HomeMy WebLinkAboutAgenda_P&Z_06.17.2014Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
June 17, 2014 at 6:00 PM
at City Council Chambers, 101 East 7th Street, Georgetown, TX
The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA).
If you require assistance in participating at a public meeting due to a disability, as defined under the
ADA, reasonable assistance, adaptations, or accommodations will be provided upon request. Please
contact the City at least four (4) days prior to the scheduled meeting date, at (512) 930-3652 or City
Hall at 113 East 8th Street for additional information; TTY users route through Relay Texas at 711.
Regular Session
(This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose
authorized by the Open Meetings Act, Texas Government Code 551.)
A Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting Procedures
Action from Executive Session
Public Wishing to Address the Board
On a subject that is posted on this agenda: Please fill out a speaker registration form which can be
found at the Board meeting. Clearly print your name, the letter of the item on which you wish to speak,
and present it to the Staff Liaison, preferably prior to the start of the meeting. You will be called
forward to speak when the Board considers that item.
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a
written request with the Staff Liaison no later than one week prior to the Board meeting. The request
must include the speaker's name and the specific topic to be addressed with sufficient information to
inform the board and the public. For Board Liaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
B - As of the deadline, no persons were signed up to speak on items other than what was posted on
the agenda.
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.
C Consideration of the Minutes from the May 20, 2014, Planning & Zoning Commission meeting.
D Consideration and possible action on a Preliminary Plat for 119 residential lots on 47.90 acres to
be known as Water Oak North, Section 4, located on Water Oak Parkway near Highway 29. PP-
2014-002 (Jordan Maddox)
E Consideration and possible action on a Final Plat of 13.64 acres in the Charles H. Delaney Survey
and John Hamilton Survey, to create six (6) residential lots to be known as Hejtmanek
Subdivision, located on the west side of County Road 245, north of Ronald Reagan Boulevard, in
the City's Extraterritorial Jurisdiction. FP-2014-021 (Mike Elabarger)
F Consideration and possible action on a Preliminary Plat of 17.312 acres in the Francis Hudson and
J. Patterson Surveys, to be known as Teravista, Section 325, located off Teravista Crossing. PP-
2014-007 (Carla Benton)
G Consideration and possible action on a Preliminary Plat of 23.294 acres in the Francis Hudson and
J. Patterson Surveys, to be known as Teravista, Section 326 A&B, located off Scenic Lake Drive.
PP-2014-008 (Carla Benton)
H Consideration and possible action on a Preliminary Plat of 26.658 acres in the Francis Hudson
Survey, to be known as Teravista, Section 327, located on Scenic Lake Drive. PP-2014-004 (Carla
Benton)
I Consideration and possible action on a Preliminary Plat of 9.96 acres in the Francis Hudson
Survey, to be known as Teravista, Section 329, located on Scenic Lake Drive. PP-2014-009 (Carla
Benton)
J Consideration and possible action on a Preliminary Plat of 20.561 acres in the Francis Hudson
Survey, to be known as Teravista, Section 330, located on Scenic Lake Drive. PP-2014-003 (Carla
Benton)
Legislative Regular Agenda
K Public Hearing and possible action on a Final Plat of a Replat of Whitetail Subdivision, Lot 34,
located at 320 Patricia Road. FP-2014-005 (Carla Benton)
L Public Hearing and Possible Action on a Development Agreement associated with a proposed
Municipal Utility District on 864 acres in the Perry, Thompson, Donagan, Pulsifer and
Stubblefield Surveys, to be known as Wolf Ranch Hillwood, located at West University Avenue
and Wolf Ranch Parkway. DA-2014-001 (Jordan Maddox)
M Public Hearing and Possible Action on a Comprehensive Plan Amendment, amending the Future
Land Use Plan from Regional Commercial, Specialty Mixed-Use and Mixed-Use Neighborhood
Center to Moderate-Density Residential for 864 acres in the Perry, Thompson, Donagan, Pulsifer
and Stubblefield Surveys, to be known as Wolf Ranch Hillwood, located at West University
Avenue and Wolf Ranch Parkway. CPA-2014-001 (Jordan Maddox)
N Discussion Items:
Director's Report: Georgetown South TIRZ (Andrew Spurgin)
Update on the Unified Development Code Advisory Committee (UDCAC) meetings. (Chair
Horne)
Update on the Georgetown Transportation Advisory Board (GTAB) meetings. (Commissioner
Rankin)
Questions or comments from Commissioners-in-Training about the actions and matters considered
on this agenda.
Reminder of the July 1, 2014, Planning and Zoning Commission meeting.
Adjournment
CERTIFICATE OF POSTING
I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice
of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public
at all times, on the ______ day of __________________, 2014, at __________, and remained so
posted for at least 72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Jessica Brettle, City Secretary
City of Georgetown, Texas
SUBJECT:
Consideration of the Minutes from the May 20, 2014, Planning & Zoning Commission meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Minutes from the May 20, 2014 Meeting Cover Memo
Page 1 of 3
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, May 20, 2014 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Commissioners: John Horne, Chair; Scott Rankin, Vice-chair; Bob Brent, Secretary; Kevin
Vietti and Kaylah McCord
Commissioners in Training: Kevin Pitts
Commissioner(s) Absent: Andy Webb and Alex Fuller
Commissioner(s) in Training Absent: Jamie Vigil
Staff Present: Andrew Spurgin; Planning Director, Michael Elabarger; Planner, Jordan
Maddox; Principal Planner and Tammy Glanville; Recording Secretary.
Chair Horne called the meeting to order at 6:20 p.m.
Chair Horne stated the order of the meeting and that those who speak must turn in a speaker
form to the recording secretary before the item that they wish to address begins. Each speaker
is permitted to address the Commission once for each item, for a maximum of three (3)
minutes, unless otherwise agreed to before the meeting begins.
B. As of the deadline for this agenda, no persons were signed up to speak on items other than
what was posted on the agenda.
Consent Agenda
The Consent Agenda includes non-controversial and routine items that the Commission may
act on with one single vote. A Commissioner or any member of the public may request that
any item from the Consent Agenda be pulled in order that the Commission discuss and act
upon it individually as part of the Regular Agenda. The Planning and Zoning Commission's
approval of an item on the Consent Agenda will be consistent with the staff recommendation
described in the report, unless otherwise noted.
C. Consideration of the Minutes of the May 6, 2014, meeting of the Planning and Zoning
Commission.
D. Consideration and possible action on a Final Plat of 23.928 acres in the M.A. Lewis, Leroy B.
Lord and Wm. Roberts Surveys, to be known as Creekside at Georgetown Village, Phase 2,
with deviations to the phasing boundaries of the Preliminary Plat, located on Bowline Drive
and Sheepshank Drive, off of Village Commons Drive. FP-2014-007 (Carla J. Benton)
Motion by Commissioner Brent to approve the consent agenda including the minutes from the
May 6, 2014 Planning and Zoning meeting. Second by Commissioner Rankin. Approved. (5-
0)
Page 2 of 3
Regular Agenda
E. Public Hearing and possible action on a Rezoning of 14.5 acres in the John Berry Survey
from the Industrial (IN) District to the Regional Commercial (C-3) District, located at 3901
IH 35. REZ-2014-002 (Valerie Kreger)
Valerie Kreger provided an overview of the Rezoning request, description of project and
recommend for approval.
Chair Horne invited the applicant to address the commissioners. The applicant was not
present.
Chair Horne Opened the Public Hearing. No one came forward, the Public Hearing was
closed.
Motion by Commissioner Brent to recommend to City Council approval of the request to
rezone 14.5 acres in the Berry survey from Industrial (IN) to general Commercial (C-3)
Second by Commissioner Viette
Approved (5-0)
F. Public Hearing and possible action on a Rezoning of 108.565 acres in the Francis Hudson
and J.S. Patterson Surveys, from Agriculture (AG) District and Residential Single-family
(RS) District to Public Facility (PF) District, to be known as Celebration Church, located at
1202 Rabbit Hill Road. REZ-2014-004 (Carla J. Benton)
Carla Benton provided an overview of the Rezoning request, description of project and
recommend for approval.
Chair Horne invited the applicant to address the commission. The applicant was present,
but did not wish to address the Commission.
Discussion regarding the Annexation.
Chair Horne Opened the Public Hearing. No one came forward, the Public Hearing was
closed.
Motion by Commissioner Viette to recommend approval of the request for Rezoning of
108.565 acres in the Francis Hudson and J.S. Patterson Surveys, from Agricultural (AG)
District and Residential Single-family (RS) District, to be known as Celebration Church.
Second by Commissioner Brent. Approved. (5-0)
G. Special City Council Workshop Session on May 28th at 6:00 p.m. to discuss with Council the
Wolf Ranch/Hillwood Project. (Andrew Spurgin) Andrew informed the Commission other
Boards are also invited to attend. The meeting with staff tomorrow will help determine
how the project will proceed.
Update on the Unified Development Code Advisory Committee (UDCAC) Meetings.
(Chair Horne). Next meeting is scheduled for June 3rd.
Update on the Georgetown Transportation Advisory Board (GTAB) Meetings.
(Commissioner Rankin) Commissioner Rankin gave a brief report.
Page 3 of 3
Questions or comments from Commissioners-in-Training about the actions and matters
considered on this agenda. N/A
Reminder of the June 3, 2014, Planning and Zoning Commission meeting.
Motion to Adjourn at 6:38 p.m.
_____________________________________ __________________________________
John Horne, Chair Bob Brent, Secretary
City of Georgetown, Texas
SUBJECT:
Consideration and possible action on a Preliminary Plat for 119 residential lots on 47.90 acres to
be known as Water Oak North, Section 4, located on Water Oak Parkway near Highway 29. PP-
2014-002 (Jordan Maddox)
ITEM SUMMARY:
Background:
This preliminary plat contains a total of 119 residential lots in two sections on approximately 48
acres in the City's ETJ. The plat is governed by the Water Oak Development Agreement with the
City of Georgetown, amended and approved in December of 2012 as a conservation subdivision
Municipal Utility District. Three sections of Water Oak North have been previously approved by
the Commission and homes are under construction in Section 1. Access for this section of the
development will be taken from Water Oak Parkway, which will be extended on account of this
section.
The proposed plat is in conformance with the agreement and the technical standards required
through the applicable City ordinances.
Recommended Motion:
Approval of the Preliminary Plat for 47.90 acres to be known as Water Oak North, Section 4.
FINANCIAL IMPACT:
None. The applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
Staff Report Backup Material
Location Map Backup Material
Plat Backup Material
Georgetown Planning Department Staff Report
Planning and Zoning Commission
Water Oak North, Section 4 Page 1 of 3
Meeting Date: June 17, 2013
File No: PP-2014-002
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Report Date: June 6, 2014
Staff Recommended Motion
Approval of a Preliminary Plat for Water Oak North Section 4.
Item Description
Consideration and possible action on a Preliminary Plat for 119 residential lots on 47.90
acres, to be known as Water Oak North Section 4.
Item Details
Project Name: Water Oak North Section 4
Location: SH 29 West
Total Acreage: 47.90 acres
Legal Description: 47.90 acres in the Isaac Donagan Survey
Applicant: Shervin Nooshin, Bury and Partners
Property Owner: Galo Properties
Proposed Lots: 119 single-family lots.
Parkland: None with this section per the development agreement
Existing Use: Vacant
Existing Zoning: None – outside of the city in a Municipal Utility District
Future Land Use: Moderate Density Residential
Growth Tier: Tier 1B
Applicant’s Request
This preliminary plat contains a total of 119 residential lots in two sections on
approximately 48 acres in the City’s ETJ. The plat is governed by the Water Oak
Development Agreement with the City of Georgetown, amended and approved in
December of 2012 as a conservation subdivision Municipal Utility District. Three
sections of Water Oak North have been previously approved by the Commission and
homes are under construction in Section 1. Access for this section of the development
Planning Department Staff Report
Water Oak North, Section 4 Page 2 of 3
will be taken from Water Oak Parkway through Section 1.
Property History
In December 2012, an amended and restated development agreement was approved for
the property, superseding the previous agreement and amendments.
2030 Plan Conformance
The proposed plat is in conformance with the 2030 Plan. The Future Land Use Plan
anticipates moderate density residential for this property and the Growth Tier Map is
Area 1B. The proposed development is consistent with the land uses and projected
densities, and the growth tier is consistent with the timing stipulated in the amended
development agreement.
Utilities
Wastewater will be served by the City of Georgetown and the approved Development
Agreement defines how utilities will be served through both existing and future
infrastructure improvements. There are no anticipated issues regarding wastewater
capacity or improvements due to those provisions, which are included in the City’s
utility planning. The current retail water provider is Chisholm Trail Special Utility
District (CTSUD) although the possibility still exists of CTSUD merging with the City of
Georgetown. Provisions have been made for the developer to address fire flow
requirements if the engineer cannot prove adequate fire flow prior to recordation of the
plat. The electric provider is Pedernales Electric Co-op.
Transportation
The development of these sections present no anticipated transportation concerns and
will take primary access from Water Oak Parkway, a major arterial which will need to
be extended to the south in order to reach Section 4. There are provisions in the
development agreement that address the future Water Oak Parkway bridge over the
South San Gabriel River and other roadway considerations. An approved Traffic Impact
Analysis (TIA) for this section require an acceleration lane to be built adjacent to
eastbound lanes on Highway 29 prior to completion of Section 4. A local access street
will also connect this section to the planned Crescent Bluff subdivision to the west.
Future Application(s)
Construction Plans have been submitted and are under review. A Final Plat will be
required for recordation of the lots and then building permits will be required per the
development agreement.
Planning Department Staff Report
Water Oak North, Section 4 Page 3 of 3
Staff Analysis
Staff Recommendation:
This plat has met all of the requirements of State Law, the Unified Development Code
and the existing Development Agreement and can be approved.
Special Consideration:
None
Inter Departmental, Governmental and Agency Comments
None
Attachments
Exhibit A – Location Map
Exhibit B – Final Plat
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City of Georgetown, Texas
SUBJECT:
Consideration and possible action on a Final Plat of 13.64 acres in the Charles H. Delaney Survey
and John Hamilton Survey, to create six (6) residential lots to be known as Hejtmanek
Subdivision, located on the west side of County Road 245, north of Ronald Reagan Boulevard, in
the City's Extraterritorial Jurisdiction. FP-2014-021 (Mike Elabarger)
ITEM SUMMARY:
Background:
The applicant proposed to subdivide 13.64 acres into six (6) residential lots ranging in size from
1.63 acres to 3.91 acres, with one common driveway onto CR 245 as approved by staff.
Public Comments:
Public notice is not required for this type of Final plat application, where more than four (4) lots
are being created with no required or proposed public infrastructure. There have been no public
comments received at the time of this report.
Recommended Motion:
Approval of the Final Plat of 13.64 acres in the in the Charles H. Delaney Survey and John
Hamilton Survey, to be known as Hejtmanek Subdivision.
FINANCIAL IMPACT:
The applicant has paid the required application fees.
SUBMITTED BY:
Mike Elabarger, Senior Planner and Andrew Spurgin, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Aerial Map (2014) Backup Material
Exhibit 3 - Proposed Final Plat Backup Material
Georgetown Planning Department Staff Report
Hejtmanek Final Plat Page 1 of 2
Report Date: June 11, 2014
File No: FP-2014-021
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Final Plat for Hejtmanek Subdivision
Project Address: 1751 CR 245
Location: West side of CR 245, approximately one-half mile north of Ronald Reagan
Boulevard (See Exhibit 1)
Total Acreage: 13.64 acres
Legal Description: 13.64 Acres in the Charles H. Delaney Survey, Abstract No. 181 and John
Hamilton Survey, Abstract No. 181
Applicant: PJ Stevens, Steger and Bizzell Engineering
Property Owners: George and Barbara Hejtmanek
Contact: PJ Stevens, Steger and Bizzell Engineering
Proposed Lots: Six (6) residential lots
Streets Proposed: none
Parkland: Fee-in-lieu of parkland dedication will be provided
Heritage Trees: Eight (8) Heritage Trees are noted on the plat
Existing Use: 1 residence, remainder undeveloped
Existing Zoning: ETJ, no zoning
Growth Tier: Tier 3 (Long-term Growth Area)
Applicant’s Request
The applicant requests to subdivide 13.64 acres into six (6) residential lots (ranging between 1.63 and 3.91
acres) in the Extraterritorial Jurisdiction; see Exhibit 3.
Site Information/History
Location:
The proposed subdivision is located in the Extraterritorial Jurisdiction (ETJ) north of Ronald Reagan
Boulevard, and will be created out of a portion of a larger tract of property. The Lodge at Rocky Hollow
assisted living facility is immediate across CR 245 from this site.
Physical Characteristics:
There is currently one residence developed on the property, in the vicinity of proposed Lot 5, with the
remainder appearing to have never been developed. The property is generally flat, and has a fair amount of
tree cover; eight (8) identified Heritage Trees are noted on the plat.
History
There is no known history of the property, which is being created out of several larger acreage
landholdings. The property came into the Extraterritorial Jurisdication (ETJ) of the City of Georgetown
relatively recent, as the extent of the City’s ETJ grew as population growth benchmarks were achieved.
Planning Department Staff Report
Hejtmanek Final Plat Page 2 of 2
2030 Plan Conformance
Staff has analyzed the proposed subdivision and taken into consideration the 2030 Future Land Use Plan.
This property is overlain with the Agriculture/Rural Residential future land use designation. The 2030 Plan
Growth Tier Map designation is Tier 3, Long-term Growth Area.
Utilities
The property is within the Pedernales Electric Cooperative (PEC) electric service area, and the Chisholm
Trail Special Utility District for water. Wastewater service is proposed to be accomplished with on-site
septic facility (OSSF).
Transportation/Access
The subdivision will provide all lots with a minimum of 30’ of lot frontage width to CR 245. A 30’ deep
access easement has been created along the entire fronting of the property adjacent CR 245. A companion
driveway permit was submitted that identifies a 15’ wide shared driveway to be located opposite the
existing driveway for the Lodge at Rocky hollow development on the other side of CR 245, addressing the
driveway spacing concerns for the subdivision.
Future Application(s)
The Final Plat is not dedicating any public utilities or land/right-of-way. The proposed lots will be served
by on-site septic facility (OSSF), with water provide by Chisholm Trail Special Utility District.
Development of the lots will not require Building Permit review by the City, thus, there are no future
applications to be made with the City in order to develop on these properties.
Staff Analysis
Staff Recommendation and Basis:
The proposed Final Plat meets the requirements of the Unified Development Code and is recommended for
approval.
Inter Departmental, Governmental and Agency Comments
None
Public Comments
Public notice is not required for this type of Final Plat application. There have been no public comments
received at the time of this report.
Proposed Meetings Schedule
June 17, 2014 – Planning and Zoning Commission
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Aerial Map (2014)
Exhibit 3 – Proposed Final Plat
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City of Georgetown, Texas
SUBJECT:
Consideration and possible action on a Preliminary Plat of 17.312 acres in the Francis Hudson and
J. Patterson Surveys, to be known as Teravista, Section 325, located off Teravista Crossing. PP-
2014-007 (Carla Benton)
ITEM SUMMARY:
Background: The applicant proposes to develop 17.312 acres of undeveloped land into 60
residential lots with 3 open space lots.
Public Comments: Public notice is not required for a preliminary plat application. There have
been no public comments received at the time of this report.
Recommended Motion: Approval of a Preliminary Plat of 17.312 acres in the Francis Hudson
and J. Patterson Surveys, to be known as Teravista, Section 325..
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Carla Benton
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Map Backup Material
Plat Backup Material
Georgetown Planning Department Staff Report
Teravista, Section 325, Preliminary Plat Page 1 of 3
Report Date: June 5, 2014
File No: PP-2014-007
Project Planner: Carla Benton, Planner
Item Details
Project Name: Teravista, Section 325
Project Address: Off of Teravista Crossing
Location: Northwest of CR 111 (Westinghouse Rd) & FM 1460 (see Exhibit 1)
Total Acreage: 17.312 acres
Legal Description: 17.312 acres in the Francis A. Hudson and J. Patterson Surveys
Applicant: Rainer Ficken, AICP
Property Owner: Newland Communities
Contact: John Pickens, P.E., Bury+Partners, Inc.
Proposed Lots: 60 residential lots and 3 open space lots
Streets Proposed: 1,885 linear feet
Parkland: Dedication was met in accordance with the Consent Agreement
Heritage Trees: There are no Heritage Trees for this plat
Existing Use: Undeveloped land
Existing Zoning: Located in the extra-territorial jurisdiction (ETJ); no zoning
Growth Tier: Tier 1B
Applicant’s Request
This Preliminary Plat, located off of Teravista Crossing, will create 60 residential lots and 3 open
space lots as part of Teravista MUD Consent Agreement. The development is located north of
County Road 111 (Westinghouse Road) and west of FM 1460 in the Georgetown ETJ.
Site Information
Location:
The property is located northwest of the intersection of County Road 111 (Westinghouse Road) and
Scenic Lake Drive.
Physical Characteristics:
The lots are consistent with the Amended Consent Agreement. The tract is undeveloped land,
without trees, located in the Extra-territorial Jurisdiction of the city.
History
The City Council approved the Teravista MUD, Consent Agreement on December 14, 2004. An
administrative Amendment was approved on February 11, 2011. Since that time plats have been
processed through the public and administrative processes.
Planning Department Staff Report
Teravista, Section 325, Preliminary Plat Page 2 of 3
2030 Plan Conformance
The proposed Preliminary Plat is in conformance with the 2030 Plan land use designation of
Moderate Density Residential. This land use category comprises single family neighborhoods that
can be accommodated at a density ranging between 3.1 and 6 dwelling units per gross acre, with
housing types including small-lot detached and attached single-family dwellings.
This project is located within Tier 1B of the City’s Growth Tier Plan. Tier 1B comprises portions of
the city or Extra-territorial Jurisdiction (ETJ) that are subject to development agreements, where
growth and the provision of public facilities are anticipated within the next 10 years.
Utilities
Water will be provided by the City of Georgetown and the Williamson County MUD #15 will
provide wastewater. Oncor will provide the electric service. Public utility easements will be
dedicated with this plat according to the City of Georgetown standards.
Transportation
This section of the development will be accessed from Teravista Crossing a 65-foot collector that
runs north and south from Westinghouse Road, turning to run east and west to intersect with FM
1460.
Future Application(s)
In order to proceed with development on this site, it will be necessary to obtain approval of final
plats, which are administratively approved applications.
Staff Analysis
Staff Recommendation and Basis:
Staff supports the Preliminary Plat as it meets all of the requirements of the City’s Unified
Development Code and the Consent Agreement between the City of Georgetown and Newland
Communities, as amended.
Special Consideration:
None
Interdepartmental, Governmental and Agency Comments
None
Public Comments
Public notice is not required for a preliminary plat application. There have been no public comments
received at the time of this report.
Proposed Meetings Schedule
June 17, 2014 – Planning and Zoning Commission
Planning Department Staff Report
Teravista, Section 325, Preliminary Plat Page 3 of 3
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
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PP-2014-007
PP-2014-007Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,000 2,000Feet ¯
LegendSiteParcelsCity LimitsGeorgetown ETJ
§¨¦35
")1460
W e s ti n g h o u s e R d
Site
City Limits
Street
Site ³
City of Georgetown, Texas
SUBJECT:
Consideration and possible action on a Preliminary Plat of 23.294 acres in the Francis Hudson and
J. Patterson Surveys, to be known as Teravista, Section 326 A&B, located off Scenic Lake Drive.
PP-2014-008 (Carla Benton)
ITEM SUMMARY:
Background: The applicant proposes to develop 23.294 acres of undeveloped land into 65
residential lots with 7open space lots.
Public Comments: Public notice is not required for a preliminary plat application. There have
been no public comments received at the time of this report.
Recommended Motion: Approval of a Preliminary Plat of 23.294 acres in the Francis Hudson
and J. Patterson Surveys, to be known as Teravista, Section 326 A&B.
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Carla J. Benton
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Backup Material
Plat Backup Material
Georgetown Planning Department Staff Report
Teravista, Section 326 A&B, Preliminary Plat Page 1 of 3
Report Date: June 5, 2014
File No: PP-2014-008
Project Planner: Carla Benton, Planner
Item Details
Project Name: Teravista, Section 326 A&B
Project Address: Off of Scenic Lake Drive
Location: Northwest of CR 111 (Westinghouse Rd) & FM 1460 (see Exhibit 1)
Total Acreage: 23.294 acres
Legal Description: 23.294 acres in the Francis A. Hudson and J. Patterson Surveys
Applicant: Rainer Ficken, AICP
Property Owner: Newland Communities
Contact: John Pickens, P.E., Bury+Partners, Inc.
Proposed Lots: 65 residential lots and 7 open space lots
Streets Proposed: 3,639 linear feet
Parkland: Dedication was met in accordance with the Consent Agreement
Heritage Trees: There are no Heritage Trees for this plat
Existing Use: Undeveloped land
Existing Zoning: Located in the extra-territorial jurisdiction (ETJ); no zoning
Growth Tier: Tier 1B
Applicant’s Request
This Preliminary Plat, located off of FM 1460 and Scenic Lake Drive, will create 65 residential lots
and 7 open space lots as part of Teravista MUD Consent Agreement. The development is located
north of County Road 111 (Westinghouse Road) and west of FM 1460 in the Georgetown ETJ.
Site Information
Location:
The property is located northwest of the intersection of County Road 111 (Westinghouse Road) and
Scenic Lake Drive.
Physical Characteristics:
The lots are consistent with the Amended Consent Agreement. The tract is undeveloped land,
without trees, located in the Extra-territorial Jurisdiction of the city.
History
The City Council approved the Teravista MUD, Consent Agreement on December 14, 2004. An
administrative Amendment was approved on February 11, 2011. Since that time plats have been
processed through the public and administrative processes.
Planning Department Staff Report
Teravista, Section 326 A&B, Preliminary Plat Page 2 of 3
2030 Plan Conformance
The proposed Preliminary Plat is in conformance with the 2030 Plan land use designation of
Moderate Density Residential. This land use category comprises single family neighborhoods that
can be accommodated at a density ranging between 3.1 and 6 dwelling units per gross acre, with
housing types including small-lot detached and attached single-family dwellings.
This project is located within Tier 1B of the City’s Growth Tier Plan. Tier 1B comprises portions of
the city or Extra-territorial Jurisdiction (ETJ) that are subject to development agreements, where
growth and the provision of public facilities are anticipated within the next 10 years.
Utilities
Water will be provided by the City of Georgetown and the Williamson County MUD #15 will
provide wastewater. Oncor will provide the electric service. Public utility easements will be
dedicated with this plat according to the City of Georgetown standards.
Transportation
This section of the development will be accessed from Scenic Lake Drive, a 65-foot collector that
runs north and south through the northern and southern sections of Teravista and intersects with
Westinghouse Road.
Future Application(s)
In order to proceed with development on this site, it will be necessary to obtain approval of final
plats, which are administratively approved applications.
Staff Analysis
Staff Recommendation and Basis:
Staff supports the Preliminary Plat as it meets all of the requirements of the City’s Unified
Development Code and the Consent Agreement between the City of Georgetown and Newland
Communities, as amended.
Special Consideration:
None
Interdepartmental, Governmental and Agency Comments
None
Public Comments
Public notice is not required for a preliminary plat application. There have been no public comments
received at the time of this report.
Proposed Meetings Schedule
June 17, 2014 – Planning and Zoning Commission
Planning Department Staff Report
Teravista, Section 326 A&B, Preliminary Plat Page 3 of 3
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
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PP-2014-008
PP-2014-008Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,000 2,000Feet ¯
LegendSiteParcelsCity LimitsGeorgetown ETJ
§¨¦35
")1460
W e s ti n g h o u s e R d
Site
City Limits
Street
Site ³
City of Georgetown, Texas
SUBJECT:
Consideration and possible action on a Preliminary Plat of 26.658 acres in the Francis Hudson
Survey, to be known as Teravista, Section 327, located on Scenic Lake Drive. PP-2014-004 (Carla
Benton)
ITEM SUMMARY:
Background: The applicant proposes to develop 26.658 acres of undeveloped land into 52
residential lots with 12 open space lots.
Public Comments: Public notice is not required for a preliminary plat application. There have
been no public comments received at the time of this report.
Recommended Motion: Approval of a Preliminary Plat of 26.658 acres in the Francis Hudson
Survey, to be known as Teravista, Section 327.
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Carla J. Benton
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Backup Material
Plat Backup Material
Georgetown Planning Department Staff Report
Teravista, Section 325, Preliminary Plat Page 1 of 3
Report Date: June 5, 2014
File No: PP-2014-004
Project Planner: Carla Benton, Planner
Item Details
Project Name: Teravista, Section 327
Project Address: On Scenic Lake Drive
Location: Northwest of CR 111 (Westinghouse Rd) & FM 1460 (see Exhibit 1)
Total Acreage: 26.658 acres
Legal Description: 26.658 acres in the Francis A. Hudson Survey
Applicant: Rainer Ficken, AICP
Property Owner: Newland Communities
Contact: John Pickens, P.E., Bury+Partners, Inc.
Proposed Lots: 52 residential lots and 12 open space lots
Streets Proposed: 3,197 linear feet
Parkland: Dedication was met in accordance with the Consent Agreement
Heritage Trees: There are no Heritage Trees for this plat
Existing Use: Undeveloped land
Existing Zoning: Located in the extra-territorial jurisdiction (ETJ); no zoning
Growth Tier: Tier 1B
Applicant’s Request
This Preliminary Plat, located off of Teravista Crossing, will create 52 residential lots and 12 open
space lots as part of Teravista MUD Consent Agreement. The development is located north of
County Road 111 (Westinghouse Road) and west of FM 1460 in the Georgetown ETJ.
Site Information
Location:
The property is located northwest of the intersection of County Road 111 (Westinghouse Road) and
Scenic Lake Drive.
Physical Characteristics:
The lots are consistent with the Amended Consent Agreement. The tract is undeveloped land,
without trees, located in the Extra-territorial Jurisdiction of the city.
History
The City Council approved the Teravista MUD, Consent Agreement on December 14, 2004. An
administrative Amendment was approved on February 11, 2011. Since that time plats have been
processed through the public and administrative processes.
Planning Department Staff Report
Teravista, Section 325, Preliminary Plat Page 2 of 3
2030 Plan Conformance
The proposed Preliminary Plat is in conformance with the 2030 Plan land use designation of
Moderate Density Residential. This land use category comprises single family neighborhoods that
can be accommodated at a density ranging between 3.1 and 6 dwelling units per gross acre, with
housing types including small-lot detached and attached single-family dwellings.
This project is located within Tier 1B of the City’s Growth Tier Plan. Tier 1B comprises portions of
the city or Extra-territorial Jurisdiction (ETJ) that are subject to development agreements, where
growth and the provision of public facilities are anticipated within the next 10 years.
Utilities
Water will be provided by the City of Georgetown and the Williamson County MUD #15 will
provide wastewater. Oncor will provide the electric service. Public utility easements will be
dedicated with this plat according to the City of Georgetown standards.
Transportation
This section of the development will be accessed from Scenic Lake Drive, a 65-foot collector that
runs north and south through the northern and southern sections of Teravista and intersects with
Westinghouse Road.
Future Application(s)
In order to proceed with development on this site, it will be necessary to obtain approval of final
plats, which are administratively approved applications.
Staff Analysis
Staff Recommendation and Basis:
Staff supports the Preliminary Plat as it meets all of the requirements of the City’s Unified
Development Code and the Consent Agreement between the City of Georgetown and Newland
Communities, as amended.
Special Consideration:
None
Interdepartmental, Governmental and Agency Comments
None
Public Comments
Public notice is not required for a preliminary plat application. There have been no public comments
received at the time of this report.
Proposed Meetings Schedule
June 17, 2014 – Planning and Zoning Commission
Planning Department Staff Report
Teravista, Section 325, Preliminary Plat Page 3 of 3
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
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C H E R O K E E R O S E C I RPP-2014-004
PP-2014-004
Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,000 2,000Feet ¯
LegendSiteParcelsCity LimitsGeorgetown ETJ
")1460
")1460
W e s ti n g h o u s e R d
Site
City Limits
Street
Site ³
City of Georgetown, Texas
SUBJECT:
Consideration and possible action on a Preliminary Plat of 9.96 acres in the Francis Hudson
Survey, to be known as Teravista, Section 329, located on Scenic Lake Drive. PP-2014-009 (Carla
Benton)
ITEM SUMMARY:
Background: The applicant proposes to develop 9.96 acres of undeveloped land into 33
residential lots with 4 open space lots.
Public Comments: Public notice is not required for a preliminary plat application. There have
been no public comments received at the time of this report.
Recommended Motion: Approval of a Preliminary Plat of 9.96 acres in the Francis Hudson
Survey, to be known as Teravista, Section 329.
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Carla J. Benton
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Backup Material
Plat Backup Material
Georgetown Planning Department Staff Report
Teravista, Section 329, Preliminary Plat Page 1 of 3
Report Date: June 5, 2014
File No: PP-2014-009
Project Planner: Carla Benton, Planner
Item Details
Project Name: Teravista, Section 329
Project Address: Scenic Lake Drive
Location: Northwest of CR 111 (Westinghouse Rd) & FM 1460 (see Exhibit 1)
Total Acreage: 9.926 acres
Legal Description: 9.926 acres in the Francis A. Hudson Survey
Applicant: Rainer Ficken, AICP
Property Owner: Newland Communities
Contact: John Pickens, P.E., Bury+Partners, Inc.
Proposed Lots: 33 residential lots and 4 open space lots
Streets Proposed: 1,373 linear feet
Parkland: Dedication was met in accordance with the Consent Agreement
Heritage Trees: There are no Heritage Trees for this plat
Existing Use: Undeveloped land
Existing Zoning: Located in the extra-territorial jurisdiction (ETJ); no zoning
Growth Tier: Tier 1B
Applicant’s Request
This Preliminary Plat, located off of FM 1460 and Scenic Lake Drive, will create 33 residential lots
and 4 open space lots as part of Teravista MUD Consent Agreement. The development is located
north of County Road 111 (Westinghouse Road) and west of FM 1460 in the Georgetown ETJ.
Site Information
Location:
The property is located northwest of the intersection of County Road 111 (Westinghouse Road) and
Scenic Lake Drive.
Physical Characteristics:
The lots are consistent with the Amended Consent Agreement. The tract is undeveloped land,
without trees, located in the Extra-territorial Jurisdiction of the city.
History
The City Council approved the Teravista MUD, Consent Agreement on December 14, 2004. An
administrative Amendment was approved on February 11, 2011. Since that time plats have been
processed through the public and administrative processes.
Planning Department Staff Report
Teravista, Section 329, Preliminary Plat Page 2 of 3
2030 Plan Conformance
The proposed Preliminary Plat is in conformance with the 2030 Plan land use designation of
Moderate Density Residential. This land use category comprises single family neighborhoods that
can be accommodated at a density ranging between 3.1 and 6 dwelling units per gross acre, with
housing types including small-lot detached and attached single-family dwellings.
This project is located within Tier 1B of the City’s Growth Tier Plan. Tier 1B comprises portions of
the city or Extra-territorial Jurisdiction (ETJ) that are subject to development agreements, where
growth and the provision of public facilities are anticipated within the next 10 years.
Utilities
Water will be provided by the City of Georgetown and the Williamson County MUD #15 will
provide wastewater. Oncor will provide the electric service. Public utility easements will be
dedicated with this plat according to the City of Georgetown standards.
Transportation
This section of the development will be accessed from Scenic Lake Drive, a 65-foot collector that
runs north and south through the northern and southern sections of Teravista and intersects with
Westinghouse Road.
Future Application(s)
In order to proceed with development on this site, it will be necessary to obtain approval of final
plats, which are administratively approved applications.
Staff Analysis
Staff Recommendation and Basis:
Staff supports the Preliminary Plat as it meets all of the requirements of the City’s Unified
Development Code and the Consent Agreement between the City of Georgetown and Newland
Communities, as amended.
Special Consideration:
None
Interdepartmental, Governmental and Agency Comments
None
Public Comments
Public notice is not required for a preliminary plat application. There have been no public comments
received at the time of this report.
Proposed Meetings Schedule
June 17, 2014 – Planning and Zoning Commission
Planning Department Staff Report
Teravista, Section 329, Preliminary Plat Page 3 of 3
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
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PP-2014-009
PP-2014-009
Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,000 2,000Feet ¯
LegendSiteParcelsCity LimitsGeorgetown ETJ
§¨¦35
W e s ti n g h o u s e R d
Site
City Limits
Street
Site ³
City of Georgetown, Texas
SUBJECT:
Consideration and possible action on a Preliminary Plat of 20.561 acres in the Francis Hudson
Survey, to be known as Teravista, Section 330, located on Scenic Lake Drive. PP-2014-003 (Carla
Benton)
ITEM SUMMARY:
Background: The applicant proposes to develop 20.561 acres of undeveloped land into 64
residential lots with 5 open space lots.
Public Comments: Public notice is not required for a preliminary plat application. There have
been no public comments received at the time of this report.
Recommended Motion: Approval of a Preliminary Plat of 20.561 acres in the Francis Hudson
Survey, to be known as Teravista, Section 330.
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Carla J. Benton
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Backup Material
Plat Backup Material
Georgetown Planning Department Staff Report
Teravista, Section 330, Preliminary Plat Page 1 of 3
Report Date: June 5, 2014
File No: PP-2014-003
Project Planner: Carla Benton, Planner
Item Details
Project Name: Teravista, Section 330
Project Address: On Scenic Lake Drive
Location: Northwest of CR 111 (Westinghouse Rd) & FM 1460 (see Exhibit 1)
Total Acreage: 20.561 acres
Legal Description: 20.561 acres in the Francis A. Hudson Survey
Applicant: Rainer Ficken, AICP
Property Owner: Newland Communities
Contact: John Pickens, P.E., Bury+Partners, Inc.
Proposed Lots: 64 residential lots and 5 open space lots
Streets Proposed: 2,244 linear feet
Parkland: Dedication was met in accordance with the Consent Agreement
Heritage Trees: There are no Heritage Trees for this plat
Existing Use: Undeveloped land
Existing Zoning: Located in the extra-territorial jurisdiction (ETJ); no zoning
Growth Tier: Tier 1B
Applicant’s Request
This Preliminary Plat, located off of Teravista Crossing, will create 64 residential lots and 5 open
space lots as part of Teravista MUD Consent Agreement. The development is located north of
County Road 111 (Westinghouse Road) and west of FM 1460 in the Georgetown ETJ.
Site Information
Location:
The property is located northwest of the intersection of County Road 111 (Westinghouse Road) and
Scenic Lake Drive.
Physical Characteristics:
The lots are consistent with the Amended Consent Agreement. The tract is undeveloped land,
without trees, located in the Extra-territorial Jurisdiction of the city.
History
The City Council approved the Teravista MUD, Consent Agreement on December 14, 2004. An
administrative Amendment was approved on February 11, 2011. Since that time plats have been
processed through the public and administrative processes.
Planning Department Staff Report
Teravista, Section 330, Preliminary Plat Page 2 of 3
2030 Plan Conformance
The proposed Preliminary Plat is in conformance with the 2030 Plan land use designation of
Moderate Density Residential. This land use category comprises single family neighborhoods that
can be accommodated at a density ranging between 3.1 and 6 dwelling units per gross acre, with
housing types including small-lot detached and attached single-family dwellings.
This project is located within Tier 1B of the City’s Growth Tier Plan. Tier 1B comprises portions of
the city or Extra-territorial Jurisdiction (ETJ) that are subject to development agreements, where
growth and the provision of public facilities are anticipated within the next 10 years.
Utilities
Water will be provided by the City of Georgetown and the Williamson County MUD #15 will
provide wastewater. Oncor will provide the electric service. Public utility easements will be
dedicated with this plat according to the City of Georgetown standards.
Transportation
This section of the development will be accessed from Scenic Lake Drive, a 65-foot collector that
runs north and south through the northern and southern sections of Teravista and intersects with
Westinghouse Road.
Future Application(s)
In order to proceed with development on this site, it will be necessary to obtain approval of final
plats, which are administratively approved applications.
Staff Analysis
Staff Recommendation and Basis:
Staff supports the Preliminary Plat as it meets all of the requirements of the City’s Unified
Development Code and the Consent Agreement between the City of Georgetown and Newland
Communities, as amended.
Special Consideration:
None
Interdepartmental, Governmental and Agency Comments
None
Public Comments
Public notice is not required for a preliminary plat application. There have been no public comments
received at the time of this report.
Proposed Meetings Schedule
June 17, 2014 – Planning and Zoning Commission
Planning Department Staff Report
Teravista, Section 330, Preliminary Plat Page 3 of 3
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Preliminary Plat
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PP-2014-003
PP-2014-003
Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,100 2,200Feet ¯
LegendSiteParcelsCity LimitsGeorgetown ETJ
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City Limits
Street
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City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on a Final Plat of a Replat of Whitetail Subdivision, Lot 34,
located at 320 Patricia Road. FP-2014-005 (Carla Benton)
ITEM SUMMARY:
Background: The applicant proposes to Replat Lot 34, of Whitetail Subdivision to create one (1)
additional residential lot. The proposed plat will divide Lot 34, a 10.062-acre lot, into two (2) lots
of 2.603 acres and 7.459 acres, for residential use.
Public Comments: A total of 3 notices were sent out to property owners within 200 feet of the
original platted lots. Public notice was posted in the Sun newspaper on June 1st, 2014. As of the
writing of this report, no comments have been received.
Recommended Motion: Approval of a Final Plat of a Replat Lot 34, of Whitetail Subdivision.
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Carla J. Benton
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Backup Material
Plat Backup Material
Georgetown Planning Department Staff Report
Replat of Whitetail Subd., Lot 34 Page 1 of 3
Report Date: June 5, 2014
File No: FP-2014-005
Project Planner: Carla Benton, Planner
Item Details
Project Name: Replat of Lot 34, of Whitetail Subdivision
Project Address: 320 Patricia Road
Location: 320 Patricia Road (see Exhibit 1)
Total Acreage: 10.062 acres
Legal Description: Whitetail Subdivision, Lot 34
Applicant: P.J. Stevens, Steger & Bizzell Engineering
Property Owner: John and Maguerite Swilling
Contact: P.J. Stevens, Steger & Bizzell Engineering
Proposed Lots: 2 residential lots
Streets Proposed: None
Parkland: Parkland requirements are met by payment of fees
Heritage Trees: There are six (6) Heritage Trees located on this plat
Existing Use: Lot 34 contains one residence
Existing Zoning: Located in the extra-territorial jurisdiction (ETJ); no zoning
Growth Tier: Tier 3
Applicant’s Request
The applicant proposes to Replat Lot 34, of Whitetail Subdivision to create one (1) additional
residential lot. The proposed plat will divide Lot 34, a 10.062 acre lot, into two (2) lots of 2.603
acres and 7.459 acres, for residential use.
Site Information
Location:
The property is located south of RM 2243 off County Road 176.
Physical Characteristics:
The tract has one existing residence, a tank and six Heritage Trees, located in the Extra-territorial
Jurisdiction of the city.
History
Whitetail Subdivision was recorded in the Official Plat documents of Williamson County on
September 8, 1975. The subdivision was outside the City’s Extra-territorial Jurisdiction (ETJ) at that
Planning Department Staff Report
Replat of Whitetail Subd., Lot 34 Page 2 of 3
time. The annexation of a 1000 foot strip out Leander Road by Ordinance #2005-101 brought
portions of Whitetail within the ETJ of the City of Georgetown, and replats are now under the City’s
jurisdiction.
2030 Plan Conformance
The proposed Final Plat is in conformance with the 2030 Plan land use designation of Low Density
Residential. This land use category comprises single family neighborhoods that can be
accommodated at a density ranging between 1.1 and 3 dwelling units per gross acre.
This project is located within Tier 3 of the City’s Growth Tier Plan. Tier 3 lies outside the city limits,
but within the City’s Extraterritorial Jurisdiction (ETJ). This area is not anticipated to be needed to
serve the city’s growth needs for 20 years.
Utilities
Utilities will be provided by Pedernales Electric, City of Georgetown for water and septic is
provided on-site. Public utility easements are being dedicated with this plat according to the City of
Georgetown standards.
Transportation
This development will be accessed from County Road 176, off of RM 2243.
Future Application(s)
No additional applications with the City of Georgetown will be required for this development.
Staff Analysis
Staff Recommendation and Basis:
Staff supports the Final Plat as it meets all of the requirements of the City’s Unified Development
Code.
Special Consideration:
None
Interdepartmental, Governmental and Agency Comments
None
Public Comments
A total of 3 notices were sent out to property owners within 200 feet of the original platted lots.
Public notice was posted in the Sun newspaper on June 1st, 2014. As of the writing of this report, no
comments have been received.
Planning Department Staff Report
Replat of Whitetail Subd., Lot 34 Page 3 of 3
Proposed Meetings Schedule
June 17, 2014 – Planning and Zoning Commission
Submitted By
Carla Benton, Planner and Andrew Spurgin, Planning Director
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Final Plat
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FP-2014-005
FP-2014-005
Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,000 2,000Feet ¯
LegendSiteParcelsCity LimitsGeorgetown ETJ
L e a n d e r R d
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Street
Site ³
City of Georgetown, Texas
SUBJECT:
Public Hearing and Possible Action on a Development Agreement associated with a proposed
Municipal Utility District on 864 acres in the Perry, Thompson, Donagan, Pulsifer and
Stubblefield Surveys, to be known as Wolf Ranch Hillwood, located at West University Avenue
and Wolf Ranch Parkway. DA-2014-001 (Jordan Maddox)
ITEM SUMMARY:
The item under consideration by the Planning and Zoning Commission is a development
agreement that is being proposed for 755-acre Wolf Ranch master-planned residential community
by Hillwood. The Commission's task is to consider the development aspects of the agreement and
modifications to the UDC, found primarily in the exhibits to the agreement, and make a
recommendation to City Council for their final action. There are aspects of the agreement that are
not a part of the planning and development authority delegated to the Planning & Zoning
Commission and those will not be included in the discussion at the public hearing.
The development agreement document is a companion to a conditional consent agreement,
approved by City Council in April, and is a legal document that details obligations by the three
parties to the agreement and ties together multiple responsibilities and future processes
contemplated as part of this deal. These include utility provisions, future roadway planning and
subsequent cost-sharing, parkland improvements, and financial considerations related to the
consent and a reimbursement agreement for certain public improvements. Exhibits H1 through H6
contain the items that vary from the City's development code. The other exhibits are all presented
in their entirety as attachments to this agenda item
Due to certain legal language of the document not yet having final agreement between staff and
the other respective parties (and, therefore, the document not being in its final form), the
agreement itself will not be posted online at this time. The substantive matters of the document as
it pertains the to the Commission's authority on this item is explained in the multiple exhibits
attached to this agenda item, which are available for the public. The Commission will consider the
item as presented for its recommendation to City Council. Staff does not anticipate any substantive
changes to the core of the document relative to those items within the purview of the Commission
between public hearings; if it is later determined that such changes have occurred, it may return to
the Commission for additional review. At this time, nearly all of the remaining items are
considered minor, legal in nature, and not pertaining to the ability of the property to develop as
envisioned in the public documents.
The staff report summarizes the context of the deal and the exhibits in addition to background and
analysis of certain issues.
A brief summary of the text of the document:
* Allowance of a Municipal Utility District (MUD) inside of the city limits.
* 25-year term of the agreement
* Provisions for cost and timing of off-site and on-site regional infrastructure, including roads,
water lines and sewer lines.
* Utilities primarily served by the City of Georgetown (GUS)
* Construction traffic ban from contiguous neighborhoods.
* Parkland dedication and trail improvements along South San Gabriel.
* Civic uses such as a planned elementary school site and fire station site.
* Forecasting of land use for the "Wolf Lakes Tract" a 110-acre property that will be retained by
the owner for future development, consistent with the 2030 Plan.
* Requirement of annexation and zoning following approval of the agreement.
Staff recommends approval of the agreement as presented.
Recommendation Motion
Recommend to the City Council approval of the development agreement's planning-related items
and exhibits for inclusion into the final agreement document.
FINANCIAL IMPACT:
None relative to the Commission's charge and duties. The Applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
Exhibit A - Property Survey Backup Material
Exhibit B-1: Property Depiction Wolf Ranch Backup Material
Exhibit B-2: Property Depiction Wolf Lakes Tract Backup Material
Exhibit D: Concept Plan Backup Material
Exhibit E - Impervious Cover Plan Backup Material
Exhibit F1 - Roadway Plan Backup Material
Exhibits F2-F6 - Street Sections Backup Material
Exhibit G1 - Parks and Tralis Plan Backup Material
Exhibit G2 - Trail Design Standard Backup Material
Exhibit H2 - Zoning Use Table Backup Material
Exhibit H3 - Residential Lot Standards Backup Material
Exhibit H4 - Commercial Lot Standards Backup Material
Exhibit H5 - Slip Road Design Standard Backup Material
Exhibit H6 - Flag Lot Design Standard Backup Material
Development Agreement Staff Report Backup Material
Development Agreement Letter of Intent Backup Material
Exhibit 1 - Location Backup Material
Exhibit 2 - Future Land Use Plan (present) Backup Material
Exhibit 3 - Surrounding Zoning Backup Material
Exhibit H1 - UDC Modifications Backup Material
Exhibit G2
Page 1 of 4
Date: 6/09/2014
San Gabriel River Trail Design Standards
Location: Approximately .7 miles of trail along the northern bank of the South San Gabriel River,
beginning from the western edge of the intersection of I-35 and the South San Gabriel River to the
western edge of the Wolf Ranch residential property, fronting the South San Gabriel River. Refer to
Exhibit G1 for conceptual trail alignment.
1. Trail width will be eight (8) feet, or similar, as further specified in Article 5, Section 5.5 of the
Development Agreement. In limited areas, to navigate extreme topographical conditions or
preserve significant features such as rock formations, important vegetation, trees or other
environmental features, trail width may be reduced to six (6) feet for a maximum distance of
fifty (50) feet.
2. Trail surface will be reinforced concrete, as detailed below:
3. The minimum vegetation cleared zone will be the trail width plus two (2) feet to either side of
the trail and ten (10) feet vertical, unless the clear zone is limited due to extreme topographical
conditions, important vegetation, trees or environmental features.
4. Whenever possible, sustained running grades will not exceed 5%, and cross slope 2%. A
maximum of 8% may occur for distances no further than thirty (30) feet. In limited areas, due to
extreme topographical conditions or environmental features, U.S. Forest Service Outdoor
Recreation Accessibility Guidelines (FSORAG) will be followed. If trail is not feasible under
FSORAG guidelines, Developer will consult with City concerning alternate design options.
Exhibit G2
Page 2 of 4
5. Retaining walls will only be used when absolutely necessary, to stabilize slopes and only if
natural rock cut will not suffice. Retaining walls under forty-eight inches (48”) tall shall be
constructed of native materials, as detailed below:
6. Stream and drainage crossings will be located in relatively narrow, shallow sections of drainage
ways to minimize negative environmental impacts. Low water crossings will be used whenever
possible, culverts or bridges will be used when agreed upon by Owner and City. Crossing types
and examples are depicted below:
A. Low Water Crossing:
a. Use an appropriate length slab or structure to protect the “wetted perimeter” of the
natural flow channel.
b. Protect the structure with cutoff walls, riprap, gabions, concrete slabs, or other
scour protection. The downstream edge may require energy dissipaters or riprap
protection because of the accelerated flows across the structure.
Exhibit G2
Page 3 of 4
c. Place foundations into scour resistant material or below the depth of scour. Prevent
foundation or channel scour with the use of locally placed heavy riprap, gabion
baskets, concrete reinforcement or native vegetation.
B. Culvert Crossing:
a. Use an appropriate length slab or structure to protect the “wetted perimeter” of the
natural flow channel.
b. Culvert sizes appropriate for water shed and flow capacities. All culverts shall be
aluminized metal pipe unless noted otherwise. Inlet and outfall pipes shall be cut to
conform to slope.
c. Protect the entire structure with cutoff walls, riprap, gabions, concrete slabs, or
other scour protection. The downstream edge may require energy dissipaters or
riprap protection because of possible accelerated flows across the structure.
d. Place foundations into scour resistant material or below the depth of scour. Prevent
foundation or channel scour with the use of locally placed heavy riprap, gabion
baskets, concrete reinforcement or native vegetation.
Exhibit G2
Page 4 of 4
C. Bridge Crossing:
a. The construction of bridges should be a last resort after other trail alignment or
waterway crossing options have been considered. Where a bridge may be required,
all options shall be explored, including but not limited to: open bottom culvert,
prefabricated or custom designs and may be constructed of a variety of materials.
b. Possible locations will be determined based on environmental, accessibility and
economic factors.
c. Bridge landings and ramp grades will follow U.S. Forest Service Outdoor Recreation
Accessibility Guidelines (FSORAG). If trail is not feasible under FSORAG guidelines,
Developer will consult with City concerning alternate design options.
Date:
Note: Ten percent (10%) of the total building square footage within MF districts shall be allowed those uses shown in a C1 district.
Table 5.02.010 Residential Uses
Specific Use RS TF TH MF CN C1 C3 OF BP MU Notes
Household Living
Single‐family, Detached P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Single‐family, Attached P (L) P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Two‐family ‐‐PP‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Townhouse ‐‐ ‐‐PP‐‐PP‐‐ ‐‐
Apartment ‐‐ ‐‐ ‐‐P ‐‐‐‐ (P)‐‐ (P)‐‐‐‐ (S)
Condominiums*PPPP‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Manufactured Housing ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Manufactured Housing Park ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Accessory Dwelling Unit P (S)‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐B
Second Dwelling Unit ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Upper‐story Residential ‐‐ ‐‐ ‐‐ ‐‐LLLLL D
Home‐Based Business LLLLLLLLL E
Group Living
Group Home (6 residents or less) P P P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Group Home (7 to 15 residents)‐‐ ‐‐ ‐‐PPP‐‐ ‐‐ ‐‐
Group Home (16 residents or more)‐‐ ‐‐ ‐‐P (S) P P ‐‐ ‐‐ ‐‐
Assisted Living ‐‐ ‐‐P (‐)PPPP‐‐ ‐‐
Nursing or Convalescent
Home ‐‐ ‐‐ ‐‐PPPP‐‐ ‐‐
Hospice Facility S S S PPPP‐‐ ‐‐
Orphanage ‐‐ ‐‐ ‐‐P ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Student Housing ‐‐ ‐‐ ‐‐S ‐‐S ‐‐ ‐‐ ‐‐
Rooming or Boarding House S ‐‐ ‐‐‐‐ (P)‐‐P ‐‐ ‐‐ ‐‐
Halfway House ‐‐ (S)‐‐ (S)‐‐ (S)‐‐ (S)‐‐ ‐‐ ‐‐ ‐‐ ‐‐
The following tables replace those in the UDC. Where two symbols are shown within a box, the first is the applicable use for this Wolf Ranch
development. The second is the non‐applicable use that was listed in the 2014 UDC.
*Subject to interpretation but applicable on all districts indicated on the Use Chart. See City of Georgetown Planning Department Unified Development Code
(UDC) Interpretation Dated January 18, 2014
6/5/2014
Wolf Ranch
Exhibit H-2 Zoning Use Table
Table 5.03.010 Civic Uses
Specific Use RS TF TH MF CN C1 C3 OF BP MU Notes
Educational and Day Care Facilities
School, Elementary P (L)P (L)P (L)P (L) L L L ‐‐ ‐‐A
School, Middle L (S)L (S)L (S)L (S) L L L ‐‐ ‐‐A
School, High ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LL‐‐ ‐‐A
School, College or
University ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LL‐‐ ‐‐A
School, Boarding ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
School, Business or Trade ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LLLL A
Day Care, Family Home LLLL‐‐ ‐‐ ‐‐ ‐‐ ‐‐B
Day Care, Group S S S LLLLLL B
Day Care, Commercial ‐‐ ‐‐ ‐‐LLLLLL B
Government and
Community Facilities
Activity Center, Youth or
Senior P (S)P (S)P (S)P (S)L L L ‐‐ ‐‐A
Animal Shelter ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Community Center P (S)‐‐ ‐‐ ‐‐L (S) L L ‐‐ ‐‐A
Correctional Facility ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐‐‐ (S)‐‐ ‐‐
Emergency Services Station P (S)P (S)P (S)P (S)PPPPP
Government or Postal Office ‐‐ ‐‐ ‐‐ ‐‐PPPPP
Library or Museum P (‐)P (‐)P (‐)P (‐)PPPP‐‐
Social Service Facility ‐‐‐‐ ‐‐ ‐‐ ‐‐PPP‐‐
Transient Service Facility ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐‐‐ (S)‐‐ ‐‐
Medical and Institutional
Facilities
Hospital ‐‐ ‐‐ ‐‐ ‐‐ ‐‐PP‐‐ ‐‐
Hospital, Psychiatric ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P (S)‐‐ ‐‐
Substance Abuse Treatment
Facility ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐‐‐ (S)‐‐ ‐‐
Blood or Plasma Center ‐‐ ‐‐ ‐‐ ‐‐ ‐‐PP‐‐ ‐‐
Places of Worship
Religious Assembly
Facilities LLLLLLLLL A
Religious Assembly
Facilities w/Columbaria LLLLLLLLL A,D
Parks and Open Spaces
Nature Preserve or
Community Garden LLLLPPPPP A
Neighborhood Amenity, Activity or
Recreation Center P (L)P (L)P (L)L ‐‐LL‐‐ ‐‐
Park, Neighborhood P (L)P (L)P (L)P (L)P (L)P (L)P (L)P (L)P (L)A
Exhibit H-2 Zoning Use Table
Specific Use RS TF TH MF CN C1 C3 OF BP MU Notes
Public Park, Regional P (‐)P (‐)P (‐)P (‐)L (‐)L L ‐‐ ‐‐A
Golf Course LLLL‐‐ ‐‐ ‐‐ ‐‐ ‐‐A
Cemetery, Columbaria, Mausoleum,
or Memorial Park S ‐‐ ‐‐ ‐‐ ‐‐ ‐‐S ‐‐ ‐‐
Exhibit H-2 Zoning Use Table
Table 5.04.010 Commercial Uses
Specific Use RS TF TH MF CN C1 C3 OF BP MU Notes
Overnight
Accommodations
Bed and Breakfast L (S)L (S)L (S)L (S) L L L (‐)‐‐ ‐‐B
Bed and Breakfast with
Events L (S)L (S)L (S)L (S) L L L (‐)‐‐ ‐‐B,C
Inn ‐‐ ‐‐ ‐‐ ‐‐P (S) P P ‐‐ ‐‐
Hotel, Boutique ‐‐ ‐‐ ‐‐ ‐‐ ‐‐PPP (S)P (S)
Hotel, Full Service ‐‐ ‐‐ ‐‐ ‐‐ ‐‐PPP (‐)P (L)
Hotel, Limited Service ‐‐ ‐‐ ‐‐ ‐‐ ‐‐PPP (‐)P (L)
Hotel, Extended Stay ‐‐‐‐ ‐‐ ‐‐ ‐‐ ‐‐P P (‐)P (L)
Motel ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P ‐‐ ‐‐
Campground or RV Park ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Food and Beverage
Establishments
Restaurant, General ‐‐ ‐‐ ‐‐ ‐‐L P (L) P L L E,A
Restaurant, Drive‐through ‐‐ ‐‐ ‐‐ ‐‐L (S) L P ‐‐L E,A
Bar, Tavern or Pub ‐‐ ‐‐ ‐‐ ‐‐L (S) L L ‐‐ ‐‐F,A
Dance Hall or Nightclub ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LL‐‐ ‐‐F,A
Micro Brewery or Micro
Winery ‐‐ ‐‐ ‐‐ ‐‐LLL‐‐ ‐‐G,A
Food Catering Services ‐‐ ‐‐ ‐‐ ‐‐LLPP (‐)P
Entertainment and
Recreation
Live Music or Entertainment ‐‐‐‐ ‐‐ ‐‐L (‐)L LL (‐)‐‐H
Theater, Movie or Live ‐‐ ‐‐ ‐‐ ‐‐L (‐)L P ‐‐ ‐‐I
Membership Club or Lodge ‐‐ ‐‐ ‐‐ ‐‐L (‐)L P ‐‐ ‐‐A
Sexually Oriented Business ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Major Event Entertainment ‐‐ ‐‐ ‐‐ ‐‐‐‐‐‐L (S)‐‐ ‐‐H
Athletic Facility, Indoor or
Outdoor ‐‐ ‐‐ ‐‐ ‐‐L (‐)L (‐)L ‐‐ ‐‐J
Commercial Recreation ‐‐ ‐‐ ‐‐ ‐‐L (‐)L L ‐‐ ‐‐J,A
Driving Range ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐L ‐‐ ‐‐J
Firing Range, Indoor ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐L (S)‐‐ ‐‐J
Firing Range, Outdoor ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Health Services
Blood or Plasma Center ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LP‐‐ ‐‐K,A
Diagnostic Center ‐‐ ‐‐ ‐‐ ‐‐LLPP‐‐K,A
Home Health Care Services ‐‐ ‐‐ ‐‐ ‐‐LLPPP K,A
Exhibit H-2 Zoning Use Table
Specific Use RS TF TH MF CN C1 C3 OF BP MU Notes
Medical or Dental Office ‐‐ ‐‐ ‐‐ ‐‐LLPP‐‐K,A
Medical or Dental Clinic ‐‐ ‐‐ ‐‐ ‐‐L (‐)L P P ‐‐K,A
Medical Complex ‐‐ ‐‐ ‐‐ ‐‐L (‐)LPL (S)P K,A
Post‐Surgical Recovery Center ‐‐ ‐‐ ‐‐ ‐‐L (‐)LP‐‐ ‐‐K,A
Surgery Center ‐‐ ‐‐ ‐‐ ‐‐L (‐)LPL (S)‐‐K,A
Urgent Care Facility ‐‐ ‐‐ ‐‐ ‐‐L (‐)L P ‐‐ ‐‐K,A
Professional and
Business Offices
General Office ‐‐ (S)‐‐ ‐‐ ‐‐LLPPP K,A
Integrated Office Center ‐‐ ‐‐ ‐‐ ‐‐L (‐)L PP (S) P K,A
Data Center ‐‐ ‐‐ ‐‐ ‐‐L (‐)L (‐)P (L)P (L) P L
Consumer Retail Sales and Services
General Retail ‐‐ ‐‐ ‐‐ ‐‐L P (L) P ‐‐L M,A
Agricultural Sales ‐‐ ‐‐ ‐‐ ‐‐L (‐)L P ‐‐ ‐‐A
Landscape Supply Sales/ Garden
Center ‐‐‐‐ ‐‐ ‐‐L (‐)L P ‐‐ ‐‐A
Farmer’s Market P (‐)P (‐)P (‐)P (‐)P (L)P (L) P ‐‐ ‐‐A
Flea Market ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐‐‐ (S)‐‐ ‐‐
Artisan Studio and Gallery L (‐)L (‐)L (‐)L (‐)L (‐)L P ‐‐ ‐‐A
Personal Services ‐‐ ‐‐ ‐‐ ‐‐P (L)P (L) P P L N,A
Personal Services, Restricted ‐‐‐‐ ‐‐ ‐‐L (‐)L (S) P ‐‐ ‐‐
Dry Cleaning Service, Drop‐ off Only ‐‐ ‐‐ ‐‐ ‐‐L L P P L N,A
Laundromat ‐‐ ‐‐ ‐‐ ‐‐LLP‐‐ ‐‐N,A
Printing, Mailing and
Reproduction Services ‐‐ ‐‐ ‐‐ ‐‐L L P P L N,A
Fitness Center ‐‐ ‐‐ ‐‐ ‐‐P (L)P (L) P ‐‐L O,A
Banking and Financial
Services ‐‐ ‐‐ ‐‐ ‐‐P (‐)P (L) P P ‐‐A
Consumer Repair ‐‐ ‐‐ ‐‐ ‐‐P (L)P (L) P ‐‐ ‐‐A
Small Engine Repair ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P ‐‐P
Consumer Retail Sales and Services
Funeral Home ‐‐‐‐ ‐‐ ‐‐L (‐)L P ‐‐ ‐‐A
Kennel ‐‐ ‐‐ ‐‐ ‐‐ ‐‐L (‐)L ‐‐ ‐‐P
Veterinary Clinic, Indoor
Pens Only ‐‐ ‐‐ ‐‐ ‐‐L (‐)L P ‐‐ ‐‐A
Veterinary Clinic, Indoor and
Outdoor Pens ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Self Storage, Indoor ‐‐ ‐‐ ‐‐ ‐‐L (‐)L (‐)L ‐‐ ‐‐Q
Self Storage, Outdoor ‐‐ ‐‐ ‐‐ ‐‐L (‐)L (‐)L ‐‐ ‐‐Q
Exhibit H-2 Zoning Use Table
Specific Use RS TF TH MF CN C1 C3 OF BP MU Notes
Professional and
Business Offices
Commercial Document
Storage ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐PP
Event Catering and Equipment Rental
Services ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P ‐‐P
Furniture Repair and
Upholstery ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P (‐)‐‐P
Heavy Equipment Sales and Repair ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Pest Control or Janitorial
Services ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LL‐‐ ‐‐R,A
Office/Showroom ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P (‐)‐‐P
Wholesale Showrooms ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P
Greenhouse, Wholesale ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Stone, Mulch or Dirt Sales
Yards ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Manufactured Housing
Sales ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐‐‐ (S)‐‐‐‐
Automotive Sales and
Services
Automotive Sales, Rental or
Leasing Facility ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐S
Automotive Parts and
Accessories Sales, Indoor ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P (L) P ‐‐ ‐‐A
Automotive Parts and Accessories
Sales, Outdoor ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐S ‐‐ ‐‐
Automobile Repair and
Service, Limited ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐P ‐‐ ‐‐
Automobile Repair and
Service, General ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Fuel Sales ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LP‐‐L (S)T
Car Wash ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LP‐‐L (S)U
Recreational Vehicle Sales, Rental or
Service ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Towing Services and
Impound Lots ‐‐‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Exhibit H-2 Zoning Use Table
Table 5.08.010 Temporary Uses
Specific Use RS TF TH MF CN C1 C3 OF BP MU Notes
Temporary Use
Seasonal Product Sales LLLLLLLLLLA
Farmer’s Market, Temporary L (‐)L (‐)L (‐)LLLLLLLA
Mobile or Outdoor Food
Vendor L (‐)L (‐)L (‐)L (‐)L (‐)L (‐)LL (‐)L L A
Business Offices,
Temporary L (‐)‐‐ ‐‐LLLLLLLB
Concrete Products, Temporary LLLLLLLLLLC
Construction Field Office P (L)LLLLLLLLLD
Construction Staging, Off‐site LLLLLLLLLLE
Parking Lot, Temporary LLLLLLLLLLF
Portable Classrooms LLLLLLL‐‐ ‐‐LG
Residential Sales
Offices/Model Homes LLL‐‐ ‐‐ ‐‐ ‐‐ ‐‐ ‐‐LH
All Other Uses as Determined by the
Director LLLLLLLLLLI
Exhibit H-2 Zoning Use Table
Date:
`
= Change from 2014 UDC
RS TF TH MF TF TH MF
12
Lot/Parcel Area,
min. 5,500 7,000 6,000 12,000
Lot/Parcel Area,
min. 5,500 4,500 4,000 6,000 12,000
Dwelling Area,
min. - 3,500 2,000 2,000
Dwelling Area,
min. - - 2,000 2,000 2,000
Units per
Structure, max. - 2 6 24/6
1
Units per
Structure, max. - - 2 8 24/6
1
Lot Width, min.
ft. 45
2 70 66 40
Lot Width, min.
ft. 50 45
2 45 66 40
Front Setback,
min. ft. 20201520
Front Setback,
min. ft. 20
5 155 20 10 15
Side Setback,
min. ft. 6 6 10 20
Side Setback,
min. ft. 5.5 5.5 0
3 10 20
Rear Setback,
min. ft. 10101520
Rear Setback,
min. ft. 1010101520
Building Height,
max. ft. 35354045
Building Height,
max. ft. 3535354060
Acc. Building
Height, max. ft.15151515
Acc. Building
Height, max. ft.1515151515
Impervious
Cover, max. %45455050
Impervious
Cover, max. %4 60 60 65 65 65
Max. % of RS 100% 20%
1 24 apartment units per structure max.; 6 townhouse units per structure max.
6 townhouse units per structure max.2 May be reduced to 40' with rear alley access.
2 May be reduced to 40' with rear alley access.
4 Excludes all Roadway ROW's (including local streets, sidewalks, and trails);
Includes Open Space and Parks; Impervious cover per parcel will not exceed
the maximum noted on the Impervious Cover Parcel Plan
3 A minimum building separation of 12 feet between all zero-lot line dwellings. The
eaves on the side of a house with no side setback may project no more than 18
inches over the adjacent property line.
5 All RS, TF and TH garage/carport access shall have a minimum 20' setback from
entry front public ROW
Existing (2014 UDC)
EXHIBIT H3
Residential Lot Dimensional Standards
1 24 apartment units per structure max;
Wolf Ranch
RS
6/6/2014
Date:
`
= Change from 2014 UDC
CN C‐1C‐3OFBP CNC‐1C‐3OFBP
District Size, min.
ac.‐‐5 ‐20
District Size, min.
ac.‐‐‐‐20
Lot Width, min.
ft.50 50 50 50 50
Lot Width, min.
ft.50 ‐‐50 50
Front Setback,
min. ft.20 25 25 25 25
Front Setback,
min. ft.20 15 15 25 25
Side Setback,
min. ft.5 10101010
Side Setback,
min. ft.5 4 10 10 10
Side Setback to
Res., min. ft.10 15 15 15 20
Side Setback to
Res., min. ft.10 15 15 15 20
Rear Setback,
min. ft.0 0 10 10 10
Rear Setback,
min. ft.0 0 10 10 10
Rear Setback to
Res., min. ft.20 25 25 25 25
Rear Setback to
Res., min. ft.20 15 15 25 25
Building Height,
max. ft.30 35 45 45 60
Building Height,
max. ft.30 60 60 45 60
Impervious
Cover, max. %70 70 70 70 70
Impervious
Cover, max. %1 702 802 802 702 702
Required Street
Yard Landscape, 20 20 20 20 20
Required Street
Yard Landscape, 20 15 15 20 20
Perimeter Buffer,
min. ft.10 15 15 15 15
Perimeter Buffer,
min. ft.10 0 151515
EXHIBIT H4
Non‐Residential Lot Dimensional Standards
1 Impervious cover per parcel will not exceed the maximum noted on the Impervious
Cover Parcel Plan
2 These limits can be reached with the approval of waivers allowed in Section
11.02.020 in the UDC to increase impervious coverage by 15%. Without such
approvals these limits will be 15% lower.
Existing (2014 UDC)Wolf Ranch
6/3/2014
R
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'
Min. 15'
R15
'
R20'
R10
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18
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24'
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Access Easement
20 8040
SCALE : 1" = 80'
0
NORTHDATE : 06-03-2014
All information furnished regarding this property is from sources deemed reliable.However, RVi has not made an
independent investigation of these sources and no warranty or representation is made by RVi as to the accuracy thereof and
same is submitted subject to errors, omissions, land plan changes, or other conditions.This land plan is conceptual in nature
and does not represent any regulatory approval.Land plan is subject to change. The developer has reserved the right, without
notice,to make changes to this map and other aspects of the development to comply with governmental requirements and to
fulfill its marketing objective.
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EXHIBIT H5
SLIP ROAD EXAMPLEWolf Ranch
Georgetown, Texas
planning Ê landscape architecture
712 Congress Avenue, Suite 300
Austin, TX 78701
Tel: (512) 480-0032 Fax: (512) 480-0617
www.rviplanning.com
R
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'
60'
2
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'
Shared
8
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'
Access Easement
R
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Emergency Turn-Around
24' Shared Access Drive
Access Drive
Notes
1.Based on natural or existing man-made
limitations, lot frontage may be reduced to
15' minimum ROW frontage per residence
(25' if only one residence)
2.No more than five flag lots allowed per
access point
Hydrant
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20 8040
SCALE : 1" = 80'
0
NORTHDATE : 06-03-2014
All information furnished regarding this property is from sources deemed reliable.However, RVi has not made an
independent investigation of these sources and no warranty or representation is made by RVi as to the accuracy thereof and
same is submitted subject to errors, omissions, land plan changes, or other conditions.This land plan is conceptual in nature
and does not represent any regulatory approval.Land plan is subject to change. The developer has reserved the right, without
notice,to make changes to this map and other aspects of the development to comply with governmental requirements and to
fulfill its marketing objective.
EXHIBIT H6
FLAG LOT EXAMPLEWolf Ranch
Georgetown, Texas
planning Ê landscape architecture
712 Congress Avenue, Suite 300
Austin, TX 78701
Tel: (512) 480-0032 Fax: (512) 480-0617
www.rviplanning.com
Georgetown Planning Department Staff Report
Wolf Ranch Hillwood Development Agreement Page 1 of 5
Report Date: June 10, 2014
File No: DA-2014-001
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Item Details
Project Name: Wolf Ranch (Hillwood)
Location: SH 29 West near Wolf Ranch Parkway
Total Acreage: 864 acres
Legal Description: 864 acres in the Perry, Thompson, Donagan, Pulsifer and Stubblefield
Surveys.
Applicant: Hillwood Enterprises, L.P.
Property Owner: Iva Wolf McLachlan, Wolf Legacy L.P.
Contact: Brian Carlock, Hillwood
Existing Use: Limited residential uses, mostly agricultural/vacant use
Zoning: NA – outside of city limits
Future Land Use: Low Density Residential, Mixed-Use Neighborhood Center, Regional
Commercial, Moderate Density Residential, Specialty Mixed-Use
Growth Tier: Tier 2
Overview of Applicant’s Request
The proposed Wolf Ranch development by Hillwood is a large, master-planned residential
community covering 753 acres that is requiring a myriad of City approvals to allow the
project to proceed. One of those approvals requested by the applicant is a development
agreement that is a companion document to the City’s previous conditional consent to two
Municipal Utility Districts (MUD). The proposed project would be approved as in-City
MUD following annexation of the land pursuant to the resolution of City Council
approved on April 22, 2014. The agreement also contains land use provisions for an
additional 110 acres that are otherwise not included in the entitlements of the agreement.
Site Information
Location:
Along West University Avenue (SH 29) near the intersections of Wolf Ranch Parkway and
DB Wood, extending from the Middle Gabriel to the South San Gabriel Rivers.
Physical Characteristics:
Planning Department Staff Report
Wolf Ranch Hillwood Development Agreement Page 2 of 5
Contains significant tree cover in spots, environmental features, Middle San Gabriel River,
South San Gabriel River, significant ravines and drainageways, and some steep slopes.
Surrounding Properties:
The surrounding properties include a wide variety of uses, most of which are in the ETJ.
Note: The typical staff report table is not practical due to the sprawling geographical
configuration of the land.
Nearby subdivisions include the low-density Oak Crest Ranchettes to the north of the
Middle Gabriel property, Wood Ranch along DB Wood, and Legend Oaks near the Wolf
Ranch Parkway extension. Other adjacent tracts include the Wolf Ranch Town Center,
First Baptist Church, and the Church of Christ on West University.
Property History
In 2008, the City Council approved six annexation agreements with the current property
owner, delaying the full-purpose annexation of the property for a conditional term not to
exceed 15 years. These agreements contemplate annexation once development is imminent
and the City would maintain discretion whether to annex or contemplate alternatives. This
agreement forecasts the termination of those annexation agreements upon full-purpose
annexation of the property.
2030 Plan Conformance
The property is presently classified as Low and Moderate Density Residential, Mixed-Use
Neighborhood Center, Regional Commercial and Specialty Mixed-Use. The proposed land
plan is not consistent with the Future Land Use Plan and is, therefore, being considered for
amendment by separate application. The concept plan for the property (exhibit D)
contemplates much more detached residential development than anticipated in the 2030
Comprehensive Plan. Approval of this agreement is contingent on the separate application
for a land use amendment to the comprehensive plan, processed as a “CPA.”
Included in the land plan and text of the document is property not subject to purchase by
the developer (retained by the current owner) but included within this agreement in order
to lend support for the land use plan amendment. This 110-acre tract is called the “Wolf
Lakes Tract” that is memorialized in this document as future development of a high-
intensity commercial and mixed-use nature.
The property is currently classified as Growth Tier 2 on the City’s Growth Tier Plan,
meaning that utilities and infrastructure are planned for this area between 10-20 years and
find by agreement or special provision.
Planning Department Staff Report
Wolf Ranch Hillwood Development Agreement Page 3 of 5
Proposed Development Agreement
The approved conditional consent agreement for the property provides entitlement
structure that would allow the development to proceed with the appropriate financing
district that would fund the necessary public improvements. The consent agreement is
predicated on this completed development agreement. The developer has expressed to
staff that the project will not occur without one or more financial districts available to
secure the capital needed for the project. The original proposal was for an ETJ MUD,
which would have been developed under the creation of the district with no City
jurisdiction beyond the agreement. A MUD is an independent governmental entity with
an elected board granted taxing authority to sell bonds and levy assessment taxes paid by
the eventual property owners within the district.
The proposed development agreement includes land planning aspects of the project as
well as financial considerations, public infrastructure provisions, and the applicable
development standards that would apply while the development is active. There are
financial considerations being made for the infrastructure needed for the Wolf Ranch
project that will be reviewed and considered by the City Council. Unlike other MUDs,
there are no major off-site infrastructure projects contemplated for this project, although
there are some major on-site improvements, particularly roadways, that both the
developer and the City are obligated to complete per the terms of the agreement.
The components presented here in the development agreement will operate as an
entitlement vehicle for the developer moving forward, although many of the land use and
zoning provisions are anticipated to be incorporated into a Planned Unit Development
(PUD). The Planning & Zoning Commission will have the opportunity to review the future
zoning for the property once annexation has been completed. Modifications to the Unified
Development Code (UDC) are detailed in comparison tables in various exhibits of the
agreement, particularly in the Exhibits H; beyond these modifications, the property will be
developed under the various standards of the 2014 UDC. Most of the development
modifications are minor in nature, relating to constraints of the land. The zoning use table
reflects the flexibility of district requested by the developer, with added administrative
considerations for certain items. A Master Sign Plan is also included in this agreement,
which contains sign standards that are taller with more sign face area than currently
allowed per the UDC. It also contains provisions for high-quality temporary signs that
have design standards and timing provisions detailed in Exhibit I.
Parkland is being dedicated on smaller acreage than typically required by the UDC (20
acres versus 40 acres) in consideration for trail improvements along the South San Gabriel
from I-35 through the project to connect to an eventual regional trail system. A site for an
elementary school and fire station are proposed with conditions in the agreement, as well
as private recreational areas and passive open space. There will be some acreage dedicated
Planning Department Staff Report
Wolf Ranch Hillwood Development Agreement Page 4 of 5
for commercial and multi-family with flexibility on final locations and amounts.
Utilities
Water and wastewater will be provided by Georgetown Utility Systems (GUS). A special
sewer capital recovery fee will be applied per residential unit for any necessary off-site
improvement, but beyond that standard impact fee costs and local improvements will
apply. Electric service provider is Georgetown for the majority of the land and Pedernales
Electric Co-op (PEC) for a small portion of the property south of University.
Transportation
The project is served by several major roadways, included Highway 29 (University
Avenue), Wolf Ranch Parkway, the future Southwest Bypass and a series of planned
residential collectors. The agreement discusses obligations of the City and the developer
with respect to certain segments of the regional roadways and some of the provisions
speak to timing and reimbursements that are also part of the infrastructure reimbursement
arrangement. The developer will be responsible for construction of a portion of the Wolf
Ranch Parkway expansion. The City will pay for at least the first phase of the extension of
Wolf Ranch Parkway from DB Wood to the Southwest Bypass and also construct the
entirety of the Bypass itself to Leander Road. A Traffic Impact Analysis (TIA) is required
for the entirety of the project at submittal of the first phase of development.
Roadway standards, including cross-sections, lighting, etc. are addressed in some respects
in the agreement, where differing from established specifications of the City of
Georgetown. The streets will be maintained by the City, as they will be in the city limits.
Future Application(s)
Annexation and zoning are anticipated to be complete in the fall as a direct result of this
document. Preliminary and Final Plats will be necessary for each phase of development,
per UDC regulations, with a TIA for the property being submitted at the first phase
preliminary plat. Site Plans would be required for non-residential development. Building
permits will be required for all building construction.
Staff Recommendation
Staff recommends approval of the agreement, conditional upon approval of the
Comprehensive Plan Amendment prior to adoption of the agreement.
Inter Departmental, Governmental and Agency Comments
None
Planning Department Staff Report
Wolf Ranch Hillwood Development Agreement Page 5 of 5
Public Comments
A total of 44 notices were sent out to property owners within 200 feet of the proposed
project. Public notice was posted in the Sun newspaper on March 16, 2014 and then again
March 26, 2014 after the item was delayed. Staff sent out new public notice to 86 property
owners on May 28, 2014, when the Wolf Lakes tract was added.
Staff has received one comment letter as of the writing of this report, opposed to the multi-
family development. There have been additional stated concerns from the public
regarding traffic through the Oak Crest neighborhood and the Legend Oaks
Neighborhood. A provision in the agreement will prohibit most construction traffic
through those neighborhoods.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Aerial Map (2012)
Development Agreement Exhibits
Meetings Schedule
Wolf Ranch – Master Planned Community
Development Agreement Application
Letter of Intent
Overview of Applicant
In 1988, Ross Perot, Jr. founded Hillwood based on the core values of character, courage and integrity.
Rooted in a strong entrepreneurial vision, Hillwood is committed to bringing long-term value to our
customers and partners through real estate development, investments and public-private partnerships.
Based in Dallas, Texas, Hillwood is ranked today as one of the top residential, industrial and commercial
real estate developers in the country. Our large, signature projects have become premier environments
for residents and customers to live and work. We actively develop and buy land and buildings across the
U.S. This makes Hillwood somewhat unique as an investor and developer. In addition to being a leader
in commercial and residential developments as well as specialized projects such as sporting arenas,
industrial airports and museums, our work has been consistently recognized as best in class.
Hillwood’s founding project, AllianceTexas, has been hailed as one of the best mixed-use developments
in the world. The 17,000-acre master-planned community envelops the world’s first industrial airport
and has generated more than $43 billion in economic impact, creating more than 31,000 jobs and 32
million square feet of new development in the process.
We strive to make an impact on the communities we serve by incorporating insightful master-planning
development, innovation and creativity, and focusing on long-term sustainability. Our handiwork can be
seen in more than 23,000 residential lots, in more than 70 locations across the United States and Costa
Rica.
Development Agreement Reasons, Purpose & Need
Hillwood intends to bring its experience and expertise to develop approximately 750 acres located in the
ETJ of Georgetown, TX (the “Property”). The master planned community envisioned by Hillwood for the
Property primarily includes single-family residential land, but also multi-family, commercial and some
tracts that could flex to be either residential or commercial based on demand. Hillwood and City staff
agree that it is in the City's interest for the property to be developed within the ETJ for the period of
time required to fund needed public infrastructure using a to-be-created Municipal Utility District
(“MUD”) as the financing tool for such needed infrastructure.
The ETJ development agreement will be the tool used to assure the City that the property is developed
to the same high standards as in-city projects. The development agreement will set the guidelines and
regulations governing development of the Property. In order for a large tract of undeveloped land to be
turned into a true master planned community, the application of certain development regulations and
standards differ from the normal subdivision development. Developing 750 acres with multiple
neighborhoods, phases and land uses requires guidelines and regulations customized to large master
planned communities. In addition, each master planned community has its own specific needs based on
its specific location, surrounding community, and planned land use. Hillwood believes setting the
guidelines for the development of the Property at the beginning will allow both the City of Georgetown
and Hillwood to accomplish their long term goal of a successful development.
Alignment with 2030 Plan
The development of the Property pursuant to the proposed plan and development agreement will help
accomplish the goals of the 2030 plan. The planned community aligns with the four major themes of
the 2030 plan through the following ways:
Quality of Life
Embraces the character of Georgetown
Provides high-quality housing options for residents wanting to live in Georgetown area
Engages residents in community events and gatherings
Uses the natural settings as amenities for the community
Promotes education and cultural opportunities for youth and adults
Offers safe, attractive neighborhoods and streets for the residents
Quality Growth / Sustainable Development
Connecting the this master planned community to larger surrounding community
Offers multiple choices of housing for different lifestyles
Allows residents to live in a “walkable” community
High-quality, thoughtful development designed for the long-term
Locates residents near existing and future commercial and retail development
Balanced Transportation / Mobile Efficiency
Enhances connectivity through added roads and infrastructure
Allows residents ability to walk or bike to retail and commercial developments
Effective Governance
Offers quality services to residents
Follows developments standards that provide quality product
Effect on City Services and Facilities
The proposed development fits into the City’s current infrastructure and service plans. While the
Property will remain in the ETJ, it will contract for utility services from the city and pay for those
services. As it relates to police, fire and emergency services, the Property will be served the same as in-
city residents.
List of Subsequent Applications Affected by a Finalized Development Agreement
Since this ETJ development agreement would contain all the regulations required for the development
of the Property there would be future applications affected by this development agreement. These
include subdivision plats/applications, which would need to conform to the development agreement
regulations.
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LegendSiteParcelsCity LimitsGeorgetown ETJ
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Exhibit #3
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Exhibit H1
Date:6/3/2014
Chapter 05: Zoning Use Regulations
# Section Chapter Title Existing Regulation Wolf Ranch Regulation
1 5.08.010‐D Temporary Uses ‐
Construction Field
Offices
A temporary building for use as a
construction field office is
permitted on a 12‐month basis
unless it is renewed by the
respective business.
A temporary building for use as a
construction field office is
permitted on a 18‐month basis
unless it is renewed by the
respective business.
2 5.08.010‐H‐1 Temporary Uses ‐
Residential Sales
Offices and Model
Homes
A temporary use permit with a
conditional Certificate of
Occupancy to operate the model
home will expire after 12 months
unless it is renewed by the builder,
upon which the burden shall fall to
demonstrate to the Building Official
that the conditions of approval still
exist.
A temporary use permit with a
conditional Certificate of
Occupancy to operate the model
home will expire after sixty (60)
months unless it is renewed by
the builder, upon which the
burden shall fall to demonstrate
to the Building Official that the
conditions of approval still exist.
3 5.08.010‐H‐6 Temporary Uses ‐
Residential Sales
Offices and Model
Homes
A model home or temporary sales
office may construct a monument
sign no larger than 16 square feet
and no taller than 4 feet in height,
subject to the requirements of
Chapter 10 of this Code.
A model home or temporary sales
office may construct a monument
sign no larger than 24 square feet
and no taller than 6 feet in height,
subject to the requirements of
Chapter 10 of this Code and the
Wolf Ranch Community Identity
Package.
Chapter 06: Residential and Agricultural Lot Standards
# Section Chapter Title Existing Regulation Wolf Ranch Regulation
4 6.02.040 Block Length Not to exceed 20 lots or be longer
than 1,320 feet
In certain circumstances, based on
natural or existing man‐made
limitations, up to 25 lots or be
longer than 1,800 feet will be
allowed, if approved by Planning
Director through minor
modification.
Wolf Ranch
The following existing UDC Regulations are modified to the regulations shown in the Wolf Ranch Regulation
column.
Page 1 of 3
Exhibit H1
5 6.05.010 Dimensional
Interpretations and
Expectations
Minimum of 45' on Lot width on
streets. 30' Minimum on cul‐de‐
sacs if front setback is 45'
minimum.
30' Minimum width at ROW if Lot
width at front setback is minimum
required width.
6 6.06.020 Common Recreation
Areas
280 sq. ft. per dwelling unit of an
improved common recreation area
is provided by developer. This is an
addition to required parkland
dedication.
In certain circumstances, due to
access to other Wolf Ranch open
space areas, trails and parks, 200
sq. ft. minimum per dwelling unit
allowed, if approved by Planning
Director through minor
modification.
7 6.05.010 Minimum Lot Size Flag Lots In certain circumstances, based on
natural or existing man‐made
limitations, lot frontage may be
reduced to 15' minimum ROW
frontage per residence (25' if only
one residence) with a limit of 5
lots per access point, if approved
by Planning Director and Fire Chief
through minor modification.
Chapter 12: Pedestrian and Vehicle Circulation
# Section Chapter Title Existing Regulation Wolf Ranch Regulation
8 12.03.020 ‐ B7 Permitted cul‐de‐
sacs
Minimum radius of 50' paved for
single family. No more than 200
projected daily trips allowed for
any cul‐de‐sac longer than 200 feet.
In certain circumstances, based on
natural or existing man‐made
limitations, up to 250 projected
daily trips allowed for any cul‐de‐
sac longer than 200 feet, if
approved by Planning Director
through minor modification.
9 12.02.010 Pedestrian and
Bicycle Mobility
5' Sidewalks required on both sides
of all streets with ROW width equal
or greater than 50ft
In certain circumstances,
sidewalks are not required along
single loaded streets where trail
system, detention facility or other
planned improvements are
proposed or where an
environmental feature or extreme
topography exists. Approved
through minor modification by
Planning Director.
Page 2 of 3
City of Georgetown, Texas
SUBJECT:
Public Hearing and Possible Action on a Comprehensive Plan Amendment, amending the Future
Land Use Plan from Regional Commercial, Specialty Mixed-Use and Mixed-Use Neighborhood
Center to Moderate-Density Residential for 864 acres in the Perry, Thompson, Donagan, Pulsifer
and Stubblefield Surveys, to be known as Wolf Ranch Hillwood, located at West University
Avenue and Wolf Ranch Parkway. CPA-2014-001 (Jordan Maddox)
ITEM SUMMARY:
The proposed Wolf Ranch development by Hillwood Communities is a large, master-planned
community covering 755 acres that is requiring a myriad of City approvals to allow the project to
proceed. One of those approvals necessary to achieve future approvals for the development is a
comprehensive plan amendment (CPA) adjusting the future land use plan. This change is
necessitated by Hillwood's plan to develop most of the 755 acres with single-family residential
development, which is less commercial and less dense than the projected land uses contained in
the City's adopted Future Land Use Plan for this area. 110 acres included in the proposed
companion development agreement are being set aside for commercial and mixed-use
development to support the residential amendment. City staff has agreed to recommend the land
use change based on the inclusion of the 110 acres into the development agreement. Approval of
the development agreement also under consideration is predicated on adoption of this
comprehensive plan amendment to the land use plan. Staff recommends approval of the
amendment.
Recommended Motion
Recommend to the City Council approval of the Comprehensive Plan Amendment for the Wolf
Ranch project by Hillwood.
FINANCIAL IMPACT:
None. The applicant has paid the required fees
SUBMITTED BY:
ATTACHMENTS:
Description Type
CPA Staff Report Backup Material
Existing Future Land Use Map Backup Material
Existing Surrounding Zoning Backup Material
Location MAp Backup Material
Proposed Land Use Change Backup Material
Wolf Ranch Concept Plan Backup Material
Georgetown Planning Department Staff Report
Wolf Ranch Hillwood Comprehensive Plan Amendment Page 1 of 5
Report Date: June 10, 2014
File No: CPA-2014-001
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Item Details
Project Name: Wolf Ranch (Hillwood)
Location: SH 29 West near Wolf Ranch Parkway
Total Acreage: 864 acres
Legal Description: 864 acres in the Perry, Thompson, Donagan, Pulsifer and Stubblefield
Surveys.
Applicant: Hillwood Enterprises, L.P.
Property Owner: Iva Wolf McLachlan, Wolf Legacy L.P.
Contact: Brian Carlock, Hillwood
Existing Use: Limited residential uses, mostly agricultural/vacant use
Zoning: NA – outside of city limits
Future Land Use: Low Density Residential, Mixed-Use Neighborhood Center, Regional
Commercial, Moderate Density Residential, Specialty Mixed-Use
Growth Tier: Tier 2
Overview of Applicant’s Request
The proposed Wolf Ranch development by Hillwood is a large, master-planned residential
community covering 755 acres that is requiring a myriad of City approvals to allow the
project to proceed. One of those approvals necessary to achieve future approvals for the
development is a comprehensive plan amendment adjusting the future land use plan. This
change is necessitated by Hillwood’s plan to develop most of the 755 acres with single-
family residential development, which is less commercial and less dense than the Future
Land Use Plan had projected for this area. 110 acres including in the proposed companion
development agreement are being set for commercial and mixed-use development to
support the residential amendment. Approval of the development agreement also under
consideration is predicated on adoption of this land use amendment.
Site Information
Location:
Along West University Avenue (SH 29) near the intersections of Wolf Ranch Parkway and
DB Wood, extending from the Middle Gabriel to the South San Gabriel Rivers.
Planning Department Staff Report
Wolf Ranch Hillwood Comprehensive Plan Amendment Page 2 of 5
Surrounding Properties:
The surrounding properties include a wide variety of uses, most of which are in the ETJ.
Note: The usual staff report table is not practical due to the sprawling geographical
configuration of the land.
Nearby subdivisions include the low-density Oak Crest Ranchettes to the north of the
Middle Gabriel property, Wood Ranch along DB Wood, and Legend Oaks near the Wolf
Ranch Parkway extension. Other adjacent tracts include the Wolf Ranch Town Center,
First Baptist Church, and the Church of Christ on West University.
2030 Plan Analysis
The City’s 2030 Comprehensive Plan was adopted in 2008 with an eye toward the future
and the continued growth trajectory of our community. Much emphasis in the future land
planning efforts was placed on increasing density, mixed-use development, transportation
corridors, and the need for employment centers within the community. The 2030 Plan
targeted several areas of town that were planned for future urban development (including
the Mixed Use Center along both sides of Wolf Ranch Parkway north of University, the
Williams Drive Gateway and the Transit Oriented Development on the southeast side).
This plan was adopted in conjunction with - and as a leading effort for - the development
of the utility master plans, transportation plans, parks and trails master plans, and certain
CIP programming. It is also a primary factor in zoning decisions, population forecasting,
facility planning, and other City and County decisions. The Plan is general in nature and
based on concepts rather than parcel-specificity. Within each category depicted on the
land use map there is a wealth of planning data that is crucial to the City’s efforts to
meeting the long-range vision.
The Wolf Ranch property is presently classified as Low and Moderate Density Residential,
Mixed-Use Neighborhood Center, Regional Commercial and Specialty Mixed-Use. The
proposed land plan differs with the Future Land Use Plan and is, therefore, being
considered for amendment by separate application. The concept plan for the property
(Exhibit D) contemplates much more detached residential development than anticipated in
the 2030 Plan. The applicant has stated that there is no present market for non-residential
uses to the extent that the 2030 Plan contemplates and, therefore, wishes to pursue a
residential development for the majority of the land.
The proposed Wolf Ranch development, as anticipated in a proposed agreement, meets
the City’s goal of high-quality residential growth that contributes to the community in a
multitude of ways. Indeed, much of the property is appropriate for residential due to
Planning Department Staff Report
Wolf Ranch Hillwood Comprehensive Plan Amendment Page 3 of 5
terrain, trees, rural natures, and view opportunities. A large portion of the subject
property is situated in and along corridors that the City is counting on to spur long-term
growth. I-35, SH 29 (University), Wolf Ranch Parkway, and the Southwest Bypass have
been forecasted to move future citizens around the region, but also provide access to land
planned for higher density residential and mixed-use, regional retail opportunities, and
employment centers in the long-term. Several of the City’s highest-density land use
categories were strategically placed in around the Wolf property in anticipation of the
future of Georgetown. Additional commercial “nodes” were anticipated at University and
the Southwest Bypass, and along the Wolf Ranch Parkway extension south of University.
Included in the land plan and text of the document is property not being purchased by the
developer (retained by the owner) but included within this agreement in order to lend
support for the land use plan amendment. This 110-acre tract is called the “Wolf Lakes
Tract” that is memorialized in this document as future development of a high-intensity
commercial and mixed-use nature. As part of the companion development agreement to
this item, City staff, the owner and the developer have intentionally set aside the Wolf
Lakes Tract for commercial and mixed-use in order to agree to the change of the property
to residential for the balance.
The proposed change is summarized below:
Hillwood 755 acres
Adding 254 acres of single-family residential
Adding 20 acres of high-density residential
Subtracting 121 acres of regional commercial retail (net loss of 46 acres due to commercial node
shift)
Subtracting of 151 acres of high density mixed-use/commercial
Wolf Lakes 162 acres
Adding 46 acres of high density mixed use/commercial
Subtracting 46 acres of regional commercial retail
City-wide Impact
Regional Commercial: Subtract 123 acres
Mixed-Use/Commercial: Subtract 155 acres
Low and Moderate Density Residential: Add 269 acres
High Density Residential: Add 20 acres
Planning Department Staff Report
Wolf Ranch Hillwood Comprehensive Plan Amendment Page 4 of 5
Utilities
Water and wastewater will be provided by Georgetown for the future development and
the proposed land use is significantly less capacity and less intense that the City’s utility
master plans anticipated. Electric will be served partly by Georgetown and partly by
Pedernales.
HILLWOOD 755-acre ONLY
Land Use Acres % of total Acres % of total
∆ in acres
from
previous
Agricultural/Rural Residential - 25.75% 25.75% -
Low Density Residential 296 22.98% 9 22.60% (287)
Moderate Density Residential 127 14.41% 668 15.02% 541
High Density Residential - 0.48% 20 0.50% 20
Community Commercial 1.37% 1.37% -
Regional Commercial 150 1.98% 28 1.87% (121)
Mixed Use Community 5.59% 5.59% -
Mixed Use Neighborhood Center 69 1.16% 15 1.09% (54)
Specialty Area Mixed Use 98 1.14% 0 1.08% (97)
Employment Center 4.29% 4.29% -
Institutional 1 1.78% - 1.78% (1)
Parks, Recreation, Open Space 24 14.54% 24 14.54% (0)
Mining 4.51% 4.51% -
Total 765 765
Source: Future Land Use Plan GIS
Before After Hillwood CPA
Land Use Acres % of total Acres % of total
Δ in acres
from
previous
Agricultural/Rural Residential 29,688 25.75% 29,688 25.75% -
Low Density Residential 26,493 22.98% 26,063 22.60% (431)
Moderate Density Residential 16,618 14.41% 17,318 15.02% 700
High Density Residential 552 0.48% 572 0.50% 20
Community Commercial 1,583 1.37% 1,583 1.37% -
Regional Commercial 2,281 1.98% 2,158 1.87% (123)
Mixed Use Community 6,448 5.59% 6,448 5.59% -
Mixed Use Neighborhood Center 1,341 1.16% 1,260 1.09% (81)
Specialty Area Mixed Use 1,319 1.14% 1,245 1.08% (74)
Employment Center 4,945 4.29% 4,945 4.29% -
Institutional 2,057 1.78% 2,056 1.78% (1.33)
Parks, Recreation, Open Space 16,768 14.54% 16,768 14.54% -
Mining 5,203 4.51% 5,203 4.51% -
Total 115,297 115,307 (10)
Source: Future Land Use Plan GIS
CITY-WIDE FUTURE LAND USE PLAN
Before After Hillwood CPA
Planning Department Staff Report
Wolf Ranch Hillwood Comprehensive Plan Amendment Page 5 of 5
Transportation
The project is served by several major roadways, included Highway 29 (University
Avenue), Wolf Ranch Parkway, the future Southwest Bypass and a series of planned
residential collectors. A Traffic Impact Analysis (TIA) is required for the entirety of the
project at submittal of the first phase of development. Due to these planned roadways,
commercial development and mixed-use development were planned as compatible uses.
Single-family residential, being the primary use on the Wolf Ranch land use plan, is less
dense than anticipated in the 2030 Plan and may lead to some friction in the future
between the residential character of the development and the high-intensity roadways that
will traverse the property.
Future Application(s)
Annexation and zoning are anticipated to be completed in the fall. The zoning document
would be consistent with the Future Land Use Plan as amended.
Staff Recommendation
Staff recommends approval of the comprehensive plan amendment.
Inter Departmental, Governmental and Agency Comments
None
Public Comments
A total of 44 notices were sent out to property owners within 200 feet of the proposed
project. Public notice was posted in the Sun newspaper on March 16, 2014 and then again
March 26, 2014 after the item was delayed.. Staff sent out new public notice to 86 property
owners on May 28, 2014, when the Wolf Lakes tract was added.
Staff has received one comment letter as of the writing of this report, opposed to the multi-
family development.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – Aerial Map (2012)
Exhibit D (of agreement) Concept Plan
Proposed Future Land Use Plan Amendment
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LegendSiteParcelsCity LimitsGeorgetown ETJ
Future Land Use / Overall Transportation Plan
Exhibit #2CPA-2014-001
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Employment Center
HIgh Density Residential
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Mixed Use Community
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Proposed Change