HomeMy WebLinkAboutAgenda_P&Z_04.16.2019Notice of Meeting for the
P lanning and Zoning Commission
of the City of Georgetown
April 16, 2019 at 6:00 P M
at Council and Courts B ldg, 510 W 9th Street, Georgetown, T X 78626
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A - At the time of posting, no pers ons had s igned up to address the Board
Consent Agenda
T he S tatutory C ons ent Agenda includes non-c ontroversial and routine items that may be ac ted upon with one
s ingle vote. An item may be pulled from the C ons ent Agenda in order that it be disc ussed and acted upon
individually as part of the R egular Agenda.
B T he cons ideration and possible action of the of the minutes from the April 2, 2019 P lanning and Zoning
meeting- S tephanie Mc Nic kle
C C ons ideration and possible action on a reques t for a P reliminary F inal P lat C ombo, c onsisting of
approximately 2.499 ac res in the Lewis P. Dyc hes S urvey, Abstract No. 171, generally located at 100
Buoy Drive, to be known as the C & K Walker S ubdivision (2019-1-P F P ). C helsea Irby, S enior P lanner
L egislativ e Regular Agenda
D P ublic Hearing and possible action on a reques t for a F inal P lat for 42.143 acres cons is ting of a R eplat of
Lot 1, Bloc k A, Wolf C rossing S ubdivis ion, and a s ubdivis ion plat of a 6.078-ac re tract in the C lement
S tubblefield S urvey, Abstract No. 558, generally located at 910 and 930 Wes t Univers ity Avenue, known
as Wolf C ros s ing (2019-6-F P ). C helsea Irby, S enior P lanner
E P ublic Hearing and possible action on a reques t to rezone approximately 308.58 ac res out of the William
R oberts League, Abs trac t No. 524, and the Jos eph F is h S urvey, Abstract No. 232,generally loc ated along
Page 1 of 150
S hell R oad, north of inters ection of Bellaire Drive and extending east and wes t of S hell R oad to the
terminus of the c ity limits , from the Agric ulture (AG ) and P lanned Unit Development (P UD) zoning
districts to the P lanned Unit Development (P UD) zoning district to be known as the S hell R oad P lanned
Unit Development (P UD-2018-002). S ofia Nels on, C NU-A, P lanning Director
F P ublic Hearing and possible action on a reques t for a C omprehens ive P lan Amendment to c hange the
F uture Land Use des ignation from Low Density R es idential to Moderate Density R es idential on an
approximately 112.85-acre trac t in the William Addison S urvey, Abs trac t No. 21, generally located at 4301
S outhwestern Blvd, to be known as P atterson R anch (2019-2-C PA). C helsea Irby, S enior P lanner
G P ublic Hearing and possible action on a reques t for a C omprehens ive P lan Amendment to c hange the
F uture Land Use des ignation from Low Density R es idential to Moderate Density R es idential on an
approximately 100.39-ac re tract in the Isaac Donagan survey, Abs trac t No. 178, generally loc ated at 4901
Wes t S tate Highway 29, to be known as C ole Es tates (2019-3-C PA). Mic hael P atroski, P lanner.
H P ublic Hearing and possible action on propos ed amendments to C hapter 6, R esidential Development
S tandards, C hapter 8, Tree P res ervation, Lands caping and F enc ing, and C hapter 13, Infrastruc ture and
P ublic Improvements , of the Unified Development C ode relative to the parkland dedication requirements
(Amendment No. 3). S ofia Nelson, C NU-A, P lanning Direc tor, and Kimberly G arrett, P arks and
R ec reation Direc tor.
I P ublic Hearing and possible action on propos ed amendments to C hapter 6, R esidential Development
S tandards, of the Unified Development C ode relative to building standards in the multi-family residential
zoning districts (Amendment No. 14). S ofia Nels on, C NU-A, P lanning Director
J P ublic Hearing and possible action on propos ed amendments to C hapter 3, Applications and P ermits, of
the Unified Development C ode relative to public notific ation requirements for land use changes
(Amendment No. 17). S ofia Nels on, C NU-A, P lanning Director
K P ublic Hearing and possible action on propos ed amendments to C hapter 5, Zoning Use R egulations , of
the Unified Development C ode relative to multi-family, food and beverage, and auto-related us es
(Amendment No. 11). S ofia Nelson, C NU-A, P lanning Direc tor
L Discussion Items:
Updates and Annouc ements (S ofia Nels on)
Update from other B oard and Commission meetings.
Q uestions or c omments from Alternate Members about the ac tions and matters cons idered on this
agenda.
R eminder of the May 7, 2019, P lanning and Zoning C ommis s ion meeting in the C ounc il C hambers
loc ated at 510 W 9th S t, s tarting at 6:00pm.
Adjournment
C E RT IF IC AT E O F P O S T IN G
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was pos ted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a place readily
ac cessible to the general public at all times, on the ______ day of __________________, 2019, at
__________, and remained so pos ted for at least 72 continuous hours preceding the sc heduled time of s aid
meeting.
____________________________________
R obyn Densmore, C ity S ecretary
Page 2 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
T he c onsideration and pos s ible ac tion of the of the minutes from the April 2, 2019 P lanning and Zoning
meeting- S tephanie Mc Nickle
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
na
S UB MIT T E D B Y:
AT TAC H ME N T S:
Description Type
Minutes Cover Memo
Page 3 of 150
Page 1 of
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, April 2, 2019 at 6:00 p.m.
Courts and Council Building, located at 510 W. 9th Street, Georgetown, TX 78626
Commissioners present: Ercel Brashear, Chair; Tim Bargainer, Vice-Chair; Ben Stewart, Secretary;
Travis Perthuis, Marlene McMichael, Gary Newman
Commissioners-in-Training: Glenn Patterson
Absent: Kaylah McCord, Aaron Albright
Staff Present: Chelsea Irby, Senior Planner; Andreina Davila-Quintero, Current Planning Manager;
Sofia Nelson, Planning Director; Michael Patroski, Planner; Ethan Harwell, Planner and Stephanie
McNickle Recording Secretary.
Chair Brashear asked Commissioner-in-Training Patterson to join the commissioners to the dais as a voting member in place
of Commissioner McCord who is absent.
Chair Brashear called the meeting to order at 6:01 p.m. and Commissioner Patterson led the pledge of
allegiance.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted upon
with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and
acted upon individually as part of the Regular Agenda.
A The consideration and possible action of the of the minutes from the March 5, 2019
Planning and Zoning meeting- Stephanie McNickle
B The consideration and possible action of the of the minutes from the March 19, 2019
Planning and Zoning meeting- Stephanie McNickle
C Consideration and possible action on a request for a Preliminary Final Plat Combo,
consisting of approximately 17.669 acres in the Joseph Thompson Survey, Abstract No. 608,
Williamson County, Texas, generally located southwest of the intersection of D.B. Wood
Road and Wolf Ranch Parkway to be known as Wolf Ranch Elementary Subdivision (PFP-
2018-006). Ethan Harwell, Planner
D Consideration and possible action on a request for a Preliminary Final Plat Combo,
consisting of approximately 21.73 acres in the William Addison League Abstract No. 21,
Williamson County, Texas, generally located east of the intersection of Rockride Lane and
Fairhaven Gateway to be known as South Rockride Subdivision (PFP-2018-008)-- Michael
Patroski, Planner
Motion by Commissioner Bargainer to approved the Consent Agenda as presented.
Second by Commissioner Newman. Approved. (7-0)
Page 4 of 150
Planning & Zoning Commission Minutes Page 2 of 6
April 2, 2019
Legislative Regular Agenda
• Item O was moved to be presented at this time.
• Commissioner Newman left the dais at 6:06 p.m. due to a conflict of interest.
Public Hearing and discussion on a request to rezone approximately 359.4 acres out of the
William Roberts League, Abstract No. 524, and the Joseph Fish Survey, Abstract No. 232,
from the Agriculture (AG) and Planned Unit Development (PUD) zoning districts to the
Planned Unit Development (PUD) zoning district to be known as the Shell Road Planned
Unit Development (PUD-2018-002). Sofia Nelson, CNU-A, Planning Director
Staff presentation was given by Sofia Nelson. Ms. Nelson reviewed over the applicant’s
request, the location of the property, and zoning portion of the property.
Chair Brashear invited the applicant to address the Commission.
Mr. Mark Baker gave a brief history of the subdivision and request of the Planned Unit
Development application.
Ms. Nelson stated this is a Public Hearing and the Commission will not be taking action at
this time.
Chair Brashear opened the Public Hearing.
Brian Ortega stated the new subdivision needs clarification on the difference between the
new sub-division and the one built 20 years ago. There will be more confusion if they have
the same name. Needing to create some cohesion and clarity.
Chair Brashear closed the Public Hearing.
Discussion among Commissioners regarding the difference of the subdivisions.
Commissioner Newman returned to the dais at 6:42 p.m.
F. Public Hearing and possible action on a proposed amendment to the 2030 Comprehensive
Plan to adopt the Solid Waste Master Plan (2019-1-CPA). Octavio Garza, PE, CPM, Public
Works Director and Teresa Chapman, Environmental Services Coordinator
Octavio Garza, Public Works Director gave his staff presentation. Mr. Garza stated Ms.
Chapman, Solid Waste Coordinator previously presented to the P&Z Commission the
master plan and the context of the content master plan. Mr. Garza stated his role is to
provide a high level summary of the master plan and how it aligns with the City of
Georgetown’s 2030 Comprehensive Plans. Mr. Garza reviewed the 4 primary goals of the
2030 Comprehensive Plans and how solid waste master plan supports those goals.
Discussion between Mr. Garza and the Commissioners regarding composting and
education of recycling. Discussion also in regards to the cost of recycling. Mr. Garza stated
the city currently has a 5 year contract with the recycling company and other means as
stated in the master plans such as mitigation and there is a lot of power in purchasing.
Chair Brashear opened the Public Hearing. No one came forward to speak. The Public
Hearing was closed.
Motion by Commissioner Stewart to recommend to City Council to approve the proposed
amendment to the 2030 Comprehensive Plan to adopt the Solid Waste Master Plan.
Second by Commissioner Bargainer. Approved. (7-0)
Page 5 of 150
Planning & Zoning Commission Minutes Page 3 of 6
April 2, 2019
G. Public Hearing and possible action on a request to rezone an approximately 1.9-acre tract
of land being a portion of Lots 16-17, Block 1, San Gabriel Estates subdivision, generally
located at 930 Booty's Crossing Rd, from the Agriculture (AG) to Residential Single-
Family (RS) zoning district (2019-1-REZ). Chelsea Irby, Senior Planner
Staff presentation by Chelsea Irby. Ms. Irby reviewed over the applicant’s rezone request,
location of the project and stated there is a variety of zoning around the property. Staff
stated the application complies with all 5 of the criteria of the UDC requirements.
Chair Brashear invited the applicant to speak. Matt Synatschk stated he will be glad to
answer questions.
Chair Brashear opened the Public Hearing.
Citizens who addressed the Planning and Zoning Commission.
Nelle Bilberry, 109 Oak Ridge Cir.
Tom Letizia, 111 Oak Ridge Cir
Doug Lebertman, 3010 Hawthorne Cv.
Lisa King, 3010 Hawthorne Cv.
Barbara Anthony, 2714 Springwood Lane
Summary of comments and concerns stated by the public included:
No way out if there is an emergency.
Need to get a traffic study on Booty’s Rd.
Booty’s Rd. is currently dangerous.
Traffic backs up.
Concerned with more traffic on Booty’s
What is the City’s plans for Booty’s Rd?
Traffic needs to be addressed, before anymore development is approved.
Booty’s Rd. is only 23 feet across and all collectors are 45 feet.
Chair Brashear invited the applicant to speak. Matt Synatschk stated there would only be
nine homes built in this development which is not much more traffic. A drainage pond
will be built to help with water drainage.
Discussion between commissioners and staff. Staff stated conditions cannot be placed on a
zoning application. The Commission discussed traffic concerns on Booty’s and asked if
there are roadway impact fees that can be directed to Booty’s Rd. Staff stated currently the
city does not have one in place, but are working on setting up a fund for an impact fee
toward transportation.
Motion by Commissioner Stewart to recommend to City Council Approval on a request
to rezone an approximately 1.9-acre tract of land being a portion of Lots 16-17, Block 1,
San Gabriel Estates subdivision, generally located at 930 Booty's Crossing Rd, from the
Page 6 of 150
Planning & Zoning Commission Minutes Page 4 of 6
April 2, 2019
Agriculture (AG) to Residential Single-Family (RS) zoning district. Second by
Commissioner Newman.
Discussion among Commissioners.
Motion failed (3-4) Newman, Perthuis and Stewart approved. Patterson, McMichael,
Brashear and Bargainer against.
Motion by Chair Brashear to recommend to City Council Denial on a request to rezone an
approximately 1.9-acre tract of land being a portion of Lots 16-17, Block 1, San Gabriel
Estates subdivision, generally located at 930 Booty's Crossing Rd, from the Agriculture
(AG) to Residential Single-Family (RS) zoning district and for City Council to examine
road improvement to Booty’s Rd. Second by Commissioner Patterson. Motion passed. (4-
3) Patterson, McMichael, Brashear and Bargainer. Newman, Perthuis and Stewart Against.
H. Public Hearing and possible action on a request to rezone an approximately 0.93-acre tract
of land out of the Antonio Flores Survey, Abstract No. 235, generally located at 1535 FM
971, from the Agriculture (AG) to Local Commercial (C-1) zoning district (2019-2-REZ).
Ethan Harwell, Planner
Ethan Harwell presented his staff report and reviewed over the location of the property
and the applicant’s request. Staff stated the application complies with all five criteria’s of
the UDC.
Chair Brashear invited the applicant. Applicant stated he will be glad to answer questions.
Chair Brashear opened the Public Hearing. No one came forward. The Public Hearing was
closed.
Motion by Commissioner Bargainer to recommend to City Council approval for a request
to rezone an approximately 0.93-acre tract of land out of the Antonio Flores Survey,
Abstract No. 235, generally located at 1535 FM 971, from the Agriculture (AG) to Local
Commercial (C-1) zoning district. Second by Commissioner Stewart. Approved. (7-0)
I. Public Hearing and possible action on a request to rezone an approximately 12.0849-acre
tract of land consisting of Lot 2, Dream Acres subdivision, generally located at 661 FM
971, from the Agriculture (AG) to Low Density Multi-Family (MF-1) zoning district (2019-
3-REZ). Chelsea Irby, Senior Planner
Chelsea Irby presented her staff report and reviewed over the location of the property and
the applicant’s request. Staff stated the application complies with four and partially one of
five criteria’s of the UDC.
Chair Brashear invited the applicant.
Applicant, Tim Hainey reviewed his applicant’s request.
Chair Brashear opened the Public Hearing.
Barbara Larrabell, 107 Pecan Vista Cove stated the traffic in the area will greatly increase
with the proposed development and recommends denial.
Michael Swearingen, 77 Freddie Drive requested a connection be made between this
project and Freddie Drive. He is concerned about focusing all the traffic onto FM 971
Page 7 of 150
Planning & Zoning Commission Minutes Page 5 of 6
April 2, 2019
Chair Brashear closed the Public Hearing.
Motion by Commissioner Stewart to recommend to City Council approval of a request to
rezone an approximately 12.0849-acre tract of land consisting of Lot 2, Dream Acres
subdivision, generally located at 661 FM 971, from the Agriculture (AG) to Low Density
Multi-Family (MF-1) zoning district. Second by Commissioner Patterson. Approved. (7-0)
J. Update and discussion regarding proposed changes to Section 6.06, Common Amenity
Area, Section 8.02, Tree Preservation and Protection, and Section 13.08, Parkland, of the
Unified Development Code (UDC) regarding Parkland Dedication requirements
(Amendment No. 3). Andreina Dávila-Quintero, AICP, Current Planning Manager.
K. Update and discussion on proposed amendments to the Unified Development Code
regarding the building standards of the multi-family residential zoning districts
(Amendment No. 14). Andreina Dávila- Quintero, AICP, Current Planning Manager
L. Update and discussion on proposed amendments to the Unified Development Code
regarding additional notification requirements for land use applications (Amendment No.
17). Andreina Dávila-Quintero, AICP, Current Planning Manager
Andreina Dávila-Quintero gave an update on the proposed changes and amendments to
the Unified Development Code.
The P&Z Commissioners commended Andreina on her hard work and thanked her for her
presentation
M. Presentation and discussion of the findings of the technical studies of the 2030 Housing
Element. Sofia Nelson, CNU-A, Planning Director, and Susan Watkins, AICP, Housing
Coordinator
Susan Watkins gave a presentation on the findings of the technical studies of the 2030
Housing Element.
The P&Z Commissioners commended Susan on her hard work and thanked her for her
presentation.
N Presentation and general discussion on the Planning Department's End of Year Report for
2018. Nat Waggoner, AICP, PMP, Long Range Planning Manager
Sofia informed the Commissioners, the Year End Report for the Planning Department can
be found on the City website. Ms. Nelson stated planning staff has worked really hard on
this report and hoped the Commissioners will review the report.
P.
Updates and Announcements (Sofia Nelson) NA
Update from other Board and Commission meetings. NA
Questions or comments from Alternate Members about the actions and matters
considered on this agenda. NA
Reminder of the April 16, 2019, Planning and Zoning Commission meeting in the
Council Chambers located at 510 W 9th St, starting at 6:00pm.
Page 8 of 150
Planning & Zoning Commission Minutes Page 6 of 6
April 2, 2019
Adjournment
Motion to adjourn at 9:12 p. m.
____________________________________ ____________________________________
Ercel Brashear, Chair Attest, P&Z Ben Stewart, Secretary
Page 9 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
C onsideration and pos s ible ac tion on a request for a P reliminary F inal P lat C ombo, cons is ting of
approximately 2.499 acres in the Lewis P. Dyches S urvey, Abs trac t No. 171, generally loc ated at 100 Buoy
Drive, to be known as the C & K Walker S ubdivis ion (2019-1-P F P ). C hels ea Irby, S enior P lanner
IT E M S UMMARY:
Overview of the Applicant's Request:
T his c ombined preliminary and final plat is for a two lot, 2.499 -acre s ubdivis ion located at 100 Buoy
R oad, at the intersec tion with North Lake R oad and Buoy Drive (F M 3405).
S taff Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request c omplies with the criteria establis hed in
UDC C hapter 3.08.080 for a P reliminary F inal P lat, as outlined in the attac hed S taff R eport.
F IN AN C IAL IMPAC T:
None. T he applicant has paid all required fees .
S UB MIT T E D B Y:
C helsea Irby, S enior P lanner
AT TAC H ME N T S:
Description Type
2019-1-PFP - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Preliminary Final Plat Exhibit
Page 10 of 150
Planning and Zoning Commission
Planning Department Staff Report
2019-1-PFP
C&K Walker Subdivision Page 1 of 4
Report Date: April 12, 2019
Case No: 2019-1-PFP
Project Planner: Chelsea Irby, Senior Planner
Item Details
Project Name: C&K Walker Subdivision
Project Location: 100 Buoy Drive, within the extraterritorial jurisdiction (ETJ).
Total Acreage: 2.499
Legal Description: 2.499 acres of the Lewis P. Dyches Survey, Abstract No. 171, being a portion
of Lot 3, North Lake Section D, an unrecorded subdivision in Williamson
County, Texas
Applicant: Noble Surveying & Engineering Works, LLC c/o Gabe Morales
Property Owner: Chet & Kristi Walker
Request: Approval of a Preliminary Final Plat for the C&K Walker Subdivision
Location Map
Page 11 of 150
Planning Department Staff Report
2019-1-PFP
C&K Walker Subdivision Page 2 of 4
Plat Summary
Number of Phases: 1
Residential Lots: 2
Non-residential Lots: 0
Open Space Lots: 0
Total Lots: 2
Linear Feet of Street: 0
Site Information
The property is located in the City’s ETJ at the corner of North Lake Road (FM 3405) and Buoy Drive.
It is approximately 2,000’ west of the intersection of North Lake Road (FM 3405) and Williams Drive.
The surrounding properties are large lot, single-family residential.
Physical and Natural Features:
The site is generally flat. There is sparse tree cover of the back portion of the property. There is one
single-family home and an accessory structure on currently on the property.
Utilities
The subject property is located within the City’s service area for water. Additionally, it is located within
the Pedernales Electric Cooperative (PEC) service area for electric and will utilize an On-Site Sewage
Facility (OSSF) for wastewater. It is anticipated that there is adequate water capacity to serve the subject
property at this time.
Transportation
The subject property is at the corner of North Lake Road (FM 3405), a Minor Arterial, and Buoy Drive,
a local street. Right-of-way (ROW) dedication is required along both roadways. In total, approximately
0.061 acres will be dedicated with the recordation of the plat – 5’ on North Lake Road (FM 3405) and
2.5’ on Buoy Drive.
Parkland Dedication
Parkland dedication is not applicable to this subdivision as it is a subdivision consisting of less than
five (5) lots.
Intergovernmental and Interdepartmental Review
The proposed Preliminary-Final Plat combo was reviewed by the applicable City departments and
Williamson County. Subdivision Plats are reviewed to ensure consistency with minimum lot size,
impervious cover, streets and connectivity, and utility improvement requirements, among other. All
technical review comments have been addressed by the Applicant.
Page 12 of 150
Planning Department Staff Report
2019-1-PFP
C&K Walker Subdivision Page 3 of 4
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Chapter 3.08.080 for a Preliminary Final Plat, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The Final Plat is acceptable for
consideration, meaning the
application is complete and the
information contained within the
application is correct and sufficient
to allow adequate consideration and
final action.
Complies
The Plat has been deemed acceptable and
complete for consideration.
2. The Final Plat is consistent with an
approved Preliminary Plat, except
as provided for in Subsection
3.08.080.B.1.
Complies
The proposed Plat is a Preliminary Final
Plat combo, and all required utility and
land dedication is incorporated into this
Plat.
3. The Final Plat is consistent with any
City-approved Construction Plans
for any required or agreed
improvements.
Complies
Constructions Plans are not needed for
this subdivision. Approximately 0.061
acres of ROW will be dedicated with the
recordation of the plat – 5’ on North Lake
Road (FM 3405) and 2.5’ on Buoy Drive.
4. The Final Plat meets any
subdivision design and
improvement standards adopted by
the City pursuant to Texas Local
Government Code § 212.002 or §
212.044, governing plats and
subdivision of land within the City's
jurisdiction to promote the health,
safety, morals, or general welfare of
the City and the safe, orderly, and
healthful development of the City.
Complies
The proposed Plat meets all applicable
technical requirements of the UDC
adopted pursuant to Sections 212.002
and 212.044 of the Texas Local
Government Code to ensure the safe
orderly, and healthful development of
the City, including but not limited to
Chapter 6, Residential Development
Standards, Chapter 7, Non-Residential
Development Standards, Chapter 12,
Pedestrian and Vehicle Circulation, and
Chapter 13, Infrastructure and Public
Improvements of the UDC.
5. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure, including water and
wastewater, or will be adequately
served upon completion by the
applicant of required
improvements.
Complies
The subject property will be adequately
served by public improvements and
infrastructure.
Page 13 of 150
Planning Department Staff Report
2019-1-PFP
C&K Walker Subdivision Page 4 of 4
Attachments
Exhibit 1 – Location Map
Exhibit 2 – C&K Walker Subdivision Preliminary Final Plat
Page 14 of 150
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Page 15 of 150
Page 16 of 150
Page 17 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request for a F inal P lat for 42.143 ac res c onsisting of a R eplat of
Lot 1, Block A, Wolf C ros s ing S ubdivision, and a subdivision plat of a 6.078-acre trac t in the C lement
S tubblefield S urvey, Abs trac t No. 558, generally loc ated at 910 and 930 West University Avenue, known as
Wolf C ros s ing (2019-6-F P ). C helsea Irby, S enior P lanner
IT E M S UMMARY:
Overview of the Applicant's Request:
T his is a R eplat and S ubdivision P lat of approximately 42.143 ac res to establis h a 17-lot non-residential
s ubdivis ion, loc ated at the southeas t corner of I H-35 and Univers ity Avenue, for the development known
as Wolf C rossing.
S taff Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request c omplies with the criteria establis hed in
UDC C hapter 3.08.080 for a F inal P lat, as outlined in the attached S taff R eport.
F IN AN C IAL IMPAC T:
None. T he applicant has paid all required fees .
S UB MIT T E D B Y:
C helsea Irby, S enior P lanner
AT TAC H ME N T S:
Description Type
2019-6-FP - P&Z Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Final Plat Wolf Crossing, Lot 1A 12.17, Block A - 2019-6-FP Cover Memo
Page 18 of 150
Planning and Zoning Commission
Planning Department Staff Report
2019-6-FP
Wolf Crossing Replat Page 1 of 4
Report Date: Friday, April 12, 2019
Case No: 2019-6-FP
Project Planner: Chelsea Irby, Senior Planner
Item Details
Project Name: Wolf Crossing Replat
Project Location: 910 and 930 W. University Avenue, at the southeast corner of IH-35 and W.
University Avenue, within City Council district No. 1
Total Acreage: 42.143
Legal Description: Replat of Lot 1, Block A of the Wolf Crossing Subdivision and 6.078 acres out
of the Clement Stubblefield Survey, Abstract No. 558
Applicant: Waeltz & Prete, Inc. c/o Tony Prete
Property Owner: CSW Wolf, LP c/o Kevin Hunter
Request: Approval of a Replat and Subdivision Plat for the Wolf Crossing Subdivision
Case History: This is the first public hearing of this request.
Location Map
Page 19 of 150
Planning Department Staff Report
2019-6-FP
Wolf Crossing Replat Page 2 of 4
Plat Summary
Number of Phases: 1
Residential Lots: 0
Non-residential Lots: 14
Open Space Lots: 3
Total Lots: 17
Linear Feet of Street: 0
Site Information
The subject property is located in the City limits and has a Future Land Use designation of Regional
Commercial and a General Commercial (C-3) and Local Commercial (C-1) zoning designations. It is
located at the southeast corner of IH-35 and W. University Avenue.
Physical and Natural Features:
The subject property slopes east (approximately 147’) toward the South Fork of the San Gabriel River.
The River runs along the east and south boundary of the property. Prior to development, the property
was undeveloped with a single-family house and barn. This property currently has an approved Site
Development Plan (SDP) and is being graded in accordance with the SDP.
Utilities
The subject property is located within the City’s service area for water and wastewater. Additionally,
it is located within a dual service zone for electric (City of Georgetown and Oncor). It is anticipated that
there is adequate capacity to serve the subject property at this time.
Transportation
The subject property is at the southeast corner of W. University Avenue (a Major Arterial) and the IH-
35 Northbound Frontage Road (a Major Arterial). Right-of-way dedication was satisfied through the
original Wolf Crossing Plat (recorded on 9/25/2018). The approved site plan provides cross-access
between neighboring properties. A Traffic Impact Analysis (TIA) was approved on March 28, 2018. The
developer is responsible for $165,550 in improvements and 100% responsible for the construction of an
eastbound deceleration lane at the intersection of W. University Avenue and E. HEB Driveway and a
northbound deceleration lane on the IH-35 Northbound Frontage Road.
Parkland Dedication
Parkland dedication is not required for non-residential properties. However, this property is located
along the San Gabriel River. The developer is dedicating a trailhead easement for the San Gabriel River
Regional Trail.
Intergovernmental and Interdepartmental Review
The proposed Replat and Subdivision Plat was reviewed by the applicable City departments.
Subdivision Plats are reviewed to ensure consistency with minimum lot size, impervious cover, streets
and connectivity, and utility improvement requirements, among other. All technical review comments
have been addressed by the Applicant.
Page 20 of 150
Planning Department Staff Report
2019-6-FP
Wolf Crossing Replat Page 3 of 4
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Chapter 3.08.080.D for a Replat, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
a. The Replat is acceptable for
consideration, meaning the
application is complete and the
information contained within the
application is correct and sufficient
to allow adequate consideration and
final action.
Complies
The Plat has been deemed acceptable and
complete for consideration.
b. The plat meets or exceeds the
requirements of this Unified
Development Code and any
applicable State or local laws
Complies
The proposed Replat meets all applicable
technical requirements of the UDC
pertaining to streets, sidewalks, utilities,
and parkland.
c. The plat is consistent with the City's
Comprehensive Plan and any other
adopted plans as they relate to:
i. The City's current and future
streets, sidewalks, alleys, parks,
playgrounds, and public utility
facilities; and
ii. The extension, improvement, or
widening of City roads, taking
into account access to and
extension of sewer and water
mains and the instrumentality of
public utilities.
Complies
The proposed Replat is consistent with
the Comprehensive Plan as it meets all
applicable technical requirements of the
UDC pertaining to streets, sidewalks,
utilities, and parkland.
d. The plat meets any subdivision
design and improvement standards
adopted by the City pursuant to
Texas Local Government Code §
212.002 or § 212.044, governing plats
and subdivision of land within the
City's jurisdiction to promote the
health, safety, morals, or general
welfare of the City and the safe,
orderly, and healthful development
of the City.
Complies
The proposed Replat meets all applicable
technical requirements of the UDC
adopted pursuant to Sections 212.002
and 212.044 of the Texas Local
Government Code to promote the health,
safety, morals, or general welfare of the
City and the safe, orderly, and healthful
development of the City, including but
not limited to Chapter 6, Residential
Development Standards, Chapter 7, Non-
Residential Development Standards,
Page 21 of 150
Planning Department Staff Report
2019-6-FP
Wolf Crossing Replat Page 4 of 4
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
Chapter 12, Pedestrian and Vehicle
Circulation, and Chapter 13,
Infrastructure and Public Improvements
of the UDC.
e. The tract of land subject to the
application is adequately served by
public improvements and
infrastructure.
Complies
The subject property will be adequately
served by public improvements and
infrastructure.
f. A Subdivision Variance may be
requested as a companion
application to the consideration of a
Replat, according to the provisions
detailed in Section 3.22 of the UDC.
The Subdivision Variance and the
Replat shall be required to be
approved by P&Z.
Not
Applicable
No Subdivision Variance is being
requested as part of this Replat.
g. A Replat may not amend or remove
any covenants or restrictions and is
controlling over the preceding plat.
Complies
The proposed Replat does not amend or
remove any covenants or restrictions and
is controlling over the preceding plat.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Wolf Crossing Replat
Page 22 of 150
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2019-6-F PExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.25 0.5Miles
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Page 24 of 150
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Page 26 of 150
Page 27 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request to rezone approximately 308.58 acres out of the William
R oberts League, Abstract No. 524, and the Joseph F ish S urvey, Abs trac t No. 232,generally located along
S hell R oad, north of intersec tion of Bellaire Drive and extending eas t and west of S hell R oad to the
terminus of the city limits , from the Agriculture (AG ) and P lanned Unit Development (P UD) zoning
dis tric ts to the P lanned Unit Development (P UD) zoning dis tric t to be known as the S hell R oad P lanned
Unit Development (P UD-2018-002). S ofia Nelson, C NU-A, P lanning Direc tor
IT E M S UMMARY:
Background:
T he s ubjec t property was annexed into the C ity on Marc h 26, 2019. T he boundaries of the P UD
c onsist of 308.58 ac res . T he P rojec t is planned as a mixed use, master planned community with a
variety of res idential lot sizes and produc t types , commerc ial and offic e us es and preserved open
spac e.
Land Use:
T he C onceptual Land P lan identifies a number of areas for the different us es and ac tivities whic h
would typic ally oc cur within a traditio nal neighb o rhood. T he fo llo wing more c learly des c rib es eac h
of thes e areas and the allowed us es within each zoning c ategory:
Description Zoning
District
S ingle-family d etac hed res id ential. Minimum 4,500 sf lo ts witho ut alley. 3,600 s f lots with
alleys . Ac cessory Dwelling Units allowed.
R S
Townhous e District.T H
Multi-family detac hed res idential. Multi-family attac hed res idential. C ondominiums.MF -1
Multi family attac hed res idential.MF -2
C ommerc ial. O ffic e.C -3
T he C o nc ep tual Land P lan identifies a mix of p ro d uc t typ es and lot s izes . In o rd er to maintain a
level of flexib ility, certain parc els within the C onceptual P lan are id entified with a d ual us e o f R S ,
MF -1 or T H. At the time o f development fo r tho s e d ual us e designated p arcels, a s p ecific c ategory
(R S , MF -1 or T H) will be d eclared and the p arcel will be developed under tho s e standards. In
order to ens ure a mix o f product typ es while maintaining flexib ility in the loc ation of certain
products , the following unit type parameters have been defined for the projec t:
1. Maximum number of total units allowed within the concept plan parc els labeled as R S and R S /MF -
1/T H parcels: 1,047 units.
2. T he maximum number of total units in all c ategories shall not exc eed 1,513.
3. Maximum number of total units allowed within the MF 1/MF -2 parcel: 466 units.
4. Maximum number of MF -2 units permitted is 220
5. Minimum numb er o f single family detached lots 60 feet wide o r wider: 10% of the total of the S ingle
F amily Detac hed R S Lot.
6. Maximum number of lots less than 45 feet wide: 35% of the total of the S ingle F amily Detac hed R S lots .
7. Minimum ac res of commerc ial (C 3) development is 13.1 ac res
8. S ingle F amily Detac hed R S lots les s than 45 feet wide s hall b e limited to : P arcels 1, 3, 5, 6, 7, 8, 9 as
labeled on the concept plan.
Page 28 of 150
AR C HIT E C T UR AL R E QUIR E ME N T S :
T he following arc hitectural criteria shall apply:
All S ingle family detac hed dwellings s hall contain a minimum of 1,200 s quare feet of enclosed living
s pace, exclus ive of porc hes, dec ks, garages
T he faç ades of all residential elevations that are vis ible from a public or private s treet or park s hall be
a minimum of 85% brick, s tone, s tucc o or (exc lusive of roofs , eaves, dormers, soffits , windows,
doors , gables, garage doors , decorative trim and trimwork). All walls must include materials and
des ign c harac teristics cons is tent with thos e on the front. Les s er quality materials or details for side
or rear walls are prohibited
T he exterior o f all buildings on non-res idential lots s hall be c ons truc ted o f 100% b rick, sto ne or
s tucc o (exclus ive of roofs, eaves , s offits, windows , doors , gables and frame work).
PAR KLAN D AN D C O MMO N AME N IT Y AR E A:
Developer has agreed to pres erve 26 ac res of parkland that will be s pread ac ros s the project to serve the
planned residential neighborhood loc ated on the north and south sides of S hell R oad with equal levels of
s ervic e.
F IN AN C IAL IMPAC T:
n/a
S UB MIT T E D B Y:
S ofia Nelson, P lanning Direc tor
AT TAC H ME N T S:
Description Type
staff report Cover Memo
Public comment Cover Memo
Location Map Cover Memo
Future Land Us e Map Cover Memo
Zoning Map Cover Memo
PUD Development Standards Cover Memo
Concept plan Cover Memo
Parks Plan Cover Memo
Signage Plan Cover Memo
Page 29 of 150
Planning and Zoning Commission
Planning Department Staff Report
Shell PUD
Report Date: April 12, 2019
Case No: PUD-2018-002
Project Planner: Sofia Nelson, Planning Director
Item Details
Project Name: Shell Road PUD
Project Location: Generally located along Shell Road, north of intersection of Bellaire Drive and
extending east and west of Shell Road to the terminus of the city limits
Total Acreage: 308.58 acres
Applicant: Gary Newman
Property Owner: Green Builders, Inc.
Request: Zoning Map Amendment to rezone the subject property from Agriculture
(AG) and Planned Unit Development (PUD) to a Planned Unit Development
(PUD).
Case History: A public hearing on this item was held on April 2, 2019.
Location Map
Page 30 of 150
Planning Department Staff Report
Shell PUD Page 2 of 7
Overview of Applicant’s Request
The Project is planned as a mixed use, master planned community with a variety of residential lot sizes
and product types, commercial and office uses and preserved open space. The contents of this
Development Plan explain and illustrate the overall appearance and function desired for the Property.
The base zoning classifications, within the Planned Unit Development zoning district for the Property
are: Residential Single Family (RS), Townhouse (TH), Low Density Multi Family (MF-1), High Density
Multi Family (MF-2), and General Commercial (C-3).
Site Information
Future Land Use and Zoning Designations:
The subject property has a Future Land Use Designation of Moderate Density Residential with a node
of Mixed Use community near the intersection of Shell Road and Sycamore.
The Moderate Density Residential category is described in the 2030 Comprehensive Plan as comprising
single family neighborhoods that can be accommodated at a density ranging between 3.1 and 6
dwelling units per gross acre, with housing types including small-lot detached and attached single-
family dwellings (such as townhomes). This category may also support complementary non-residential
uses along major roadways such as neighborhood-serving retail, office, institutional, and civic uses,
although such uses may not be depicted on the Future Land Use Map.
The Mixed Use Neighborhood Center projects compact centers with limited retail goods and services for a
local customer base. The Mixed Use Neighborhood Center applies to smaller areas of mixed commercial
use within existing and new neighborhoods. These areas are primarily proposed adjacent to, or as part
of, larger residential neighborhoods. Neighborhood-serving mixed-use areas abut roadway corridors
or are located at key intersections.
In addition, this designation may accommodate (but does not require) mixed-use buildings with
neighborhood-serving retail, service, and other uses on the ground floor, and offices or residential units
above. Uses in these areas might include a corner store, small gr ocery, coffee shops, hair salons, dry
cleaners and other personal services, as well as small professional offices and upper story apartments.
They may also include noncommercial uses such as churches, schools, or small parks. In new
neighborhoods, in particular, the exact size, location, and design of these areas should be subject to a
more specific approval process, to ensure an appropriate fit with the surrounding residential pattern.
Surrounding Properties:
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
Page 31 of 150
Planning Department Staff Report
Shell PUD Page 3 of 7
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North RS- Sun City PUD
Moderate Density
Residential and Open
Space
Sun City
Development
South Outside the City Limits Low Density Residential Residential
East Outside the City Limits Moderate Density
Residential Undeveloped
West RS- Georgetown Village
PUD
Moderate Density
Residential Residential
Aerial Map
Property History:
The subject property was annexed in March of 2019. The applicant is proceeding concurrently with a
request for a Municipal Utility District (MUD).
Utilities
The subject property is located within the City’s service area for water and wastewater. The
Developer is responsible for standard utility extension to serve the development, including
constructing water and wastewater infrastructure consistent with City’s utility master plans.
Transportation
As a result of the MUD negotiated deal points the Developer/District will be required to dedicate right
of way and contribute $2.5 million toward the expansion of Shell Road, as well as enhanced landscaping
Sun City
Low Density
Residential (ETJ)
Original Georgetown
Village
Undeveloped
Page 32 of 150
Planning Department Staff Report
Shell PUD Page 4 of 7
along the portion of Shell Road in the district. Additionally the Developer/District will be responsible
for designing, funding, and constructing an approximately 4,700 linear feet trail (10’ wide) along Berry
Creek with the opportunity to connect to future trails and the City’s proposed West Side Park.
Proposed Zoning District
The proposed zoning district is a Planned Unit Development (PUD) district. The PUD is a special
purpose zoning district intended to allow flexibility in planning and designing for unique or
environmentally sensitive properties and that are to be developed in accordance with a common
development scheme. PUD zoning is designed to accommodate various types of development,
including multiple housing types, neighborhood and community retail, professional and
administrative areas, industrial and business parks, and other uses or a combination thereof. A PUD
may be used to permit new or innovative concepts in land use and standards not permitted by zoning
or the standards of this Code.
The Conceptual Land Plan depicts land uses, primary circulation patterns, open spaces and amenities
that may be developed in phases, provided the minimum requirements of the PUD district are met. The
proposed development is designed to locate residences, shops and work places in closer proximity to
each other. The residential areas contain a diverse range of lot sizes, typically smaller in size than what
has traditionally developed in Georgetown. The residential product is permitted to incorporate the use
of alleys and is required when lots between 45 and 35’ in width are developed. Collectively, these
characteristics will create a compact community which promotes a pedestrian environment.
The proposed PUD incorporates the following development standards that enhance the overall
development but that differ from the straight UDC requirements:
- Minimum masonry requirements have been established for single family residential
development.
- Enhanced masonry requirements have been committed to for the non-residential development.
- Flexibility to develop single family residential or multi-family residential on identified parcels.
- Specific locations where lots smaller than 45’ in width will be located, joined with a requirement
that smaller lots must be alley loaded.
- Incorporation of commercial development to meet the intent of the mixed use commercial node.
- Planned parkland and open space have been incorporated.
Intergovernmental and Interdepartmental Review
The proposed rezoning request was reviewed by all applicable City Departments to determine the
appropriateness of the requested zoning on the subject property. No comments were issued regarding
the zoning request.
Approval Criteria
Staff has reviewed the proposed rezoning request and has found that it complies with the criteria
established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below:
Page 33 of 150
Planning Department Staff Report
Shell PUD Page 5 of 7
REZONING APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is complete
and the information
contained within the
application is sufficient and
correct enough to allow
adequate review and final
action.
Complies
This application was reviewed by staff
and deemed to be complete.
2. The zoning change is
consistent with the
Comprehensive Plan.
Complies
The proposed use provides for
residential, commercial and open space
consistent with the comprehensive
master plan.
3. The zoning change
promotes the health, safety
or general welfare of the
City and the safe orderly,
and healthful development
of the City.
Complies
The proposed mix of residential, open
space and reservation of open space will
support the health, safety and general
welfare of the community.
4. The zoning change is
compatible with the present
zoning and conforming uses
of nearby property and with
the character of the
neighborhood.
Complies
The proposed PUD contains the following
specific regulations to create a zoning
district that is compatible with the existing
Georgetown Village community:
- Residential design standards
- Street and connectivity
requirements of the UDC
- Open space and amenities
- Incorporation of neighborhood
commercial uses that will allow for
retail services.
5. The property to be rezoned
is suitable for uses
permitted by the District
that would be applied by
the proposed amendment.
Complies
The PUD allows for appropriate
expansion of the current uses and the
addition of commercial uses.
In addition to the rezoning criteria above, staff has reviewed the request and determined that the
proposed request complies the criteria and objectives established in UDC Section 3.06.040 for a Planned
Unit Development (PUD), as outlined below:
PUD CRITERIA FINDINGS STAFF COMMENTS
1. A variety of housing types, Complies The proposed PUD supports residential
Page 34 of 150
Planning Department Staff Report
Shell PUD Page 6 of 7
employment opportunities,
or commercial services to
achieve a balanced
community.
products that range from traditional
single family, townhomes, and multi-
family.
2. An orderly and creative
arrangement of all land uses
with respect to each other
and to the entire community.
Complies
The proposed uses are compatible with
the surrounding area and focuses the
higher intensity uses along Shell Road.
3. A planned and integrated
comprehensive
transportation system
providing for a separation of
pedestrian and vehicular
traffic, to include facilities
such as roadways, bicycle
ways, and pedestrian
walkways.
Complies
The proposed PUD prioritizes street
connectivity, incorporation of pedestrian
connectivity, and improvements to Shell
Road.
4. The provisions of cultural or
recreational facilities for all
segments of the community.
Complies
This PUD has incorporated an open space
plan into the overall concept plan.
5. The location of general
building envelopes to take
maximum advantage of the
natural and manmade
environment. Complies
The site design takes the natural
landscaping into consideration and leaves
a large amount of open space. The
placement of the existing and proposed
commercial locations and smaller
residential lots allows for transitions
between higher intensity uses and
traditional single family development.
6. The staging of development
in a manner which can be
accommodated by the timely
provision of public utilities,
facilities, and services.
Complies
All adequate utilities are required to be in
place prior to development in order to
support the development.
Meetings Schedule
April 16, 2019 – Planning and Zoning Commission
April 23, 2019 – City Council First Reading of the Ordinance
May 14, 2019 – City Council Second Reading of the Ordinance
Public Notification
As required by the Unified Development Code, all property owners within a 200-foot radius of the
subject property and within the subdivision were notified of the Zoning Map Amendment request, a
Page 35 of 150
Planning Department Staff Report
Shell PUD Page 7 of 7
legal notice advertising the public hearing was placed in the Sun Newspaper and signs were posted
on-site. To date, staff has received two objections.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – PUD Document
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Page 37 of 150
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PUD-2018-002Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 0.5 1Mi
Page 39 of 150
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Coordinate System: Texas State Plane/C entr al Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Exhibit #2
PUD -2018-002
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
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Zon in g InformationPUD-2018-002Exhibit #3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
LegendSiteParcelsCity LimitsGeorgetown ETJ
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GEORGETOWN VILLAGE
City of Georgetown, Texas
Shell Road Planned Unit Development
Shell Road
Planned Unit Development
Development Plan
Applicant: Green Builders, Inc
3613 Williams Drive, Suite 206
Georgetown, TX 78627
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A. PROPERTY
The subject Property consists of approximately 308.58 acres, as shown in Exhibit A (the
“Property”).
B. PURPOSE AND INTENT
The boundaries of the PUD consist of 308.58 acres described in Exhibit A (Field Notes)
(the “Property”), attached to the PUD Ordinance. The Project is planned as a mixed use,
master planned community with a variety of residential lot sizes and product types,
commercial and office uses and preserved open space.
The contents of this Development Plan explain and illustrate the overall appearance and
function desired for the Property.
C. APPLICABILITY AND BASE ZONING
The development of the Property shall comply with the version of the Georgetown Unified
Development Code (UDC) in effect at the time of approval, and other applicable provisions
in the City’s Code of Ordinances, except as modified within this Development Plan or the
Exhibits attached to the PUD Ordinance.
The base zoning classifications, within the Planned Unit Development zoning district for
the Property are: Residential Single Family (RS), Townhouse (TH), Low Density Multi
Family (MF-1), High Density Multi Family (MF-2) and General Commercial (C-3).
D. THE PROJECT (attached as Exhibit B).
The owner of the SRPUD is planning to develop the Project as a master planned community
on the Property and in conjunction therewith is proposing to subdivide the Property through
a series of subdivision plats and to obtain additional land use approvals for the Property.
E. CONCEPTUAL LAND PLAN
The City hereby authorizes the construction and development of the residential and
commercial uses together with support facilities for recreational, social, maintenance, and
related uses substantially, as shown in Exhibit B.
A Conceptual Land Plan, has been attached to this Development Plan as Exhibit B to
illustrate the land use and design intent for the Property. The Conceptual Land Plan is
intended to serve as a guide to illustrate the general vision and design concepts and is not
intended to serve as a final document. The Conceptual Land Plan depicts land uses,
primary circulation patterns, open spaces and amenities that may be developed in phases,
provided the minimum requirements of the PUD district are met. Approval of this PUD,
Development Plan, and Conceptual Land Plan does not constitute approval of a Site Plan
per Section 3.09 of the UDC.
1. Development Characteristics: The Conceptual Land Plan, is based on the following
characteristics and planning principles:
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a) The planned uses include residences, retail shops, civic uses, and open
spaces located in close proximity to each other, designed and laid out to be
compatible with each other.
b) Local streets are to be sized, detailed and organized to provide for the
functional needs of both the automobile and the pedestrian.
c) Civic uses, open spaces and landscaped streets are to be designed to provide
purposeful places for social activity, recreation, and to reinforce the identity
of the community.
d) Buildings are to be sized and located to spatially delineate the streets,
squares and other open spaces.
2. Lot Characteristics: The proposed development is designed to locate residences,
shops and work places in closer proximity to each other to encourage a physical
environment promoting social activity, community interaction and a collective
security. The residential areas contain a diverse range of lot sizes, typically smaller
in size than suburban lots, have a minimum front yard to encourage homes and
businesses to address the street. Residential product may incorporate the use of
alleys in select situations. Collectively, these characteristics will create a compact
community which promotes a pedestrian environment.
F. LAND USES
The Conceptual Land Plan identifies a number of areas for the different uses and activities
which would typically occur within a traditional neighborhood. The following more clearly
describes each of these areas and the allowed uses within each zoning category:
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TABLE F1
Description Zoning
District
Single-family detached residential. Minimum 4,500 sf lots without alley. 3,600 sf lots
with alleys. Accessory Dwelling Units allowed.
RS
Townhouse District. TH
Multi-family detached residential. Multi-family attached residential. Condominiums. MF-1
Multi family attached residential. MF-2
Commercial. Office. C-3
G. RESIDENTIAL PRODUCT LOT STANDARDS
The Conceptual Land Plan identifies a mix of product types and lot sizes. In order to
maintain a level of flexibility, certain parcels within the Conceptual Plan are identified with
a dual use of RS, MF-1 or TH. At the time of development for those dual use designated
parcels, a specific category (RS, MF-1 or TH) will be declared and the parcel will be
developed under those standards. In order to ensure a mix of product types while
maintaining flexibility in the location of certain products, the following unit type
parameters have been defined for the project:
1. Maximum number of total units allowed within the concept plan parcels labeled as
RS and RS/MF-1/TH parcels: 1,047 units.
2. The maximum number of total units in all categories shall not exceed 1,513.
3. Maximum number of total units allowed within the MF1/MF-2 parcel: 466 units.
4. Maximum number of MF-2 units permitted is 220
5. Minimum number of single family detached lots 60 feet wide or wider: 10% of the
total of the Single Family Detached RS Lots.
6. Maximum number of lots less than 45 feet wide: 35% of the total of the Single
Family Detached RS lots.
7. Single Family Detached RS lots less than 45 feet wide shall be limited to: Parcels
1, 3, 5, 6, 7, 8, 9 as labeled on Exhibit B.
8. Minimum acres of commercial (C3) development is 13.1 acres
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H. DEVELOPMENT STANDARDS
TABLE H1
Development Standards RS1 TH MF-1 MF-2 C-3
Front Setback (feet) 15 15 15 25 25
Side Setback (feet) 5 5 5 5 15
Street Side Setback (feet) 15 15 15 25 25
Garage Setback (feet) 20 20 N/A N/A N/A
Rear Setback (feet) 10 15 20 20 20
Setback adjacent to RS District (feet) N/A N/A 20 20 20
Building Height (feet) 35 35 35 50 40
Building Separation (feet) 10 10 10 15 10
Residential Units per Building N/A 6 6 24 N/A
Residential Units per Acre N/A N/A 14 24 N/A
Min. Lot Width – Front-loaded 45 22 50 50 50
Min. Lot Width – Alley-loaded 35 22 N/A N/A N/A
Min. Lot Size (sq. feet) 3600 2,000 N/A N/A N/A
Allowed Impervious Cover 50%2 50% 50% 50% 70%
1 lots smaller than 45’ in width will be required to be rear loaded with driveway access permitted
through alley’s constructed to city standards.
2Impervious cover shall be measured across the gross site area of all RS designated land. When
calculating the total impervious cover for RS areas, all open space and parks shall be included in
the gross acreage.
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I. ARCHITECTURAL REQUIREMENTS
1. The following architectural criteria shall apply:
a) All Single family detached dwellings shall contain a minimum of 1,200
square feet of enclosed living space, exclusive of porches, decks, garages.
b) All residential homes shall have a minimum roof pitch of 6:12, except
secondary architectural features including but limited to roofs over garages,
entryways, or porch coverings. which may have a roof pitch of less than
6:12.
c) Roofs on buildings on Non-Residential lots may be of pitched roof design
or flat roof design. Roof materials shall be asphalt, shingles, tiles or slate.
Metal roofs must have a non-reflective finish. Any mechanical equipment
placed on the roof, such as vents, air conditioning equipment, and the like,
must be screened to not be visible from the ground floor level of the
building.
d) The façades of all residential elevations that are visible from a public or
private street or park shall be a minimum of 85% brick, stone, stucco or
(exclusive of roofs, eaves, dormers, soffits, windows, doors, gables, garage
doors, decorative trim and trimwork). All walls must include materials and
design characteristics consistent with those on the front. Lesser quality
materials or details for side or rear walls are prohibited.
e) The exterior of all buildings on non-residential lots shall be constructed of
100% brick, stone or stucco (exclusive of roofs, eaves, soffits, windows,
doors, gables and frame work).
f) The front elevation of all homes shall contain wall plane articulation. No
elevations shall be a single wall plane across the entire width of the front
elevation. Each front elevation shall contain two or more masonry finishes
to complement the architectural style of the home. Additionally, the home
must include a minimum of two of the following elements, to be identified
on the architectural plans submitted for building permit:
i. A minimum of two wall planes on the front elevation, offset a
minimum of 8 inches.
ii. Covered front porch or patio with a minimum size of 60 square feet.
iii. A side-entry or swing-in garage entry (for garage doors that do not
face the front street).
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iv. A garage door recessed from the primary front façade a minimum
of four feet (for garage doors that face the front street).
v. Enhanced garage door materials (wood, ornamental metal,
decorative door, window inserts and hardware, painted or stained to
match house).
vi. Shed roof or trellis (at least 18” deep) above garage door for
additional architectural detail.
vii. A combination of at least two roof types (e.g., hip and gable) or two
different roof planes of varying height and/or direction.
viii. The addition of one or more dormers on the front elevation to
complement the architectural style of the home.
J. STREETS AND PARKING
1. Street System: The streets will be designed to accommodate a variety of
transportation modes compatible with a neighborhood environment, including
automobiles, bicycles and pedestrians. The street system will include a variety of
street designs to lend character to the neighborhood, to contribute to the
enhancement of the streetscape, to increase the efficiency of traffic circulations,
and to moderate vehicular speed within the community. The street system is
planned to be interconnected with multiple travel routes with shorter travel
distances to effectively disperse automobile traffic, resulting in less traffic volume
on individual streets and less traffic congestion overall in the community. This
traffic pattern keeps local traffic off regional roads and through-traffic off the
streets within the SR PUD. Streets and associated elements shall be designed in
accordance with the Exhibit C and this Development Plan.
2. Street Lighting: Street lighting may be provided by alternative street lighting poles
and fixtures that meet the ballast and luminary requirements of the City on the date
of approval of the SRPUD.
3. Traffic Calming Measures: These are planned as elements intended to moderate
the speed of vehicular traffic within the community. Traffic calming measures are
physical design controls intended to equalize the use of neighborhood streets
between automobiles, pedestrians, bicyclists and playing children. Traffic calming
measures planned at street intersections include roundabouts, traffic circles,
gateways and neck-downs. Planned mid-block street section traffic calming
measures include throttles, chicanes and protected on-street parking. Streets may
be designed, at the developer’s discretion, with a 470-foot radius on collector streets
and 180-foot radii on local streets. All traffic calming measures are to be designed
to meet the edition of the American Association of State Highway and
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Transportation Officials (AASHTO) policy on Geometric Design of Highways and
Streets on the date of the approval of the SRPUD.
4. On-Street Parking: On-street parking shall be according to Exhibit C, Street Cross-
Sections.
5. Off-Street Parking: Off-street parking will be in compliance with Chapter 9 of the
UDC on the date of the approval of the SRPUD.
6. Driveway Access: Consistent with the historical build-out pattern in Georgetown
Village, residential driveways are allowed on designated Residential Collectors.
Minimum driveway spacing on such Residential Collectors will be fifty-five (55)
feet. Applicable streets are designated on Exhibit C, Street Cross-Sections.
7. Transportation Improvements:
a) Developer has agreed to contribute a maximum of $2,500,000 to the
construction and paving of two additional lanes of Shell Road, in addition
to dedicating the right-of-way. Any costs over and above $2,500,000
related to the two lanes, turning lanes, and or traffic signalization will be
paid by the City.
b) In order to satisfy the contribution of $2,500,000, the Developer will pay a
supplemental transportation fee of $1,650 per residential unit (includes
single family and multi family) at the time of platting. The City will be
responsible for designing, bidding, and building the expansion of Shell
Road.
c) Developer will not need to conduct a TIA consistent with UDC
requirements, agrees to dedicate right-of-way consistent with OTP
and UDC standards (unless otherwise negotiated with PUD) as well
as consent to connectivity to adjacent properties as reflected on the
PUD Concept Plan. Developer will comply with the City’s water
quality and storm water best management practices.
d) Developer shall not contribute to off-site transportation
improvements which could be listed in a future TIA, including
contributions to Shell Road. Sidewalks on both sides of Shell Road
will be required and are not included within the contribution of $2.5
million for transportation improvements to Shell Road.
e) Developer will design and construct a) all internal, on-site streets to
UDC standards (unless otherwise negotiated as part of the PUD), b)
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and provide street access to the public parkland trailhead parking
lot.
K. LANDSCAPE AND BUFFER REQUIREMENTS
Landscaping on the Property shall be in conformance with Chapter 8 of the UDC unless
otherwise stated in this Development Plan.
1. Shell Road Landscape Buffer: A minimum 25 foot wide landscape lot will be
incorporated adjacent to the right of way of Shell Road. The landscape lot shall be
planted with one (1) shade tree, minimum 3 inch caliper and five (5), five (5) gallon
shrubs for every 1,000 square feet of landscape easement area, exclusive of utility
easements.
2. Major Collector Landscape Buffer: A minimum 10 foot wide landscape lot will be
incorporated adjacent to the right of way for Major Collectors. The landscape lot
shall be planted with one (1) shade tree, minimum 3 inch caliper and five (5), five
(5) gallon shrubs for every 1,000 square feet of landscape easement area. Common
area landscaping shall be owned and maintained by a community homeowner’s
association.
3. Trees: New tree plantings will occur throughout the project, including open spaces
and street yards. Street Trees within the public right-of-way, between the curb and
sidewalk, are not allowed and trees located within the front yards of residential lots
will be installed no closer than 3 feet behind the sidewalk to lessen damage to
sidewalk and underground utilities.
4. Single Family RS Planting Requirement: One (1) tree will be planted for every
single family residential lot that is less than fifty (50) feet wide. Two (2) trees will
be planted for every single family residential lot that is fifty (50) feet or wider.
Trees must be a minimum of three (3) inch caliper.
5. Commercial and Multi Family: City of Georgetown Tree Ordinances, rules and
regulations addressing and concerning tree preservation and mitigation in effect at
the time of approval of a site development plan shall apply to all Commercial and
MF parcels.
6. Boundary Walls: Boundary walls will be located where residential development is
adjacent to Shell road or a major collector. Boundary walls will be constructed of
masonry such as stone or concrete fence panels.
L. SIGNAGE
Signage on the Property shall be in conformance with Chapter 10 of the Unified
Development Code, on the date of the approval of the SRPUD, unless otherwise stated in
this Development Plan or in a Master Sign Plan for the Property. Exhibit E to the SRPUD
illustrates the location of signage within the Property. These size modifications shall
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replace the size restrictions described in Chapter 10 of the Unified Development Code.
Signage shall not be located in the sight-triangle of an intersection.
1. Subdivision Entry Signs:
a) Primary subdivision entry monument si gns shall be located along Shell
Road at the Collector road intersections, as illustrated on Exhibit E to the
PUD Ordinance. The signs shall either be located in a sign easement or be
located on a separate lot.
b) The sign area including the base and sign face shall not exceed 280 square
feet, or 8 feet in height and the sign face encompassing only the surface for
the sign letters and logo shall not exceed 120 square feet. Surrounding
architectural features such as towers and walls shall not count against the
sign square footage and shall not exceed 25 feet in height.
c) The signs shall be located a minimum of 20’ from the ultimate right of way
of Shell Road and 10 feet from the intersecting Collector entry
road. Signage shall not block sight distance or be located in the visibility
sight triangle.
d) A minimum of 1,000 square feet of landscape plant bed shall be provided
around the Subdivision Entry Signs. Plant material should be of a native
and/or adapted species. Plants should be selected from the booklet titled,
Native and Adapted Landscape Plants, an Earthwise guide for Central
Texas, 5th Edition, 2013, created by the Texas Cooperative Extension, Grow
Green and the Ladybird Johnson National Wildflower Center. All signage
as well as landscaping area shall be privately maintained by Property
Owners Association.
2. Residential Neighborhood Monument Signs:
a) Neighborhood signs may be located throughout the Property as noted on
Exhibit E to the SRPUD Ordinance.
b) The signs shall either be located in a sign easement or be located on a
separate platted lot.
c) Neighborhood signs shall not block sight distances nor be located in a public
utility easement or site triangle and shall be setback a minimum of 10 feet
from adjacent rights of way.
d) The sign area including the base and sign face shall not exceed 50 square
feet, or 6 feet in height and the sign face encompassing only the surface for
the sign letters and logo shall not exceed 25 square feet.
e) A minimum of 100 square feet of landscape plant bed shall be provided
around each Residential Neighborhood Monument Sign. Plant material
should be of a native and/or adapted species. Plants should be selected from
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the booklet titled, Native and Adapted Landscape Plants, an Earthwise
guide for Central Texas, 5th Edition, 2013, created by the Texas Cooperative
Extension, Grow Green and the Ladybird Johnson National Wildflower
Center. All signage as well as landscaping area shall be privately
maintained by a Property Owners Association.
M. STORMWATER
Stormwater management on the Property shall be in conformance with Chapter 11 of the
Unified Development Code and City of Georgetown Drainage Criteria Manual, latest
edition”.
N. PARKLAND AND COMMON AMENITY AREA
Developer has agreed to preserve 26 acres of parkland that will be spread across the
project to serve the planned residential neighborhood located on the north and south sides
of Shell Road with equal levels of service. The public parkland illustrated on Exhibit D
and the associated public trail and park improvements described below, will, when
dedicated and constructed, fully satisfy the City’s parkland dedication and improvement
requirements for the single family development in the SRPUD.
1. Public Park North Side of Shell Road:
a) One public park, a minimum of three (3) acres in size within the overall 26
acres of parkland , will be dedicated to the City and developed.
b) The Developer will provide $250,000 of public parkland improvements.
The public park may consist of the following amenities or other amenities
as approved by the City Park’s Director: Playground, Shelter, Sports Court,
Trails, Site Furnishings, Trailhead, Landscape and Irrigation.
c) The developer will construct the park improvements in accordance with
materials and equipment that is acceptable to the City Park’s Director and
the City will take over maintenance responsibility after dedication. The
City will allow the HOA or property owners association (upon approval of
agreement between the City and HOA) to provide additional maintenance
in the public park to the same or better standards as the City’s standards for
similar park improvements and areas.
d) The public parkland shall be dedicated to the City by special warranty deed
after all improvements have been completed and access is provided from a
public road that has been accepted by the City.
2. North Private Amenity Center:
a) The Developer will provide one private amenity center located on the north
side of Shell Road, a minimum of two (2) acres in size, with facilities for
residents of Georgetown Village only.
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b) Developer will provide private amenities with a minimum investment of 1
million dollars for the North Private Amenity Center. Amenities may
include but not be limited to: Pool, restroom facility, parking lot, trailhead,
open play area.
c) The private amenity center will be owned and maintained by the community
homeowner’s association(s).
2. Trails:
a) Developer agrees to construct a 10’ foot wide concrete trail which shall be
4,700 linear feet designed with a stub at the edge of the district’s
easternmost boundary to provide an opportunity to connect with the City’s
proposed West Side Park. The Developer has no obligation to acquire
easements and construct a trail outside of the SRPUD boundary.
b) The Developer will construct the trails to City specifications and the City
will take over maintenance responsibility after dedication.
c) A trailhead parking lot will be provided in the public parkland on the north
side of Shell Road which will include 15 parking spaces, including 2
designated accessible spaces in the location shown on Exhibit D. The
developer will fund the cost of design and construction of the parking lot.
This expense will be in addition to the other public park improvements
described in this SRPUD. The improvement will be subject to the approval
of the City Parks and Recreation Director.
d) The trail and trailheads within the Property shall be registered with the
Texas Department of Licensing and Regulation (TDLR) and designed and
constructed to meet the requirements of the Texas Accessibility Standards
(TAS).
e) If topographic constraints restrict any area along the trail corridor, the U.S.
Forest Service Outdoor Recreation Accessibility Guidelines (FSORAG)
will be followed for the trail construction.
3. Public Park South Side of Shell Road:
a) One public park, a minimum of three (3) acres in size within the 26 acres of
parkland, will be dedicated to the City and developed.
b) The Developer will provide $250,000 of public parkland improvements.
The public park may consist of the following amenities, or other amenities
as approved by the City Park’s Director: Playground, Shelter, Sports Court,
Trails, Site Furnishings, Trailhead, Landscape and Irrigation.
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c) The developer will construct the park improvements in accordance with
materials and equipment that is acceptable to the City Park’s Director and
the City will take over maintenance responsibility after dedication. The
City will allow the HOA or property owners association (upon approval of
agreement between the City and HOA) to provide additional maintenance
in the public park to the same or better standards as the City’s standards for
similar park improvements and areas.
d) The public parkland shall be dedicated to the City by Special Warranty
Deed after all improvements have been completed and access is provided
from a public road that has been accepted by the City.
4. South Private Amenity Center:
a) The Developer will provide one private amenity center located on the south
side of Shell Road, a minimum of two (2) acres in size, with facilities for
residents of Georgetown Village only.
b) Developer will provide private amenities with a minimum investment of 1
million dollars for the South Private Amenity Center. Amenities may
include but not be limited to: Pool, restroom facility, parking lot, trailhead,
open play area.
c) The private amenity center will be owned and maintained by the community
homeowner’s association(s).
5. Multi Family:
a) City will require all multi family to be subject to the City’s parkland
dedication/development fees in place at time of approval of a site
development plan.
6. Construction Timing:
a) Public Park North of Shell Road and Trailhead parking lot:
i. The public parkland improvements will be subject to the approval
of the City Parks and Recreation Director upon the earlier of:
ii. Development of an adjacent parcel; or
iii. When the 200th single family building permit is issued on the
northern side of Shell Road, given there is road access to the park.
If no road access exists at that time, the developer will post a fiscal
security in the amount of 125% of the cost to construct the park and
the road extension; or
iv. No later than 12/31/2025, as long as permitting has begun.
b) Public Park South of Shell Road:
i. The public parkland improvements will be subject to the approval
of the City Parks and Recreation Director upon the earlier of:
ii. Development of an adjacent parcel; or
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iii. When the 200th single family building permit is issued on the
southern side of Shell Road, given there is road access to the park.
If no road access exists at that time, the developer will post a fiscal
security in the amount of 125% of the cost to construct the park and
the road extension; or
iv. No later than 12/31/2025, as long as permitting has begun.
c) The trails shall be constructed:
i. Prior to the final acceptance of any lot in Parcels 1, 3 or 4 on Exhibit
D to the SRPUD; however, the trail may be completed in up to three
(3) phased segments, as illustrated on Exhibit D.
ii. Final acceptance of any lot shall be defined as final acceptance of
the subdivision improvements serving any part of Parcels 1, 3 or 4
as shown on Exhibit D.
iii. Should fiscal be posted to allow the recordation of the subdivision
plat for one of the above-mentioned parcels, the posted fiscal
instrument shall not be released until the trail is complete.
d) Private Amenity Center on North side of Shell Road:
i. Developer agrees to commence construction of the North Amenity
Center no later than when the 200th single family home permit is
issued within the portion of the SRPUD, located on the northern side
of Shell Road, and to complete such amenities within 18 months
from the date of commencement of such amenity construction.
e) Private Amenity Center on the South side of Shell Road:
i. Developer agrees to commence construction of the South Amenity
Center no later than when the 200th single family home permit is
issued within the portion of the District, located on the southern side
of Shell Road, and to complete such amenities within 18 months
from the date of commencement of such amenity construction.
O. PUD MODIFICATIONS
Modifications of the Concept Plan pertaining to (a) roadway and trail alignments; (b)
changes in the density of specific sections or phases shown on the Concept Plan that do
not increase the overall density of development on the Land, and (c) changes of le ss than
ten percent (10%) in the size of any section or phase shown on the Concept Plan, shall be
considered “Minor Modifications” over which the City’s Planning Director has final
review and decision-making authority. In addition, the City may request modifications to
the Concept Plan relating to roadway and trail alignments if necessary due to topography,
terrain, floodplains and floodways, alignment with connections to adjoining portions of
roadways, trails, or utilities on adjacent properties, and similar situations, all of which shall
be considered Minor Modifications over which the City’s Planning Director has final
review and decision-making authority.
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All other changes to the Concept Plan that are not Minor Modifications shall be considered
“Major Modifications.” Major Modifications to the Concept Plan must be approved as an
amendment to this Development Plan, PUD Ordinance, and Consent Agreement
pertaining to creation of a municipal utility district on the Property by the City Council.
After approval by the City in accordance with these requirements, all Minor Modifications
and Major Modifications to the Concept Plan shall be recorded by the City at the Property
owner’s expense in the Official Records of Williamson County, and thereafter, all
references in this Development Plan to the Concept Plan shall mean and refer to the then
most current approved and recorded Concept Plan.
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P. LIST OF EXHIBITS
Exhibit A – Metes and Bounds
Exhibit B – Conceptual Land Plan
Exhibit C – Street Sections
Exhibit D – Park Exhibit
Exhibit E – Signage Exhibit
Page 57 of 150
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BLOCK 'C'
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9
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2
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27
26
25
24
23
22
21
19
BE
L
L
A
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D
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(
6
0
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)
NE
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.
CO
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.
LO
C
A
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S
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.
COLLECTOR
McCoy
Elementary
CO
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1
C
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2
SHELL RD.
BERRY CRE
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K
RES
.
RES.
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.
CO
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COLL
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NE
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.
CO
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.
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COLLECTOR
McCoy
Elementary
CO
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1
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2
SHELL RD.
BERRY CRE
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K
RES
.
RES.
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.
CO
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COLL
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COLL
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MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES
AT AMENITY
CENTER
OVERLOOKING
OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES
AT AMENITY
CENTER
OVERLOOKING
OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
PARCEL 18
C-3
COMERCIAL
13.1 AC.
PARCEL 17
MULTI-FAMILY
27.3 AC.
17.1 DU/AC.
466 UNITS
MF-1/MF-2
PARCEL 8
13.5 AC.
8.5 DU/AC
115 UNITS
RS/MF-1/TH
PARCEL 10
19.5 AC.
5.1 DU/AC
101 UNITS
RS
PARCEL 20
RS
CREEK ESTATES
17 UNITS
3.6 AC.
PARCEL 19
RS
ARBORS
87 UNITS
18.8 AC.
PARCEL 15
RS
HILLS
116 UNITS
24.9 AC.
PARCEL 6
12.9 AC.
5.1 DU/AC
66 UNITS
RS
PUBLIC PARKING
TRAILHEAD
PARCEL 7
11.4 AC.
8.5 DU/AC
97 UNITS
RS/MF-1/TH
PARCEL 5
11.3 AC.
5.1 DU/AC
58 UNITS
RS
PARCEL 3
14.2 AC.
5.1 DU/AC
72 UNITS
RS
PARCEL 4
13.1 AC.
8.5 DU/AC
111 UNITS
RS/MF-1/TH
PARCEL 9
12.4 AC.
5.1 DU/AC
63 UNITS
RS
PARCEL 1
25.5 AC.
5.1 DU/AC
130 UNITS
RS
PARCEL 21
PUBLIC
PARK 2
10.0 AC.
PARCEL 14
PUBLIC
PARK 1
3.5 AC.
PARCEL 2
2.4 AC.
AMENITY
CENTER
SECTION 9
AMENITY
CENTER
2.8 AC.
PARCEL 13
AMENITY
CENTER
2.0 AC.
LOADED
RESIDENTIAL
COLLECTOR
LOADED
RESIDENTIAL
COLLECTOR
308.58 AC.TOTAL 1,513 UNITS
RS/MF-1/TH 323 units
UNITSRESIDENTIALACRESDENSITY
38.0 AC.8.5 du/ac
21.3 AC.
MF-1/MF-2 466 units27.3 AC.17.1 du/ac
RS - PLATTED 47.3 AC.
RS 504 units98.5 AC.5.1 du/ac
21.3 %
UNIT MIX
30.8 %
33.3 %
PRIVATE AMENITY CENTER 4.4 AC.
OPEN SPACE*32.6 AC.
COMMERCIAL C-3 13.1 AC.
220 units
Dedicated Public Parkland 26.0 AC.
* Open space includes detention/water quality, parks,
greenbelts, easements and buffers
Notes:
TRAILS, TYP.PUD BOUNDARY
COLLECTOR R.O.W.
LAND USE SUMMARY
Date: April 10, 2019
Scale: 1" = 500'
SHEET FILE: R:\170188-AULR\Cadfiles\PLANNING\Submittals\SEC PUD Zoning Revision 11-15-2018\PUD Exhibits 4-10-2019\Exhibit B.dwg
GEORGETOWN, TEXAS
SHELL ROAD PUD
EXHIBIT B North
Base mapping compiled from best available information. All map
data should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does
not represent any regulatory approval.Plan is subject to change.
1,0005000250
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture
Community Branding
AUSTIN, TEXAS
++
+
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5
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2
1
8
7
6
7
76
4
7
4
1
9
8
5
4
3
2
1
30
31
32
9
5
4
3
2
1
29
28
27
26
25
24
23
22
21
19
BE
L
L
A
I
R
E
D
R
I
V
E
(
6
0
'
R
O
W
)
CO
L
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C
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1
C
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L
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C
T
O
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2
NE
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.
CO
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.
B
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.
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.
COLLECTOR
McCoy
Elementary
N
E
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H
.
C
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SHELL RD.
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res.
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s
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1
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2
NE
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LO
C
A
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S
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.
COLLECTOR
McCoy
Elementary
N
E
I
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H
.
C
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C
T
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SHELL RD.
BERRY CRE
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K
RES
.
res.
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s
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CO
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colle
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COLL
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PARCEL 2
2.4 AC.
AMENITY
CENTER
SECTION 9
AMENITY
CENTER
2.8 AC.
PARCEL 13
AMENITY
CENTER
2.0 AC.
PARCEL 20
RS
CREEK ESTATES
17 UNITS
3.6 AC.
PARCEL 15
RS
HILLS
116 UNITS
24.9 AC.
PARCEL 18
C-3
COMERCIAL
13.1 AC.
PARCEL 8
13.5 AC.
8.5 DU/AC
115 UNITS
RS/MF-1/TH
PARCEL 10
19.5 AC.
5.1 DU/AC
101 UNITS
RS
PARCEL 19
RS
ARBORS
87 UNITS
18.8 AC.
PARCEL 6
12.9 AC.
5.1 DU/AC
66 UNITS
RS
PUBLIC PARKING
TRAILHEAD
PARCEL 17
MULTI-FAMILY
27.3 AC.
17.1 DU/AC.
466 UNITS
MF-1/MF-2
PARCEL 21
PUBLIC
PARK 2
10.0 AC.
PARCEL 1
25.5 AC.
5.1 DU/AC
130 UNITS
RS
PARCEL 14
PUBLIC
PARK 1
3.5 AC.
PARCEL 7
11.4 AC.
8.5 DU/AC
97 UNITS
RS/MF-1/TH
PARCEL 5
11.3 AC.
5.1 DU/AC
58 UNITS
RS
PARCEL 3
14.2 AC.
5.1 DU/AC
72 UNITS
RS
PARCEL 4
13.1 AC.
8.5 DU/AC
111 UNITS
RS/MF-1/TH
PARCEL 9
12.4 AC.
5.1 DU/AC
63 UNITS
RS
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
LOADED
RESIDENTIAL
STREET
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
TRAIL PHASE FOR PARCEL 1 TRAIL PHASE
FOR PARCEL 3
TRAIL
PHASE
FOR
PARCEL 4
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
LOADED
RESIDENTIAL
COLLECTOR
UNLOADED
COLLECTOR
LOADED
RESIDENTIAL
STREET
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
TRAIL PHASE FOR PARCEL 1 TRAIL PHASE
FOR PARCEL 3
TRAIL
PHASE
FOR
PARCEL 4
* Open space includes landscape area, greenbelts,
easements, and detention
Private Amenity Centers 4.4 AC.
Open Space*32.6 AC.
10' Trails (4,700 LF)
Dedicated Public Parkland 26.0 AC.
Public Parking Trailhead
PARK AND OPEN SPACE SUMMARY
Date: April 11, 2019
Scale: 1" = 500'
SHEET FILE: R:\170188-AULR\Cadfiles\PLANNING\Submittals\SEC PUD Zoning Revision 11-15-2018\PUD Exhibits 4-10-2019\Exhibit D - Park.dwg
GEORGETOWN, TEXAS
SHELL ROAD PUD
PARKS North
EXHIBIT D
Base mapping compiled from best available information. All map
data should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does
not represent any regulatory approval.Plan is subject to change.
1,0005000250
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture
Community Branding
AUSTIN, TEXAS
++
+
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31
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28
27
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25
24
23
22
21
19
BE
L
L
A
I
R
E
D
R
I
V
E
(
6
0
'
R
O
W
)
RO
S
E
D
A
L
E
BL
V
D
.
B
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W
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D
R
.
S
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C
A
M
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E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
Mc
C
o
y
Ele
m
e
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t
a
r
y
NE
I
G
H
.
CO
L
L
E
C
T
O
R
CO
L
L
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C
T
O
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1
C
O
L
L
E
C
T
O
R
2
N
E
I
G
H
.
C
O
L
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SHELL RD.
BERRY CRE
E
K
RES
.
RES.
R
E
S
.
CO
L
L
E
C
T
O
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COLL
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COLL
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O
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RO
S
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D
A
L
E
BL
V
D
.
B
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W
L
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R
.
S
Y
C
A
M
O
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E
S
T
.
LO
C
A
L
S
T
.
COLLECTOR
Mc
C
o
y
Ele
m
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a
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y
NE
I
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.
CO
L
L
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C
T
O
R
CO
L
L
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1
C
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C
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2
N
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I
G
H
.
C
O
L
L
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C
T
O
R
SHELL RD.
BERRY CRE
E
K
RES
.
RES.
R
E
S
.
CO
L
L
E
C
T
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PARCEL 18
C-3
COMERCIAL
13.1 AC.
PARCEL 20
RS
CREEK ESTATES
17 UNITS
3.6 AC.
PARCEL 8
13.5 AC.
8.5 DU/AC
115 UNITS
RS/MF-1
PARCEL 10
19.5 AC.
5.1 DU/AC
101 UNITS
RS
PARCEL 19
RS
ARBORS
87 UNITS
18.8 AC.
PARCEL 15
RS
HILLS
116 UNITS
24.9 AC.
PARCEL 6
12.9 AC.
5.1 DU/AC
66 UNITS
RS
PARCEL 17
MULTI-FAMILY
27.3 AC.
17.1 DU/AC.
466 UNITS
MF-1/MF-2
PARCEL 2
2.4 AC.
AMENITY
CENTER
SECTION 9
AMENITY
CENTER
2.8 AC.
PARCEL 13
AMENITY
CENTER
2.0 AC.
PARCEL 7
11.4 AC.
8.5 DU/AC
97 UNITS
RS/MF-1
PARCEL 5
11.3 AC.
5.1 DU/AC
58 UNITS
RS
PARCEL 3
14.2 AC.
5.1 DU/AC
72 UNITS
RS
PARCEL 4
13.1 AC.
8.5 DU/AC
111 UNITS
RS/MF-1
PARCEL 9
12.4 AC.
5.1 DU/AC
63 UNITS
RS
PARCEL 1
25.5 AC.
5.1 DU/AC
130 UNITS
RS
PARCEL 21
PUBLIC
PARK 2
10.0 AC.
PARCEL 14
PUBLIC
PARK 1
3.5 AC.
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
LOADED
RESIDENTIAL
COLLECTOR
LOADED
RESIDENTIAL
COLLECTOR
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
MAINTAIN
EXISTING
DRAINAGE
CHANNELS AS
OPEN SPACE
AMENITY
UTILIZE CAVE
BUFFERS AS
OPEN SPACE
AMENITY
UNLOADED
COLLECTOR
UNLOADED
COLLECTOR
TRAFFIC CIRCLE
PRESERVES
EXISTING TREES
MAINTAIN EXISTING
DRAINAGE CHANNELS AS
OPEN SPACE AMENITY
DRIVE TERMINATES AT AMENITY
CENTER OVERLOOKING OPEN
SPACE/BUFFER
LOADED
RESIDENTIAL
COLLECTOR
LOADED
RESIDENTIAL
COLLECTOR
BAT-WELL CAVE
BUFFER
BAT-WELL CAVE BOUNDARY
CONVEYED TO WCCF
BAT-WELL CAVE
PRIMARY SUBDIVISION ENTRY SIGN
RESIDENTIAL NEIGHBORHOOD MONUMENT SIGNS
Freestanding Monument Sign
Freestanding Monument Sign
SIGNAGE LEGEND
Date: April 11, 2019
Scale: 1" = 500'
SHEET FILE: R:\170188-AULR\Cadfiles\PLANNING\Submittals\SEC PUD Zoning Revision 11-15-2018\PUD Exhibits 4-10-2019\Exhibit E - Signs.dwg
GEORGETOWN, TEXAS
SHELL ROAD PUD
SIGNAGE North
EXHIBIT E
Base mapping compiled from best available information. All map
data should be considered as preliminary, in need of verification, and
subject to change.This land plan is conceptual in nature and does
not represent any regulatory approval.Plan is subject to change.
1,0005000250
SEC Planning, LLC
t 512.246.7003
www.secplanning.com info@secplanning.com
Land Planning Landscape Architecture
Community Branding
AUSTIN, TEXAS
++
+
Page 60 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request for a C omprehensive P lan Amendment to change the
F uture Land Us e designation from Low Dens ity R esidential to Moderate Dens ity R esidential on an
approximately 112.85-ac re tract in the William Addis on S urvey, Abstract No. 21, generally loc ated at 4301
S outhwes tern Blvd, to be known as P atters on R anc h (2019-2-C PA). C hels ea Irby, S enior P lanner
IT E M S UMMARY:
Overview of the Applicant's Request:
T he applic ant is requesting to amend the F uture Land Us e Map from Low Density R es idential (LDR ) to
Moderate Dens ity R esidential (MDR ) for approximately 112.85 ac res loc ated near the northeas t corner of
S outhwes tern Blvd. and C R 110.
S taff's Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request meets the criteria establis hed in UDC
S ection 3.04.030 for a C omprehensive P lan Amendment, as outlined in the attac hed s taff report.
Public Comments:
As required by the Unified Development C ode (UDC ), a legal notice advertis ing the public hearing was
placed in the S un Newspaper (Marc h 31, 2019). To date, staff has rec eived zero (0) written comments
regarding the applic ation.
F IN AN C IAL IMPAC T:
None. T he applicant has paid all required fees .
S UB MIT T E D B Y:
C helsea Irby, S enior P lanner
AT TAC H ME N T S:
Description Type
Exhibit 1 - Location Map Backup Material
Exhibit 2 - Future Land Use Map Backup Material
Exhibit 3 - Letter of Intent Backup Material
P&Z Pres entation Cover Memo
Staff Report Cover Memo
Page 61 of 150
W e s ti n g h o u s e R d
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2019-2-CPAExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
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Page 62 of 150
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Future Land Use / Overall Transportation Plan
Exhibit #2
2019-2-CPA
Legend
Thoroughfare
Future Land Use
Institutional
Regional Comm ercial
Community Commercial
Employm ent Center
Low Density Residential
Mining
Mixed Use Comm unity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
Legend
SiteParcelsCity LimitsGeorgetown ETJ
0 ¼½Mi
Page 63 of 150
CIVIL ENGINEERS • SURVEYORS • LAND PLANNERS • CONSTRUCTION MANAGERS • CONSULTANTS MATKIN HOOVER ENGINEERING & SURVEYING – 8 SPENCER ROAD, SUITE 100 - BOERNE, TEXAS 78006 – OFFICE (830) 249-0600 – FAX (830) 249-0099 - TBPE Firm #4512 – www.matkinhoover.com
February 20, 2019
Ms. Sofia Nelson, CNU-A
Planning Director
City of Georgetown TX
Dear Ms. Nelson,
Matkin Hoover is submitting this application for an amendment to the City of Georgetown’s 2030
Comprehensive Plan on behalf of the property owner and developer for an area of land located in the
southeast corner of the City’s ETJ. This application is filed concurrently with a request for annexation
and zoning.
The Future Land Use Plan designates this area as an area of Low Density Residential (LDR) use. Our
request is to amend the map to reflect a development category of Moderate Density Residential (MDR).
The current Future Land Use Plan, a component of the 2030 Comprehensive plan was adopted in 2008,
when this area was primarily rural and mostly located in the City of Georgetown Extra Territorial
Jurisdiction. Several limiting factors contributed to the designation, including limited transportation
facilities and limited access to public sewer infrastructure.
The City of Georgetown adopted the Overall Transportation Plan in 2008 as part of the 2030
Comprehensive Plan. In 2015, the OTP went through a revision to better address the growth patterns of
the City and the ETJ. Some of the changes included changing the identification of key roadways
throughout the community, and potential future alignments. In addition, Williamson County adopted its
Long Range Thoroughfare Plan in 2009, with amendments adopted in 2013. The changes to road
classifications in this area lend themselves to a higher density of residential and commercial
development. Furthermore, the current expansion of FM 1460 and future expansions of other key
roadways in the area provide a larger transportation network, suited for higher capacity, ideal for
moderate density residential development.
Continued growth in the region has driven expansion of the City’s wastewater infrastructure, providing
service for residential and commercial developments. The infrastructure also supports civic facilities,
including the proposed school at the northeast corner of the primary intersection.
The proposed comprehensive plan amendment promotes the health, safety and general welfare for the
City by providing an orderly development in a region of the City that is growing rapidly. The area is
composed mostly of smaller lot residential subdivisions, including the new Kasper property to the west
and Saddlecreek to the north. A new elementary school is proposed at the intersection, which will be
supported by higher density developments in the area. The expanding transportation network and
growing commercial services in the area support a larger population in the region.
The proposed change is necessary to support the growth patterns seen in the region and limits the
impact on City services. New sewer facilities are being constructed in the area to serve the new
residential developments, reducing the impact of the higher density development on the overall system.
Page 64 of 150
‘MH
In addition, the water service for the general subject area is provided by the Jonah Water Special Utility
District, which limits the impact on the Georgetown Utility Systems service network.
Our analysis of the 2030 Comprehensive Plan, the Unified Development Code and development changes
within the defined area warrants a designation change from the existing Low Density Residential
category to the Moderate Density Residential category. We appreciate the opportunity to present this
project.
Sincerely,
Matt Synatschk
Matkin Hoover Engineering and Survey
Page 65 of 150
Patterson Ranch
2019-2-CPA
Planning & Zoning Commission
April 16, 2019
Page 66 of 150
2019-2-CPA
To amend 112.85 acres of the Future Land Use Map
from Low Density Residential to Moderate Density
Residential, located near the intersection of
Southwestern Blvd. and CR 1110
Items Under Consideration
Page 67 of 150
Fairhaven (fka Kasper)
Saddlecreek
Teravista
GISD ES #11
Gatlin Crossing
Pinnacle Park
La Conterra
Page 68 of 150
Aerial
Fairhaven (fka Kasper)
Saddlecreek
Teravista
GISD ES #11
Gatlin Crossing
Pinnacle Park
La Conterra
Page 69 of 150
Zoning
Public Facilities (PF)
PUD with RS Base
Zoning
Agriculture (AG)
Page 70 of 150
Future Land Use
Low Density
Residential (LDR)
Community
Commercial Node
Mixed Use
Neighborhood
Center
Employment Center
Page 71 of 150
•Typically single-family neighborhoods that can be accommodated at a
density of 3.1 and 6 dwelling units per gross acre
•Can include small-lot detached and attached single-family dwellings
(townhomes)
•May support complementary non-residential uses along arterial roadways
such as neighborhood-serving retail, office, institutional, and civic uses
•Standards should be established to maximize compatibility of these uses
with adjacent land uses, minimize traffic congestion and overloading of
public infrastructure, and also ensure a high standard of site, landscape, and
architectural design.
Moderate Density Residential
Page 72 of 150
UDC Section 3.04.030. The City Council shall consider the following approval
criteria for Comprehensive Plan changes:
Criteria For Comprehensive Plan Amendment Complies Does Not
Comply
Partially
Complies
The application is complete and the information contained
within the application is sufficient and correct enough to
allow adequate review and final action;
X
The amendment promotes the health, safety or general
welfare of the City and the safe orderly, and healthful
development of the City;
X
Page 73 of 150
UDC Section 3.04.030.B The City Council shall consider the following guidelines
for Comprehensive Plan changes:
Criteria For Comprehensive Plan Amendment
The effect of the proposed change on the need for City services and facilities;
The compatibility of the proposed change with the existing uses and development patterns of nearby
property and with the character of the neighborhood;
The implications, if any, that the amendment may have for other parts of the plan;and
The need for the proposed change;
Page 74 of 150
Page 75 of 150
•A legal notice advertising the public hearing was placed in
the Sun Newspaper on March 31, 2019.
•To date, staff has received zero (0) written comments in
regarding the application.
Public Notice
Page 76 of 150
Public Hearing and possible action on a request for a
Comprehensive Plan Amendment to change the Future Land Use
designation from Low Density Residential to Moderate Density
Residential on an approximately 112.85-acre tract in the Williams
Addition Survey, Abstract No. 21, generally located at 4301
Southwestern Blvd, to be known as Patterson Ranch
Per UDC Section 3.06.020 E, the Planning and Zoning Commission
shall hold a Public Hearing… and make a recommendation to the
City Council
Summary
Page 77 of 150
Planning and Zoning Commission
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 1 of 7
Report Date: April 12, 2019
Case No: 2019-2-CPA
Case Manager: Chelsea Irby, Senior Planner
Item Details
Project Name: Patterson Ranch
Project Address: 4301 Southwestern Blvd, near the corner of Southwestern Blvd and CR 110
Total Acreage: 112.85
Legal Description: 112.85 acres in the William Addison Survey, Abstract No. 21
Applicant: Matkin Hoover Engineering c/o Matt Synatschk
Property Owner: Glenn Patterson
Request: Comprehensive Plan Amendment to change the Future Land Use designation from
Low Density Residential to Moderate Density Residential
Case History: This is the first public hearing for this case.
Location Map
Page 78 of 150
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 2 of 7
Overview of Applicant’s Request
As stated in the applicant’s Letter of Intent (Exhibit 3), the applicant has initiated a request to change the
Future Land Use category of approximately 112.85 acres from the Low Density Residential (LDR) category
to the Moderate Density Residential (MDR) category. The applicant is requesting the Comprehensive Plan
Amendment to support the Annexation with Zoning application (2019-3-ANX). The applicant’s intent is to
develop a residential subdivision with supporting commercial uses. The applicant’s request for
Residential Single-Family (RS) and General Commercial (C-3) zoning upon annexation is not consistent
with the Low Density Residential (LDR) Future Land Use category because the LDR category is intended
for densities under three swelling units per acre. Therefore, the applicant is submitting this
Comprehensive Plan Amendment (CPA) to change the Future Land Use Map to a category consistent
with the proposed use of the subject property.
The CPA application will precede the associated Annexation with Zoning application to allow the
Commission and Council to fully evaluate and determine the appropriateness of the Future Land Use
category on this site. If the Commission and Council deny this CPA request, the subsequent Annexation
with Zoning request would also not be consistent with the current Future Land Use category.
Site Information
Location:
The property is located in the City’s ETJ, south of Sam Houston Ave and west of SH-130. More
specifically, the property is located near the intersection of Southwestern Blvd and CR 110.
Physical and Natural Features:
The property is currently undeveloped with a single-family structure. It has little tree cover and has a
water feature (small pond and creek) that runs through the middle of the property.
Surrounding Properties:
The surrounding area was generally undeveloped farmland, but has recently started to development into
residential subdivisions. Two large subdivisions nearby are Fairhaven (fka Kasper) to the west and
Saddlecreek to the north. Below is a summary of the zoning, Future Land Use, and existing use of the
adjacent properties.
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North N/A - ETJ
Low Density Residential
(LDR)
Undeveloped, single-family
homes South N/A - ETJ
East N/A - ETJ
West
PUD with a base district
of Residential Single-
Family (RS), and Public
Facilities (PF)
Fairhaven (fka Kasper)
residential development and
Georgetown ISD school site
Page 79 of 150
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 3 of 7
Aerial Map
Property History
This is the first development application for this property. Until this time, it has been family land
belonging to the Patterson Family.
Transportation
The subject property is situated at the northeast corner of Southwestern Blvd (a Minor Arterial roadway)
and CR 110 (a Major Arterial roadway). At the time of platting, ROW dedication on Southwestern Blvd
and CR 110 would be required. Platting would also require additional roadway to be constructed to
support the residential development.
Minor Arterials
Arterial streets provide traffic movement through and between different areas within the city and access
to adjacent land uses. Access is more controllable because driveway spacing requirements are much
greater and, if safety dictates, overall access can be limited to specific turning movements. Minor Arterials
connect lower functional classifications and major arterials and tend to be shorter in distance.
Major Arterials
Arterial streets provide traffic movement through and between different areas within the city and access
to adjacent land uses. Access is more controllable because driveway spacing requirements are much
greater and, if safety dictates, overall access can be limited to specific turning movements. Major Arterials
connect major traffic generators and land use concentrations and serve much larger traffic volumes over
Fairhaven (fka Kasper)
Planned Unit Development
with RS base zoning
Page 80 of 150
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 4 of 7
greater distances.
Utilities
The subject property is located within the Jonah SUD service area for water, and Oncor service area for
electric. The City of Georgetown will be the wastewater provider upon approval of the Annexation (2019-
3-ANX). It is anticipated that there is adequate capacity to serve the subject property at this time. A Utility
Evaluation will be required at time of Subdivision Plat and Site Development Plan to determine capacity
and any necessary utility improvements.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for the property is Low Density Residential. A portion of the property
is also located with the Community Commercial node at the intersection of CR 110 and Southwestern
Blvd. This request does not include changing the Community Commercial designation and the node will
remain in place.
The Low Density Residential category includes the city’s predominantly single-family neighborhoods that
can be accommodated at a density between 1.1 and 3 dwelling units per gross acre. Conservation
subdivisions are also encouraged in this land use district. Modifications to development standards
applicable to this category could address minimum open space requirements, public facility impacts, and
greater roadway connectivity. This category may also support complementary non-residential uses along
arterial roadways such as neighborhood-serving retail, office, institutional, and civic uses, although such
uses may not be depicted on the Future Land Use Map. Standards should be established to maximize
compatibility of these uses with adjacent land uses, minimize traffic congestion and overloading of public
infrastructure, and also ensure a high standard of site, landscape, and architectural design.
Growth Tier:
The subject property is located in Growth Tier 2. Tier 2 lies outside the city limits, but within the City’s
Extraterritorial Jurisdiction (ETJ). When the Comprehensive Plan was written in 2008, it was anticipated
this area likely will be needed to serve the city’s growth needs over the next 10-20 years. Until annexation
occurs, City land use and development controls are limited to subdivision review and signage, and in
some cases building permits where City utilities are connected to new construction. However, the City
may consider requests for annexation, extension of City services, and rezonings in this area. The City
should first examine such requests based on objective criteria, such as contiguity (Policy 3A.2) and then
require applicants to conduct a comprehensive impact assessment demonstrating that impacts can be
adequately mitigated.
Proposed Future Land Use Category
The applicant is seeking to change the Future Land Use category from Low Density Residential (LDR) to
Moderate Density Residential (MDR).
As defined in the 2030 Comprehensive Plan, This land use category comprises single family
neighborhoods that can be accommodated at a density ranging between 3.1 and 6 dwelling units per gross
Page 81 of 150
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 5 of 7
acre, with housing types including small-lot detached and attached single-family dwellings (such as
townhomes).
As in the preceding category, the Moderate-Density Residential category may also support
complementary non-residential uses along arterial roadways such as neighborhood-serving retail, office,
institutional, and civic uses, although such uses may not be depicted on the Future Land Use Map.
Standards should be established to maximize compatibility of these uses with adjacent land uses,
minimize traffic congestion and overloading of public infrastructure, and also ensure a high standard of
site, landscape, and architectural design.
Inter Departmental, Governmental, and Agency Comments
The proposed amendment was reviewed by the applicable City departments. No comments were issued
regarding the amendment request.
Staff Analysis
The Future Land Use Plan is a component/element of the 2030 Plan. It is a holistic view of Georgetown
and provides guidance for land uses in a more broad based approach (as opposed to zoning). The Future
Land Use Map provides guidance for zoning decisions. It does not necessarily reflect the present use of
land or existing zoning district designations. Rather, the Future Land Use Map depicts the array and
distribution of land uses as they are expected to exist in 2030.
The UDC identifies that amendments to the 2030 Plan may be considered when the request maintains
sound, stable, and desirable development that is consistent with the goals and policies of the 2030 Plan.
Below is a summary of land use goals stated within the 2030 Plan used to evaluate this request:
• Promote sound, sustainable, and compact development patterns with balanced land uses, a
variety of housing choices, and well integrated transportation, public facilities, and open space
amenities.
• Attract desired forms of balanced development, creating quality urban, suburban, and rural places
that offer a choice of setting and lifestyle.
• Encourage residential developments that are well-connected to the larger community, planned
and designed to complement the heritage and natural character of the City, and offer a variety of
housing types and price ranges.
• Encourage sound, compact, and quality growth, including pedestrian-friendly development
patterns that incorporate mixed-uses, a variety of densities, and resource conservation while
accommodating public transportation, alternative fuel vehicles, biking, and walking as convenient
substitutes for automobile use.
• Encourage the staged, orderly expansion of contiguous development to coincide with the
expansion of roads and infrastructure.
Additionally, the UDC establishes approval criteria in analyzing the long term effects of a Comprehensive
Plan Amendment. Staff has reviewed the proposed request and has found that it complies with the
criteria established in UDC Section 3.04.030 for a Comprehensive Plan Amendment, as outlined below:
Page 82 of 150
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 6 of 7
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is
complete and the
information contained
within the application is
sufficient and correct
enough to allow adequate
review and final action;
Complies
An application must provide the
necessary information to review and
make a knowledgeable decision in order
for staff to schedule an application for
consideration by the Planning and
Zoning Commission and City Council.
This application was reviewed by staff
and deemed to be complete.
2. The Amendment
promotes the health,
safety or general welfare
of the City and the safe
orderly, and healthful
development of the City.
Complies
The proposed amendment to the Future
Land Use map promotes orderly
development because it is consistent with
the development trends of the
surrounding area and supports the
Community Commercial node planned
at Southwestern Blvd. and CR 110.
In addition to the approval criteria above, Section 3.04.030.B of the UDC contains the following guidelines
when considering an amendment.
APPROVAL CRITERIA STAFF COMMENTS
1. The need for the proposed
change;
The applicant states there is a need for the proposed
amendment to support the Annexation and Zoning that are
being requested to accommodate the intended development
on the subject property (2019-3-ANX). The zoning category
of Residential Single-Family is most appropriate in the
Moderate Density Residential (MDR) Future Land Use
category due to the allowed density of the zoning.
Staff has identified this area as one that will need to be
reviewed during the City-initiated Comprehensive Plan
Update process due to the development that has occurred
since the designation of Low Density Residential.
2. The effect of the proposed
change on the need for City
services and facilities;
The proposed amendment would change the required
demand for additional service and facilities. The zoning
districts that are suitable in suitable in the Moderate Density
Residential areas, like Residential Single-Family (RS) have a
minimum lot size of 5,500 square feet. This would also be a
greater density that what would be anticipated for the Low
Density Residential areas. This level of density is consistent
with the surrounding areas and suitable infrastructure has
been extended to serve those adjacent developments.
3. The compatibility of the
proposed changes with the
existing uses and development
This designation change would still be compatible with the
nearby properties and character of the area. The two major
residential developments that are to the north and west
Page 83 of 150
Planning Department Staff Report
2019-2-CPA
Patterson Ranch Page 7 of 7
APPROVAL CRITERIA STAFF COMMENTS
patterns of nearby property and
with the character of the
neighborhood; and
have a Planned Unit Development (PUD) with a base
zoning district of Residential Single-Family (RS) and have
developed at a density that is compatible with the
Moderate Density Residential (MDR) Future Land Use
category, which is 3 to 6 dwelling units/acre, as well as the
proposed density of the development on the subject tract.
Additionally, the increase in density support the
Community Commercial node that is designated at
Southwestern Blvd. and CR 110.
4. The implications, if any, that the
amendment may have for other
parts of the Plan.
The proposed amendment would facilitate the type of
development that is trending on the east side of IH-35. The
subject property is approximately 3.5 miles east of IH-35.
There are many different development types on the east
side of IH-35 including, Teravista, Gatlin Crossing,
Fairhaven (fka Kasper), and Saddlecreek. Each of these
subdivisions are developing at a density that is consistent
with the Moderate Density Residential designation, which
is appropriate given the proximity to a two existing
freeways (IH-35 and SH-130).
In summary, staff finds the proposed change from Low Density Residential (LDR) to Moderate Density
Residential (MDR) is appropriate because is compatible with the development trends of the area.
Public Comments
As required by the Unified Development Code (UDC), a legal notice advertising the public hearing was
placed in the Sun Newspaper (March 31, 2019). To date, staff has received zero (0) written comments
regarding the application.
Meetings Schedule
April 16, 2019 – Planning and Zoning Commission Public Hearing and Recommendation
May 14, 2019 – City Council Public Hearing and First Reading of the Ordinance
May 28, 2019 – City Council Second Reading of the Ordinance
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Letter of Intent
Page 84 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request for a C omprehensive P lan Amendment to change the
F uture Land Us e designation from Low Dens ity R esidential to Moderate Dens ity R esidential on an
approximately 100.39-acre trac t in the Is aac Donagan s urvey, Abstract No. 178, generally located at 4901
West S tate Highway 29, to be known as C ole Estates (2019-3-C PA). Michael P atros ki, P lanner.
IT E M S UMMARY:
Overview of the Applicant’s Request:
T he applic ant is requesting to amend the C ity of G eorgetown’s C omprehens ive P lan to change the F uture
Land Us e designation from Low Dens ity R esidential to Moderate Dens ity R esidential. T he applicant is
propos ing to develop the 100.39 ac re tract of land with 72.958 ac res designated for s ingle-family
res idential, 15.613 ac res designated for commerc ial, and 11.819 acres dedicated for multi-family. Bec ause
of this, the applicant is also requesting the des ignation of R es idential S ingle-F amily (R S ), Loc al
C ommercial (C -1) and Low Density Multi-F amily (MF -1) zoning dis tric ts upon annexation should this
amendment be approved (C ase No. 2019-2-ANX).
S taff Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ). S taff has
determined that the request meets the criteria for approval under S ec tion 3.04.30 of the Unified
Development C ode as outlined in the attac hed S taff R eport.
Public Comments:
As required by the Unified Development C ode (UDC ), a legal notice advertis ing the public hearing was
placed in the S un Newspaper Marc h 31, 2019. As of the publication date of this report, staff has rec eived
0 written c omments in favor or in oppos ition of the reques t.
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Mic hael P atroski, P lanner
AT TAC H ME N T S:
Description Type
Staff Report Cover Memo
Exhibit 1-Location Map Backup Material
Exhibit 2- Conceptual Land Us e Draft Backup Material
Exhibit 3- March 26, 2019 CC Pres entation Cover Memo
Page 85 of 150
Planning and Zoning Commission
Planning Department Staff Report
2019-3-CPA
Cole Estates Page 1 of 7
Report Date: April 8, 2019
Case No: 2019-3-CPA
Case Manager: Michael Patroski, Planner
Item Details
Project Name: Cole Estates
Project Address: 4901 West Highway 29
Total Acreage: 100.39
Legal Description: 100.39-acres of the Isaac Donagan Survey, Abstract No. 178
Applicant: Griffith Consulting, c/o James W. Griffith, P.E., RPLS
Property Owner: Overlook at San Gabriel LLC/ Manager Sathibabu Chakka
Request: Comprehensive Plan Amendment to change the Future Land Use designation from
Low Density Residential to Moderate Density Residential.
Case History: This is the first public hearing for this case.
Page 86 of 150
Planning Department Staff Report
2019-3-CPA
Cole Estates Page 2 of 7
Overview of Applicant’s Request
The applicant has initiated a request to change the Future Land Use category of approxim ately 100.39
acres from the Low Density Residential to Moderate Density Residential designation to the subject
property Local Commercial (C-1), Low Density Multi-Family (MF-1), and Residential Single-Family (RS)
zoning district to develop the property with a mix of uses including residential and commercial. The MF-
1 district is not consistent with the current Low Density Residential category, therefore, the applicant is
submitting this Comprehensive Plan Amendment (CPA) to change the Future Land Use to a c ategory
consistent with the proposed use on the subject property and surrounding area.
The CPA application will precede the associated Annexation with Zoning application to allow the
Commission and Council to fully evaluate and determine the appropriaten ess of the Future Land Use
category on this site. If the Commission and Council deny this CPA request, the subsequent Annexation
with Zoning request would also not be supported due to its incompatibility with the current Future Land
Use category.
Site Information
Location:
The subject site is located between Old Creekside Road and the Crescent Bluff Section 1 Subdivision in the
City of Georgetown’s ETJ.
Physical and Natural Features:
The subject site is currently undeveloped. The landscape is predominately flat with a large quantity of
trees through the 110.39-acre tract. The South Fork of the San Gabriel River runs through the subject
property along its south boundary line.
Surrounding Properties:
The subject site is situated between W SH 29 and South San Gabriel River with predominantly vacant land
surrounding the property. However, a variety of residential developments have been approved for the
surrounding properties within Municipal Utility District’s (MUD) including Crescent Bluff, Water Oak,
Oaks at San Gabriel, and Cimarron Hills. As these surrounding properties develop, the subject site’s
proposed zoning would reflect those developments.
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North ETJ Moderate Density
Residential Auto Repair Shop
South ETJ Open Space Open Space-South Fork San
Gabriel River
East ETJ Low Density
Residential Vacant
West ETJ Low Density
Residential Vacant
Page 87 of 150
Planning Department Staff Report
2019-3-CPA
Cole Estates Page 3 of 7
Property History
The subject site is currently located in the City of Georgetown’s ETJ. The applicant has submitted an
application to have the Future Land Use Map changed to establish a designation of the property to
accommodate their proposed concept plan for the 100.39 -acre tract of land.
A Preliminary Plat was approved for the subject property for single-family residential and commercial
development; however, this Preliminary Plat expired in February 2019. Since this time, the applicant has
decided to revise the project to allow for more and higher density de velopment tan what was previously
approved, and reinitiate the entitlement process, thus the reason for this request.
Transportation
The subject site is currently located along W SH 29, an existing major arterial in accordance with the City’s
Overall Transportation Plan. The frontage for this property along W SH 29 is an estimated 706.5 feet.
Arterial streets provide traffic movement through and between different areas within the city and access
to adjacent land uses. Access is more controllable because d riveway spacing requirements are much
greater and, if safety dictates, overall access can be limited to specific turning movements. Major Arterials
connect major traffic generators and land use concentrations and serve much larger traffic volumes over
greater distances.
Crescent Bluff
Water Oak
Oaks at San
Gabriel
Cimarron
Hills
Page 88 of 150
Planning Department Staff Report
2019-3-CPA
Cole Estates Page 4 of 7
Utilities
The subject site is located within the City’s service area for water. Additionally, it is located within the
Pedernales Electric Cooperative (PEC) service area for electric. If this site is to be annexed, the property
will be in City’s service area for wastewater. There is capacity in the current line because of the city’s
investment in the South San Gabriel Interceptor. A Utility Evaluation will be required at the time of
Subdivision Plat and Site Development Plan to determine capacity and an y necessary utility
improvements.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for the site is Low Density Residential. This category includes the
city’s predominantly single-family neighborhoods that can be accommodated at a density between 1.1 and
3 dwelling units per gross acre. Conservation subdivisions are also encouraged in this land use district.
Modifications to development standards applicable to this category could address minimum open space
requirements, public facility impacts, and greater roadway connectivity.
Growth Tier:
The subject site is located within Growth Tier 2(Intermediate Growth Area 10-20 years). Tier 2 is the area
within the ETJ where growth and the provision of public facilities are anticipated beyond the next 10 years
and where premature, fragmented, leapfrog, or inefficient development is discouraged by the City. Until
annexation occurs, land use and development controls are limited to subdivision review and signage, and
in some cases building permits where City utilities are connected to new construction. However, the City
may consider request for annexation, extension of City services, and rezoning’s in this area.
Proposed Future Land Use Category
As shown in Exhibit 2, the applicant is seeking to change the Future Land use category from Low Density
Residential to Moderate Density Residential.
This land use category comprise single family neighborhoods that can be accommodate at a density
ranging between 3.1 and 6 dwelling units per gross acre, with housing types including small-lot detached
and attached single-family dwellings (such as townhomes).
As in the preceding category, the Moderate -Density Residential category may also support
complementary non-residential uses along arterial roadways such as neighborhood serving retail, office,
institutional, and civic uses, although such uses may not be depicted on the Future Land Use Map.
Standards should be established to maximize compatibility of these uses with adjacent land uses,
minimize traffic congestion and overloading of public infrastructure, and also ensure a high standard of
site, landscape, and architectural design.
Inter Departmental, Governmental, and Agency Comments
The proposed amendment was reviewed by the applicable City departments. No comments were issued
regarding the amendment request.
Page 89 of 150
Planning Department Staff Report
2019-3-CPA
Cole Estates Page 5 of 7
Staff Analysis
The Future Land Use Plan is a component/element of the 2030 Comprehensive Plan. It is a holistic view of
Georgetown and provides guidance for land uses in a more broad based approach (as opposed to zoning).
The Future Land Use Map provides guidance for zoning decisions . It does not necessarily reflect the
present use of land or existing zoning district designations. Rather, the Future Land Use Map depicts the
array and distribution of land uses as they are expected to exist in 2030.
The UDC identifies that amendments to the 2030 Plan may be considered when the request maintains
sound, stable, and desirable development that is consistent with the goals and policies of the 2030 Plan.
Below is a summary of land use goals stated within the 2030 Plan used to evaluate this request.
Promote sound, sustainable, and compact development patterns with balanced land uses, a
variety of housing choices, and well integrated transportation, public facilities, and open space
amenities.
Attract desired forms of balanced development, creating quality urban, suburban, and rural places
that offer a choice of setting and lifestyle.
Encourage residential developments that are well-connected to the larger community, planned
and designed to compliment the heritage and natural character of the City, and offer a variety of
housing types and price ranges.
Encourage sound, compact, and quality growth, including pedestrian-friendly development
patterns that incorporate mixed-uses, a variety of densities, and resource conservation while
accommodating public transportation, alternative fuel vehicles, biking, and walking as convenient
substitutes for automobile use.
Encourage the staged, orderly expansion of contiguous development to coincide with the
expansion of roads and infrastructure.
Additionally, the UDC establishes approval criteria in analyzing the long term effects of a Comprehensive
Plan Amendment. Staff has reviewed the proposed request and has found that it partially complies with
the criteria established in UDC Section 2.06.030 for a Comprehensive Plan Amendment, as outlined below:
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
1. The application is complete
and the information contained
within the application is
sufficient and correct enough
to allow adequate review and
final action;
Complies An application must provide the necessary
information to review and make a
knowledgeable decision in order for staff to
schedule an application for consideration
by the Planning and Zoning Commission
and City Council. This application was
reviewed by staff and deemed to be
complete.
2. The Amendment promotes
the health, safety, or general
welfare of the City and the
safe orderly, and healthful
Partially Complies The proposed amendment would be in line
with Goal 1-Policies and Actions of the
Comprehensive Plan by promoting more
compact, higher development within
Page 90 of 150
Planning Department Staff Report
2019-3-CPA
Cole Estates Page 6 of 7
APPROVAL CRITERIA FINDINGS STAFF COMMENTS
development of the City. appropriate infill locations. While the
subject site does not fall within the strict
definition of an infill location due to the
surrounding undeveloped land, it is located
within a portion of a city (and outside of its
jurisdiction) that is seeing exponential
growth through the development of master
planned communities. However, Goal 3-
Policies and Actions aims to limit sprawl and
promote sustainable patterns of land use,
particularly along the city’s fringe.
Continuation of Moderate Density
Residential Development in this portion of
the city should be taken into consideration,
particularly as remaining undeveloped
large tracts of land remain between this site
and the current city limits. Allowing for
higher density at each end of a designated
low density area may further encourage
sprawl.
In addition to the approval criteria above , Section 3.04.030.B of the UDC contains the following guidelines
when considering an amendment:
APPROVAL CRITERA STAFF COMMENTS
1. The need for the proposed
change;
The proposed development for this property includes multi-
family and approximately 5,500 sq.ft. or larger single-family
residential lots, with densities ranging between 7 to 14 units
per acre. The current FLU designation only supports
residential development ranging between 1.1 and 3 dwellin g
units per acre. To accommodate the proposed development, a
FLU map amendment is required.
2. The effect of the proposed
change on the need for City
services and facilities;
There is currently a 24” waterline along HWY 29 and a
recently improved wastewater line along the South San
Gabriel River. Both have the capacity to serve the property at
the proposed Moderate Density Residential development.
3. The compatibility of the
proposed changes with the
existing uses and development
patterns of nearby property and
with the character of the
neighborhood; and
The proposed amendment would not negatively impact the
immediate surrounding uses as this portion of the City has
developed with a mix of uses, including Single-Family
Residential and Non-Commercial uses along major arterials.
This proposal is consistent with the requested Future Land
Use category. If the site were to have its Future Land Use
Category changed, it would then match the adjacent property
to the North and East, which have been developed with
Page 91 of 150
Planning Department Staff Report
2019-3-CPA
Cole Estates Page 7 of 7
APPROVAL CRITERA STAFF COMMENTS
commercial property along the major arterial and single-
family residential neighborhoods next to or behind the
commercial uses.
4. The implications, if any, that the
amendment may have for other
parts of the Plan.
This site is located at a place within the ETJ where growth and
the provisions of public facilities has not been anticipated for
approximately the next 10 years. While the proposed Future
Land Use would allow a range of uses, careful consideration
should be given to the development pattern from the city core
to the outer fringe. Consideration should also be given to the
appropriateness of Low Density Residential in the City’s outer
fringe along with the need for diversity in land uses and
densities. The recent trend among residential development
along W SH 29’s is similar in characteristics to Moderate
Density Residential, however these Moderate Density
developments are developing in pockets intermixed with Low
Density Residential developments.
Based on the findings listed above, staff finds that t he requested amendment partially complies with the
approval criteria. The requested Moderate Density Residential Future Land Use designation would bring
the property consistent with other master planned community developments within the immediate
vicinity, particularly to the north and east. However, there remains undeveloped property within this
portion of the city and the current city limits. Continuing to allow higher density development within this
area merits further discussion to ensure the policies a lign with the City’s vision for the SH29 corridor.
Public Comments
As required by the Unified Development Code (UDC), a legal notice advertising the public hearing was
placed in the Sun Newspaper March 31, 2019. To date, staff has received zero (0) written comments
regarding the application.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Conceptual Land Plan Draft
Exhibit 3 – March 26, 2019 CC Presentation
Page 92 of 150
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Page 93 of 150
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Page 94 of 150
Cole Estates
2019-1-ANX
City Council
March 26, 2019
1Page 95 of 150
Item(s) under consideration
•2019-1-ANX
–Consideration and possible action to approve
a Resolution granting the petition for the voluntary
annexation of an approximate 126.06-acre tract of land
consisting of approximately 100.390 acres in the Isaac
Donagan Survey, Abstract No. 178, and approximately 25.670
acres of State Highway 29 (SH 29), a right-of-way of varying
width of record described to the State of Texas,designation of
initial zoning of Local Commercial (C-1)(15.613 acres),
Residential Single-Family (RS)(72.958 acres), and Low Density
Multi-Family (MF-1)(11.819 acres) zoning districts, and
directing publication of notice for proposed annexation, for
the property generally located at 4901 West SH 29 to be
known as Cole Estates.
Page 96 of 150
Location Map
3Page 97 of 150
Aerial Map
4Page 98 of 150
Annexation Process
Resolution Public
Hearing #1
Public
Hearing #2
1st Reading
of an
Ordinance
2nd
Reading of
an
Ordinance
P&Z PH and
Recommendation –
Comprehensive Plan
Amendment
P&Z PH and
Recommendation -
Zoning
Page 99 of 150
Tentative Schedule
March 26, 2019: Resolution granting the Petition for
Annexation with initial zoning designations
May 21, 2019: Planning & Zoning Public Hearing (initial
zoning designations only)
June 11, 2019: 1st Public Hearing held at City Council
Meeting @ 3pm
June 11, 2019: 2nd Public Hearing held at City Council
Meeting @ 6pm
July 9, 2019: 1st Reading of Ordinance at City Council
Meeting
July 23, 2019: 2nd Reading of Ordinance at City Council
Meeting
6Page 100 of 150
Summary
–A Resolution of the City Council of the City of Georgetown,
Texas, granting a petition for the voluntary annexation of an
approximate 126.06-acre tract of land consisting of
approximately 100.390 acres in the Isaac Donagan Survey,
Abstract No. 178, and approximately 25.670 acres of State
Highway 29 (SH 29), a right-of-way of varying width of record
described to the State of Texas,designation of initial zoning of
Local Commercial (C-1)(15.613 acres), Residential Single-
Family (RS)(72.958 acres), and Low Density Multi-Family (MF-
1)(11.819 acres) zoning districts, and directing publication of
notice for proposed annexation, for the property generally
located at 4901 West SH 29 to be known as Cole Estates.
Page 101 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on proposed amendments to C hapter 6, R es idential Development
S tandards , C hapter 8, Tree P reservation, Landsc aping and F encing, and C hapter 13, Infras tructure and
P ublic Improvements, of the Unified Development C ode relative to the parkland dedic ation requirements
(Amendment No. 3). S ofia Nels on, C NU-A, P lanning Director, and Kimberly G arrett, P arks and
R ecreation Director.
IT E M S UMMARY:
P arkland dedic ation is one of the many standards a munic ipality may impose for all res idential subdivisions
and development of land within its jurisdic tion to promote the health, safety, morals , or general welfare, as
well as the s afe, orderly, and healthful development of the munic ipality. T his is ac complished by ens uring
that new residential development is adequately served by essential public fac ilities and s ervic es , inc luding
park and recreational facilities . Development s eeking or requiring public facilities mus t be in ac cordance
with the C omprehensive P lan, to inc lude the P arks Mas ter P lan and R egional Trail Master P lan, and meet
the minimum s tandards of the Unified Development C ode (UDC ).
To continue with thes e goals and polic ies , the C ity C ouncil directed staff to review and update the UDC ’s
s tandards and c urrent parkland dedic ation requirements as part of the 2016 and 2018 UDC Annual R eview
processes. T he purpose of this amendment is to incorporate needed c hanges and recommendations from
the P arks and R ec reation Advisory Board to ens ure cons is tency with the P arks Master P lan.
Proposed Amendments:
P ropos ed c hanges to the UDC inc lude an inc reas e in the fee in lieu of parkland dedic ation fee to reflect real
land values ; inc lusion of a park improvement fee s o that the cost of building the park is on the residential
developer rather than the C ity; and allowing partial credit for private neighborhood parks meeting certain
criteria (Exhibit A). A summary of the propos ed amendments have been inc luded as Exhibit B.
O n March 6, 2019, the P lanning Department hosted an O pen House on various UDC Amendments , to
inc lude the potential c hanges to the parkland dedication requirements to addres s ques tions and obtain
public input. C omments rec eived are included as Exhibit C .
S taff's Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ). S taff has
determined that the propos ed amendments meet the criteria establis hed in UDC S ec tion 3.05.050 for a Text
Amendment. P articularly, s taff finds:
1. T he proposed amendments promote the health, s afety or general welfare o f the C ity and the s afe,
orderly, and healthful development of the C ity by continuing to ensure new res idential development is
adequately s erved by es s ential public facilities and services, including park and rec reational fac ilities.
2. T he proposed amendments are cons is tent with the C o mp rehens ive P lan as the revised standards
further implement the policies and recommendations of the P arks Mas ter P lan by ensuring new parks
and recreational facilities meet the level of service and minimum standards of neighborhood parks;
3. T he p ro p o s ed amendments are necessary to address c o nditio ns that have changed in the C ity as a
Page 102 of 150
res ult of growth, c urrent park inventory, and level of service needed to serve future residents as
recommended from the P arks Mas ter P lan (5 acres fo r every 1,000 res id ents for a neighborhood
park);
4. T he proposed amendments would pos itively imp act the community by ens uring ad eq uate parks and
recreational facilities serve future residents of the C ity and its extraterritorial jurisdic tion; and
5. T he proposed amendments are in c onformance with other applic able S ec tions of the C ity C ode.
Public Comments:
As required by the Unified Development C ode (UDC ), a legal notice advertis ing the public hearing was
placed in the S un Newspaper (Marc h 24, 2019). As of the public ation date of this report, s taff has not
received additional comments from the Marc h 6, 2019 O pen Hous e (Exhibit C ).
UD C Advisory Committee Recommendation:
At their April 10, 2019 meeting, the UDC AC unanimously rec ommended approval of the propos ed
amendments.
Parks and Recreation Advisory Board:
At their April 11, 2019 meeting, the P arks and R ec reation Advisory Board unanimously rec ommended
approval of the propos ed amendments .
Next S teps:
T he proposed amendments will be c onsidered on the following dates :
April 10, 2019 - C ons ideration and rec ommendation by the UDC Advis ory C ommittee -
C O MP LET E
April 11, 2019 - C onsideration and recommendation by the P arks and R ecreation Advis ory Board -
C O MP LET E
April 16, 2019 - C ons ideration and rec ommendation by the P lanning and Zoning C ommis s ion
April 23, 2019 - C ons ideration by the C ity C ounc il
May 14, 2019 - C ons ideration and F inal Action by the C ity C ouncil
F IN AN C IAL IMPAC T:
P ropos ed amendments to the parkland dedic ation requirements include revis ions to the rate to c alculate
fee-in-lieu of dedication to matc h current median land value within the C ity’s juris diction, as well as
inc lusion of a new P ark Improvement F ee to develop dedicated public parkland.
S UB MIT T E D B Y:
Andreina Dávila-Q uintero, AI C P, C urrent P lanning Manager
AT TAC H ME N T S:
Description Type
Exhibit A - Parkland Dedication Requirements Proposed
Amendments Exhibit
Exhibit B - Parkland Dedication Requirements s ummary of proposed
changes
Backup Material
Exhibit C - Public Comments Backup Material
Page 103 of 150
Parkland Dedication Requirements *** DRAFT ***
UDC Amendment No. 3 Printed on Apr. 2, 19
Added language is underlined Page 1 of 1 Chapter 6
Deleted language is strikethrough
Chapter 6 ‐ RESIDENTIAL DEVELOPMENT STANDARDS
***
SECTION 6.06. ‐ COMMON AMENITY AREA
Sec. 6.06.010. ‐ Applicability.
The provisions of this Section apply to:
A. Townhouses;
B. Attached or detached multifamily development;
CB. Manufactured housing parks; and
DC. Any development type where three or more than two dwelling units are located on the
same a single lot or parcel, with each dwelling unit located in a structure with three or more
dwelling units.
***
***
Exhibit A
Page 104 of 150
Parkland Dedication Requirements *** DRAFT ***
UDC Amendment No. 3 Printed on Apr. 2, 19
Added language is underlined Page 1 of 1 Chapter 8
Deleted language is strikethrough
Chapter 8 ‐ TREE PRESERVATION, LANDSCAPING AND FENCING
***
SECTION 8.02. ‐ TREE PRESERVATION AND PROTECTION
***
Sec. 8.02.050. ‐ Tree Preservation Incentives and Priorities.
A. Tree Preservation Incentives.
***
2. Parkland Dedication Credit.
The pParkland dedication requirement, detailed in Section 13.05 of this Code, may be
reduced if a Heritage Tree is saved within the dedicated Pparkland arealot in accordance
with Section 13.08 of this Code, subject to approval by the Parks and Recreation Director.
The parkland dedication credit will be a 15‐dwelling unit reduction in the number of units
used to calculate the parkland dedication requirement for each Heritage Tree saved
within the parkland. Trees counted towards this credit shall have their entire CRZ located
within the parkland area. Heritage Trees within the 100‐year floodplain do not count
toward this credit.
***
***
Exhibit A
Page 105 of 150
Parkland Dedication Requirements *** DRAFT ***
UDC Amendment No. 3 Printed on Apr. 2, 19
Added language is underlined Page 1 of 9 Chapter 13
Deleted language is strikethrough
Chapter 13 ‐ INFRASTRUCTURE AND PUBLIC IMPROVEMENTS
***
SECTION 13.08. – PARKLAND
Note: Section 13.08, Parkland, is being revised in its entirety and replaced with a new Section 13.08,
Parkland.
Sec. 13.08.010. ‐ Purpose
The purpose of this Section is to provide parks, open spaces, and trails that implement the
Georgetown Parks, Recreation and Trails Master Plan. The Georgetown City Council has
determined that parks, open spaces and trails are necessary and in the public welfare, and that
the adequate procedure to provide for same is by integrating standards into the procedures for
planning and developing property.
Sec. 13.08.020. ‐ Applicability
The provisions of this section shall apply to the development of a tract of land for any residential
use of five (5) or more lots or dwelling units within the city limits and the extraterritorial
jurisdiction (ETJ). For the purposes of this Section, lots and dwelling units are interchangeable for
determining the Parkland dedication requirements.
Sec. 13.08.030. ‐ Requirements for Parkland Dedication
A. Dedication of Public Parkland Required.
1. A developer of a tract of land for residential use of five (5) or more lots shall set aside and
dedicate to the public sufficient and suitable land for the purpose of public Parkland.
2. The minimum acreage of Public Parkland required shall be as follows:
a. For development with one (1) or two (2) dwelling units on a lot: one (1) acre for
each eighty (80) dwelling units, or fraction thereof.
b. For development with three (3) or more dwelling units on a lot: one (1) acre for
each one hundred ten (110) dwelling units, or fraction thereof.
3. The land to be dedicated shall form a single lot with a minimum area of three (3) acres.
4. Exemptions.
a. When two (2) or more, but less than three (3), acres of land would be required to
satisfy the Public Parkland dedication requirements, the Parks and Recreation
Exhibit A
Page 106 of 150
Parkland Dedication Requirements *** DRAFT ***
UDC Amendment No. 3 Printed on Apr. 2, 19
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Director may approve parkland less than three (3) acres if it is determined that it
would be in the public interest, and/or accept a financial contribution in lieu of
dedication of public Parkland to meet the dedication requirements of this Section.
b.A developer shall make a financial contribution in lieu of dedication of public
Parkland when:
i.No portion of the development is located within the city limits; or
ii.Less than two (2) acres of land would be required to satisfy the Parkland
dedication requirements.
c.The rate required for the financial contribution shall be in accordance with the
adopted fee schedule. The fee shall be reviewed on annual basis to ensure accuracy
and value.
B. Park Development Fee
1.In addition to the dedication of Public Parkland or fee‐in‐lieu, a developer shall pay a Park
Development Fee to ensure that the public Parkland will be sufficiently developed for
park use.
2.The amount for the Park Development Fee shall be in accordance with the adopted fee
schedule and based on the level of service for the public Parkland.
3.Alternative Standards.
a.When two (2) or more acres of land are proposed to satisfy the Parkland dedication
requirements, the Parks and Recreation Director may consider a proposal from an
applicant to construct park improvements on Public Parkland in lieu of paying, in
whole or in part, the Park Development Fee.
b.Park improvements shall include the minimum number of facilities listed in Table
13.08.030.C.3.b:
Table 13.08.030.C.3.b
Parkland Acreage Minimum number of facilities
3 or less 4
4‐6 5
7‐9 6
10 or more 7
Exhibit A
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c. Park improvement facilities shall be selected from those listed below:
i. Age appropriate playground equipment with adequate safety surfacing
around the playground.
ii. Unlighted practice fields for baseball, softball, soccer, and football.
iii. Unlighted tennis courts.
iv. Lighted or unlighted multi‐purpose courts for basketball and volleyball.
v. Improved multiuse green space.
vi. Picnic areas with benches, picnic tables and cooking grills.
vii. Shaded pavilions and gazebos.
viii. Jogging and exercise trails.
ix. Other facilities as approved by the Parks and Recreation Director.
d. When construction of park improvements is proposed, all park improvements
shall comply with the Parks Master Plan, Section 13.08.040 of this Code, and
applicable City regulations.
C. Credit for Private Parks
1. Where privately‐owned and maintained parks or other recreational facilities with non‐
exclusive private amenities are proposed for a single‐family, two‐family, townhome, or
detached multi‐family residential development, the Parks and Recreation Director, after
recommendation from the Parks and Recreation Board, may grant a credit of up to fifty
percent (50%) of the required Public Parkland dedication and Park Development Fee.
2. Privately‐owned and maintained parks or other recreational facilities shall meet the
following minimum standards:
a. The park or recreational facility shall have a minimum lot area of two (2) acres; and
b. The park or recreational facility shall include the minimum number and type of
facilities outlined in subsection 13.08.030.B.3; and
c. The park or recreational facility shall comply with the Parks Master Plan, subsection
13.08.040, and other applicable City regulations.
Exhibit A
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3. Privately‐owned and maintained parks or other recreational facilities for a single‐family,
two‐family, townhome, or detached multi‐family subdivision shall be identified on the
Subdivision Plat as a private open space lot.
4. Privately‐owned and maintained parks or other recreational facilities shall be owned and
managed by a mandatory Homeowners Association (HOA), or similar permanent agency,
and subject to restrictive covenants that state the following:
a. The land shall be utilized for Parkland or open space in perpetuity.
b. Each property owner within the subdivision encumbered by the restrictive covenants
shall be required to pay dues and/or special assessments for the maintenance of the
private park or recreational facility.
c. If the responsible agency dissolves, cannot fulfill its obligations or elects to sell,
transfer or otherwise divest itself of the land, the City shall have the right of first
refusal on acquiring the property. If the City elects to acquire the land, said land shall
be transferred at no cost to the City and in accordance with Section 13.08.050, Method
of Dedicating Parkland.
d. The cessation of the privately‐owned and maintained park or other recreational
facility shall be prohibited until such time as the declarant cedes control of the
responsible agency to purchasers of properties within the subdivision, and then only
upon amendment to the restrictive covenants approved by ¾ of the members of the
responsible agency.
D. Credit for Heritage Tree Preservation
1. The parkland dedication requirement may be reduced if a Heritage Tree is saved within
the dedicated Parkland lot; however, the required Parkland lot shall not be less than three
(3) acres, unless the Parks and Recreation Director determines it to be in the public interest.
2. The Parkland dedication credit shall be a 15‐dwelling unit reduction in the number of
units used to calculate the Parkland dedication requirement for each Heritage Tree
preserved within the Parkland lot.
3. Heritage trees counted towards this credit shall have their entire critical root zone (CRZ)
located within the Parkland lot.
4. Heritage trees within the 100‐year FEMA or calculated floodplain shall not count towards
this credit.
Exhibit A
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Sec. 13.08.040. – Location, Site and Development Standards for Public Parkland.
A. Any land to be dedicated to meet the requirements of this Section shall be suitable for public
parks and recreational activities as determined by the Parks and Recreation Director, and
comply the following standards and requirements:
1. The Parkland lot shall be centrally located within the development, when practicable.
Where existing or accepted public Parkland is located adjacent to the development, the
Parkland lot may abut the existing or accepted public Parkland provided it results in the
creation of a larger park as approved by the Parks and Recreation Director.
2. In unique circumstances, as approved by the Parks and Recreation Director, a developer
may propose dedication of land located outside the development boundary to meet the
provisions of this Section. In this event, the land proposed to be dedicated shall be located
within the same Benefit Zone as the development, and the value of the land shall be equal
to the land or fee‐in‐lieu of land that would be dedicated within the development.
3. Where a residential subdivision is proposed to be developed in phases, the Parkland lot
shall be located within the first phase of the development. If the required public Parkland
is proposed to be outside of the first phase, the first phase may be approved provided that
fee‐in‐lieu of dedication is paid for the number of lots within that phase. In this event, the
fee paid may be credited towards the required Park Development Fee for the subsequent
phase(s) of the development.
4. The Parkland lot shall have a minimum lot width and street frontage of two hundred (200)
feet. When practicable, the Parkland lot shall be a corner or multi‐frontage lot with a
minimum street frontage of two hundred (200) feet on two (2) streets.
5. The Parkland lot shall only be located along street(s) where on‐street parking may be
accommodated on both sides of the street.
6. A minimum of fifty percent (50%) of the Parkland lot shall not exceed a twenty percent
(20%) grade. A slope analysis exhibit shall be provided to the Parks and Recreation
Director.
7. Areas within the FEMA or calculated 100‐year floodplain may be dedicated in partial
fulfillment of the dedication requirement not to exceed fifty percent (50%). When area
within the floodplain is proposed to be dedicated, a minimum of two (2) acres of land,
with a minimum width of one hundred (100) feet, shall be located outside the floodplain
to satisfy the Parkland dedication requirements.
8. Parkland lots with the following conditions shall not be accepted unless approved by the
Parks and Recreation Board:
Exhibit A
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a. The lot is primarily accessed by a cul‐de‐sac.
b. The lot is hindered by utility easements or similar encumbrances that make
development of the land unfeasible. This does not include required public utility
easements pursuant to Section 13.03 of this Code.
c. The lot is encumbered by sensitive environmental species or habitat areas.
d. The lot contains stormwater facilities. Where stormwater facilities are proposed,
stormwater facilities must be designed as a park amenity.
9. A minimum of two‐inch water service line and six‐inch gravity wastewater service line
shall be provided at one of the property lines in a location approved by the Parks and
Recreation Director.
10. Sidewalks in accordance with Section 12.07 of this Code shall be provided along all street
frontages.
B. Alternative Site and Development Standards
1. Alternative design standards for public Parkland may be proposed and submitted to the
Parks and Recreation Director, provided the intent of the requirements of this Section are
met.
2. Prior to submitting an application for development, the Applicant shall complete the
following:
a. Provide a letter to the Parks and Recreation Director that details the alternative design
for Parkland dedication and why it is equal to or better than the minimum standards;
and
b. Conduct a site visit with the Parks and Recreation Director to review the proposal.
3. The Parks and Recreation Director shall review the alternative design based on Section
13.08.030, Requirements for Parkland Dedication, and Section 13.08.040, Design Standards
for Parkland, of this Code and present the proposed alternative design to the Parks and
Recreation Board for a recommendation to the Parks and Recreation Director.
4. The Parks and Recreation Director shall approve, approve with conditions, or disapprove
the request.
Exhibit A
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13.08.050. Method of Dedicating Parkland
A. Land to be dedicated for public Parkland shall be identified on the Preliminary Plat, Final
Plat, and Subdivision Construction Plans. When construction of park improvements and/or
private parks is proposed, all amenities shall be identified on the Subdivision Construction
Plan or Site Development Plan, as applicable. Fiscal surety in the amount equal to the Park
Improvement Fee shall be provided prior to approval of Subdivision Construction Plan or
Site Development Plan, as applicable, for the park improvements on public Parkland.
B. Prior to acceptance of the public Parkland, the following conditions shall be met:
1. Land shall be in good condition, including the removal of all debris and dead plant
materials, and utility services, sidewalks and other public improvements installed. Any
land disturbed by activities not related to park development shall be restored and the soil
stabilized in a method approved by the Parks and Recreation Director in accordance with
the requirements of this Code.
2. Parkland Development Fee shall be paid. When construction of improvements on the
public parkland is approved, park improvements shall be constructed and accepted by
the City at the time of acceptance of all other public improvements, when required, or
final site inspection.
C. Prior to recordation of the Final Plat, the following conditions shall be met:
1. Land accepted for dedication under the requirements of this Section shall be conveyed by
warranty deed, transferring the property in fee simple to the City of Georgetown, Texas,
and shall be free and clear of any mortgages or liens at the time of such conveyance.
2. A copy of the warranty deed and other Parkland dedication documents as outlined in the
Development Manual shall be provided to the Parks and Recreation Director.
D. When financial contribution in lieu of dedication of public Parkland is approved as meeting
the requirements of this Section, no Final Plat may be recorded or Site Development Plan
approved, as applicable, until payment has been accepted by the City.
13.08.060. Park Fund Established
A. A separate fund entitled ʺPark Fundʺ has been created to hold in trust money paid to be used
solely and exclusively for the purpose of purchasing and/or improving public parks and
recreational lands, and shall not be used for maintaining or operating park facilities or for any
other purpose.
Exhibit A
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B. Where financial contribution is received in lieu of land dedication, the financial contribution
and Park Development Fee shall be expended on a neighborhood park located in the Benefit
Zone where the development is located. In the event there is not a suitable neighborhood park
within the benefit zone, the amount collected shall be expended on the closest community
park or regional park in the Benefit Zone where the development is located.
C. The City Council, based upon the recommendations of the Parks and Recreation Board, shall
determine whether there are sufficient funds to acquire public Parkland and/or construct
improvements. In making a determination for the acquisition of land, the conditions of
Section 13.08.040 shall be taken into consideration.
D. Benefit Zones. Funds shall be expended within the eligible Benefit Zones as shown in Figure
13.08.060.D.
E. Any financial contribution paid in‐lieu of the Parkland dedication requirements must be
expended by the City within ten (10) years from the date received. If the City does not expend
Exhibit A
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the financial contribution by the required deadline, the owners of the property may request a
refund in the following manner:
1. The owners of such property must request in writing to the City such refund within one
(1) year of the entitlement or such right shall be waived. Refunds shall be paid by the City
within ninety (90) days of the filing of the request.
2. A refund may only be provided for the unbuilt lots for which a fee‐in‐lieu of dedication
was paid.
***
***
Exhibit A
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Parkland Dedication Requirements *** DRAFT ***
UDC Amendment No. 3 Printed on Mar. 19, 19
Page 1 of 2
Summary of proposed changes to Parkland Dedication Requirements (UDC Section 13.08)
As of March 19, 2019
Requirements Current UDC Requirement Proposed UDC Change
Land dedication 1 acre/50 units
1 acre/110 units for MF
1 acre/80 units for SF
Based on LOS in Parks Master Plan (5
acres for 1,000 residents)
Dedication of parkland City required to accept
parkland if over 3 acres
City – 3 acres or more, must dedicate
land
2-3 acres, option to accept as approved
by the Parks and Recreation Director
Less than 2 acres, fee in lieu.
ETJ – fee in lieu
Parkland Fee in lieu of
land dedication
$200/unit for MF
$250/unit for SF
Fee per unit to be determined based on
median land value of $52,000/acre for a
3-acre neighborhood park (minimum
required)
Parkland Improvement
Fee
Not Applicable Fee per unit to be determined based on
estimated cost of construction to
develop a 3-acre neighborhood park
consistent with the Parks Master Plan
(minimum required).
Option to develop the park based on
minimum criteria as approved by the
Parks and Recreation Director
Private Park Credit Not Applicable Up to 50% credit provided certain
criteria are met.
Design Standards Parkland may not be accepted when:
• Accessed primarily by cul de sac
• Encumbered by utility easements
• Encumbered by sensitive
environmental features
• The lot contains stormwater
facilities.
Unless approved by the Parks and
Recreation Director followed by a
recommendation from the Parks
Advisory Board.
Floodplain Along SG River – partial
fulfilment – could be 99%
All others – up to 50%
Up to 50%, with at least 2 acres out of
floodplain – must have 200 feet of
street frontage
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UDC Amendment No. 3 Printed on Mar. 19, 19
Page 2 of 2
Requirements Current UDC Requirement Proposed UDC Change
Parkland Approval Parks Board recommends to
P&Z and City Council
Meets requirements, the Director can
approve. Alternative Design may be
approved by the Director following
recommendation by the Parks and
Recreation Board. Additional language
consistent with current practice.
Park Benefit Zones 19 zones 4 benefit zones – direct benefit to
service area or used in a community or
regional park
Parkland Fund Expend funds in 5 years Expend funds in 10 years
Page 116 of 150
Parkland Dedication Requirements
Exhibit C - Public Comments
Page 117 of 150
UDC Public Comments
Name:*
Address *
Email:
Phone Number:
Comment Categories Comments:
Larkin Tom
City
Georgetown
State / Province / Region
Texas
Postal / Zip Code
78626
Country
US
Street Address
509 South Walnut
Address Line 2
larktom@gmail.com
5125951822
Parkland Dedication 1. Although it may not be possible to build out all parks at
present, the city should maintain the current parkland
requirements at the higher level. This requires developers to
"give back" to the community and creates "green resources" for
the future. It also impacts density.
2. HARC should maintain its current level of authority - the
process can be tough sometimes but that's democracy.
Exhibit C - Public Comments
Page 118 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on proposed amendments to C hapter 6, R es idential Development
S tandards , of the Unified Development C ode relative to building s tandards in the multi-family res idential
zoning dis tric ts (Amendment No. 14). S ofia Nelson, C NU-A, P lanning Direc tor
IT E M S UMMARY:
O n April 24, 2018, the C ity C ounc il direc ted s taff to update the UDC ’s standards and current site design
requirements of the multi-family zoning dis tric ts as a part of the 2018/19 UDC Annual R eview proc es s
(Amendment No. 14). T he purpos e of this amendment is to review the maximum number of units allowed
per building, and minimum separation between buildings requirements of the Low Density Multi-F amily
(MF -1) and High Density Multi-F amily (MF -2) zoning dis tric ts.
In 2015, the UDC was amended to add a maximum number of units per building in order to pres erve
building s izes that were in c ontext with G eorgetown's development pattern and avoid buildings that were
large in mas s and sc ale. C urrently, the maximum number of units permitted per building is 12 in the MF -1
dis tric t and 24 in the MF -2 district. S inc e the adoption of this provis ion, C ity s taff and developers have
s een challenges in meeting these requirements due to the variation of unit s izes in one building, as well as
other market and s ite cons traints.
T he minimum dis tance s eparation between buildings requirements has also pos ed additional challenges due
to the sizes of the lots and other required site improvements , s uc h as setbacks , landsc aping, parking and
impervious c over. Dis tance s eparation between buildings are impos ed in order to allow for air, s pace and
light to travel between buildings . C urrently, the minimum building separation requirement is 15 feet for both
dis tric ts.
T hrough P lanned Unit Developments (P UDs ) or zoning variances developers have sought relief from thes e
s tandards to allow alternative des igns and standards. T hese have included:
Incorporating U, T, or L-shaped buildings that c an acc ommodate greater number of units while
meeting the intent of the UDC .
Es tablishing a minimum building faç ade width.
Allowing for wider fac ades where a building fac es a common amenity area.
P roviding for minimum dis tance s eparation c onsistent with the Building C ode, whic h varies
depending on number of openings and cons truction materials
O n F ebruary 13, 2019, the UDC AC reviewed the potential revisions that may be inc orporated into the
UDC and reques ted s taff to s earch standards from surrounding c ities. S taff found that no other c ity within
the region do not have a maximum number of units per building requirement. In addition, the minimum
building s eparation requirement ranged between 15 and 50 feet.
O n F ebruary 26, 2019, the C ity C ouncil directed staff to also review the minimum setback requirements
when multi-family is adjac ent to residential development in the extraterritorial jurisdic tion (ET J).
Proposed Amendments:
Page 119 of 150
T he proposed amendments to the UDC inc lude (Exhibits A and B):
Decrease the minimum building s eparation requirements from 15 feet to 12 feet for the Low Density
Multi-F amily (MF -1) to be c onsistent with other lower density res idential districts .
Increase the maximum number of units per building in the Low Density Multi-F amily District (MF -1)
from 12 to 14 units .
Allow the maximum number of units per building to be inc reas ed provided that additional des ign
s tandards are met for the Low Density Multi-F amily (MF -1) and High Dens ity Multi-F amily (MF -2)
dis tric ts.
Increase the minimum s ide and rear s etbac ks when adjacent to res idential development to 20 and 30
feet for the for the Low Density Multi-F amily (MF -1) and High Dens ity Multi-F amily (MF -2)
dis tric ts, respec tively.
O n March 6, 2019, the P lanning Department hosted an O pen House on various UDC Amendments , to
inc lude the potential c hanges to building s tandards of the multi-family zoning districts , to obtain public
input. C omments received are included as E xhibit C.
S taff's Analysis:
S taff has reviewed the propos ed amendments in ac cordance with the Unified Development C ode (UDC ).
S taff has determined that the propos ed amendments meet the criteria establis hed in UDC S ec tion 3.05.050
for a Text Amendment. P artic ularly, staff finds :
1. T he proposed amendments promote the health, s afety or general welfare o f the C ity and the s afe,
orderly, and healthful development of the C ity by continuing to ensure adequate s eparation between
buildings within the d evelopment and adjac ent residential develo p ment in the c ity limits and
extraterritorial juris d ictio n (E T J), and inc orporating s tandards to address mas s ing and s c ale of a
building(s);
2. T he p ro p o s ed amend ments are cons is tent with the C omprehens ive P lan as the revis ed standards
further imp lement the p o licies and rec o mmendatio ns related to p ro vision o f regulatio ns that allow
variety in hous ing, density and des ign;
3. T he p ro p o s ed amendments are necessary to address c o nditio ns that have changed in the C ity due to
an inc reas e in reques t for deviations to these s tandards to allow alternative des ign and standards;
4. T he proposed amendments wo uld p o s itively impac t the community and environment by providing
adequate s pac ing and des ign s tandards to mitigate the impac t of multi-family uses to adjacent
res idential us es and surrounding area; and
5. T he proposed amendments are in c onformance with other applic able S ec tions of the C ity C ode.
Public Comments:
As required by the Unified Development C ode (UDC ), a legal notice advertis ing the public hearing was
placed in the S un Newspaper (Marc h 24, 2019). As of the public ation date of this report, s taff has not
received additional comments from the Marc h 6, 2019 O pen Hous e (Exhibit C ).
UD C Advisory Committee Recommendation:
At their April 10, 2019 meeting, the UDC AC unanimously rec ommended approval of the propos ed
amendments.
N ext Steps:
T he proposed amendments will be c onsidered on the following dates :
April 10, 2019 - C ons ideration and rec ommendation by the UDC Advis ory C ommittee -
C O MP LET E
Page 120 of 150
April 16, 2019 - C ons ideration and rec ommendation by the P lanning and Zoning C ommis s ion
April 23, 2019 - C ons ideration by the C ity C ounc il
May 14, 2019 - C ons ideration and F inal Action by the C ity C ouncil
F IN AN C IAL IMPAC T:
None s tudied at this time.
S UB MIT T E D B Y:
Andreina Dávila-Q uintero, AI C P, C urrent P lanning Manager
AT TAC H ME N T S:
Description Type
Exhibit A - Multi-Family Building Standards proposed amendments Exhibit
Exhibit B - Summary of propos ed changes 03.07.2019 Backup Material
Exhibit C - Public Comments Backup Material
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Multi‐Family Building Standards *** DRAFT ***
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Deleted language is strikethrough
Chapter 6 ‐ RESIDENTIAL DEVELOPMENT STANDARDS
***
SECTION 6.02. ‐ DEVELOPMENT STANDARDS
***
Sec. 6.02.080. ‐ MF‐1—Low Density Multifamily District.
The Low Density Multifamily District (MF‐1) is intended for attached and detached multifamily
residential development, such as apartments, condominiums, triplexes, and fourplexes, at a
density not to exceed 14 dwelling units per acre. The MF‐1 District is appropriate in areas
designated on the Future Land Use Plan as high density residential or one of the mixed‐use
categories, and may be appropriate in the moderate density residential area based on location,
surrounding uses, and infrastructure impacts. Properties zoned MF‐1 should have convenient
access to major thoroughfares and arterial streets and should not route traffic through lower
density residential areas. The MF‐1 District is appropriate adjacent to both residential and non‐
residential districts and may serve as a transition between single‐family districts and more intense
multifamily or commercial districts.
A. Lot and Dimensional Standards.
MF‐1 ‐ Low Density Multifamily
***
Dwelling Units per structure, maximum 12
***
Side Setback to residential district or an existing single‐family
home in the ETJ that is platted and planned for residential use
on the Future Land Use Map, minimum feet
20
***
Rear Setback to Rresidential Ddistrict or an existing single‐
family home in the ETJ that is platted and planned for
residential use on the Future Land Use Map, minimum feet
20
***
***
C. Residential Design Standards.
Exhibit A
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The design standards below apply to all residential development in the MF‐1 District in
addition to the provisions of Sections 6.05 and 6.06 of this Chapter.
1. All development within the MF‐1 District shall also comply with the building design
standards of Section 7.047.03 and the lighting design standards of Section 7.057.04 of
this Code.
2. A minimum building separation of 15 12 feet is required between all buildings on the
site.
***
5. The maximum number of dwelling units per structure shall be 14 units. Buildings with
more than 14 units may be allowed provided the following additional standards are
met:
a. The building does not face a public street right‐of‐way, residential zoning district,
or public park; or
b. The building is a non‐rectangular building that has a shape similar to a “C”, “U”,
“T”, “L” or other shape as approved by the Planning Director. In this event, the
length of any building façade/wall shall extend a minimum of one‐third (1/3) of
the primary building façade/wall.
D. Non‐Residential and Accessory Design Standards.
1. Non‐residential structures shall meet all of the lot and dimensional standards of the
MF‐1 District, in addition to the requirements of Sections 7.047.03 and 7.057.04 of this
Code.
2. Residential accessory structures shall meet the requirements of Section
6.06.0106.05.010.
***
Sec. 6.02.090. ‐ MF‐2—High Density Multifamily District.
The High Density Multifamily District (MF‐2) is intended for attached multifamily residential
development, such as apartments and condominiums, at a density not to exceed 24 dwelling units
per acre. The MF‐2 District is appropriate in areas designated on the Future Land Use Plan as
high density residential or mixed‐use. Properties zoned MF‐2 should have direct access to major
thoroughfares and arterial streets and should not route traffic through lower density residential
Exhibit A
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Deleted language is strikethrough
areas. The MF District is appropriate adjacent to both residential and non‐residential districts and
may serve as a transition between single‐family districts and more intense commercial districts.
A. Lot and Dimensional Standards.
MF‐2 ‐ High Density Multifamily
***
Dwelling Units per structure, maximum 24
***
Side Setback to Residential District or an existing single‐family
home in the ETJ that is platted and planned for residential use
on the Future Land Use Map, minimum feet
30
***
Rear Setback to Residential District or an existing single‐family
home in the ETJ that is platted and planned for residential use
on the Future Land Use Map, minimum feet
30
***
C. Residential Design Standards.
The design standards below apply to all residential development in the MF‐2 District in
addition to the provisions of Sections 6.05 and 6.06 of this Chapter.
1. All development within the MF‐2 District shall also comply with the building design
standards of Section 7.047.03 and the lighting design standards of Section 7.057.04 of
this Code.
2. A minimum building separation of 15 feet is required between all buildings on the site.
***
5. The maximum number of dwelling units per structure shall be 24 units. Buildings with
more than 24 units may be allowed provided the following additional standards are
met:
a. No building façade/wall shall exceed 240 feet in length.
b. Building facade/wall exceeding 240 feet in length may be permitted when:
Exhibit A
Page 124 of 150
Multi‐Family Building Standards *** DRAFT ***
UDC Amendment No. 14 Printed on Apr. 2, 19
Added language is underlined Page 4 of 4 Chapter 6
Deleted language is strikethrough
i. The building façade/wall does not face a public street right‐of‐way,
residential zoning district, or public park; or
ii. The building is part of a non‐rectangular building that has a shape similar
to a “C”, “U”, “T”, “L” or other shape as approved by the Planning Director. In
this event, the length of any building façade/wall shall extend a minimum of one‐
third (1/3) of the primary building façade/wall.
D. Non‐Residential and Accessory Design Standards.
1. Non‐residential structures shall meet all of the lot and dimensional standards of the
MF‐2 District, in addition to the requirements of Sections 7.047.03 and 7.057.04.
2. Residential accessory structures shall meet the requirements of Section
6.06.0106.05.010.
***
***
Exhibit A
Page 125 of 150
Multi-Family Building Standards
UDC Amendment No. 14
*** DRAFT ***
Printed on Mar. 7, 19
Page 1 of 2
Summary of proposed changes to the Low Density Multi-Family (MF-1) and High Density
Multi-Family (MF-2) Building standards (UDC Section 6.02)
As of March 7, 2018
Requirements Current UDC Requirement Proposed UDC Revision
Maximum Number of Multi-
Family Units Per Building
MF-1
12 units/building
14 units/building
Buildings with more than 14 units may
be allowed provided:
The building does not face a
public street right-of-way,
residential zoning district, or
public park; or
The building is a non-rectangular
building that has a shape similar
to a “C”, “U”, “T”, “L”. The length of
any building façade/wall shall
extend a minimum of one-third
(1/3) of the primary building
façade/wall.
MF-2
24 units/building
Buildings with more than 24 units
may be allowed provided:
No building façade/wall shall
exceed 240 feet in length.
Building facade/wall exceeding
240 feet in length may be
permitted when:
The building does not face a
public street right-of-way,
residential zoning district, or
public park; or
The building is a non-
rectangular building that has
a shape similar to a “C”, “U”,
“T”, “L”. The length of any
building façade/wall shall
extend a minimum of one-
third (1/3) of the primary
building façade/wall.
Page 126 of 150
Multi-Family Building Standards
UDC Amendment No. 14
*** DRAFT ***
Printed on Mar. 7, 19
Page 2 of 2
Requirements Current UDC Requirement Proposed UDC Revision
Building Separation MF-1
15’ minimum
MF-1
12’ minimum
Minimum side and rear
setback to an existing single-
family home in the ETJ that
is platted and planned for
residential use on the Future
Land Use Map
MF-1 and MF-2
Not Applicable
MF-1
20 feet
MF-2
30 feet
Page 127 of 150
Multi-Family Building Standards
Exhibit C - Public Comments
Page 128 of 150
Exhibit C - Public Comments
Page 129 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on proposed amendments to C hapter 3, Applic ations and P ermits , of
the Unified Development C ode relative to public notification requirements for land us e c hanges
(Amendment No. 17). S ofia Nelson, C NU-A, P lanning Direc tor
IT E M S UMMARY:
In ac cordance with the Texas Local G overnment C ode and the C ity’s Unified Development C ode (UDC ),
public hearing and notific ation is required for all zoning applications. T his inc ludes applications for a
Zoning Map Amendment (rezoning), P lanned Unit Development P lans (P UD), S pecial Us e P ermit (S UP )
and other land us e c hanges. C urrently, minimum public notification requirements inc lude the following:
Pursuant to Texas Local Government Code P ursuant to UD C
Mail notic es to all property owners within the city
limits and 200 feet from the property s ubjec t to
the zoning request
Mail notices to all property owners within the c ity
limits and 200 feet from the property subject to
the zoning reques t
P ublis hed notice in a loc al newspaper of general
c irculation
P ublished notic e in a local news paper of general
circ ulation
P os ted notice on the property s ubjec t to the
zoning request
O n April 24, 2018, the C ity C ounc il direc ted s taff to review the public review and notification requirements
for c ertain zoning reques ts, to include the pos s ibility of requiring neighborhood meetings . T he purpos e of
this revis ion is to identify proc es s es and standards that would promote a more robus t public review and
provide the opportunity of property owners to learn, disc uss and provide feedback on proposed zoning
requests in advanc e of the required public hearing.
In addition, on F ebruary 26, 2019, the C ity C ouncil directed staff to look into inc reas ing the notification
radius to 300 feet, as well as providing notific ation to property owners in the extraterritorial juris diction
(ET J).
O ther cities within the region, state and across the c ountry require varying public notific ations and review
requirements, including but not limited to:
Notific ation to property owners beyond the 200-foot radius (i.e. 300, 400 or 500 feet);
Notific ation to a Home O wner, P roperty O wner and/or Neighborhood As s ociation located within
the notific ation area;
Notific ation to other agencies and entities within the notification area or that may be affec ted by the
propos ed zoning reques t; and
Inclus ion of additional information regarding the zoning reques t, to include inclus ion of the
applicant’s contac t information, on the web and/or mail notice.
O n July 11, 2018, and F ebruary 13, 2019, the UDC AC reviewed the notification requirements of other
municipalities , as well as potential revisions that may be inc orporated into the UDC .
P ro po sed A mendments:
T he proposed amendments to the UDC inc lude (Exhibits A and B):
Page 130 of 150
Increase the notific ation buffer requirement from 200 to 300 feet.
Include property owners loc ated in the ET J within the 300-foot notification buffer
Include home owner and other similar as s ociations registered with the C ity of G eorgetown and
located within the 300-foot notification buffer.
O n March 6, 2019, the P lanning Department hosted an O pen House on various UDC Amendments , to
inc lude the potential c hanges to the notific ation requirements , to obtain public input. C omments received are
included as Exhibit C .
Staff's A nalysis:
S taff has reviewed the propos ed amendments in ac cordance with the Unified Development C ode (UDC ).
S taff has determined that the propos ed amendments meet the criteria establis hed in UDC S ec tion 3.05.050
for a Text Amendment. P artic ularly, staff finds :
1. T he proposed amendments promote the health, s afety or general welfare o f the C ity and the s afe,
orderly, and healthful development of the C ity by promoting a mo re robus t pub lic review from
property owners loc ated within the C ity's jurisdic tion that may be affec ted b y land us e changes in
their vicinity;
2. T he proposed amendments are cons is tent with the C omprehens ive P lan as the revis ed standards
further implement the policies and recommendations related to public engagement;
3. T he proposed amendments are necessary to address conditions that have changed in the C ity;
4. T he proposed amend ments wo uld positively impac t the c ommunity by reac hing additio nal property
owners and assoc iations that may also be impac ted by land use changes ; and
5. T he proposed amendments are in c onformance with other applic able S ec tions of the C ity C ode.
Public Comments:
As required by the Unified Development C ode (UDC ), a legal notice advertis ing the public hearing was
placed in the S un Newspaper (Marc h 24, 2019). As of the public ation date of this report, s taff has not
received additional comments from the Marc h 6, 2019 O pen Hous e (Exhibit C ).
UD C Advisory Committee Recommendation:
At their April 10, 2019 meeting, the UDC AC rec ommended approval (3-1) of the proposed amendments.
Next S teps:
T he proposed amendments will be c onsidered on the following dates :
April 10, 2019 - C ons ideration and rec ommendation by the UDC Advis ory C ommittee -
C O MP LET E
April 16, 2019 - C ons ideration and rec ommendation by the P lanning and Zoning C ommis s ion
April 23, 2019 - C ons ideration by the C ity C ounc il
May 14, 2019 - C ons ideration and F inal Action by the C ity C ouncil
F IN AN C IAL IMPAC T:
P ropos ed amendments to the public notific ation requirements to increase the notific ation buffer, as well as
provide notice to property owners within the ET J will require additional mail pos tage and letters to be
created, which will impac t the applic ation fee of these cases to cover the cost.
Page 131 of 150
S UB MIT T E D B Y:
Andreina Dávila-Q uintero, AI C P, C urrent P lanning Manager
AT TAC H ME N T S:
Description Type
Exhibit A - Public Notification requirements proposed amendment Exhibit
Exhibit B - Summary of propos ed changes 03.06.2019 Backup Material
Exhibit C - Public Comments Exhibit
Page 132 of 150
Rezoning Notification Requirements *** DRAFT ***
UDC Amendment No. 17 Printed on Apr. 2, 19
Added language is underlined Page 1 of 2 Chapter 3
Deleted language is strikethrough
Chapter 3 - APPLICATIONS AND PERMITS
***
SECTION 3.03. - PUBLIC HEARING AND NOTICE
Sec. 3.03.010. - Provision of Public Notice.
***
C. Mailed Notice.
1. Generally.
a. A notice of Public Hearing shall be sent by U.S. mail to owners of record of real
property within 200 300 feet of the boundary of the property under consideration,
as determined by the most recent municipal tax roll, and central appraisal district
tax roll information.
b. A notice of Public Hearing shall be sent to home owner and other similar
associations registered with the City and located within 300 feet of the boundary of
property under consideration.
c. Notice of Public Hearing shall be sent by United States mail. The notice may be
served by its deposit in the municipality, properly addressed with postage paid, in
United States mail at least 15 days prior to the date set for the Public Hearing or as
otherwise required by the Texas Local Government Code, as amended.
2. Special Mailed Notice Required for Certain Replats.
Replats containing any area or lot that, during the preceding five years, was limited by
an interim or permanent zoning classification to residential use for not more than two
residential units per lot or in the preceding plat was limited by deed restrictions to
residential use for not more than two residential units per lot, require mailed notice to
all owners of lots that are part of the original subdivision and located within 200 feet of
the boundary of the property to be replatted, in the same manner as prescribed in
Subsection 3.03.010.C.1.c above and in accordance with Texas Local Government Code
§ 212.015, as amended.
***
D. Posted Notice.
***
Exhibit A
Page 133 of 150
Rezoning Notification Requirements *** DRAFT ***
UDC Amendment No. 17 Printed on Apr. 2, 19
Added language is underlined Page 2 of 2 Chapter 3
Deleted language is strikethrough
5. The notice may be served by the receipt of the posted notice(s) in a format approved by
the Director.
***
***
Exhibit A
Page 134 of 150
Rezoning Notification Requirements
UDC Amendment No. 17
*** DRAFT ***
Printed on Mar. 6, 19
Page 1 of 1
Summary of proposed changes to the Public Hearing Notice requirements (UDC Section
3.03)
As of March 6, 2018
Requirements* Current UDC Requirement Proposed UDC Revision
Distance of Notification Area 200’ notification area 300’ notification area
Notification of ETJ owner of
real property
Not Applicable Notify property owners within the
300’ buffer
Notification of HOAs and
Neighborhood Associations
Not Applicable Notify registered contact of HOAs
and Neighborhood Associations
within the 300’ buffer
*Other current requirements include notification in the newspaper and sign posted on-site. No changes
are proposed to these requirements.
Page 135 of 150
Public Notification Requirements
Exhibit C - Public Comments
Page 136 of 150
Exhibit C - Public Comments
Page 137 of 150
UDC Public Comments
Name:*
Address *
Email:
Phone Number:
Comment Categories Comments:
N/A
City
Georgetown
State / Province / Region
Texas
Postal / Zip Code
78626
Country
US
Street Address
N/A
Address Line 2
Public Notification Process If part of a street is in the buffer, notify all property owners on the
street. Please include Shady Oaks Estates HOA in the notification
database.
Exhibit C - Public Comments
Page 138 of 150
City of Georgetown, Texas
Planning and Zoning
April 16, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on proposed amendments to C hapter 5, Zoning Us e R egulations, of
the Unified Development C ode relative to multi-family, food and beverage, and auto-related uses
(Amendment No. 11). S ofia Nels on, C NU-A, P lanning Director
IT E M S UMMARY:
O n March 11, 2003, the C ity C ouncil approved O rdinanc e 2003-16 adopting a set of comprehensive
development regulations known as the Unified Development C ode (UDC ), whic h codified various zoning
and s ubdivis ion s tandards . Included in these s tandards were Zoning Use R egulations that identifies uses
that may be permitted by right, subject to limitations or require approval of a S pecial Us e P ermit (S UP ) for
each zoning district. T hes e us es are categorize in to eight (8) categories bas ed on similar functional,
produc t or physic al c harac teristics and ranges from res idential to c ivic , commerc ial, indus trial,
trans portation and other us es (UDC C hapter 5).
R evisions to the Zoning Us e R egulations (P ermitted Use Table) is a topic that was included in the C ity
C ouncil approved G eneral Amendments Lis t for the 2018/19 UDC Annual R eview proc es s . S inc e this
time, the C ity has identified s everal uses to be reviewed in order to ens ure the healthful and orderly
development of the city, as well as the public welfare by regulating certain uses along the C ity’s major
thoroughfares, residential neighborhoods and c ommercial/employment centers. T hese uses inc lude, but are
not limited to, auto-related uses in the Loc al C ommerc ial (C -1) zoning district, office/warehouse use in the
G eneral C ommerc ial (C -3) zoning district, multi-family, detac hed in the Mixed Us e Downtown District
(MU-DT ), and food establis hment s ervic es in the Industrial (I N) zoning district,. In addition, C ity staff will
look at inc luding non-lis ted uses, such as commerc ial vehic le sales and s ervic es and mic ro-dis tillery us es .
O n March 26, 2019, the C ity C ounc il voted to process this amendment as an exec utive amendment
(R es olution No. 032619-T ) in acc ordanc e with UDC S ection 3.05.030. P ropos ed amendments include
(Exhibit A):
R evising auto-related uses permitted by right in the Local C ommercial (C -1) zoning dis tric t to
require approval of a S pecial Us e P ermit
Allowing detac hed multi-family uses in the Mixed-Use Downtown (MU-DT ) zoning district subject
to approval of a S pecial Us e P ermit
Allowing food and beverage es tablishments in the Industrial (I N) zoning district subject to approval
of a S pecial Us e P ermit
Addition of non-lis ted uses (micro-distillery and commerc ial vehic le sales) to the P ermitted Us e
Table
R eview of the separation requirement of 750 feet between bars/pubs/ and taverns as a c ondition of a
S pecial Us e P ermit.
S taff's Analysis:
S taff has reviewed the propos ed amendments in ac cordance with the Unified Development C ode (UDC ).
S taff has determined that the propos ed amendments meet the criteria establis hed in UDC S ec tion 3.05.050
for a Text Amendment. P artic ularly, staff finds :
Page 139 of 150
1. T he proposed amendments promote the health, s afety or general welfare o f the C ity and the s afe,
orderly, and healthful develo p ment of the C ity by es tablis hing standards and proc es s es that c ould
allow c ertain us es ap p ro p riate in s p ecific zo ning dis tricts s ubjec t to compliance with s p ecific s ite
des ign standards;
2. T he p ro p o s ed amendments are cons is tent with the C omprehensive P lan as the amendments further
implement the policies and recommendations of the Land Use Element;
3. T he proposed amendments are necessary to address conditions that have changed in the C ity;
4. T he p ro p o s ed amend ments would positively imp act the c o mmunity and enviro nment by
implementing s pec ific des ign s tandards to mitigate the impac t thes e us es may have o n exis ting
neighborhoods and c ommercial or industrial areas; and
5. T he proposed amendments are in c onformance with other applic able S ec tions of the C ity C ode.
Public Comments:
As required by the Unified Development C ode (UDC ), a legal notice advertis ing the public hearing was
placed in the S un Newspaper (Marc h 24, 2019). As of the public ation date of this report, s taff has not
received c omments on the propos ed amendments .
F IN AN C IAL IMPAC T:
None s tudied at this time.
S UB MIT T E D B Y:
Andreina Dávila-Q uintero, AI C P, C urrent P lanning Manager
AT TAC H ME N T S:
Description Type
Exhibit A - Zoning Us e Regulations Propos ed Amendments Exhibit
Page 140 of 150
Zoning Use Regulations (Executive Amendment) *** DRAFT ***
UDC Amendment No. 11 Printed on Apr. 10, 19
Added language is underlined Page 1 of 8 Chapter 5
Deleted language is strikethrough
Chapter 5 - ZONING USE REGULATIONS
***
SECTION 5.02. - RESIDENTIAL USES
***
Sec. 5.02.010. - Residential Uses Allowed by District.
The following use table presents the residential uses that are allowed in each zoning district, in
accordance with the standards and regulations of this Code. Certain uses are allowed with
limitations detailed in Section 5.02.020. The 'Notes' column of the table contains direction on the
specific limitation of the particular use.
Table 5.02.010: Residential Uses
Specific
Use AG RE RL RS TF TH MF
1
MF
2 MH CN C1 C3 OF BP IN PF MUDT MU Notes
Household Living
***
Multifamily,
Detached
Dwelling
Units
— — — — — — P — — — — — — — — — — S
See
Section
4.11
4.09
G
***
Sec. 5.02.020. - Residential Use Limitations.
All residential uses shall meet any applicable provisions of the City of Georgetown Code of
Ordinances, in addition to the following limitations:
***
E. Multifamily, Attached Dwelling Units.
***
2. A Special Use Permit, pursuant to Section 3.07, is required for attached multifamily
dwelling units as designated in Table 5.02.010 and is subject to the following
conditions:
***
Exhibit A
Page 141 of 150
Zoning Use Regulations (Executive Amendment) *** DRAFT ***
UDC Amendment No. 11 Printed on Apr. 10, 19
Added language is underlined Page 2 of 8 Chapter 5
Deleted language is strikethrough
f. Attached multifamily development in all districts must also meet the building
design standards of Section 7.047.03, the lighting design standards of Section
7.057.04, and the non-residential landscape requirements of Section 8.04.
g. Attached multifamily development in all districts must also meet the common
amenity area requirements of Section 6.06.020 and the parkland dedication
requirements of Section 13.0513.08.
***
G. Multifamily, Detached Dwelling Units.
1. Detached multifamily dwelling units are permitted in accordance with Table
5.02.010.
2. A Special Use Permit, pursuant to Section 3.07, is required for detached multifamily
dwelling units as designated in Table 5.02.010 and is subject to the following
conditions:
a. The location and context of the detached multifamily development shall be
secondary and supportive to established surrounding commercial uses,
helping to facilitate an active, pedestrian friendly environment where the
mixture of uses enables people to live, work, play, and shop.
b. Setbacks shall be in conformance with the setbacks of the district in which the
detached multifamily development is proposed.
c. Building height shall be in conformance with the building height of the district
in which the detached multifamily development is proposed.
d. Detached multifamily development in all districts shall also meet the building
design standards of Section 7.03, the lighting design standards of Section 7.04,
and the non-residential landscape requirements of Section 8.04.
e. Detached multifamily development in all districts must also meet the common
amenity area requirements of Section 6.06.020 and the parkland dedication
requirements of Section 13.08.
3. In addition to the requirements of Section 5.02.020.G.2, when reviewing the
conceptual site layout required per Section 3.07, the City Council may consider and
add conditions provided the requirements of the zoning district are not exceeded,
to the Special Use Permit, including but not limited to the following:
Exhibit A
Page 142 of 150
Zoning Use Regulations (Executive Amendment) *** DRAFT ***
UDC Amendment No. 11 Printed on Apr. 10, 19
Added language is underlined Page 3 of 8 Chapter 5
Deleted language is strikethrough
a. Location of the development;
b. Amount of lot frontage along a commercial corridor;
c. Dwelling units per acre (maximum 24);
d. Maximum building heights;
e. Dwelling units per structure;
f. Type and number of amenities;
g. Accessory structures;
h. Ingress and egress locations; and
i. Landscape buffers.
***
SECTION 5.04. - COMMERCIAL USES
***
Sec. 5.04.010. - Commercial Uses Allowed by District.
The following use table presents the commercial uses that are allowed in each zoning district, in
accordance with all standards and regulations of this Code. Certain uses are allowed with
limitations detailed in Section 5.04.020. The 'Notes' column of the use table contains direction on
the specific limitation of the particular use.
Table 5.04.010: Commercial Uses
Specific
Use AG RE RL RS TF TH MF1 MF2 MH CN C1 C3 OF BP IN PF MUDT MU Notes
***
Food and Beverage Establishments
Restaurant,
General — — — — — — — — — L L P L L —
S L P E, A
Restaurant,
Drive-
through
— — — — — — — — — S L P — L —
S — S E, A
Exhibit A
Page 143 of 150
Zoning Use Regulations (Executive Amendment) *** DRAFT ***
UDC Amendment No. 11 Printed on Apr. 10, 19
Added language is underlined Page 4 of 8 Chapter 5
Deleted language is strikethrough
Specific
Use AG RE RL RS TF TH MF1 MF2 MH CN C1 C3 OF BP IN PF MUDT MU Notes
Bar, Tavern
or Pub — — — — — — — — — S L L — — — — S F, A
Micro
Brewery, or
Micro
Winery, or
Micro
Distillery
— — — — — — — — — L L L — — — — L G, A
***
Automotive Sales and Services
Automobile
Sales,
Rental or
Leasing
Facility
— — — — — — — — — — — S — — P — — S
Commercial
Vehicle
Sales,
Rental or
Leasing
Facility
— — — — — — — — — — — S — — P — — X
Automobile
Parts and
Accessories
Sales,
Indoor
— — — — — — — — — — L
S P — — — — — A
***
Automobile
Repair and
Service,
General
— — — — — — — — — — — S — — P — — T V
Fuel Sales — — — — — — — — — — L
S L — S P — — U T
Fuel Sales
with more
than ten
multi-fuel
dispensers
— — — — — — — — — — — S — — P — — T1 Z
Car Wash — — — — — — — — — — L
S P — S P — — V U
***
Exhibit A
Page 144 of 150
Zoning Use Regulations (Executive Amendment) *** DRAFT ***
UDC Amendment No. 11 Printed on Apr. 10, 19
Added language is underlined Page 5 of 8 Chapter 5
Deleted language is strikethrough
Sec. 5.04.020. - Commercial Use Limitations.
All commercial uses shall meet any applicable provisions of the City Code of Ordinances, in
addition to the following limitations. Outdoor display and storage requirements, if applicable,
shall be met in accordance with Section 5.09.
A. Building Size Limitation.
Commercial, retail, service, and office buildings are limited to the following maximum
building size:
1. In the CN District, the floor-to-area ratio shall not exceed 0.3. The maximum
building size of each building on an individual lot or parcel shall be 7,500 square
feet.
2. In the C-1 District, the floor-to-area ratio shall not exceed 0.5.
***
F. Bar, Tavern or Pub, Dance Hall or Nightclub.
A bar, tavern, pub, dancehall, or nightclub is permitted in accordance with Table
5.04.010 and subject to the following standards and limitations:
1. The establishment shall be located no less than 300 feet from a church, public or
private school or public hospital, subject to the measurements of the City Code of
Ordinances.
2. The establishment shall be located no less than 750 feet from an existing bar, tavern,
pub, dancehall, or nightclub, subject to the measurements of the City Code of
OrdinancesReserved.
3. The establishment is subject to the provisions of Chapter 6.40, Alcoholic Beverages, of
the City Code of Ordinances.
G. Micro Brewery, or Micro Winery or Micro Distillery.
A micro brewery, or micro winery, or micro distillery is permitted in accordance with
Table 5.04.010 and subject to the following standards and limitations:
1. A micro brewery, or micro winery, or micro distillery shall be located no less than
300 feet from a church, public or private school or public hospital subject to the
measurements of the City Code of Ordinances.
Exhibit A
Page 145 of 150
Zoning Use Regulations (Executive Amendment) *** DRAFT ***
UDC Amendment No. 11 Printed on Apr. 10, 19
Added language is underlined Page 6 of 8 Chapter 5
Deleted language is strikethrough
2. A micro brewery, or micro winery, or micro distillery is subject to the provisions of
Chapter 6.40, Alcoholic Beverages, of the City Code of Ordinances.
***
T. Fuel Sales.
A fuel sales establishment is permitted in accordance with Table 5.04.010 and subject to
the following standards and limitations:
***
8. In addition to the requirements in Section 7.057.04, any freestanding light fixtures
shall be reduced in height to 15 feet if the use is adjacent to a residential district.
NOTE: Subsection T1 has been renumbered and moved to Subsection Z
T1. Fuel Sales with more than ten multi-fuel dispensers.
A Special Use Permit for a fuel sales establishment with more than ten multi-fuel
dispensers (20 fuel positions) shall be required in the General Commercial (C-3) zoning
district pursuant to Section 3.07, and subject to the standards in subsections (T)(4)
through (T)(9) above.
U. Car Wash.
A car wash is permitted in accordance with Table 5.04.010 and subject to the following
standards and limitations:
1. A self-service car wash facility may contain a maximum of four self-service bays.
2. A fuel sales use is not allowed with either a full-service or self-service car wash.
V. ReservedAutomobile Repair and Service, General.
1. In the General Commercial (C-3) District, temporary outdoor storage of automobiles
awaiting service or pick-up is permitted within the guidelines specified in Section
5.09.030. No other outdoor storage is allowed in the C-3 District.
2. In the Industrial (IN) District, all outdoor storage, except as limited in 5.09.030, is
permitted.
***
Exhibit A
Page 146 of 150
Zoning Use Regulations (Executive Amendment) *** DRAFT ***
UDC Amendment No. 11 Printed on Apr. 10, 19
Added language is underlined Page 7 of 8 Chapter 5
Deleted language is strikethrough
X. Reserved Commercial Vehicle Sales, Rental or Leasing Facility.
Commercial Vehicle sales, rental or leasing facility is permitted in accordance with Table
5.04.010 and subject to the following standards and limitations:
1. Lighting.
Fixed lighting shall be shielded or have cut-off fixtures to prevent direct glare of
beams onto any adjacent public or private property or street. Light poles shall be
placed no closer than 45 feet apart.
2. Screening from Residential.
Screening, meeting the guidelines of a High Level Bufferyard, shall be provided
along all lot lines abutting or adjacent to a Residential District, or when adjacent to
an existing single-family home in the AG District, or when adjacent to an existing
single-family home in the ETJ that is platted and planned for residential use on the
Future Land Use Map.
3. Outdoor Display and Storage.
a. Display and storage areas shall be clearly shown on the Site Plan and identified
on the site.
b. Outdoor display of commercial vehicles shall be set back a minimum of 25 feet
from all lot lines abutting residentially zoned or developed property.
c. Outdoor storage shall be located behind the front building façade of the
primary structure.
d. Permanent and temporary tent canopies may be erected over areas used for
automobile sales display and shall not be considered buildings, but may not
encroach into building setbacks, required parking spaces, drive aisles or
bufferyards. All necessary building permits shall be required, but a revision to
an existing Site Plan shall not be required if the tent canopy is located over an
existing display area. All safety issues regarding fire and building codes shall
be addressed.
4. Accessory Uses.
Automobile Repair and Service, Limited and General, and Automobile Parts and
Accessory Sales, Indoor, shall be allowed accessory uses with a Commercial Vehicle
Exhibit A
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Sales Facility. Automobile Repair and Service, General shall not be permitted on
the premises of a Rental Facility and any allowed limited repairs shall be performed
only within the principal building.
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Z. Fuel Sales with more than ten multi-fuel dispensers.
A Special Use Permit for a fuel sales establishment with more than ten multi-fuel
dispensers (20 fuel positions) shall be required in the General Commercial (C-3) zoning
district pursuant to Section 3.07, and subject to the standards in subsections (T)(4)
through (T)(9) above.
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Exhibit A
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Chapter 16 ‐ DEFINITIONS
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SECTION 16.02. ‐ DEFINITIONS
The following definitions describe terms found in this Code.
***
Commercial Use. See ʺUse, Commercialʺ.
Commercial Vehicle. A vehicle or combination of vehicles used to transport passengers or property that:
1. Has a manufacturerʹs rated carrying weight equal to or greater than one and one‐half tons;
2. Is designed to transport 16 or more passengers, including the driver;
3. Is transporting hazardous materials and is required to be placarded under 49 C.F.R. Part 172,
Subpart F, as amended;
4. Is a ʺroad tractorʺ as that term is defined in Chapter 541 of the Texas Transportation Code;
5. Is a ʺtruck tractorʺ as that term is defined in Chapter 541 of the Texas Transportation Code;
6. Is a ʺpole trailerʺ as that term is defined in Chapter 541 of the Texas Transportation Code; or
7. Is a ʺsemitrailerʺ as that term is defined in Chapter 541 of the Texas Transportation Code.
Commercial Vehicle Rental or Leasing Facility. A facility engaged in the rental of commercial vehicles,
including incidental storage and limited servicing.
Commercial Vehicle Sales Facility. The sale of commercial vehicles including incidental storage,
maintenance, and servicing.
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Micro brewery. A retail establishment where beer is produced on the premises for in‐house consumption
and sale. Food sales or a restaurant may also be included, as well as associated retail sales. A microbrewery
typically produces less than 15,000 barrels annually.
Micro Winery. A retail establishment where wine is produced on premises for in‐house consumption and
sale. Food sales or a restaurant may also be included, as well as associated retail sales. A micro winery is
typically a small wine producer that generates up to 15,000 gallons of wine annually.
Exhibit AExhibit A
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Micro distillery. A retail establishment where alcohol is produced on the premises for in‐house
consumption and sale. Food sales or a restaurant may also be included, as well as associated retail sales. A
micro‐distillery typically produces less than 15,000 barrels annually.
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Exhibit AExhibit A
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