L
L
E
C
T
O
R
SHELL RD.
BERRY CRE
E
K
RES
.
RES.
R
E
S
.
CO
L
L
E
C
T
O
R
COLL
E
C
T
O
R
COLL
E
C
T
O
R
RO
S
E
D
A
L
E
BL
V
D
.
B
O
W
L
I
N
E
D
R
.
S
Y
C
A
M
O
R
E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
Mc
C
o
y
Ele
m
e
n
t
a
r
y
NE
I
G
H
.
CO
L
L
E
C
T
O
R
CO
L
L
E
C
T
O
R
1
C
O
L
L
E
C
T
O
R
2
N
E
I
G
H
.
C
O
L
L
E
C
T
O
R
SHELL RD.
BERRY CRE
E
K
RES
.
RES.
R
E
S
.
CO
L
L
E
C
T
O
R
COLL
E
C
T
O
R
COLL
E
C
T
O
R
PARCEL 18
C-3
COMERCIAL
13.1 AC.
PARCEL 20
RS
CREEK ESTATES
17 UNITS
3.6 AC.
PARCEL 8
13.5 AC.
8.5 DU/AC
115 UNITS
RS/MF-1
PARCEL 10
19.5 AC.
5.1 DU/AC
101 UNITS
RS
PARCEL 19
RS
ARBORS
87 UNITS
18.8 AC.
PARCEL 15
RS
HILLS
116 UNITS
24.9 AC.
PARCEL 6
12.9 AC.
5.1 DU/AC
66 UNITS
RS
PARCEL 17
MULTI-FAMILY
27.3 AC.
17.1 DU/AC.
466 UNITS
MF-1/MF-2
PARCEL 2
2.4 AC.
AMENITY
CENTER
SECTION 9
AMENITY
CENTER
2.8 AC.
PARCEL 13
AMENITY
CENTER
2.0 AC.
PARCEL 7
11.4 AC.
8.5 DU/AC
97 UNITS
RS/MF-1
PARCEL 5
11.3 AC.
5.1 DU/AC
58 UNITS
RS
PARCEL 3
14.2 AC.
5.1 DU/AC
72 UNITS
RS
PARCEL 4
13.1 AC.
8.5 DU/AC
111 UNITS
RS/MF-1
PARCEL 9
12.4 AC.
5.1 DU/AC
63 UNITS
RS
PARCEL 1
25.5 AC.
5.1 DU/AC
130 UNITS
RS
PARCEL 21
PUBLIC
PARK 2
10.0 AC.
PARCEL 14
PUBLIC
PARK 1
3.5 AC.
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
LOADED
RESIDENTIAL
COLLECTOR
LOADED
RESIDENTIAL
COLLECTOR
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
LOADED
RESIDENTIAL
COLLECTOR
LOADED
RESIDENTIAL
COLLECTOR
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
PRIMARY SUBDIVISION ENTRY SIGN
RESIDENTIAL NEIGHBORHOOD MONUMENT SIGNS
Freestanding Monument Sign
Freestanding Monument Sign
SIGNAGE LEGEND
Date: April 11, 2019
Scale: 1" = 500'
SHEET FILE: R:\170188-AULR\Cadfiles\PLANNING\Submittals\SEC PUD Zoning Revision 11-15-2018\PUD Exhibits 4-10-2019\Exhibit E - Signs.dwg
GEORGETOWN, TEXAS
SHELL ROAD PUD
SIGNAGE North
EXHIBIT E
Base mapping compiled from best available information. All map
data should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does
not represent any regulatory approval.Plan is subject to change.
1,0005000250
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture
Community Branding
AUSTIN, TEXAS
++
+
Page 34 of 34