HomeMy WebLinkAboutAgenda_P&Z_09.02.2014Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
September 2, 2014 at 6:00 PM
at City Council Chambers, 101 East 7th Street, Georgetown, TX
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Regular Session
(This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose
authorized by the Open Meetings Act, Texas Government Code 551.)
A Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting Procedures
Action from Executive Session
Public Wishing to Address the Board
On a subject that is posted on this agenda: Please fill out a speaker registration form which can be
found at the Board meeting. Clearly print your name, the letter of the item on which you wish to speak,
and present it to the Staff Liaison, preferably prior to the start of the meeting. You will be called
forward to speak when the Board considers that item.
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a
written request with the Staff Liaison no later than one week prior to the Board meeting. The request
must include the speaker's name and the specific topic to be addressed with sufficient information to
inform the board and the public. For Board Liaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
B - As of the deadline, no persons were signed up to speak on items other than what was posted on
the agenda.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted upon
with one single vote. An item may be pulled from the Consent Agenda in order that it be discussed and
acted upon individually as part of the Regular Agenda.
C Consideration of the Minutes from the August 19, 2014, Planning & Zoning Commission meeting.
Legislative Regular Agenda
D Public Hearing and possible action on a Rezoning of 29.673 acres in the William Roberts
Survey, from Agriculture (AG) District to Planned Unit Development (PUD) with a base district
of Residential Single-family (RS) District, to be developed as Hills of Georgetown Village,
located southeast of Shell Road. REZ-2014-009
E Public Hearing and possible action on the 5th Amendment to the Campbell Development
Agreement to remove the required extension of Verde Vista Drive, for a proposed project known
as the Gardens at Verde Vista. Jordan J. Maddox, AICP, Principal Planner and Andrew Spurgin,
AICP, Planning Director
F Public Hearing and possible action on a Comprehensive Plan Amendment to amend the
Overall Transportation Plan and the Future Land Use Map by removing a Proposed Major
Collector roadway (a segment of Verde Vista) from crossing the property at 410 Shell Road,
described as 33.77 acres in the Joseph Fish and David Wright Surveys. Mike Elabarger, Senior
Planner and Andrew Spurgin, AICP, Planning Director
G Public Hearing and possible action on a Rezoning from the Agriculture District to a Planned Unit
Development District for 768.9 acres in the Foy and Dyches Surveys located near CR 245 and
Ronald Reagan Boulevard, to be known as the Sun City Somerset Tract.
H Public Hearing and possible action on a Rezoning from the Agriculture District to a Planned Unit
Development District for 406.3 acres in the Eaves Survey located on Highway 195 near Sun City
Boulevard, to be known as the Sun City Queen Tract. Jordan J. Maddox, AICP, Principal Planner
and Andrew Spurgin, AICP, Planning Director
I Public Hearing and possible action on the #11 Amendment to the Sun City Texas Development
Agreement, primarily to allow for new road connections to Sun City expansion tracts. Jordan J.
Maddox, AICP, Principal Planner and Andrew Spurgin, AICP, Planning Director
J Public Hearing and possible action on a Rezoning of 19.033 acres in the John Berry Survey from
the Industrial (IN) District and the Agriculture (AG) District to the Regional Commercial (C-3)
District, located at 3901 IH 35. REZ-2014-002 (Valerie Kreger)
K Discussion Items:
Update on the Unified Development Code Advisory Committee (UDCAC) meetings. (Chair
Horne)
Update on the Georgetown Transportation Advisory Board (GTAB) meetings. (Commissioner
Rankin)
Questions or comments from Commissioners-in-Training about the actions and matters considered
on this agenda.
Reminder of the September 16, 2014, Planning and Zoning Commission meeting.
Adjournment
CERTIFICATE OF POSTING
I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice
of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public
at all times, on the ______ day of __________________, 2014, at __________, and remained so
posted for at least 72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Jessica Brettle, City Secretary
City of Georgetown, Texas
SUBJECT:
Consideration of the Minutes from the August 19, 2014, Planning & Zoning Commission meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on a Rezoning of 29.673 acres in the William Roberts
Survey, from Agriculture (AG) District to Planned Unit Development (PUD) with a base district
of Residential Single-family (RS) District, to be developed as Hills of Georgetown Village,
located southeast of Shell Road. REZ-2014-009
ITEM SUMMARY:
Background: The applicant has requested rezoning of 29.673 acres for the continued development
of Georgetown Village with approximately 110 single-family lots. The requested rezoning is from
Agriculture (AG) District to Planned Unit Development (PUD) with a base district of Residential
Single-family (RS) District.
Public Comments: No public comments have been received as of the writing of this report.
Recommended Motion: Approval of the request for Rezoning 29.673 acres in the William
Roberts Survey, from Agriculture (AG) District to Planned Unit Development (PUD) with a base
district of Residential Single-family (RS) District, to be developed as Hills of Georgetown Village.
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Carla J. Benton
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Report Exhibit 1 Backup Material
Report Exhibit 2 Backup Material
Report Exhibit 3 Backup Material
Georgetown Planning Department Staff Report
Hills of Georgetown Village, Rezoning, AG to PUD-RS Page 1 of 4
Report Date: August 19, 2014
File No: REZ-2014-009
Project Planner: Carla Benton, Planner
Item Details
Project Name: Hills of Georgetown Village
Location: Southeast of Shell Road. (See Exhibit 1)
Total Acreage: 29.673 acres
Legal Description: 29.673 acres in the William Roberts Survey
Applicant: Geoff Guerrero, CBD Engineering
Property Owner: Bill Weber, Green Builders
Contact: Geoff Guerrero, CBD Engineering
Existing Use: Undeveloped land
Existing Zoning: Agriculture (AG) District with a portion of the tract completing annexation by
separate application
Proposed Zoning: Planned Unit Development (PUD) with an RS base district
Future Land Use: Moderate Density Residential
Growth Tier: Tier 1B
Overview of Applicant’s Request
The applicant has requested rezoning of 29.673-acres for the continued development of Georgetown
Village with approximately 110 single-family lots. The requested rezoning is from Agriculture (AG)
District to Planned Unit Development (PUD) with a base district of Residential Single-family (RS)
District.
Site Information
Location:
This property is located southeast of Shell Road. (See Exhibit 1) This tract is located northeast of
Georgetown Village, Phase Nine and McCoy Elementary School.
Physical Characteristics: This tract is a partially treed, undeveloped parcel of land.
Planning & Development Staff Report
Hills of Georgetown Village, Rezoning, AG to PUD-RS Page 2 of 4
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North ETJ
Community
Commercial and
Moderate Density
Residential
Undeveloped land
South PUD/RS Moderate Density
Residential Georgetown Village, Phase Nine
East ETJ Moderate Density
Residential Logan Ranch Subdivision
West ETJ and Public Facility
Institutional and
Community
Commercial
Undeveloped land and GISD
Property History
Georgetown Village was approved as a Planned Unit Development (PUD) with the original Concept
Plan, last revised in March 2000. PUDs were allowed as an alternative form of Subdivision under the
Subdivision Regulations (Section 29010) in effect at the time of the Concept Plan approval. This
process allowed for deviations from the applicable development standards to provide for design
flexibility. These alternative standards are memorialized on the approved plats. With the adoption of
the Unified Development Code in 2003 a Planned Unit Development procedure was established in
Section 4.06. The primary difference between these two processes is that the prior procedure was a
subdivision action that addressed the first five sections, with the more recent processed as a zoning
action. Throughout the life of this development the process for establishing the standards has varied,
but most recently the PUD standards have been established in a Development Plan attached to the PUD
rezoning.
A portion of the subject property is being annexed by separate application and the completion of the
rezoning for the entire tract will coincide with the final action of the annexation.
2030 Plan Conformance
The proposed rezoning is in conformance with the 2030 Plan land use designation of Moderate Density
Residential, which is comprised of single family neighborhoods that can accommodate a moderately
dense range of dwelling units per gross acres.
The 2030 Plan Growth Tier Map designation is Tier 1B which is the area within the present city limits,
or is subject to a development agreement (in this case, a Concept Plan) with anticipated development
within the next ten years.
Proposed Zoning District
The proposed PUD is consistent with recent sections of Georgetown Village development, providing
continuity with the established development. The total area of the PUD is 29.673 acres that
encompasses the proposed development area.
Reduced setbacks and street standards have been provided throughout Georgetown Village to
Planning & Development Staff Report
Hills of Georgetown Village, Rezoning, AG to PUD-RS Page 3 of 4
accommodate a streetscape that creates a “village” or close neighborhood feel within each block. The
proposed Parkland is being provided by dedication of Block B, Lot 14, being a 0.88-acre tract that will
be developed and maintained by the Georgetown Village PID, based on prior agreements. (Item 13 of
the PUD Development Plan) Numerous open/green space lots have been provided within this
community for pedestrian convenience and neighborhood use. Sidewalks are also provided on all
streets to increase the village and pedestrian friendly environment. Residential fencing styles are to be
consistent with the Georgetown Village design standards of scalloped picket fencing.
The proposed PUD is considered consistent and compatible with the existing sections of the
Georgetown Village development and supportable by staff.
Utilities
Electric, water, and wastewater are served by the City of Georgetown. It is anticipated that there is
adequate capacity to serve this property either by existing capacity or developer participation in
upgrades to infrastructure.
Transportation
Traffic Impact Analysis (TIA) studys for Georgetown Village are typically reviewed by the
Development Engineer in connection with a Preliminary Plat application.
Future Application(s)
The following applications will be required to be submitted:
• Preliminary Plat, to be considered by the Planning and Zoning Commission
• Final Plats, will be processed administratively;
• Building permits for construction; and
• Certificate of Occupancy for all new structures.
Staff Analysis
Staff is supportive of the requested PUD for the following reasons:
1. The Future Land Use designation of Moderate Density Residential supports the proposed use.
2. The existing zoning situation of the surrounding area is primarily single family residential,
public facility, and undeveloped land.
3. The surrounding developed uses, include single family residentially developed properties of
Georgetown Village.
4. The application has proposed standards that are consistent with previous sections of Georgetown
Village, maintaining consistency with the existing development.
Staff is supportive of the proposed PUD rezoning for all of the reasons stated above.
Public Comments
A total of 10 notices were sent out to property owners within 200 feet of the proposed rezoning. Public
notice was posted in the Sun newspaper on August 24, 2014. No written public comments have been
received as of the writing of this report.
Planning & Development Staff Report
Hills of Georgetown Village, Rezoning, AG to PUD-RS Page 4 of 4
Attachments
Exhibit 1 – Future Land Use Map
Exhibit 2 – Zoning Map
Exhibit 3 – PUD Development Plan
Meetings Schedule
September 2, 2014 – Planning and Zoning Commission
September 23, 2014 – City Council First Reading (pending)
October 14, 2014 – City Council Second Reading (pending)
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REZ-2014-009Exhibit #1
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1 | P a g e
Hills of Georgetown Village,
Planned Unit Development
Development Plan
A. PROPERTY
This Development Plan covers approximately 29.673 acres in the William Roberts Survey,
located within the City Limits of Georgetown, Texas to be known as Hills of Georgetown Village
Planned Unit Development.
A location map is provided in Exhibit A.
B. PURPOSE
In accordance with Unified Development Code Section 4.04.030 (5) “Development Plan”, the
following is a summary of the design standards for the development of Hills of Georgetown
Village. The standards are consistent with those outlined in the approved Concept Plan for
Georgetown Village and incorporated into the Unified Development Code pursuant to Section
1.03.3.
C. DEVELOPMENT PLAN
1. Miscellaneous
a. A Public Review of the Preliminary Plan for Hills of Georgetown Village has been
submitted to the City of Georgetown on behalf of Georgetown Village. A copy of
this plat is attached hereto as Exhibit B and incorporated herein.
b. The platted area is intended to be developed as a residential neighborhood
designed as a detached single family lot development.
c. All 110 single-family lots within Hills at Georgetown Village shall be developed
consistent with the development standards contained herein.
D. DEVELOPMENT STANDARDS
1. Maximum impervious is 50%.
2. Front building setbacks shall be fifteen (15) feet measured from the front property line
to the front edge of the front porch, for new homes containing front porches.
3. Front building setbacks shall be twenty (20) feet measured from the front property line
to the front edge of any portion of a building, for new homes not featuring front
porches.
2 | P a g e
4. All non-patio homes shall contain three (3) sides masonry as defined below.
a. All Front elevations will be constructed of brick, stone, stucco or a combination
thereof unless architectural non-load bearing walls such as gables and pop outs
will not sustain the masonry requirement.
b. All first floor and side elevations shall contain masonry as described in 4a.
c. On corner lot side elevations shall contain masonry as described in 4a including
the second floor of 2–story homes.
5. The combined total of the building side setback for a lot with a width of less than 69 feet
may be reduced from fifteen (15) feet to eleven (11) feet, with the setback of each side
reduced from seven (7) feet – six (6) inches to five (5) feet – six (6) inches for lots that
are 69 feet or less in width.
6. On corner lots the Streetside Setbacks shall be fifteen (15) feet measured from the side
property line.
7. The rear building setback shall be twenty (20) feet.
8. Public sidewalks will be 5’ and are required on both sides of all streets.
9. The maximum height of a residential fence located within a required side or rear
setback shall be six (6) feet, and three (3) feet in a required front setback.
a. Residential fences on corner lots shall be stained, cedar picket.
b. All fences and walls shall be subject to the sight triangle provisions of 33010 (G)
of the Subdivision Regulations.
10. The City of Georgetown Modified Residential Street & Utility Assignment detail in
Exhibit C, dated May 1996 shall be used for this development.
11. Collector Streets may have a minimum centerline curve radius of 470 feet and must
include a posted speed reduction to facilitate the necessary curve radius.
12. Local Streets may have a minimum centerline curve radius of 180 feet.
13. Parkland for Hills of Georgetown Village will fall under the Subdivision Regulations
where parkland was dedicated at 1 acre for every 150 units, which is approximately 0.73
acres for 110 units. The dedication of 0.87 acres defined as Lot 14, Block “B” will be
developed and maintained by the Georgetown Village PID based on prior agreements.
3 | P a g e
14. Detached garages, accessed from the street in front of the house, may be constructed
three (3) feet from the side property line provided that all of the following conditions
are met:
a. The portion of the Garage that is five (5) feet or less from the property line
consists of a fire-rated exterior wall.
b. The garage does not include window or door openings.
c. The garage construction complies with all other applicable Building Code
provisions.
d. The garage is built a minimum of ten (10) feet from all other structures on
adjacent lots.
15. A Traffic Impact Analysis will be provided with the Preliminary Plat process.
HILLS AT GEORGETOWN VILLAGE
LOCATION MAP
EXHIBIT “A”
City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on the 5th Amendment to the Campbell Development
Agreement to remove the required extension of Verde Vista Drive, for a proposed project known
as the Gardens at Verde Vista. Jordan J. Maddox, AICP, Principal Planner and Andrew Spurgin,
AICP, Planning Director
ITEM SUMMARY:
In 1997, the City of Georgetown entered into a development agreement with the Campbell Family,
owners of property just north of Williams Drive close to what was then Shell Ranch Road. The
development agreement was entered into in part to plan for a retail anchor to locate at a proposed
new intersection of Williams Drive and a newly aligned Shell Road with DB Wood Road (then
called Cedar Breaks). The framework of that deal was the allocation of certain public
improvements to the landowner and certain improvements to the City. The end goal was to have
Shell Road completed to Williams Drive, generate commercial development at the hard corners,
and plan for associated development beyond the intersection, with adequate roadways serving the
local and regional traffic.
With the 1997 agreement, the City would be responsible for constructing Shell Road, the
landowner (or subsequent purchaser) would be responsible for constructing the extension of Verde
Vista, and an existing roadway into the Serenada Subdivision would be temporarily re-routed to
Shell Road, awaiting ultimate construction of Verde Vista. The Verde Vista roadway was
determined to be needed as an alternate traffic distributor to Williams Drive, necessary in part due
to the heavy retail traffic and associated driveways and intersections. Per the terms of the
agreement, Verde Vista was to be either built or bonded by the owner no later than when Shell
Road (2 lanes) had been built. At this moment, the property owner is past due on this obligation.
Additionally, as part of the original deal for the new Shell configuration, a local street in Serenada
called Sequoia Spur would be severed of its connection to Williams Drive, which would ultimately
be relieved by the Verde Vista connection. A temporary connection for Sequoia Spur would be
constructed to Shell Road until Verde Vista was built.
In 2001, H.E.B. sought to locate a store at the northwest corner of Shell and Williams Drive.
Together with the owner and the City (and the County), a Public Improvement District (PID) was
created to help finance the Shell Road and Wildwood improvements. The PID agreement was
amended and extended several times over the next 12 years until the assessments for the district
were paid off in 2013. The only substantial aspects of the agreement that remain to this day are the
construction of Verde Vista and the removal of the temporary Sequoia Spur connection. The
roadway has been a part of the transportation plan for many years and is included in the City's
transportation demand model, which makes assumptions about traffic movement and flow. The
City reviews proposed traffic impact analyses against this model and it helps determine roadway
and intersection needs for the future. A TIA has yet to be presented that would model the impacts
of removing this segment of roadway from the model.
Property History:
The property was annexed into the City’s full jurisdiction in 1997 per Ordinance 97-32 as vacant
land, and has no known history of development or use. The following entitlements are known to
have been achieved for the property:
· 1997 - A Development Agreement, recorded as Doc# 199744272, established the realignment of
Shell Road and other road improvements in this vicinity, and delineated land tracts that noted
proposed zoning and expected types of development. Roadway included in the City's thoroughfare
plan.
· 1997 – Zoning of C-1 Local Commercial per Ordinance 97-40,
· 2001 – The 1st Amendment to the 1997 Development Agreement, recorded as Doc#
2003034146, created an Interlocal Agreement between the City and Williamson County, to revise
the realignment of Shell Road, discern design and construction responsibilities, dedication of right
of way, and creation of a Public Improvement District.
· 2003 – The 2nd Amendment to the 1997 Development Agreement, recorded as Doc#
2003027907 / 2003034147, revisions related to right of way dedication by Owner, assessments,
and other details.
· 2008 - Portions rezoned per Ordinance 2008-70; Tract 1, 2.131 acres from Office (OF) to Local
Commercial (C-1); Tract 2, 7.558 acres from Office (OF) to Multifamily (MF), limited to age-
restricted development, whereby age-restricted development is established as a multiple family
structure where each unit is occupied by at least one person who is 55 years of age or older.
Preliminary Plat approved for the property, which includes the ROW for Verde Vista. Plat expires
in November 2014.
· 2011 – The 3rd Amendment to the 1997 Development Agreement, regarding payment of
assessments by the Owner.
· 2012 – The 4th Amendment to the 1997 Development Agreement, recorded as Doc#
2012034462, revised the terms of payment of the assessments by the Owner.
Staff Analysis:
The Verde Vista connection has long been a planned relief valve for the Williams/Shell regional
area. As more residential and retail fill the area and the City expands to the north and the west,
significant pressure will be placed upon these intersections to funnel cars seeking to move south
and west towards town. With no southeast parallel collector to Williams Drive, all traffic from the
lake, Sun City, and Georgetown Village will be routed through the DB Wood/Williams/Shell
signal, creating a massive pressure point in the future. A secondary distributor such as Verde Vista
will become an important connecting roadway for local traffic that will improve the conditions
around the signalized intersections. Verde Vista (an existing road in Serenada) would extend, if
built, from the Serenada subdivision to its eventual terminus at Williams Drive at the signal of
Woodlake Drive.
As the intersection of Shell Road and Williams Drive becomes more congested, the City will
eventually find it necessary to close the median cut along Shell Road at the Sequoia Spur
intersection in order to provide additional storage capacity for left turn movements from
southbound Shell Road to eastbound Williams Drive (the predominate movement on southbound
Shell Road). The likelihood of either the closure or downgrade of Sequoia Spur in the future could
also cause issues with fire response time to Serenada, served by the City of Georgetown Fire
Department by contract with the Emergency Services District (ESD) #8, paid for by Serenada
residents. The Fire Department supports the planned connection of Verde Vista from Serenada to
Shell Road.
The next logical step for traffic-controlled full access along Shell Road, replacing the Sequoia
Spur intersection, will be the future Verde Vista intersection, as Verde Vista connects to Serenada
to the southeast, the Heritage Oaks Subdivision and ultimately with Woodlake Drive at Williams
Drive to the northwest. If the connection to Serenada is not made, the intersection with the greater
traffic volume in the future that may warrant traffic control will be the intersection of Village
Commons/Rosedale and Shell Road. A three-way (or fourth leg being a local street without
connectivity) Verde Vista at Shell Road intersection may not reach warrants for a signal.
If Verde Vista were to not be built as previously agreed, a decision will need to be made regarding
Sequoia Spur. Sequoia Spur is not a permanent roadway, as neither the City nor the County owns
Right of Way between the southwest line of Serenada and Shell Road; it was and remains a private
driveway. Throughout the documents creating this connection, it is continually referenced as
“Temporary," meaning that a closure of Verde Vista would leave the City with no ROW for a
roadway that was never intended to be permanent. The other option available is to close and
abandon the Sequoia Spur entry to Serenada, as originally planned, and return the land to the
owner, relying then on Madrid and other outlets to suffice for Serenada traffic to Shell and
Williams. This does not appear to be the optimal solution for public safety services.
Further technical analysis on the transportation issues can be found in the companion item seeking
an amendment to the Transportation Plan.
There is an approved plat on the property, which was created in 2008 and expires in November
2014. The plat includes ROW for Verde Vista, as planned. The applicant seeks to create a new plat
which would not include the ROW so that they can seek a development that is not split by the
roadway. Staff acknowledges difficulty maneuvering around some environmental features on the
property and has offered to downgrade the roadway designation to a local, where logical for
speeds and curves, to avoid these features. This can be done administratively.
The applicant has stated that they are seeking a development project that differs from the approved
zoning and may result in fewer daily traffic in and around the area. Staff has yet to fully evaluate
the development proposal for the property because it has not been officially submitted to the City
for approval. The Commission and City Council will have an opportunity to assess the merits of
any proposed use of the property at such time that is brought forward to the public process.
Staff has reached out to the developer as of the writing of this report seeking solutions to some of
the transportation and safety concerns. Between the report submission and the Commission
meeting, staff will continue to work with the developer to see if there is some common ground that
could be reached to address some of these issues. Some possible solutions may be discussed
openly at the meeting.
Staff recommends that the Verde Vista extension be constructed as agreed-upon in the Campbell
Development Agreement.
FINANCIAL IMPACT:
None at this time. The Applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
Location Map Backup Material
Future Land Use Plan Backup Material
Zoning Map Backup Material
Applicant Request Letter Backup Material
1997 Agreement Backup Material
1997 Concept Plan Backup Material
Agreement 1st Amendment Backup Material
Agreement 2nd Amendment Backup Material
Agreement 3rd Amendment Backup Material
Agreement 4th Amendment Backup Material
Proposed 5th Amendment (by applicant) Backup Material
Approved Preliminary Plat (2008) Backup Material
C I T Y O F
G E O R G E T O W N
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Exhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only 0 1,000 2,000Feet ¯
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LegendSiteParcelsCity LimitsGeorgetown ETJ
Future Land Use / Overall Transportation Plan
Exhibit #2DA-2014-002
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Thoroughfare
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Employment Center
HIgh Density Residential
Low Density Residential
Mining
Mixed Use Community
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LegendSiteParcelsCity LimitsGeorgetown ETJDA-2014-002Zoning Information
Exhibit #3
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July 9th, 2014
Mr. Mike Elabarger and Mr. Jordan Maddox
City of Georgetown
Planning Department
300-1 Industrial Avenue
Georgetown, Texas 78627
Re: Proposed Garden Home Community Development
33.755 ac – Shell Road
Mr. Elabarger and Mr. Maddox:
We submitted a Master Application to the City of Georgetown for consideration and approval of
a proposed garden home community development for the referenced property. In addition to site
development and building permit approvals required, we understand we must also obtain
Planning and Zoning Commission and City Council approval for the following items:
1) Removing the connection of Verde Vista Dr. from Shell Rd. to Serenada West from the
2030 Overall Transportation Plan.
2) Amending a 1997 Development Agreement between the City of Georgetown and
Campbell-Georgetown #1, Ltd. to remove the connection of Verde Vista Dr. from Shell
Rd. to Serenada West (the Development Agreement has 4 prior amendments, and this
would be the 5th and final amendment). The 33.755 acre tract is the last property to be
developed from the original Development Agreement, and all other conditions from the
Agreement and 4 prior amendments have been met (See Exhibits B and C).
3) Rezone the 1.46 acre office tract from LO to Multi-Family.
The Master Application has been deemed complete, and the first round of comments indicated
reluctance towards supporting items #1 and #2 above. As we understand it, the chief concern for
doing so pertains to adequately serving traffic needs in the area. The removal of the extension of
Verde Vista Dr. from Shell Rd. to Serenada West potentially necessitates leaving the current
intersection of Sequoia Spur and Shell Road in place permanently. Though the Sequoia Spur
intersection was constructed as a temporary connection until the Verde Vista Dr. extension was
completed, we have not been provided with any functional reason for why this intersection and
road cannot be left open. We have been told by parties to the original negotiation between the
City of Georgetown and Campbell-Georgetown #1, Ltd. that neither the proposed extension of
Verde Vista Dr. to Serenada West nor the Sequoia Spur connection to Shell Rd. was ever studied
for its respective viability. It should also be noted that, as part of the 1997 Development
Agreement and subsequent amendments, the Campbell Georgetown #1, Ltd property, which
included the 33.755 acres, paid for the entire cost of the realignment and improvements made to
Shell Rd.
The extension of Verde Vista Dr. through our property was contemplated in both the 2030
Overall Transportation Plan and the 1997 Development Agreement as a 60' ROW with collector
status. Since that time, the recent discovery of several geological features has altered the ability
to construct the extension on our property as originally contemplated, likely reducing it to a 2-
lane local road. This has been acknowledged by both City of Georgetown Planning Department
and in-house counsel.
Although the Verde Vista Dr. extension could potentially still be constructed in some form
through our property, doing so places significant economic and functional strain on our proposed
garden home community development for the following reasons:
Our project, as designed, is at the lowest feasible economic density for the property.
Extending Verde Vista Dr. from Shell Rd. to Serenada West forces us to split the water
quality and storm water detention into two systems on either side of the road.
Consequently, the space required for the road and the resulting split detention systems
reduces the density of our project to below economically feasible levels.
In addition to the loss of density, the extension of Verde Vista Dr. from Shell Rd. to
Serenada West and the resulting necessity for two separate water quality and storm water
detention systems also increases costs to above economically feasible levels.
Separating the water quality and storm water detention systems also hinders the ability of
these systems to help alleviate some of the current storm water flow issues from our
property into Serenada West and likely necessitates a less desirable linear detention
facility in lieu of a more aesthetic wet pond amenity with a fountain.
The marketability of our proposed garden home community development is significantly
compromised by the ability of local traffic from other communities to drive through our
community. This condition does not occur in similar communities such as Heritage Oaks
or Oaks at Wildwood, or for that matter, Sun City.
Notwithstanding the negative economic and functional issues it presents to our proposed garden
home community development, we believe that the extension of Verde Vista Dr. from Shell Rd.
to Serenada West is not necessary for the following reasons:
All ingress/egress to our community will be onto Shell Rd., and the primary entrance will
be aligned with Verde Vista Dr. on the west side of Shell Rd. with a 4-way traffic signal,
which will help control the flow of traffic on Shell Rd.
Jacobs Engineering acquired 1,544 traffic counts on Sequoia Spur on 6/10/2014, which is
well below the capacity a two-lane road can handle without congestion, and the Serenada
neighborhood is completely built out. Keeping the current intersection at Sequoia Spur
and Shell Rd open permanently is a potentially viable alternative, and it provides
adequate connectivity for daily traffic travelling into and out of Serenada West. (See
Exhibit E)
The Serenada neighborhood has numerous other routes to both Williams Dr. and Shell
Rd. (See Exhibit E)
Our proposed garden home community development (See Exhibit A) contains substantially less
density than what is allowed under the current zoning and the approved preliminary plat, which
was ratified by the City of Georgetown and is valid until November 7, 2014 (See Exhibit D).
Initial ITE trip counts and water usage analyses (See Exhibit F) indicate this proposed
development would generate 80% less daily vehicle traffic and require 56% less LUE’s, despite
delivering an equivalent tax base to the City of Georgetown and Williamson County (See
Exhibit G). Less traffic and an equal tax base are undeniably positive, but at a time when water
conservation is as critical as ever, we believe the reduction in LUE’s is especially important.
Additionally, our market analysis leads us to the strong conclusion that this is the best use for the
property, not to mention the most compatible use with respect to the surrounding neighborhoods.
The recent success of Heritage Oaks and the Oaks at Wildwood proves high demand for
maintained garden home community living, and there are currently no other similar communities
available now or in the near future.
In summary, the requirement to extend Verde Vista Dr. from Shell Rd. to Serenada West
challenges the economic viability of our proposed plan and likely forces us to pursue a higher
density development more in line with the current zoning and approved preliminary plat. This
plan generates more traffic to Shell Road and the existing Serenada neighborhood, uses more
water resources, and negatively impacts the ability to efficiently design water quality and storm
water detention systems that could help to alleviate some current storm water flow issues from
our property into Serenada West.
Accordingly, we would like to know if the information in this transmittal, along with the exhibits
provided, adequately addresses the concerns provided to us in the first round of comments and
allows you to lend your support for our proposed garden home community development,
including the elimination of the extension of Verde Vista Dr. from Shell Rd. to Serenada West.
If you require additional information to make your decision, please let us know what additional
information you require, and we will make every effort to provide the same.
As a final note, the following quote is from the City of Georgetown website regarding the 2030
Plan. It states..."The plan was designed to help carry out the long term vision of the
community and yet be adaptable to changing conditions". We believe that our proposed
development warrants adaptability as it is more compatible with the surrounding neighborhoods
and a better fit for Georgetown as a whole, than the development plan which is available under
the current zoning and preliminary plat.
We would like to request a meeting with all of the City of Georgetown Planning Department
staff you deem appropriate and you at the earliest date and time you have available to discuss
these issues in more detail. Please provide us with possible dates and times that would work for
your team and you.
Sincerely,
Randy Ziehe
President, Spicewood Communities
The following Exhibits are attached for your review:
A. Spicewood Communities Proposed Garden Home Community Development
B. Development Agreement Summary
C. Proposed 5th Amendment to the Development Agreement
D. Development Potential Under the Current Zoning & Preliminary Plat
E. Traffic Analysis of Existing Sequoia Spur & Intersection at Shell Rd.
F. Projected Traffic and Water Usage Comparison
G. Tax Valuation Comparison
H. Map of Subject Area
Exhibit A
Spicewood Communities Proposed Garden Home Community Development
The proposed plan will amend the preliminary plat to a single legal lot containing approximately
33.755 acres. The 1.46 acres currently zoned office will be changed to MF-1 zoning so the entire
tract will have commercial MF-1 zoning, each allowing our proposed garden home community
development.
The proposed community will be submitted for approval as a single site plan, and there will be a
Condominium Declaration filed with Williamson County reflecting 40 “Villa” Condominium
Pads and 106 “Garden Home” Condominium Pads. The Villas and Garden Homes will be
detached and range in size from 1,700 to 3,400 square feet. The final plat will also eliminate the
extension of Verde Vista.
Marrying the low maintenance lifestyle of a townhome, the space and privacy of a single family
home and the amenities of a master-planned community, the Gardens at Verde Vista will be ideal
for Baby Boomers. The community will consist of roughly 106 Garden Homes, 40 Villas, and a
2,500 square foot community center, with additional outdoor amenities such as a dog park and
community garden also possible. The Garden Homes are comprised of the most popular plans
from our highly successful Gardens at Teravista community in Round Rock ranging in size from
1,500 to 2,700 square feet with prices starting in the high $200s. The Villas will be a completely
new product derived from the Garden Home floor plans featuring larger home sites, completely
free-standing homes and courtyards, and upgraded exterior and interior finishes. Ranging in size
from 2,000 to 3,300 square feet, the Villas will start in the mid $300s and finish in the mid
$400s.
***A community package including details about Spicewood Communities, information about
our target market, and illustrative representations of our site layout, floor plans and elevations,
and interior finishes for the Gardens at Verde Vista has been attached separately.
Exhibit B
Development Agreement Summary
Development Agreement – Doc #9744272 (Recorded 10/1/1997)
Between City of Georgetown and Campbell-Georgetown #1, Ltd, owner of 226.68 acres
including the Verde Vista property
In consideration for City’s approval of the Concept Plan for development of the Property,
Owner agrees to dedicate to the City the right-of-way for:
o the Shell Road Realignment
o the Verde Vista Extension
o Dedication must occur at such time as any segment of the Property is finally
platted
o If City commences construction on roads before segments are finally platted, City
must acquire such right-of-way through exercise of eminent domain
At the time any segment of the Property is finally platted, Owner must:
o Post fiscal security for the portion of the Shell Road Realignment or the Verde
Vista Extension contained within the segment so platted
If fiscal security is posted for either road, Owner shall have no other
financial responsibility for the construction of the road
o Construct the applicable portion of the Shell Road Realignment or the Verde
Vista Extension
Owner may also elect to dedicate the right-of-way and construct the road for the Shell
Road Realignment before final platting, and in so choosing, will have no other financial
responsibility in the future
City will pay for any Excess Costs, above normal costs for constructing a Two Lane
Road, for the Shell Road Realignment
If and when Shell Road Realignment, within the Property, is completed:
o Owner must post fiscal security for, or construct the applicable portion of, the
Verde Vista Extension, if Owner has not previously done so
o City will abandon the portion of existing Shell Road, transfer fee title to Owner
(without compensation), and restore right-of-way condition
Owner shall execute and deliver to City a Permanent Utility Easement covering the south
30 feet of the right-of-way for the Shell Road Realignment
First Amendment to Development Agreement – Doc #2003034146 (Recorded 7/16/2001)
Owner and City approve Revised Shell Road Realignment
Owner shall join with H. E. Butt Grocery Company in filing a petition with the City for
formation of a public improvement district (PID)
o Within 90 days after creation of the PID, Owner shall execute a deed conveying
to the City the right-of-way for the portion of the Revised Shell Road
Realignment which lies within the property
o Right-of-way shall revert to Owner if:
PID is not finally created by 12/31/2001
Revised Shell Road Realignment construction is not substantially
complete by 12/31/2004
o Should Owner not comply, City has right to enforce specific performance
o Purpose of PID is to levy assessments against Property within the PID
o Assessments to reimburse Williamson County for costs incurred from
constructing the Revised Shell Road Realignment
Each tract of land comprising the PID shall be assessed a fraction of the
total amount assessed based on the linear feet of roadway adjacent to the
tract
Cost allocated to Owner’s Property = $589,961
o Assessment shall be payable on the earliest event to occur: (a) subject tract is
finally platted, (b) subject tract is sold, or (c) 7 years after the Shell Road
Realignment is opened to the public for vehicular use
Assessments shall commence bearing interest of 7% per annum,
compounded annually, on the date the road is opened to the public for
vehicular use
o Other than the assessments to the PID, Owner has no further financial
responsibility for the construction of the Revised Shell Road Realignment
Second Amendment to Development Agreement – Doc #2003034147 (Recorded 4/15/2003)
Within 60 days after the execution of the Second Amendment, Owner shall execute a
deed conveying to the City the right-of-way for the portion of the Revised Shell Road
Realignment which lies within the property
o Right-of-way shall revert to Owner if construction of road is not substantially
complete with 36 months after the Updated Assessment/Service Plan is adopted by
the City
o If Owner fails to comply, City has right to enforce specific performance
City shall adopt the Updated Shell Road Public Improvement Assessment/Service Plan
o Total assessment shall not exceed $832,500
o Assessment levied on each tract will be a pro rata share of the total
o Individual assessments will be due on the earliest to occur of:
The time the tract is finally platted
The sale of the tract
7 years after the road is completed and opened to the public
o No individual assessments shall be due, and no interest accrued, until the road is
completed and opened to the public
o In the event of default of any individual assessment, City may enforce collection
by suit in any court with jurisdiction and/or by lien foreclosure
Delinquent assessments shall accrue interest of 1% for each month
remained unpaid
If delinquent assessment is not paid by July 1st of the year in which it
became delinquent, additional penalty of 15% of the amount delinquent
shall be imposed to defray City’s costs of collection
No installment payments of assessments will be accepted
Assessment and any applicable interest/penalties shall constitute a first
and prior lien against the property, superior to all liens except for taxes
Assessment survives foreclosure
Third Amendment to Development Agreement (Exectued 3/25/2011)
Owner acknowledges the Shell Road Realignment is complete, and accordingly, the
revision provisions in the deed conveying right-of-way are hereby withdrawn
Ordinance #2001-51 imposed an assessment against the Property with interest accruing
o To date, amount of assessment due by Owner is $377,994.06
o Assessment is due on February 25th, 2011
o City agrees to extend the payment due date from February 24th, 2011 until
February 24th, 2013, with interest continuing to accrue at 7%, compounded
annually, from the date the road was completed until paid
o If any portion of the Property is platted or sold prior to February 24th, 2013, the
assessment and interest for the entire Property will be due
o The assessment lien will remain in full force and affect
o Third Amendment is subject to approval by Williamson County
Fourth Amendment to Development Agreement – Doc #2012034462 (Recorded 5/1/2012)
City agrees to further extend the due date of payment of the assessment from February
24th, 2013 until February 24th, 2015, but interest will continue to accrue
City further agrees to change the payment terms of the agreement
o One half of the assessment is due when the first portion of the remaining Property
is sold
o The remainder is due when the rest of the Property is sold
Notwithstanding, entire assessment is due by February 24th, 2015
Exhibit C
PROPOSED FIFTH AMENDMENT TO DEVELOPMENT AGREEMENT
THE STATE OF TEXAS )
COUNTY OF WILLIAMSON )
THIS FIFTH AMENDMENT TO DEVELOPMENT AGREEMENT is entered into this
the __ day of ________, 2014 by and between CAMPBELL-GEORGETOWN #1 LIMITED
PARTNERSHIP, a Texas limited partnership (Owner) and the CITY OF GEORGETOWN,
TEXAS, a Texas home rule municipal corporation (the City).
WHEREAS, pursuant to Chapter 372 of the Texas Local Government Code, Ordinance
No. 2001-51, the City authorized the creation of the Shell Road Public Improvement District (the
“District”); and
WHEREAS, pursuant to Ordinance No. 2001-51, the District levied assessments on all
properties within the District to partially repay the costs to re-align Shell Road (the “Shell Road
Realignment”); and
WHEREAS, on September 9, 1997, Owner and the City entered into a Development
Agreement (as amended, the “Agreement”) to define the Owner’s (and its successors and
assigns) responsibility with respect to the realignment of the Shell Road Realignment; and
WHEREAS, on or about July 16, 2001, the Mayor of the City of Georgetown executed
the First Amendment to the Development Agreement; and
WHEREAS, on or about March 27, 2003, the Mayor of the City of Georgetown executed
the Second Amendment to the Development Agreement; and
WHEREAS, on or about February 25, 2011, the Mayor of the City of Georgetown
executed the Third Amendment to the Development Agreement;
WHEREAS, on or about March 8, 2012, the Mayor of the City of Georgetown executed
the Fourth Amendment to the Development Agreement; and
WHEREAS, the assessment lien has been assigned to Williamson County; and
NOW THEREFORE, the City and the Owner desire to enter into an additional
amendment to the Development Agreement as follow:
1. Section 2(a)(ii) is hereby deleted in its entirety.
2. Section 2(f) is hereby deleted in its entirety.
3. All other terms, conditions and provisions of the Agreement are hereby ratified
and confirmed and shall remain in full force and effect as of the date thereof,
except as expressly modified hereby.
4. This Fifth Amendment may be executed by facsimile or electronic transmission in
two or more counterparts, each of which shall be deemed to be an original, but all
of which taken together shall constitute but one and the same instrument.
[Signature Page to Follow]
[Owner’s Signature]
CAMPBELL/GEORGETOWN #1 LIMITED
PARTNERSHIP,
a Texas limited partnership
By: CCD Partnership Management, LLC,
General Partner
By: ___________________________________
Lester V. Baum, Manager
STATE OF TEXAS )
) PARTNERSHIP ACKNOWLEDGEMENT
COUNTY OF WILLIAMSON )
This instrument was acknowledged before me on the ___ day of ______, 2014, by Lester
V. Baum, a person known to me, in his capacity as Manager of CCD Partnership Management,
LLC, the General Partner for Campbell/Georgetown #1 Limited Partnership, a Texas limited
partnership, on behalf of said partnership.
_______________________________________
Notary Public in and for the State of Texas
[City’s Signature]
CITY OF GEORGETOWN, TEXAS,
a Texas home rule Municipal corporation
By: __________________________________
Dale Ross, Mayor
Attest:
_____________________________
Jessica Brettle, City Secretary
STATE OF TEXAS )
) CORPORATE ACKNOWLEDGEMENT
COUNTY OF WILLIAMSON )
This instrument was acknowledged before me on the ___ day of ______, 2014, by Dale
Ross, a person known to me, in his capacity as Mayor of the City of Georgetown, Texas, a Texas
Home Rule Municipal Corporation, on behalf of said municipality.
_______________________________________
Notary Public in and for the State of Texas
Exhibit D
Development Potential Under the Current Zoning & Preliminary Plat
The Property was under contract and within a week of closing in 2008 to Colonial Communities,
which had submitted a Preliminary Plat with plans to develop an Apartment Community
containing 312 units, as well as retail and small office. The zoning was ratified by the City of
Georgetown and the Preliminary Plat is valid until November 7, 2014. A portion of the Lot 2
MF parcel is designated for 55+, but the City of Georgetown planning and development staff has
stated it will be unable to confirm a mechanism for identification or enforcement of this
designation.
The site plan that was submitted for approval in conjunction with the Preliminary Plat
application has the following uses:
Lot 1, Blk B 14.91 acres 200 Apartment Units (13.41 UPA)
2.5 acres (2) Fast Food Pads
Lot 2, Blk A 10.78 acres 112 Apartment Units (10.39 UPA)
Lot 3, Blk A 2.39 acres Retail (14,732 sf)
Lot 1, Blk A 1.46 acres Office
Verde Vista 1.715 acres
Extension
Exhibit E
Traffic Analysis of Existing Sequoia Spur & Intersection at Shell Rd.
***1,544 total traffic counts
Exhibit E cont’d
***10,244 total traffic counts
Exhibit E cont’d
Exhibit E cont’d
Exhibit F
Projected Traffic and Water Usage Comparisons
ITE TRIP COUNTS
WATER USAGE
Exhibit G
Tax Valuation Comparison
Acres Units/Building
Sq Ft
Estimated
Unit Value
Estimated Total
Value
Current Preliminary Plat
Apartments 25.69 312 Units $140,000 $43,680,000
Fast Food 2.5 5,000 SF $200 $1,000,000
Commercial 2.39 14,732 SF $250 $3,683,000
Office 1.46 8,500 SF $200 $1,700,000
32.04 $50,063,000
Proposed Gardens at Verde vista
50' Detached Courtyard Homes 40 Units $400,000 $16,000,000
35' Detached Courtyard Homes (Zero Lot Line)106 Units $330,000 $34,980,000
$50,980,000
The Gardens at Verde Vista
A Multi-Product, Active Adult Community
Georgetown, TX
Spicewood Communities
Builder/Developer
7756 Northcross Drive, Suite 200
Austin, TX 78757
(512) 335.7786
Spicewood Communities
With the firm belief that there is more to this business than building and selling
homes, long-time Austin developer Randy Ziehe set out to form a company,
defined by integrity and values, with a product that he would be proud to find in
his own back yard. Since 1994, Spicewood Communities, a turn-key, multi-family
residential community development company has been on a mission to “shape
the future of residential living.” We manage all aspects of development, building
and sales in-house, which ensures the highest degree of execution, quality,
accountability, and cost control. By adhering to this foundation, we have built
and sold over 400 units, in nine separate communities across Central Texas, since
the early 2000’s.
Initially, Spicewood predominantly targeted urban professionals seeking refuge
from sky-rocketing rental rates by offering a for-sale alternative with the low
maintenance lifestyle and proximity to critical mass to which they were
accustomed. More recently, in addition to the niche urban professional market,
Spicewood began recognizing a growing desire among the rapidly expanding
baby boomer population for a similar living environment but with some
important modifications. Accordingly, we augmented our business plan with
communities focused on this emerging demographic by providing exclusively
single story and master down floor plans, convenient locations, high standards of
quality and appointment, and freedom from exterior home and lawn
maintenance.
Our two recent communities, the Gardens at Teravista and the Bluffs at Balcones,
were designed and implemented with the Baby Boomer in mind. Though
distinctly different in application – the Gardens with free-standing garden homes
including private outdoor side courtyards and the Bluffs with urban three story
townhomes including the option for private internal elevators – the success for
each community has been remarkable. Even through the economic downturn, we
consistently outperformed new construction in the surrounding areas and the
rest of the market in terms of sales velocity and pricing.
Spicewood Communities
Spicewood Communities
Baby Boomers account for one-quarter of the U.S. populace, and as a group, the
78 million Americans born between 1946 and 1964 is much too large and diverse
to share a single lifestyle, life stage, purchasing proclivity or political agenda.
Think of a few famous baby boomers. Now, call to mind a few that you know.
It’s probably safe to assume that none of the images that popped into your head
resemble a generic brown paper bag. It’s not a game of deception. The fact is that
the first wave of boomers – those born between 1946 and 1954 – are very
different from those born between 1955 and 1964.
Older boomers know where they were when President John F. Kennedy was
shot. They can recite the names of family and friends who fought in the Vietnam
War and swap stories of war protests. Younger boomers came of age in the
1970s. All but the oldest missed Vietnam, turning 18 as the last helicopters were
leaving Saigon. Watergate was a watershed event, and for many, the Iranian
hostage crisis was the first conflict to stir patriotic zeal and political dissent.
Think of it this way. Bob Dylan is the musical storyteller for older b oomers;
songs such as "Blowin' in the Wind" and "The Times They Are A-Changin’" are
anthems of the anti-war and civil rights movements. For many younger boomers
that mantle fell to Bruce Springsteen: they could see their own growth and
maturation – from young and romantic to disillusioned-yet-hopeful – reflected
back at them in his songs.
This diversity renders traditional metrics for this market segment virtually
obsolete and has given rise to new sciences like “Psycographics” which can
measure consumer preferences at a far greater depth than simple demographic
comparison. Segments such as “Country Squire”, “Dream Weaver”, and
“American Great Outdoors” have emerged in attempts to better describe, and
ultimately target, the vast diversity in personality, values, attitudes, interests,
and lifestyles that the Boomers present.
*Portions of this section were taken from an article written by Susan Reda for Stores Magazine
in June 2008 titled “Five Things You Don’t Know About Baby Boomers”.
Target Market – Understanding the Baby Boomer
Spicewood Communities
The preferences of Baby Boomers with regards to community and home design
can be as diverse as the market segment itself. For this reason, we believe that
multiple product offerings within the same community maximize our ability to
appeal to and retain the largest percentage of Boomers. Details about our
proposed differentiation can be found in the floor plan section of this package.
In spite of this diversity, there are a handful of paramount components which
resonate with the vast majority of Boomers:
Lifestyle. The next home buying decision made by Boomers will be driven by
much more than simply construction, finish out, location, and price… It will be
about a deliberate choice to alter their current lifestyle. Free from prior
obligations such as work and raising children, the next stage in their lives will be
intensely focused getting back to spending time doing things they enjoy – from
playing golf to learning a new craft such as gourmet cooking or photography,
from travelling the globe to hosting dinner parties with friends, from spending
time with grandchildren to discovering more about themselves.
Freedom. Retiring from work and having children leave the house to start their
own lives are only the first steps towards reclaiming their freedom… They also
need a place to live that is free of exterior home and lawn maintenance. What
good is all of this newfound time if it is spent mowing the yard, raking leaves or
touching up paint? Boomers need a community and home that will augment
rather than hinder their active lifestyles - where the lawn, landscaping and home
exteriors are maintained by the Homeowners association. So, they can lock it,
leave it, and forget about it… Whether they are gone for 1 day or 6 months.
Right-sizing, not downsizing. Staying with examples from the Baby Boomer
generation, a popular Rolling Stones anthem states, “You can’t always get what
you want.” While they may like the song, when it comes to their next home
purchase, Boomers take great exception to its message. With past homes, they
have likely been forced to make sacrifices and tradeoffs in order to fill a
particular need at a particular time – they were transferred to a new city for work
or they have to get the kids into a specific school district by the Fall. But now, for
the first time in their lives, they are able to get exactly what they want , and that’s
precisely what they intend to do. Boomers are looking for a comfortable move
down with a home spacious enough to entertain guests and to accommodate
Developing/Building Community for Boomers
Spicewood Communities
visiting family members yet small and manageable enough that they are not
overburdened by cleaning and maintenance. And while they are amenable to a
“move down” with respects to size, they still maintain the same lofty
expectations with respects to features, finishes and quality of cons truction. They
are also very appreciative of the allowance to customize components of a home
to meet their specific needs and desires. This unwavering pursuit of perfection
can present challenges in the home design and build process, but the reward is
that they are willing to pay high premiums for the ability to get exactly what
they want.
Re-emphasis on Family. Gone are the days when grandma and grandpa retire
and move to Florida or Arizona. Instead, Boomers are increasingly making the
conscious decision to move closer to children and grandchildren, many times
even in the same master-planned, cross-demographical community and
sometimes even in the same neighborhood. Elementary schools now host a
Grandparents Day, which is often more highly attended than the traditional
Parents Day.
Active Adults. There’s nothing sedentary about a Boomer’s lifestyle. They look
young and hip and feel even younger and hipper, and they would much rather
be reminded of their 30s than think about their 80s. Most still exercise as much
as 3 times per week, they play golf or tennis, they shop and eat out at local
restaurants and they travel. This desire to stay active makes proximity to critical
mass and amenities much more important than before.
Community… in smaller, more intimate doses. While Boomers don’t mind
sharing a master-planned community, and even a smaller neighborhood, with
other, younger demographics, they still demand a smaller, more intimate venue
with which to socialize. Like their home, they want to have it all when it comes
to community. They will take advantage of the master development amenities
when it suits them, but they also want a niche carved out especially for them.
Developing/Building Community for Boomers Cont’d
Spicewood Communities
Marrying the low maintenance lifestyle of a townhome, the space and privacy of
a single family home and the amenities of a master-planned community, the
Gardens at Verde Vista will be ideal for Baby Boomers. The community will
consist of roughly 106 Garden Homes, 40 Villas, and a 2,500 square foot
community center, with additional outdoor amenities such as a dog park and
community garden also possible. The Garden Homes are comprised of the most
popular plans from our highly successful Gardens at Teravista community in
Round Rock ranging in size from 1,500 to 2,700 square feet with prices starting in
the high $200s. The Villas will be a completely new product derived from the
Garden Home floor plans featuring larger home sites, completely free-standing
homes and courtyards, and upgraded exterior and interior finishes. Ranging in
size from 2,000 to 3,300 square feet, the Villas will start in the mid $300s and
finish in the mid $400s.
The Gardens at Verde Vista
Spicewood Communities
The Community Center
Spicewood Communities
The
The Garden Homes
Spicewood Communities
The Garden Homes – Floor Plans
Spicewood Communities
The Villas (Conceptual)
Spicewood Communities
The Villas – Floor Plans (Conceptual)
Plan 2,123/2,671/2,999
Plan 2,550/2,995/3,275
Plan 2,378/2,871/3,113
Spicewood Communities
Interior Finishes
City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on a Comprehensive Plan Amendment to amend the Overall
Transportation Plan and the Future Land Use Map by removing a Proposed Major Collector
roadway (a segment of Verde Vista) from crossing the property at 410 Shell Road, described as
33.77 acres in the Joseph Fish and David Wright Surveys. Mike Elabarger, Senior Planner and
Andrew Spurgin, AICP, Planning Director
ITEM SUMMARY:
This application is brought forth by the applicant in conjunction with a Development Agreement
amendment application, DA-2014-002. Please reference that application for more particulars
regarding that Agreement and the proposed amendment as it relates to this Comprehensive Plan
Amendment request.
Background/History related to the Request:
In 1997, the City of Georgetown entered into a development agreement with the Campbell Family,
owners of some property just north of Williams Drive close to what was then Shell Ranch Road.
The development agreement was entered into, in part, to plan for a retail anchor to locate at a
proposed new intersection of Williams Drive and a newly aligned Shell Road with DB Wood
Road (then called Cedar Breaks). The framework of that deal was the allocation of certain public
improvements to the landowner and certain improvements to the City. The end goal was to have
Shell Road completed to Williams Drive, generate commercial development at the hard corners,
and plan for associated development beyond the intersection, with adequate roadways serving the
local and regional traffic.
With the 1997 agreement, the City would be responsible for constructing Shell Road, the
landowner (or subsequent purchaser) would be responsible for constructing the extension of Verde
Vista, and an existing roadway into the Serenada Subdivision would be temporarily re-routed to
Shell Road, awaiting ultimate construction of Verde Vista. The Verde Vista roadway was
determined to be needed as an alternate traffic distributor to Williams Drive, necessary in part due
to the heavy retail traffic and associated driveways and intersections. Per the terms of the
agreement, Verde Vista was to be either built or bonded by the owner no later than when Shell
Road (2 lanes) had been built. At this moment, the property owner is past due on this obligation.
Additionally, as part of the original deal for the new Shell configuration, a local street in Serenada
called Sequoia Spur would be severed of its connection to Williams Drive, which would ultimately
be relieved by the Verde Vista connection. A temporary connection for Sequoia Spur would be
constructed to Shell Road until Verde Vista was built.
In 2001, H.E.B. sought to locate a store at the northwest corner of Shell and Williams Drive.
Together with the owner and the City (and the County), a Public Improvement District (PID) was
created to help finance the Shell Road and Wildwood Drive improvements. The PID agreement
was amended and extended several times over the next 12 years until the assessments for the
district were paid off in 2013. The only substantial aspects of the agreement that remain to this day
are the construction of Verde Vista and the removal of the temporary Sequoia Spur connection.
The roadway has been a part of the transportation plan for many years and is included in the City's
transportation demand model, which makes assumptions about traffic movement and flow. The
City reviews proposed traffic impact analyses (TIA's) against this model and it helps the City
determine needed roadway and intersection needs for the future. A TIA has yet to be presented by
the applicant that would model the impacts of removing this segment of roadway from the model.
Property History:
The property was annexed into the City’s full jurisdiction in 1997 per Ordinance 97-32 as vacant
land, and has no known history of development or use. The following entitlements are known to
have been achieved for the property:
· 1997 - A Development Agreement, recorded as Doc# 199744272, established the realignment of
Shell Road and other road improvements in this vicinity, and delineated land tracts that noted
proposed zoning and expected types of development. Roadway included in the City's
Thoroughfare Plan.
· 1997 – Zoning of C-1 Local Commercial per Ordinance 97-40,
· 2001 – The 1st Amendment to the 1997 Development Agreement, recorded as Doc#
2003034146, created an Interlocal Agreement between the City and Williamson County, to revise
the realignment of Shell Road, discern design and construction responsibilities, dedication of right
of way, and creation of a Public Improvement District.
· 2003 – The 2nd Amendment to the 1997 Development Agreement, recorded as Doc#
2003027907 / 2003034147, revisions related to right of way dedication by Owner, assessments,
and other details.
· 2008 - Portions rezoned per Ordinance 2008-70; Tract 1, 2.131 acres from Office (OF) to Local
Commercial (C-1); Tract 2, 7.558 acres from Office (OF) to Multifamily (MF), limited to age-
restricted development, whereby age-restricted development is established as a multiple family
structure where each unit is occupied by at least one person who is 55 years of age or older.
Preliminary Plat approved for the property, which includes the ROW for Verde Vista. That Plat
expired in 2010, but received a one-time, 2-year expiration date extension; it now expires in
November, 2014.
· 2011 – The 3rd Amendment to the 1997 Development Agreement, regarding payment of
assessments by the Owner.
· 2012 – The 4th Amendment to the 1997 Development Agreement, recorded as Doc#
2012034462, revised the terms of payment of the assessments by the Owner.
Staff Analysis
The Verde Vista connection has long been a planned relief valve for the Williams/Shell regional
area. As more residential and retail fill the area and the City expands to the north and the west,
significant pressure will be placed upon these intersections to funnel cars seeking to move south
and west towards town. With the lake to the south and Sun City and no southeast parallel collector
to Williams Drive, all Sun City and Georgetown Village traffic will be routed through the DB
Wood/Williams/Shell signal, creating a massive pressure point in the future. A secondary
distributor such as Verde Vista will become an important connecting roadway for local traffic that
will improve the conditions around the signalized intersections. Verde Vista (an existing road in
Serenada) would extend, if built, from the Serenada subdivision to its eventual terminus at
Williams Drive at the existing signalized intersection with Woodlake Drive.
As the intersection of Shell Road and Williams Drive becomes more congested, the City will
eventually find it necessary to close the median cut along Shell Road at the Sequoia Spur
intersection in order to provide additional storage capacity for left turn movements from
southbound Shell Road to eastbound Williams Drive (the predominate movement on southbound
Shell Road). The likelihood of either the closure or downgrade of Sequoia Spur in the future could
also cause issues with fire response time to Serenada, which is served by the City of Georgetown
Fire Department by contract with the Emergency Services District (ESD) #8, paid for by Serenada
residents. The Fire Department supports the long-planned connection of Verde Vista from
Serenada to Shell Road.
The next logical step for traffic-controlled full access along Shell Road, replacing the Sequoia
Spur intersection, will be the future Verde Vista intersection, as Verde Vista connects to Serenada
to the southeast, the Heritage Oaks Subdivision and ultimately with Woodlake Drive at Williams
Drive to the northwest. If the connection to Serenada is not made, the intersection with the greater
traffic volume in the future that may warrant traffic control will be the intersection of Village
Commons/Rosedale and Shell Road. A three-way (or fourth leg being a local street without
connectivity) Verde Vista at Shell Road intersection may not reach warrants for a signal.
If Verde Vista were to not be built as previously agreed, a decision will need to be made regarding
Sequoia Spur. Sequoia Spur is not a permanent roadway, as neither the City nor the County owns
Right of Way between the southwest line of Serenada and Shell Road; it was and remains a private
driveway. Throughout the documents creating this connection, it continually is referenced as
“Temporary," meaning that a closure of Verde Vista would leave the City with no ROW for a
roadway that was never intended to be permanent. The other option available is to close and
abandon the Sequoia Spur entry to Serenada, as originally planned, and return the land to the
owner, relying then on Madrid and other outlets to suffice for Serenada traffic to Shell and
Williams.
There is an approved plat on the property, which was created in 2008 and expires in November
2014. The plat includes ROW for Verde Vista, as planned. The applicant seeks to create a new plat
which would not include the ROW so that they can seek a development that is not split by the
roadway. Staff acknowledges difficulty maneuvering around some environmental features on the
property and has offered to downgrade the roadway to a local street where logical for speeds and
curves necessary to avoid these features. This can be done administratively.
The applicant has stated that they are seeking a development project that differs from the approved
zoning and may result in fewer daily traffic in and around the area. Staff has yet to evaluate the
development proposal for the property because it has not been officially submitted to the City for
approval. The Commission and Council will have an opportunity to assess the merits of any
proposed use of the property at such time that is brought forward through the public process.
Regardless of the ultimate development on the property, which is currently approved for retail and
multi-family uses, the staff position regarding Verde Vista is unchanged.
Staff Recommendation:
Staff recommends that the Verde Vista extension be constructed as agreed-upon in the Campbell
Development Agreement.
FINANCIAL IMPACT:
None at this time. The Applicant has paid the required fees.
SUBMITTED BY:
Mike Elabarger, Senior Planner and Andrew Spurgin, Planning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Future Land Use / Transportation Map Backup Material
Exhibit 2 - Zoning Map Backup Material
Applicant Request Letter_CPA-2014-002 Backup Material
1997 Concept Plan Backup Material
Preliminary Plat 2008-016 Backup Material
Georgetown Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 1 of 9
Report Date: August 29, 2014
File No: CPA-2014-002
Project Planner: Mike Elabarger, Senior Planner
Item Details
Project Name: Gardens at Verde Vista
Location: 410 Shell Road, at Verde Vista
Total Acreage: 33.77 acres
Legal Description: 33.77 acres in the Joseph Fish and David Wright Surveys
Applicant: SDI 2013 – Verde Vista, LTD
Property Owner: SDI 2013 – Verde Vista, LTD
Contact: Ryan Ziehe, Spicewood Development, Inc.
Existing Use: Vacant
Zoning: Local Commercial (C-1), approx. 11.7 acres; High Density Multifamily
(MF-2), approx. 20.7 acres; Office (OF) District, approx. 1.3 acres
Future Land Use: Moderate Density Residential
Growth Tier: Tier 1A
Overview of Applicant’s Request
The applicant has requested to amend the Overall Transportation Plan and the Future
Land Use Map by removing a Proposed Major Collector roadway (the extension of Verde
Vista) from crossing the property at 410 Shell Road, described as 33.77 acres in the Joseph
Fish and David Wright Surveys
A companion application (DA-2014-002) to amend the ‘Campbell Georgetown, Shell Road
PID’ Development Agreement, which included the building of Verde Vista through the
subject property, is also under consideration. Refer to the Agenda item for that
application for further specifics and analysis of that Agreement.
Site Information
Location:
The site is located along Shell Road, east of Williams Drive, between the subdivisions of
Serenada West, Oaks at Wildwood, Heritage Oaks, and Georgetown Village. A tract of
vacant, unplatted land lies directly across Shell Road to the west, separating the subject
property from the West Georgetown Village 1 commercial subdivision.
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 2 of 9
Property History:
The property was annexed into the City’s full jurisdiction in 1997 per Ordinance 97-32 as
vacant land, and has no known history of development or use. The following entitlements
are known to have been achieved for the property:
• 1997 – The original Development Agreement, recorded as Doc# 199744272,
established the realignment of Shell Road and other road improvements in this
vicinity, and delineated land tracts that noted proposed zoning and expected types
of development.
• 1997 – Rezoning Ordinance 97-40, Campbell-Georgetown No. 1. This zoned
portions of the subject property to RM-2 Restricted, Dense Multifamily; C-1, Local
Commercial; and RM-3, Office and Service.
• 2001 – The 1st Amendment to the 1997 Development Agreement, recorded as Doc#
2003034146, created an Interlocal Agreement between the City and Williamson
County to revise the realignment of Shell Road, discern design and construction
responsibilities, establish dedication of right of way, and create a Public
Improvement District.
• 2003 – The 2nd Amendment to the 1997 Development Agreement, recorded as Doc#
2003027907 / 2003034147, included revisions related to right of way dedication by
Owner, assessments, and other details.
• 2008 – Rezoning Ordinance 2008-70, portions of subject property rezoned: Tract 1,
2.131 acres from Office (OF) to Local Commercial (C-1); Tract 2, 7.558 acres from
Office (OF) to Multifamily (MF), limited to age-restricted development, whereby
age-restricted development is established as a multiple family structure where each
unit is occupied by at least one person who is 55 years of age or older.
• 2008 – Preliminary Plat (PP-2008-016), known as Colonial Communities, approved
by City Council on November 25, 2008, created four (4) lots:
o Block A, Lot 1 – 1.46 ac. noted as being for Office use
o Block A, Lot 2 – 10.77 ac. noted as being for Multifamily use
o Block A, Lot 3 – 2.39 ac. noted as being for Commercial use
o Block B, Lot 1 – 17.41 ac. noted as being for Multifamily use.
This plat provided for Verde Vista in a 65’ ROW from Shell Road to the platted
access easement in the Serenada West Section 2 subdivision.
• 2011 – The 3rd Amendment to the 1997 Development Agreement (Recordation
information could not be located at this time) made revisions regarding assessments.
• 2012 – The 4th Amendment to the 1997 Development Agreement, recorded as Doc#
2012034462, revised the terms of payment of the assessments by the Owner.
• 2012 – City of Georgetown “Amnesty Program” approval reinstated the expired
Preliminary Plat (PP-2008-016) and provided two years of validity, with a new
expiration date of November 7, 2014.
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 3 of 9
Surrounding Properties:
The surrounding properties are mostly residential, with non-residential uses and zoning going west
toward Williams Drive. (See Aerial Image below)
Location Zoning Future Land Use Existing Use
North RS, Residential Single-family Moderate Density
Residential Single-family residential
South Extraterritorial Jurisdiction
(ETJ) – No zoning Low Density Residential ETJ residential
East RS, Residential Single-family Moderate Density
Residential Single-family residential
West C-1, Local Commercial
Moderate Density
Residential / Community
Commercial
Undeveloped land,
multifamily housing,
commercial
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 4 of 9
2030 Plan Analysis
Background:
The City’s 2030 Comprehensive Plan was adopted in 2008 with an eye toward the future
and the continued growth trajectory of our community. Much emphasis in the future land
planning efforts was placed on increasing density, mixed-use development, transportation
corridors, and the need for employment centers within the community.
This plan was adopted in conjunction with - and as a leading effort for - the development
of the utility master plans, transportation plans, parks and trails master plans, and certain
CIP programming. It is also a primary factor in zoning decisions, population forecasting,
facility planning, and other City and County decisions. The Plan is general in nature and
based on concepts rather than parcel-specificity. Within each category depicted on the
land use map there is a wealth of planning data that is crucial to the City’s efforts to
meeting the long-range vision.
The Overall Transportation Plan (OTP) is a component of the 2030 Plan. The current
iteration of the OTP was adopted by City Council in 2004, and has shown Verde Vista as a
planned Collector since that time. Exhibit 1 attached to this report depicts the Future Land
Use categories in the vicinity of this subject property, along with the OTP planned
roadway network. Verde Vista is planned to extend from the Serenada West Section 2
subdivision, through this subject property, and onto Williams Drive where it meets
Woodlake Drive.
The Serenada West Section
2 subdivision was recorded
on July 24, 1978 in Cabinet
D, Slides 130-134
(Document No. 780003900).
This plat shows a 50’ wide
access easement at the
intersection of Verde Vista
and Sequoia Spur as seen
below abutting the subject
property.
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 5 of 9
Current Status of Surroundings:
The traffic signal at Williams Drive and Shell Road is timed based upon the maximum
amount of “green time” for the SB Shell Road to EB Williams Drive and is further based
upon the amount of traffic which can “queue up” in the dual left turn lanes and make the
turn without leaving excess green time for the movement. This is causing queue failure,
i.e., the traffic fails to clear the queue, but this cannot be efficiently increased because of the
geometrics of the intersection itself – there is not a lane available to provide the additional
length required for the full-cycle dual left turning traffic.
When the intersection improvements at Williams Drive at DB Wood Road/Shell Road were
designed, this eventual failure was expected, but the traffic modeling indicated that that
failure would be several years further out than is being experienced. The opening of
McCoy Elementary School, combined with the continued build-out of Heritage Oaks, the
various parts of the Georgetown Village Subdivision, and to some extent the Berry Creek
neighborhood, has all resulted in impacts occurring more rapidly than the traffic
modelling had predicted. New developments unforeseen today along Shell Road will
only continue to increase traffic volumes in this vicinity.
The Williams Drive at DB Wood Road/Shell Road intersection was designed with the
knowledge that eventually the median opening at the temporary driveway which connects
Sequoia Spur in the Serenada West subdivision with Shell Road (see image below) would
have to be closed and the inside left turn lane extended in length to provide adequate
storage for the dual left turning movement and thus allow the queue to clear as the cycle
“maxed out” on the green time.
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 6 of 9
Part of this decision when the Williams/Shell/DB Woods intersection improvements were
designed was contingent upon the belief that extending Verde Vista from Shell Road to
Sequoia Spur in the Serenada West Subdivision would be a development-driven
roadway. With the extension, two-way traffic at the temporary driveway was no longer a
“requirement” since the Serenada community traffic would flow through the Verde Vista
connection, and thus expectedly would also warrant a signal at that location sometime in
the future. Then, the median opening at the temporary driveway could be closed and
modifications could occur as stated above. However, that development-driven extension
of Verde Vista has not occurred for various reasons and thus, the temporary driveway
connecting Sequoia Spur and Shell Road remains open.
Regardless of outcome, the median opening at the temporary driveway will need to be
closed in the not-too-distant future to provide capacity for the dual left turn demand
already being experienced. If the OTP roadway is extended, then traffic will flow from the
Serenada subdivision; if not, traffic from the Serenada subdivision would be forced to find
alternate, less-direct routes from the Community to the various businesses surrounding
the Williams Drive at DB Wood Road/Shell Road area, or destinations beyond requiring
travelling through this intersection (west on Williams Drive or south on DB
Woods). Those alternative routes will include Miriquita Road and La Paloma Drive onto
Williams Drive and Madrid Drive, onto Shell Road. The first two are connected directly
from the Serenada subdivision to Williams Drive; Madrid Drive connects to Shell Road
through the Georgetown Village subdivision.
None of these intersections – Miriquita Road and La Paloma at Williams, or Madrid at
Shell - are signalized. Neither Miriquita Road nor La Paloma Drive are designed as
Collector level classification roadways; Madrid Drive has the designation and design of a
Collector roadway between Rosedale Boulevard and Shell Road.
It is noted that traffic modeling is partly based upon Future Land Use categories, and the extent of a
traffic analysis goes far beyond the boundaries of a subject property being studied. Various
developments in this vicinity have based their own traffic analyses on Verde Vista being built across
this subject property, as it has been identified as a planned roadway for a decade or more.
Consideration of deleting such a planned roadway connection requires a Traffic Impact Analysis to
inform staff of how such an omission will impact other roadways in the area, and if this omission
creates deleterious impacts, what remedies would be needed to compensate for the loss of Verde Vista
connectivity. No TIA has been submitted by the applicant.
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 7 of 9
Unified Development Code (UDC):
Section 12.03.030, Local Street Connectivity Requirements, states the following:
An interconnected street system is necessary in order to promote the public health, safety, and
welfare of the city, as well as orderly and healthful development by ensuring that streets
function in an interdependent manner, provide adequate access for emergency and service
vehicles, enhance walkability by ensuring connected transportation routes, and provide
continuous and comprehensible traffic routes.
A. General Requirements
All proposed streets shall be continuous and connect to existing, platted or planned streets
without off set with the exception of cul-de-sacs as permitted below.
Simply stated, just like the currently approved Preliminary Plat 2008-016 does, any future
subdivision plat would be expected to provide a street connection to the 50’ access
easement provided in the Serenada West Section 2 plat. This aspect of development has
not yet been addressed by the Applicant, and conflicts with their request to omit Verde
Vista completely from being built as a planned Collector road through the subject
property.
Summary:
The anticipated Verde Vista connection between Shell Road and Sequoia Spur was agreed
to by the developers of the Campbell Georgetown Tract and the City to provide arterial
spacing of intersections along Shell Road, access for Serenada residents to Shell Road and
to allow closure of the temporary access provided by Sequoia Spur to Shell Road. Sequoia
Spur is not a permanent roadway, as the City does not own Right of Way between the
southwest line of Serenada West, Section 2 and Shell Road; it was, is and remains a private
driveway. Throughout the documents creating this connection, it continually is referenced
as “Temporary.”
As the intersection of Shell Road and Williams Drive becomes more congested, the City
will eventually find it necessary to close the median cut along Shell Road at the Sequoia
Spur intersection in order to provide additional storage capacity for left turn movements
from southbound Shell Road to eastbound Williams Drive (the predominate movement on
southbound Shell Road). The next logical step for traffic controlled full access along Shell
Road, replacing the Sequoia Spur intersection, will be the future Verde Vista intersection,
as Verde Vista connects to Serenada to the southeast, the Heritage Oaks Subdivision and
ultimately with Woodlake Drive at Williams Drive to the northwest. If the connection to
Serenada is not made, the intersection with the greater traffic volume in the future that
may warrant traffic control will be the intersection of Village Commons/Rosedale and
Shell Road, and the three-way (or fourth leg being a local street without connectivity)
Verde Vista at Shell Road intersection may not reach warrants for a signal.
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 8 of 9
Future Application(s)
A request to rezone the property has been submittted (REZ-2014-005) and will be
considered at a later date. Preliminary and Final platting will follow, and then Site Plan
and Construction Plans for development followed by building permits.
Staff Recommendation
Staff recommends denial of the Comprehensive Plan Amendment for the following
reasons:
1. This long-planned road has been relied upon as a component of the larger
transportation network in this vicinity in traffic modeling and traffic impact
analyses for surrounding developments for many years.
2. A public/private agreement begun in 1997 envisioned this road connection being
made as part of the realignment of Shell Road that has facilitated the level of
development seen today at the Williams/Shell/DB Woods intersection.
3. The Serenada West Section 2 subdivision planned for Verde Vista to be continued
to this property by providing a 50’ access easement.
4. Prior developers envisioned and planned for this roadway through a preliminary
plat and zoning requests (by indicating small parcels of commercial zoning at the
intersection of Verde Vista and Shell on the property), all of which were approved by
the City.
5. The proposed roadway deletion would result in repercussions on several other
roads, intersections, and localized neighborhoods in the form of traffic patterns
and congestion by lower-order roadways not intended to handle such traffic.
6. At the cost to City taxpayers, currently unplanned road improvements would
likely be necessary in order to mitigate the shift in traffic volumes/congestion
resulting from this road deletion, possibly including:
a. Safety improvements to the Miriquita and La Paloma street entrances at
Williams Drive.
b. Safety improvements or traffic calming on Madrid Drive and/or Rosedale
Boulevard.
c. Timing changes to the Williams/Shell/DB Woods traffic signal, or a second
left-turn lane for west-bound Williams to south-bound DB Woods, to
accommodate new traffic patterns of localized traffic when Sequoia Spur is
partially or completely closed and Verde Vista is not built.
Planning Department Staff Report
Gardens at Verde Vista Comprehensive Plan Amendment Page 9 of 9
Inter Departmental, Governmental and Agency Comments
None
Public Comments
A total of 44 notices were sent out to property owners within 200 feet of the proposed
project. State statute only requires that residents within the incorporated boundaries of
the City be notified by letter. Public notice was posted in the Sun newspaper on August
17, 2014.
Staff has received no comments as of the writing of this report.
Attachments
Exhibit 1 – Transportation / Future Land Use Map
Exhibit 2 – Zoning Map (2014)
Applicant Request Letter
Concept Plan from 1997 Development Agreement
Preliminary Plat 2008-016
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Future Land Use / Overall Transportation Plan
Exhibit #2CPA-2014-002
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City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on a Rezoning from the Agriculture District to a Planned Unit
Development District for 768.9 acres in the Foy and Dyches Surveys located near CR 245 and
Ronald Reagan Boulevard, to be known as the Sun City Somerset Tract.
ITEM SUMMARY:
Background:
This rezoning request corresponds with a pending annexation request to expand what is known as
Sun City Texas, an existing age-restricted residential neighborhood located between Williams
Drive and SH 195. The Somerset Tract, as it is known, would add approximately 768 acres to the
existing Sun City community and will be developed in a similar style and housing product. Unlike
the existing development, this and its companion expansion tract, Queen, will be annexed and
zoned immediately without a separate development agreement with the City. There is a previous
agreement in place addressing utilities that will not need to be altered for this development to
occur. It is planned for a maximum of 1800 residential housing units, approximately 10 acres for
an amenity center, 81 acres of open space, 20 acres of commercial, and will make two roadway
connections to existing Sun City by way of Pedernales Falls Drive. The Somerset land plan will
create a new access point to Williams Drive by way of CR 245 and will connect to Ronald Reagan
Blvd in three locations.
Staff and the applicant worked on a Development Plan for this PUD, which is a guiding document
for specific development standards and design components that may differ from the City's
development code. Some of these modifications are enhancements to the code, some are lesser
standards, other are simply different in order to achieve a look and feel that the developer desires
for this neighborhood. One aspect of the development could not be settled and that is the matter of
public sidewalks. Sun City Texas has no sidewalks on the residential streets, per the 1995
development agreement, and the developer is seeking the same standard in the expansion areas.
Staff is not recommending this one component of the Development Plan due to liability concerns
since this infrastructure will become the City's. Please refer to the staff report for additional detail.
Recommendation: Staff recommends approval of the rezoning for the Sun City Somerset PUD,
with the recommendation that the developer build sidewalks or provide an alternative arrangement
through the PUD to provide accessibility for the residents.
FINANCIAL IMPACT:
None at this time. The Applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
Somerset Staff Report Backup Material
Somerset PUD Development Plan Backup Material
Location Map Backup Material
Future Land Use Map Backup Material
Existing Zoning Map Backup Material
Aerial Map Backup Material
Public Comment Backup Material
Georgetown Planning Department Staff Report
Sun City Somerset Tract PUD Rezoning Page 1 of 3
Report Date: August 25, 2014
File No: REZ-2014-011
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Item Details
Project Name: Sun City Somserset Tract PUD
Location: Ronald Reagan/CR 245
Total Acreage: 768.9 acres
Legal Description: 768.9 acres in the Frederick Foy Survey
Applicant: Peter Verdicchio, SEC Planning
Property Owner: Pulte Homes (Brent Baker)
Existing Use: Vacant
Existing Zoning: NA – Annexation in process
Proposed Zoning: Planned Unit Development (PUD)
Future Land Use: Moderate Density Residential
Growth Tier: Tier 1B
Overview of Applicant’s Request
This rezoning request corresponds with a pending annexation request to expand what is known
as Sun City Texas, an existing age-restricted residential neighborhood located between Williams
Drive and SH 195. The Somerset Tract, as it is known, would add approximately 768 acres to the
existing Sun City community and will be developed in a similar style and housing product.
Unlike the existing development, this and its companion expansion tract, Somerset, will be
annexed and zoned immediately without a separate development agreement with the City.
There is a previous agreement in place addressing utilities that will not need to be altered for
this development to occur. It is planned for a maximum of 1800 residential housing units,
approximately 10 acres for an amenity center, 81 acres of open space, contains 20 acres of
commercial, and will make two roadway connections to existing Sun City by way of Pedernales
Falls Drive. The Somerset land plan will create a new access point to Williams Drive by way of
CR 245 and will connect to Ronald Reagan Blvd in three locations.
Site Information
The 768-acre site is in two pieces located adjacent to the northwestern portion of the Sun City
development and extending to Williams Drive. It will be located primarily along Ronald
Reagan and will back up to Cowan Creek, the present border of the Sun City project. It is
adjacent to mostly ETJ properties, except those within Sun City on the other side of the creek.
Planning Department Staff Report
Sun City Somerset Tract PUD Rezoning Page 2 of 3
Property History
A development agreement was approved by the City Council in 2005, detailing land use, utility
provisions, a fire station and potential school site. Pulte is intending to develop on a portion of
the agreement-defined area, known as Somerset Hills. The balance of the property will continue
to be under the terms of that agreement. The 768-acre property is proposed for annexation, with
hearings and first reading completed as of the date of this report.
Proposed Zoning District
The proposed PUD for the Somerset tract is primarily planned for residential, open space,
commercial and an amenity center. A golf course is an allowed use on the property, with a non-
potable irrigation plan being a future step for water service. Some highlights of the PUD:
• Look and feel very similar to current Sun City development
• Maximum 1800 residential units, varying product types
• 20 acres of commercial, with C-1 standards and exact location to be determined
• 40% overall impervious cover, using 81 acres of open space
• 10-acre Amenity Center with indoor and outdoor facilities, possible golf course
• Parkland dedication to include fees but may extend to dedicated land through separate
deal with the City
• Heritage Tree compliance
• Master Sign Plan
As stated in the cover memo, there is one area of disagreement in the Development Plan, and
that issue is sidewalks. The Georgetown Unified Development Code, adopted in 2003 and
Transportation Plan, adopted 2004, have required sidewalks on both sides of residential streets
and it is part of the basic infrastructure requirement of the City of Georgetown public roadway
system. All new developments within the city limits that will be building a public street that the
City of Georgetown will own and maintain install sidewalks to the City's standard in order to
ensure safe, convenient pedestrian mobility. Not at all current streets throughout the
community have sidewalks as older code standards did not require them, but since 2003 the
City has mandated sidewalks. Further, the City is developing an Americans with Disabilities
Act (ADA) Transition Plan to identify deficiencies in the network, seek funding opportunities
for upgrades and new facilities, and partner with developers on new infrastructure in order to
make progress on our pedestrian network. An ADA Task Force has been established and the
City is being advised to enforce the UDC requirement for sidewalks on all projects.
The developer's proposal is similar to the existing development: no sidewalks on the local
streets, private 8-foot meandering paths along the major roadways. Staff is open to alternatives,
but has concerns about allowing incomplete public infrastructure while creating a plan to
address deficiencies in past projects. In age-restricted areas, in particular, it is likely that you
will have some residents who require wheelchairs, may have visual impairments, unable to
Planning Department Staff Report
Sun City Somerset Tract PUD Rezoning Page 3 of 3
drive a car, or other issues that would compel them to walk to public services, private
amenities, or the homes of their friends. Sun City is also an area that requested and is a prime
candidate for future bus services; one of the identified problems when the City studied bus
service routes a few years ago was the lack of accessibility to potential transit stops. If there is an
alternative that the developer and staff can agree upon that provides accessibility to the
residents, we will continue to pursue solutions.
Infrastructure
Wastewater, water and electric will be served by the City of Georgetown. The applicant is
currently addressing the utilities for the site and there are no anticipated issues regarding
capacity or improvements due to the requirements of the existing development agreement. The
development is currently undergoing a Traffic Impact Analysis (TIA) that will measure the
impact of the proposed project on nearby roadways and intersections. No plat will be approved
by the City of Georgetown prior to completion of this TIA. The TIA will include the study of the
connection point for Majestic Oaks Lane among other intersections.
Staff Analysis
Staff supports the rezoning based on the consistency with the applicable regulations (as
modified), conformance with the 2030 Comprehensive Plan, provisions for traffic impacts
through the TIA, and utility services through the separate agreement.
Public Comments
Public notices were sent out to the sixty-nine (69) property owners that were located within 200
feet of the proposed rezoning boundary and inside the city limits. Public notice was posted in
the Williamson County Sun newspaper on August 17th. Staff has received public inquiries and
has found general support for the expansion amongst Sun City residents. One comment in
support has been sent to the department.
Sun City Texas, Somerset
City of Georgetown, Texas
PUD Planned Unit Development
Development Plan
August 26, 2014
Applicant: Del Webb Texas Limited Partnership
9401 Amberglen Blvd.
Building 1, Suite 150
Austin, Texas 78729
Prepared by: SEC Planning
4201 W. Parmer Lane
Building A, Suite 220
Austin, Texas 78727
512.246.7003
Exhibit A
Sun City Texas, Somerset Planned Unit Development
A. Purpose and Intent
The Sun City Texas, Somerset PUD is composed of approximately 768.9 acres, as
described in Exhibit B, Field Notes. The PUD is bound by Sun City Texas, Ronald
Reagan Boulevard, County Road 245 and Williams Drive.
The development of this property is planned as a high quality, residential community
with complementary recreational and commercial opportunities. The vision for the
design of Sun City Texas, Somerset is centered upon creating a seamless expansion of
the existing and adjoining Sun City Texas. The community has been designed with the
same, or similar design standards incorporated in Sun City Texas. These standards will
create a series of neighborhoods linked together via a road network and surrounded by
natural open space. The community will also include an Amenity Center tract to
provide recreational opportunities for residents. Along with the residential and amenity
components, the community will also have commercial.
The contents of this PUD further explain and illustrate the overall appearance and
function desired for the community. Consistent with Sun City Texas, the community
will be designed, organized and managed within the same age restricted requirements.
As such, some of the principles and design ideas differ from conventional suburban
development. Therefore, several modifications to the Georgetown Unified
Development Code (UDC) will be necessary to implement the community vision.
A Land Use Plan has been attached to this PUD, Exhibit C, to illustrate the design
intent for the property. The Land Use Plan is intended to serve as a guide to illustrate
the general community vision and design concepts and is not intended to serve as a
final document. The Land Use Plan depicts residential products, open space areas and
non-residential uses which are contemplated within the community.
B. Applicability and Base Zoning
All aspects regarding the development of this PUD shall comply with the Georgetown
UDC, the Water Quality Management Plan Ordinance and the Water Utility Ordinance
except as established in this exhibit, titled Exhibit A. Amendments or ordinances
adopted after the date of this PUD shall apply to the development.
For the purpose of complying with the UDC requirement of selecting a base zoning
district, RS has been selected for all components of the Project with the exception of
the commercial uses. The zoning district for the commercial uses will be C-1.
This PUD allows the flexibility to mix various residential land uses and define
boundaries during the platting process. Each plat or site plan submitted to the City will
identify the use at the time of submittal to the City. All neighborhoods within the PUD
Sun City Texas, Somerset - Planned Unit Development Page 2 of 24
will comply with the modified development standards of this PUD. In the case that this
PUD does not address a specific City requirement, the Georgetown UDC and other
Ordinances noted above shall apply. In the event of a conflict between this PUD and
the base zoning districts RS for residential and C-1 for commercial as defined in the
UDC, this PUD shall control.
C. Land Use Plan
Exhibit C attached is a conceptual land use plan intended to visually convey the design
intent for the Sun City Texas, Somerset community. The design of the community is
not final, and is subject to refinement during the platting and site planning stages. This
PUD zoning document does not constitute plat or site plan approval of the attached
plan.
The residential component of the project may contain a mix of various single family
detached products as well as a variety of attached product offerings such as townhomes,
condominiums and multi-family. Additionally, Sun City Texas, Somerset will include a
cohesive network of open spaces including parks, water quality areas and trail
corridors. The open space and trails system combined with the sidewalk network will
be critical in establishing a walkable, inviting community.
The recreational area of Sun City Texas, Somerset will be a centrally located
community amenity center.
Lastly, the commercial shall comprise a total of 20.0 acres located on Williams Drive,
County Road 245 and/or Reagan Boulevard. The specific size and location of the
commercial tract(s) shall be identified at the time of preliminary plat of said lot(s).
D. Allowable Uses
The uses allowed within the Sun City Texas, Somerset PUD shall comply with the list
of allowed and prohibited uses defined in the UDC Zoning Use Table 5.02.010 for the
RS base district, with the addition of the following uses and any other uses described in
this PUD:
Amenity Facilities
Golf Course
Private Parks
School, College or University (restricted to Amenity Center
Tract)
Civic Uses
Theater, Performing Arts
Single Family, Attached
Two Family
Townhouse
Multi Family
Sun City Texas, Somerset - Planned Unit Development Page 3 of 24
Additionally, commercial tracts within the PUD shall comply with the allowable and
prohibited commercial uses defined in the UDC Zoning Use Table 5.04.010
Commercial Uses for the C-1 base district.
Land uses outlined above will be developed in compliance with UDC rules and
regulations unless design standards for said land uses are established within this PUD.
E. Impervious Cover
The Sun City Texas, Somerset site is located over the Edwards Aquifer. Per UDC
Section 11.02, the impervious cover limit for residential land over the Edwards Aquifer
is 45 percent (45%).
The maximum impervious cover established within the overall Sun City Texas,
Somerset community will be lower than the UDC allowable maximum. The overall
community impervious cover (excluding commercial tracts) will be set at a maximum
of 40 percent (40%). The calculation of the impervious cover shall be measured as a
whole based upon the entire property excluding the 20.0 acres of commercial lands.
Table F.1, Residential Development Standards within this PUD, establishes impervious
cover limits on a per residential lot basis. Those maximum per residential lot limits
will be used to create an impervious cover table for each submitted plat within the
PUD. The table shall also list the cumulative tabulation of the community impervious
cover based upon the total gross acreage of the site excluding the commercial lands.
Commercial tracts will comply with the limits established in UDC Table 11.02.010A.
Said commercial tracts shall not count towards the overall community impervious cover
limits.
F. Residential Lot Design Standards
Sun City Texas, Somerset may include a variety of residential product types and sizes
from detached single family homes to townhomes. Detailed design standards are
included within this PUD, Table F.1, Residential Development Standards, based upon
the type of residential product.
To ensure a variety and mix of residential product types within Sun City Texas,
Somerset, the following standards have been established:
Maximum Residential Units
Per the Approved Comprehensive Plan, the property is identified as Moderate
Density Residential accommodating 3.1-6.0 dwelling units per gross acre. The
development of the community will be less, set at 2.0 dwelling units per gross
acre. This established density is consistent with the development density of Sun
City Texas. The requested residential total will not exceed 1,800 units.
Sun City Texas, Somerset - Planned Unit Development Page 4 of 24
Residential Product Type Requirements
1. Single Family Detached
Maximum of 1,800 units
2. Attached Residential (Multi Family, Condo, Townhome)
Maximum of 360 units (20% of total)
* Product types 1. and 2. combined shall not exceed 1,800 units in total
The Sun City Texas, Somerset residential development will comply with the
development standards set forth in Table F.1, Residential Development Standards.
Table F.1 – Residential Development Standards
RESIDENTIAL USES
DETACHED
ATTACHED
Townhome, Multi
Family, Condo
Impervious Cover*
(maximum) 65% 75%
Lot Width**
(minimum) 40 ft. 20 ft.
Front Setback
(minimum) 20 ft. 20 ft.
Side Setback
(minimum) 6 ft. 0 ft.***
Corner Setback
(minimum) 15 ft. 10 ft.
Rear Setback****
(minimum) 20 ft. 10 ft.
Building Height
(maximum) 35 ft. 45 ft.
Lot Area
(minimum) 4,800 s.f. 2,000 s.f.
Units per
structure (max.) -- Townhome: 8
* Forty percent (40%) maximum impervious cover in overall development.
** Flag lots are allowed within the PUD. Flag lots shall be a minimum 20 feet wide
measured at the right-of-way. For those flag lots measuring less than 40 feet wide at
front setback, Developer will submit a footprint test at the time of preliminary plat
submittal proving such lots accommodate house product.
*** Minimum 10 feet between buildings.
**** Non-enclosed patio covers are allowed within 10 ft. of rear lot line on detached lots.
Sun City Texas, Somerset - Planned Unit Development Page 5 of 24
G. Residential Design Standards
As noted in Section A. Purpose and Intent, the community will be developed as an
extension of Sun City Texas. The Applicant, through market research and national
surveys has an extensive understanding of home buyer design preferences within this
market segment. This data results in the home offerings within the community.
Modifying the tested elevation offering will impact the appeal of the community to this
specific market segment.
In order to maintain a comprehensive complementary architectural style consistent with
Sun City Texas, UDC Section 6.03.050C.1 - Similarity Restrictions shall be waived in
its entirety. Specifically, Paragraph B - Differences in Appearance and Paragraph C -
Differentiation of UDC Section 6.03.050C.1 – Similarity Restrictions shall not apply to
residential dwellings within the PUD.
H. Residential Flag Lots
Flag lots are allowed within the PUD. Flag lots shall be a minimum 20 feet wide
measured at the right-of-way. For those flag lots measuring less than 40 feet wide at
front setback, Developer will submit a footprint test at the time of preliminary plat
submittal proving such lots accommodate house product.
Additionally, all portions of the residential unit placed on the flag lot shall be located
within 150 feet of a public right-of-way with fire service.
I. Amenity Center Design Standards
1. Allowable Uses
The 10 acre Amenity Center campus may include the following uses:
Multi-use Building
Indoor walking track
Fitness and aerobics rooms
Meeting space(s)
Golf Pro shop
Locker rooms with showers
Indoor swimming pool(s)
Limited use kitchen
Storage space(s)
Restrooms
Office(s) for community association use
Educational rooms
Performing arts
Sun City Texas, Somerset - Planned Unit Development Page 6 of 24
Pavilion
Bathrooms
Enclosed storage area(s)
Limited use kitchen
Educational building
Educational classrooms and associated facilities
Theater Building
Golf Cart Building
Golf cart storage
Golf course maintenance staff offices
Golf Concessions Stand
Temporary Golf Pro Shop*
Outdoor Sports Facilities
Tennis (lighted and non-lighted)
Pickleball (lighted and non-lighted)
Bocce ball
Horseshoes
Outdoor Swimming Pool(s)
Enclosed Swimming Pool(s)
Outdoor Walking Trails
Dog Park
Parking associated with the uses outlined above
* A temporary Certificate of Occupancy will be required, conditioned upon final
building approval.
2. Lot Configuration and Building Setbacks
The Amenity Center will be designed with the following building setbacks:
Front 25 feet
Rear 10 feet*
Side 10 feet*
* Rear and side yard setbacks shall be increased to 25 feet if located immediately
adjacent to residential lots.
Sun City Texas, Somerset - Planned Unit Development Page 7 of 24
Circulation and parking design may encroach within the 25 feet front yard setback.
In such instances, a minimum 10 feet landscape buffer will be established between
the parking lot and public right-of-way and comply with Section I.5, Parking Lot
Screening Requirements (below) of this PUD.
3. Non-Residential Fire Flow
A fire flow of 1,500 gpm (gallons per minute) will be provided for the Amenity
Center and all other buildable areas.
4. Parking Requirements
The Developer has established parking requirements based on existing Sun City
amenity center development standards used throughout the nation. In alignment
with those standards, the Sun City Texas, Somerset Amenity Center will comply
with Table I.1, Parking Ratios in this PUD. Due to the high use of golf carts within
Sun City, golf cart parking may be incorporated into the overall parking count so
long as the PUD parking requirements are initially met with standard and compact
parking spaces. In a situation that standard, compact, and golf cart parking exceeds
the parking requirement, the additional landscape requirements outlined in the UDC
will be waived.
The standard parking space shall be sized 10 feet wide by 18 feet long. The
Developer may reduce the spaces to the UDC standard of nine (9) feet wide by 18
feet long at a later date to increase the provided parking. This would be
accomplished by re-striping parking facilities.
Table I.1 - Parking Ratios
SPECIFIC USE GENERAL REQUIREMENT
Golf Course 3 spaces per hole
Amenity Building and Pools 1 space per 275 s.f. of GFA
Outdoor Pavilion 1 space per 500 s.f. of GFA
Sports Courts 2 per court
(GFA - Gross Floor Area)
5. Parking Lot Screening Requirements
It is the design intent to reduce the visual impact of parking areas from public right-
of-ways. Therefore, screening will be incorporated into the landscape design,
maintained at least 36 inches in height, and be achieved through one of the
following methods:
Sun City Texas, Somerset - Planned Unit Development Page 8 of 24
Planting screens (hedge)
Masonry walls
Berming in naturalistic forms
Or a combination of any of the above along with trees
Live screening shall be capable of providing a solid 36-inch screen within two (2)
years, as determined by a landscape architect or other licensed professional. The
hedge calculation shall be one (1) evergreen shrub per three (3) linear feet for
parking frontage to be screened. In an effort to create naturalistic plant massing,
screening shall be offset at least six (6) feet every 60 linear feet.
6. Parking Lot Landscaping Requirements
The development of the Amenity Center will achieve a landscape feel consistent
with the built amenity areas within Sun City Texas. In order to achieve this goal
and create a campus like setting, parking within the PUD will be landscaped to the
following standards:
Parking Lot Landscape Calculation
a) The parking lot landscape area requirements are based on the percentage of
required parking located between the building façade and the street right-
of-way. For the purpose of this PUD, 18 square feet of landscaping is
required per parking stall.
b) Internal Parking Lot Landscaping - Two (2) trees and four (4) shrubs shall
be planted for each 600 square feet of required landscape area.
Location
All new trees within a parking lot shall be planted in a pervious area of at least
100 square feet and have a minimum interior dimension of 8.5 feet wide.
However, up to 20 percent (20%) of the required trees may be planted in
islands of at least 25 square feet and have a minimum interior dimension of
five (5) feet.
Shading
Trees shall be planted throughout parking lots so that no portion of the lot is
more than 64 feet away from the trunk of a tree unless otherwise approved by
the Director.
7. Buffer Yard Requirements
Due to the Amenity Center’s role as a center focal point highlighting the
recreational opportunities in the community, no buffer yard shall be required.
Sun City Texas, Somerset - Planned Unit Development Page 9 of 24
8. Waste Containers
It is the Developer’s intent to fully screen waste container components from public
view to provide the necessary operational item without compromising views or the
experience.
To that end, all mechanical equipment, waste containers, outside storage, and
loading docks must be screened from public rights-of-ways using one of the
following methods:
An evergreen hedge maintained at least 36 inches in height
A solid wall at or taller than the required screened element
Or a combination of both of the above methods.
Live screening shall be capable of providing a solid 36-inch screen within two
years, as determined by a landscape architect or other licensed professional. The
hedge calculation is one (1) evergreen shrub per three (3) linear feet.
9. Impervious Cover
As established in Section E, Impervious Cover (above) of this PUD, the overall
impervious cover will be 40 percent (40%) for the community. Specific to the 10.0
acre Amenity Center, the impervious cover limit for the tract shall be 70 percent
(70%). The calculation of the impervious cover shall be measured based on the
land area defined by the legal description, at time of plat. An update to the overall
community impervious cover cumulative tabulation will be provided at a time of
plat submittal.
10. Building Height
Due to the Amenity Center building’s prominence within the Sun City Texas,
Somerset community, the building will incorporate key architectural elements. The
height of the building and all associated architectural elements will not exceed 50
feet as measured from the finish floor elevation.
Where the vertical distance between the ground plane and the highest roof surface
of the Amenity Center exceeds 30 feet, approved aerial fire apparatus access roads
shall be provided. The highest roof surface shall be determined by measurement to
the eaves of a pitched roof, the intersection of the roof to the exterior wall, or the
top of parapet walls, whichever is greater.
Aerial fire apparatus access roads shall have a minimum unobstructed width of 26
feet exclusive of shoulders, in the immediate vicinity of the building or portion
thereof.
At least one of the required access routes meeting this condition shall be located
within a minimum of 15 feet and a maximum of 30 feet from the building, and shall
Sun City Texas, Somerset - Planned Unit Development Page 10 of 24
be positioned parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be approved by the
fire code official.
11. Architectural Criteria
Once the design of the building structure(s) within the development is refined and
finalized, a comprehensive architectural theme will be developed which will specify
the architectural style, materials and colors. The theme will be consistent with, and
compliment the established theme within the Sun City Texas Master Planned
Community. In order to convey the architectural theme, items such as architectural
elevations, material sample boards and color samples may be submitted to the City
for review at the time of site planning review.
12. Building Mass, Articulation, and Building Elements
In order to provide a look and feel consistent with the existing Sun City Texas
community, the following building techniques shall be applicable at time of Site
Plan review:
Building Articulation - Building frontage greater than 100 feet in length shall
have offsets, stepped back heights and roofs with regular width or varied wall
surfaces.
Building Materials/Color - Shall be consistent with the materials and colors
used throughout the existing portions of Sun City Texas.
Roof Types and Materials - Mansard roofs and canopies without a minimum
vertical distance of six to eight feet and at an angle not less than 25 degrees,
and not greater than 70 degrees.
Accessory buildings within the Amenity Center are not subject to review and
compliance with building mass, articulation, building element requirements.
However, building foundations will comply with City requirements.
J. Parkland/Open Space
Per UDC Section 13.05.010, B, Formula for Calculating Area of Parkland, the acreage
contributed for parkland shall be pro-rata in an amount equal to one acre for each 50
new dwelling units. Based on the above mentioned formula, and the PUD residential
cap of 1,800 units, the Sun City Texas, Somerset PUD is required to dedicate 36.0 acres
of parkland.
The Sun City Texas, Somerset provides approximately 71.2 acres of open space along
with the 10.0 acre Amenity Center (totaling 81.2 acres). Consistent with the
development of Sun City Texas, all open space/parkland within the PUD will be built,
owned and maintained by the Developer and Community Association. Said facilities
Sun City Texas, Somerset - Planned Unit Development Page 11 of 24
will be enjoyed by all residents residing in the PUD along with residents within the
existing Sun City Texas boundary.
As the Developer will be providing improved recreational facilities in a private
ownership/management format, the Developer will pay a parkland fee equal to the City
of Georgetown’s standard parkland fee in effect at the time of approval of this PUD
($250 per lot) when each future preliminary plat is approved.
With the approval of this PUD, parkland requirements are established based on the
above paragraph. However, if at a future time, the City and Developer select a mutually
agreeable parkland dedication tract, the dedication of said tract shall waive the
requirement of any remaining parkland fees as established above.
Lastly, as the Developer will be building an Amenity Center outlined in Section I of
this PUD for the enjoyment of all residents (single family, attached and multi-family)
within the PUD (and existing Sun City Texas boundary), UDC Section 6.06.020,
Common Recreation Area, shall be waived within this PUD. All residents residing in
residential units within the PUD will be members of the Sun City Community
Association.
K. Tree Preservation
It is the design intent to preserve and incorporate the existing character of the land into
the built community. As such, development will be clustered with adjacent land areas
preserved in a natural state. Tree preservation and management is critical to achieving
this goal. All residential uses (including single family detached and attached, two
family, townhouse and multi-family) within this PUD shall comply with applicable
provisions outlined in UCD Table 8.01.030, Provisions Applicable by Use and
Location governing “Single-family and Two-family”. All other allowable land uses
within this PUD shall comply with UDC tree preservation standards.
A tree survey meeting the requirements established in the UDC Development Manual
will be submitted on a plat by plat basis at the time of each plat submittal. The tree
survey will identify all Heritage Trees (as defined in the UDC) located within the
submitted plat. Required mitigation for the approved removal of Heritage Trees will
occur within the land area of the subject plat.
A supplemental document will be provided at preliminary plat submittal illustrating the
building footprint and driveway for all lots impacted by a Heritage Tree.
Heritage Trees identified for removal will follow procedures and reviews as outlined in
the UDC Chapter 3.
L. Pedestrian Circulation
Pedestrian circulation will be consistent with the pedestrian system developed within
Sun City Texas. A minimum eight (8) feet wide meandering sidewalk will be
Sun City Texas, Somerset - Planned Unit Development Page 12 of 24
constructed on one side of all minor arterials and unloaded collectors. The meandering
sidewalk will be privately maintained by the Developer and Community Association.
No sidewalks are required along loaded residential collectors and all residential local
streets.
The Developer will not be required to construct sidewalks, trails or other pedestrian
access along Ronald Reagan Boulevard, County Road 245 and Williams Drive. All
internal walks shall be extended to and terminate at the entrances intersecting said
roadways.
M. Vehicular Circulation
1. Roadway Types
The Sun City Texas, Somerset vehicular circulation pattern provides access to all
parts of the property from Ronald Reagan Boulevard and County Road 245.
Additionally, access is provided to/from Sun City Texas via the extension of
Pedernales Falls Drive, an existing residential collector within Sun City Texas.
The following roadway alternatives are used within the PUD:
Minor Arterial (112’ Right-of-Way) (see Figure M.1)
Major Collector (73’ Right-of-Way) (see Figure M.2)
Pedernales Falls Collector (60’ Right-of-Way) (see Figure M.3)
Residential Local Street (50’ Right-of-Way) (see Figure M.4)
All minor arterial and major collector roadways, along with the Pedernales Falls
Collector, will be unloaded roadways.
The City reserves the right to re-stripe roadway pavements at the City’s expense
once streets have been dedicated to the City.
Sun City Texas, Somerset - Planned Unit Development Page 13 of 24
Figure M.1 - Minor Arterial (112’ ROW)
Sun City Texas, Somerset - Planned Unit Development Page 14 of 24
Figure M.2 - Major Collector (73’ ROW)
Sun City Texas, Somerset - Planned Unit Development Page 15 of 24
Figure M.3 - Pedernales Falls Collector (60’)
Sun City Texas, Somerset - Planned Unit Development Page 16 of 24
Figure M.4 - Residential Local Street (50’)
Note: All local residential streets will be constructed with roll-over curbs.
Sun City Texas, Somerset - Planned Unit Development Page 17 of 24
2. Miscellaneous Roadway Design Standards
The roadway network within Sun City Texas, Somerset shall comply with the
Georgetown Overall Transportation Plan (OTP), UDC roadway standards and the
Water Quality Management Plan with the following miscellaneous exceptions.
Other UDC specific roadway modifications are outlined below in Section M of this
PUD.
The Pedernales Falls Collector will cross Cowan Creek as an all-weather
bridge/roadway cross section as illustrated Figure M.3 to provide direct
access to and from Sun City Texas.
At the Developer’s discretion, the Developer may construct a private creek
crossing drive across Cowan Creek as located on Exhibit C, Land Use Plan.
The design of said crossing will be subject to applicable regulatory review
and approval.
Residential Local Streets shall be 28 feet wide paved (measured face of curb)
with parking allowed on both sides of such streets.
Circular loops, referred to as “eyebrow design” have been used with much
success within Sun City Texas. The eyebrows create an alternative to the
design practice known as street knuckles while create open space areas
within neighborhoods. The design of eyebrows shall be done so with a
minimum 25 feet inside radius and 50 feet outside paved turn radius. All
eyebrows will be designed to the standards in Figure M.5 to provide access to
residential lots.
The Developer may request one (1) irrigation water meter and electrical
service to each eyebrow for landscape irrigation service.
Sun City Texas, Somerset - Planned Unit Development Page 18 of 24
Figure M.5 - Eyebrow Design
3. Street Connectivity Requirements
Connectivity requirements as defined in UDC Sections 12.03.030 and 12.03.040
shall be waived within all residential neighborhoods of the project. All residential
neighborhoods exceeding 200 average daily trips will have a minimum of two
access points to a minor arterial, collector and/or adjacent residential
neighborhoods. Public roadway access to perimeter roadways and adjoining
properties will be limited to those roads identified on Exhibit C, Land Use Plan.
Private driveways shall be permitted from commercial tracts, subject to applicable
City and TXDOT approvals.
4. Cul-de-sac length
Cul-de-sac maximum length shall not exceed 800 feet measured from center of
turnaround to centerline of connecting road. Average daily trip limitation shall be
waived. A maximum 30 units shall be serviced from each cul-de-sac.
The City approves cul-de-sac lengths that exceed the criteria for cul-de-sac lengths
stated above when the land serviced by the cul-de-sac is restricted by creeks, natural
drainageways, buffer zones and external property boundaries.
Sun City Texas, Somerset - Planned Unit Development Page 19 of 24
5. Horizontal Curve
Table M.1 outlines the minimum horizontal curve radius for each roadway
classification within the PUD.
Table M.1 – Minimum Horizontal Curve
Design Standard
Horizontal
Curve
(minimum ft.)
Minor Arterial 470 ft.
Major Collector 300 ft.
Pedernales Falls Collector 300 ft.
Local Residential 250 ft.
6. Landscape Islands
This PUD authorizes the creation of private lots within roadway medians to
preserve trees and establish landscape beds.
The Developer or Owners Association is responsible for landscape maintenance and
irrigation within said landscape lots and right of way. The maintenance areas and
responsibility will be determined at final plat. Landscape and irrigation plans for
proposed improvements will be submitted for review and approval prior to Final
Plat approval. The plans will be reviewed to ensure compliance with utility
placement standards and standards established in this PUD.
7. Block Length
Block length shall not exceed 1,200 feet. Block lengths shall be ended by only the
intersection of a public street, except where there is no public street intersection due
to the presence of parks, open space or other similar uses with a minimum 50 feet of
street frontage on the relevant park.
N. Driveways
Residential driveway spacing must be a minimum 40 feet from the corner of a Local
Residential Street as measured from the edge of driveway to the curb radius return on
the adjoining street.
Residential driveway spacing must be a minimum 50 feet from the corner of an arterial
or collector roadway as measured from the edge of driveway to the curb radius return
on the adjoining street.
Sun City Texas, Somerset - Planned Unit Development Page 20 of 24
O. Street Lights
In an effort to maintain the dark sky program established in Sun City Texas, street
lights will be installed along arterials and collectors, placed at 300 feet intervals.
Within residential neighborhoods, street lights will be installed at all intersections and
at the end of cul-de-sacs over 500 feet in length.
P. Construction Field Offices
A development and construction field office is permitted within the project. The
Developer will prepare and submit applicable UDC applications for said facility. Once
approval is secured, the Developer will receive a 24 month term permit with unlimited
renewals.
Q. Residential Sales Center
The Developer is allowed to build one (1) Sales Center within the Project. The Sales
Center may include a sales building, model homes (not to exceed 10 operational models
at the same time) and associated parking facility. The Sales Center will be accessible
from a paved, improved street. A Temporary Use Permit will be submitted to the City
for said facility. Once approved, the Sales Center Permit shall remain in place until the
final residential building permit application has been submitted to the City. At such
time, the Developer will have six (6) months to convert the models and other facilities
to their permanent permitted uses.
R. Fence Standards
The Sun City Texas, Somerset PUD is crafted to create an extension of existing Sun
City Texas. The PUD is bound by Sun City Texas, Ronald Reagan Boulevard, County
Road 245 and Williams Drive. Based on these conditions it is the Developer’s desire to
create a strong link to Sun City Texas’ landscape character and establish a strong
perimeter wall and landscape treatment along the perimeter roadways. Additionally,
the landscape treatment program established with Sun City Texas shall be extended to
all internal unloaded collector and arterial roadways within the PUD.
Walls and fences may be placed along Ronald Reagan Boulevard, County Road 245,
Williams Drive and all internal arterials and unloaded collectors. The determination to
use walls or fences shall be at the Developer’s discretion based on the specific location
within the Project. If walls or fences are specified, the following standards shall apply:
Walls will be masonry and six (6) feet tall as measured from finish grade on the
higher side.
Fences shall be metal decorative wrought iron six (6) feet tall as measured from
finish grade on the higher side.
Masonry walls are allowed along residential lot side yards at the entry into
Sun City Texas, Somerset - Planned Unit Development Page 21 of 24
neighborhoods. Said walls will be six (6) feet tall as measured from finish
grade on higher side.
Walls other than retaining walls shall be restricted from all residential lots except those
lots adjacent to unloaded roadways or the Amenity Center. The use of walls in such
locations will be at the Developer’s discretion. The use of fences on residential lots
will be restricted to four (4) feet high wrought iron fencing along the rear lotline, side
lotlines 20 feet back from the front house elevation then turning to meet the house’s
side elevation. Such fencing will be installed on a case by case basis requested by the
homeowner.
Applicable City Permitting shall apply within the community.
S. Signage
The control and placement of all signs is especially important to the aesthetic harmony
of Sun City Texas, Somerset. A critical component of a cohesive community is the
sense of place and identity.
In compliance with UDC Section 10.01.050, Master Sign Plan, a sign plan has been
prepared as a component of the Sun City Texas, Somerset PUD. Exhibit D, Master
Signage Plan identifies the primary sign components. Approval of this PUD is
intended to permit the number and locations for the community signs as indicated and
allow a consistent signage package within the community.
Approval of the Sun City Texas, Somerset PUD shall permit signage at the indicated
locations on Exhibit D, but shall not be interpreted as approval of a sign permit. Each
proposed sign within this PUD must be submitted to the inspection department for
review and permit.
The Sun City Texas, Somerset Master Sign Plan shall include the following signs. The
sign face area, sizes and quantities of signs shall be governed by the standards
identified on Exhibit D and Exhibits D-1 through D-5.
1. Boundary Marker
The community sign category includes five (5) community entry signs placed at
the major community entrances along Ronald Reagan Boulevard and County
Road 245.
Additionally this category includes two (2) monument signs located at key
boundary locations. These signs are intended to create a sense of arrival and
identify the boundary of Sun City Texas, Somerset.
2. Neighborhood Signs
A neighborhood sign (totaling 33) will be located at the entrance into each
residential neighborhood.
Sun City Texas, Somerset - Planned Unit Development Page 22 of 24
3. Facility Signs
One (1) facility sign will be located at the entrance into the Amenity Center.
4. Special Signs
The Special Signs category includes a series of signs used to create a strong sense
of place and guide people within the community.
5. Traffic Control Devices
All traffic control devices shall be installed and conform with the Texas Manual on
Uniform Traffic Control Devices, current edition at the time of installation.
Sun City Texas, Somerset - Planned Unit Development Page 23 of 24
Exhibit B
Field Notes
Sun City Texas, Somerset - Planned Unit Development Page 24 of 24
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1
Jordan Maddox
From:Glenn Radcliffe <opdykeaz@comcast.net>
Sent:Monday, August 18, 2014 8:26 PM
To:Jordan Maddox
Subject:rez 2014 012
Follow Up Flag:Flag for follow up
Flag Status:Completed
I am in favor of the rezoning.
Glenn
Glenn Radcliffe
139 Running water
Georgetown, TX 78633
opdykeaz@comcast.net
Home 520 546 4180
Cell 520 390 7501
Click here to report this email as spam.
City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on a Rezoning from the Agriculture District to a Planned Unit
Development District for 406.3 acres in the Eaves Survey located on Highway 195 near Sun City
Boulevard, to be known as the Sun City Queen Tract. Jordan J. Maddox, AICP, Principal Planner and
Andrew Spurgin, AICP, Planning Director
ITEM SUMMARY:
Background:
This rezoning request corresponds with a pending annexation request to expand what is known as Sun
City Texas, an existing age-restricted residential neighborhood located between Williams Drive and SH
195. The Queen Tract, as it is known, would add approximately 365 acres to the existing Sun City
community and will be developed in a similar style and housing product. The property is planned for a
maximum of 750 residential housing units, includes approximately 10 acres for an amenity center and
128 acres of open space, contains 40+ acres of commercial property (that will be retained by the current
owner), and will make a single roadway connection to Sun City Boulevard near the softball park. Unlike
the existing development, this and its companion expansion tract, Somerset, will be annexed and zoned
immediately without a separate development agreement with the City.
Staff and the applicant worked on a Development Plan for this PUD, which is a guiding document for
specific development standards and design components that may differ from the City's development
code. Some of these modifications are enhancements to the code, some are lesser standards, others are
simply different in order to achieve a look and feel that the developer desires for this neighborhood. One
aspect of the development could not be settled and that is the matter of public sidewalks. Sun City Texas
has no sidewalks on the residential streets, per the 1995 development agreement, and the developer is
seeking the same standard in the expansion areas. Staff is not recommending this one component of the
Development Plan due to liability concerns since this infrastructure will become the City's. Please refer
to the staff report for additional detail.
Recommendation: Staff recommends approval of the rezoning for the Sun City Queen PUD, with the
recommendation that the developer build sidewalks or provide an alternative arrangement through the
PUD to provide accessibility for the residents.
FINANCIAL IMPACT:
None at this time. The Applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
Queen PUD Staff Report Backup Material
Proposed PUD Plan Backup Material
Location Map Backup Material
Future Land Use Map Backup Material
Existing Zoning Map Backup Material
Aerial Map Backup Material
Georgetown Planning Department Staff Report
Sun City Queen Tract PUD Rezoning Page 1 of 3
Report Date: August 25, 2014
File No: REZ-2014-012
Project Planner: Jordan J. Maddox, AICP, Principal Planner
Item Details
Project Name: Sun City Queen Tract PUD
Location: SH 195
Total Acreage: 405.9 acres
Legal Description: 405.9 acres in the Frederick Foy Survey
Applicant: Peter Verdicchio, SEC Planning
Property Owner: Pulte Homes (Brent Baker)
Existing Use: Vacant
Existing Zoning: NA – Annexation in process
Proposed Zoning: Planned Unit Development (PUD)
Future Land Use: Moderate Density Residential
Growth Tier: Tier 2
Overview of Applicant’s Request
This rezoning request corresponds with a pending annexation request to expand what is known
as Sun City Texas, an existing age-restricted residential neighborhood located between Williams
Drive and SH 195. The Queen Tract, as it is known, would add approximately 365 acres to
existing Sun City community and will be developed in a similar style and housing product.
Unlike the existing development, this and its companion expansion tract, Somerset, will be
annexed and zoned immediately without a separate development agreement with the City. It is
planned for a maximum of 750 residential housing units, approximately 10 acres for an amenity
center, 128 acres of open space, contains 40+ acres of commercial that will be retained by the
owner, and will make a single roadway connection to Sun City Blvd near the softball park.
Site Information
The 400-acre site is located adjacent to the northeastern portion of the Sun City development,
adjacent to the existing Neighborhoods 13, 38 and 27. It will be located along the future
extension of Shell Spur (known now as Bonnet Lane) and primary access will be to 195. It is
adjacent to mostly ETJ properties, except those mentioned previously within Sun City.
Planning Department Staff Report
Sun City Queen Tract PUD Rezoning Page 2 of 3
Property History
A Utility Services agreement was approved by the City Council in May. The property is
proposed for annexation, with hearings and first reading completed as of the date of this report.
Proposed Zoning District
The proposed PUD for the Queen tract has two distinct components, a Zone A and Zone B,
which are defined areas of use and, likely ownership. Zone B is set aside for commercial use
along SH 195 and will not be a part of the Sun City community. It is being included here to
ensure compatibility and certainty for the neighborhood. Zone A is the area that is the extension
of Sun City Texas, planned for residential, open space and an amenity center. Some highlights
of Zone A within the PUD:
• Look and feel very similar to current Sun City development
• Maximum 750 residential units, varying product types
• 40% overall impervious cover, using 128 acres of open space
• 10.8-acre Amenity Center with indoor and outdoor facilities
• Parkland dedication to include fees but may extend to dedicated land through separate
deal with the City
• Heritage Tree compliance
• Master Sign Plan
As stated in the cover memo, there is one area of disagreement in the Development Plan, and
that issue is sidewalks. The Georgetown Unified Development Code, adopted in 2003 and
Transportation Plan, adopted 2004, have required sidewalks on both sides of residential streets
and it is part of the basic infrastructure requirement of the City of Georgetown public roadway
system. All new developments within the city limits that will be building a public street that the
City of Georgetown will own and maintain install sidewalks to the City's standard in order to
ensure safe, convenient pedestrian mobility. Not at all current streets throughout the
community have sidewalks as older code standards did not require them, but since 2003 the
City has mandated sidewalks. Further, the City is developing an Americans with Disabilities
Act (ADA) Transition Plan to identify deficiencies in the network, seek funding opportunities
for upgrades and new facilities, and partner with developers on new infrastructure in order to
make progress on our pedestrian network. An ADA Task Force has been established and the
City is being advised to enforce the UDC requirement for sidewalks on all projects.
The developer's proposal is similar to the existing development: no sidewalks on the local
streets, private 8-foot meandering paths along the major roadways. Staff is open to alternatives,
but has concerns about allowing incomplete public infrastructure while creating a plan to
address deficiencies in past projects. In age-restricted areas, in particular, it is likely that you
will have some residents who require wheelchairs, may have visual impairments, unable to
drive a car, or other issues that would compel them to walk to public services, private
Planning Department Staff Report
Sun City Queen Tract PUD Rezoning Page 3 of 3
amenities, or the homes of their friends. Sun City is also an area that requested and is a prime
candidate for future bus services; one of the identified problems when the City studied bus
service routes a few years ago was the lack of accessibility to potential transit stops. If there is an
alternative that the developer and staff can agree upon that provides accessibility to the
residents, we will continue to pursue solutions.
Infrastructure
Wastewater and water will be served by the City of Georgetown. The applicant is currently
addressing the utilities for the site and there are no anticipated issues regarding capacity or
improvements due to the utility agreement approved by the City Council. The development is
currently undergoing a Traffic Impact Analysis (TIA) that will measure the impact of the
proposed project on nearby roadways and intersections. No plat will be approved by the City of
Georgetown prior to completion of this TIA.
Staff Analysis
Staff supports the rezoning based on the consistency with the applicable regulations (as
modified), conformance with the 2030 Comprehensive Plan, provisions for traffic impacts
through the TIA, and utility services through the separate agreement.
Public Comments
Public notices were sent out to the sixty-one (61) property owners that were located within 200
feet of the proposed rezoning boundary and inside the city limits. Public notice was posted in
the Williamson County Sun newspaper on August 17th. Staff has received public inquiries and
has found general support for the expansion amongst Sun City residents.
Sun City Texas, Queen
City of Georgetown, Texas
PUD Planned Unit Development
Development Plan
August 26, 2014
Applicant: Del Webb Texas Limited Partnership
9401 Amberglen Blvd.
Building 1, Suite 150
Georgetown, Texas 78729
Prepared by: SEC Planning
4201 W. Parmer Lane
Building A, Suite 220
Austin, Texas 78727
512.246.7003
Exhibit A
Sun City Texas, Queen Planned Unit Development
A. Purpose and Intent
The Sun City Texas, Queen PUD is composed of approximately 405.9 acres, as
described in Exhibit B, Field Notes. The PUD is bound by Sun City Texas, State
Highway 195 and rural lands to the south.
The development of this property is planned as a high quality, residential community
with complementary recreational opportunities as well as commercial components. The
residential/recreational and commercial components will be designed and developed as
separate elements of the community. As such, development standards have been
established based on two (2) zones as defined on the Land Use Plan, Exhibit C. Zone
A is comprised of 365.3 acres of residential and recreational and Zone B is comprised
of 40.6 acres of Commercial.
The vision for the design of Zone A, Sun City Texas, Queen is centered upon creating a
seamless expansion of the existing and adjoining Sun City Texas. The community has
been designed with the same, or similar design standards incorporated in Sun City
Texas. These standards will create a series of neighborhoods linked together via a road
network and surrounded by natural open space. The community will also include an
Amenity Center tract to provide recreational opportunities for residents.
The contents of this PUD further explain and illustrate the overall appearance and
function desired for the community. Consistent with Sun City Texas, the residential
community will be designed, organized and managed within the same age restricted
requirements. As such, some of the principles and design ideas differ from
conventional suburban development. Therefore, several modifications to the
Georgetown Unified Development Code (UDC) will be necessary to implement the
community vision.
Zone B is envisioned as a commercial center along State Highway 195. The property
enjoys strong visibility along the regional roadway along with access to Zone B created
with the PUD.
A Land Use Plan has been attached to this PUD, Exhibit C, to illustrate the design
intent for the property. The Land Use Plan is intended to serve as a guide to illustrate
the general community vision and design concepts and is not intended to serve as a
final document. The Land Use Plan depicts residential products, open space areas and
non-residential uses which are contemplated within the community.
Sun City Texas, Queen - Planned Unit Development Page 2 of 25
B. Applicability and Base Zoning
All aspects regarding the development of this PUD shall comply with the Georgetown
UDC, the Water Quality Management Plan Ordinance and the Water Utility Ordinance
except as established in this exhibit, titled Exhibit A. Amendments or ordinances
adopted after the date of this PUD shall apply to the development.
For the purpose of complying with the UDC requirement of selecting a base zoning
district, RS has been selected for Zone A and C3 has been selected for Zone B within
the Project.
This PUD allows the flexibility to mix various residential land uses and define
boundaries during the platting process. Each plat or site plan submitted to the City will
identify the use at the time of submittal to the City. All neighborhoods within the PUD
will comply with the modified development standards of this PUD. In the case that this
PUD does not address a specific City requirement, the Georgetown UDC and other
Ordinances noted above shall apply. In the event of a conflict between this PUD and
the identified base zoning district as defined in the 2012 UDC, this PUD shall control.
Sun City Texas, Queen - Planned Unit Development Page 3 of 25
ZONE A
Residential/Recreational
A. Land Use Plan
Exhibit C attached is a conceptual land use plan intended to visually convey the design
intent for the Sun City Texas, Queen Community. The design of the community is not
final, and is subject to refinement during the platting and site planning stages. This
PUD zoning document does not constitute plat or site plan approval of the attached
plan.
The residential component of the project may contain of a mix of various single family
detached products as well as a variety of attached product offerings such as townhomes,
condominiums, two-family and multi-family. Additionally, Sun City Texas, Queen
Zone A will include a cohesive network of open spaces including parks, water quality
areas and trail corridors. The open space and trails system combined with the sidewalk
network will be critical in establishing a walkable, inviting community.
The non-residential area of Sun City Texas, Queen Zone A will be a centrally located
community amenity center.
B. Allowable Uses
The uses allowed within Zone A the Sun City Texas, Queen PUD shall comply with
the list of allowed and prohibited uses defined in the UDC Zoning Use Table 5.02.010
for the RS base district, with the addition of the following uses and any other uses
described in this PUD:
Amenity Facilities
Golf Course
Private Parks
School, College or University (restricted to Amenity Center site)
Civic Uses
Theater, Performing Arts
Single Family, Attached
Two Family
Townhouse
Multi Family
Land uses outlined above will be developed in compliance with UDC rules and
regulations unless design standards for said land uses are established within this PUD.
C. Impervious Cover
The Sun City Texas, Queen site is located over the Edwards Aquifer. Per UDC Section
11.02, the impervious cover limit for residential land over the Edwards Aquifer is 45
percent (45%) with the potential to increase the limit and offset with open space.
Sun City Texas, Queen - Planned Unit Development Page 4 of 25
The maximum impervious cover established within the overall Zone A area will be 45
percent (45%). The calculation of the impervious cover shall be measured as a whole
based upon the entire property within the Zone. Table D.1, Residential Development
Standards within this PUD, establishes impervious cover limits on a per residential lot
basis. Those maximum per lot limits will be used to create an impervious cover table
for each submitted plat within Zone A of the PUD. The table shall also list the
cumulative tabulation of overall community impervious cover based upon the total
gross acreage of Zone A.
D. Residential Lot Design Standards
Zone A may include a variety of residential product types and sizes from detached
single family homes to townhomes. Detailed design standards are included within this
PUD, Table D.1, Residential Development Standards, based upon the type of
residential product.
To ensure a variety and mix of residential product types within Zone A, the following
standards have been established:
Maximum Residential Units
Per the Approved Comprehensive Plan, the property is identified as Moderate
Density Residential accommodating 3.1-6.0 dwelling units per gross acre. The
development of the community will be less, set at approximately 2.0 dwelling
units per gross acre. This established density is consistent with the development
density of Sun City Texas. The requested residential total will not exceed 750
units.
Residential Product Type Requirements
1. Single Family Detached
Maximum of 750 units
2. Attached Residential (Multi Family, Condo, Townhome)
Maximum of 150 units (20% of total)
* Product types 1. and 2. combined shall not exceed 750 units in total
The Sun City Texas, Queen Zone A residential development will comply with the
development standards set forth in Table D.1, Residential Development Standards.
Sun City Texas, Queen - Planned Unit Development Page 5 of 25
Table D.1 – Residential Development Standards
RESIDENTIAL USES
DETACHED
ATTACHED
Townhome, Multi
Family, Condo
Impervious Cover*
(maximum) 65% 75%
Lot Width**
(minimum) 40 ft. 20 ft.
Front Setback
(minimum) 20 ft. 20 ft.
Side Setback
(minimum) 6 ft. 0 ft.***
Corner Setback
(minimum) 15 ft. 10 ft.
Rear Setback****
(minimum) 20 ft. 10 ft.
Building Height
(maximum) 35 ft 45 ft.
Lot Area
(minimum) 4,800 s.f. 2,000 s.f.
Units per
structure (max.) -- Townhome: 8
* Forty percent (40%) maximum impervious cover in overall development
** Flag lots are allowed within Zone A. Flag lots shall be a minimum 20 feet wide
measured at the right-of-way. For those flag lots measuring less than 40 feet wide at
front setback, Developer will submit a footprint test at the time of preliminary plat
submittal proving such lots accommodate house product.
*** Minimum 10 feet between buildings
**** Non-enclosed patio covers are allowed within 10 ft. of rear lot line on detached lots.
E. Residential Design Standards
As noted in Zone A, Section A. Purpose and Intent, the community will be developed
as an extension of Sun City Texas. The Applicant, through market research and national
surveys has an extensive understanding of home buyer design preferences within this
market segment. This data results in the home offerings within the community.
Modifying the tested elevation offering will impact the appeal of the community to this
specific market segment.
Sun City Texas, Queen - Planned Unit Development Page 6 of 25
In order to maintain a comprehensive complementary architectural style consistent with
Sun City Texas, UDC Section 6.03.050C.1 - Similarity Restrictions shall be waived in
its entirety. Specifically, Paragraph B - Differences in Appearance and Paragraph C -
Differentiation of UDC Section 6.03.050C.1 – Similarity Restrictions shall not apply to
residential dwellings within Zone A of the PUD.
F. Residential Flag Lots
Flag lots are allowed within Zone A of the PUD. Flag lots shall be a minimum 20 feet
wide measured at the right-of-way. For those flag lots measuring less than 40 feet wide
at front setback, Developer will submit a footprint test at the time of preliminary plat
submittal proving such lots accommodate house product.
Additionally, all portions of the residential unit placed on the flag lot shall be located
within 150 feet of a public right-of-way with fire service.
G. Amenity Center Design Standards
1. Allowable Uses
The 10.8 acre Amenity Center campus may include the following uses:
Multi-use Building
Indoor walking track
Fitness and aerobics rooms
Meeting space(s)
Locker rooms with showers
Indoor swimming pool(s)
Limited use kitchen
Storage space(s)
Restrooms
Office(s) for community association use
Educational rooms
Performing arts
Pavilion
Bathrooms
Enclosed storage area(s)
Limited use kitchen
Educational building
Educational classrooms and associated facilities
Theater Building
Sun City Texas, Queen - Planned Unit Development Page 7 of 25
Outdoor Sports Facilities
Tennis (lighted and non-lighted)
Pickleball (lighted and non-lighted)
Bocce ball
Horseshoes
Outdoor Swimming Pool(s)
Enclosed Swimming Pool(s)
Outdoor Walking Trails
Dog Park
Parking associated with the uses outlined above
2. Lot Configuration and Building Setbacks
The Amenity Center will be designed with the following building setbacks:
Front 25 feet
Rear 10 feet*
Side 10 feet*
* Rear and side yard setbacks shall be increased to 25 feet if located immediately
adjacent to residential lots.
Circulation and parking design may encroach within the 25 feet front yard setback.
In such instances, a minimum 10 feet landscape buffer will be established between
the parking lot and public right-of-way and comply with Section G.5, Parking Lot
Screening Requirements (below) of this PUD.
3. Non-Residential Fire Flow
A fire flow of 1,500 gpm (gallons per minute) will be provided for the Amenity
Center and all other buildable areas.
4. Parking Requirements
The Developer has established parking requirements based on existing Sun City
amenity center development standards used throughout the nation. In alignment
with those standards, the Sun City Texas, Queen Amenity Center will comply with
Table G.1, Parking Ratios in this PUD. Due to the high use of golf carts within Sun
City, golf cart parking may be incorporated into the overall parking count so long as
the PUD parking requirements are initially met with standard and compact parking
spaces. In a situation that standard, compact, and golf cart parking exceeds the
parking requirement by 100 percent (100%), the additional landscape requirements
outlined in the UDC will be waived.
Sun City Texas, Queen - Planned Unit Development Page 8 of 25
The standard parking space shall be sized 10 feet wide by 18 feet long and may be
reduced to the UDC standard of nine (9) feet wide by 18 feet long if desired by the
Developer to increase the provided parking.
Table G.1 - Parking Ratios
SPECIFIC USE GENERAL REQUIREMENT
Amenity Building and Pools 1 space per 275 s.f. of GFA
Outdoor Pavilion 1 space per 500 s.f. of GFA
Sports Courts 2 per court
(GFA - Gross Floor Area)
5. Parking Lot Screening Requirements
It is the design intent to reduce the visual impact of parking areas from public right-
of-ways. Therefore, screening will be incorporated into the landscape design,
maintained at least 36 inches in height, and be achieved through one of the
following methods:
Planting screens (hedge)
Masonry walls
Berming in naturalistic forms
Or a combination of any of the above along with trees
Live screening shall be capable of providing a solid 36-inch screen within two (2)
years, as determined by a landscape architect or other licensed professional. The
hedge calculation shall be one (1) evergreen shrub per three (3) linear feet for
parking frontage to be screened. In an effort to create naturalistic plant massing,
screening shall be offset at least six (6) feet every 60 linear feet.
6. Parking Lot Landscaping Requirements
The development of the Amenity Center will achieve a landscape feel consistent
with the built amenity areas within Sun City Texas. In order to achieve this goal
and create a campus like setting, parking within the PUD will be landscaped to the
following standards:
Parking Lot Landscape Calculation
a) The parking lot landscape area requirements are based on the percentage of
required parking located between the building façade and the street right-
of-way. For the purpose of this PUD, 18 square feet of landscaping is
required per parking stall.
Sun City Texas, Queen - Planned Unit Development Page 9 of 25
b) Internal Parking Lot Landscaping - Two (2) trees and four (4) shrubs shall
be planted for each 600 square feet of required landscape area.
Location
All new trees within a parking lot shall be planted in a pervious area of at least
100 square feet and have a minimum interior dimension of 8.5 feet wide.
However, up to 20 percent (20%) of the required trees may be planted in
islands of at least 25 square feet and have a minimum interior dimension of
five (5) feet.
Shading
Trees shall be planted throughout parking lots so that no portion of the lot is
more than 64 feet away from the trunk of a tree unless otherwise approved by
the Director.
7. Buffer Yard Requirements
Due to the Amenity Center’s role as a center focal point highlighting the
recreational opportunities in the community, no buffer yard shall be required.
8. Waste Containers
It is the Developer’s intent to fully screen waste container components from public
view to provide the necessary operational item without compromising views or the
experience.
To that end, all mechanical equipment, waste containers, outside storage, and
loading docks must be screened from public rights-of-ways using one of the
following methods:
An evergreen hedge maintained at least 36 inches in height
A solid wall at or taller than the required screened element
Or a combination of both of the above methods.
Live screening shall be capable of providing a solid 36-inch screen within two
years, as determined by a landscape architect or other licensed professional. The
hedge calculation is one (1) evergreen shrub per three (3) linear feet.
9. Impervious Cover
As established in Section C, Impervious Cover (above) of this PUD, the overall
impervious cover will be 45 percent (45%) for Zone A. Specific to the 10.8 acre
Amenity Center, the impervious cover limit for the tract shall be 70 percent (70%).
The calculation of the impervious cover shall be measured based on the land area
defined by the legal description, at time of plat. An update to the overall
community impervious cover cumulative tabulation will be provided at a time of
plat submittal.
Sun City Texas, Queen - Planned Unit Development Page 10 of 25
10. Building Height
Due to the Amenity Center building’s prominence within the Sun City Texas,
Queen Community, the building will incorporate key architectural elements. The
height of the building and all associated architectural elements will not exceed 50
feet as measured from the finish floor elevation.
Where the vertical distance between the ground plane and the highest roof surface
of the Amenity Center exceeds 30 feet, approved aerial fire apparatus access roads
shall be provided. The highest roof surface shall be determined by measurement to
the eaves of a pitched roof, the intersection of the roof to the exterior wall, or the
top of parapet walls, whichever is greater.
Aerial fire apparatus access roads shall have a minimum unobstructed width of 26
feet exclusive of shoulders, in the immediate vicinity of the building or portion
thereof.
At least one of the required access routes meeting this condition shall be located
within a minimum of 15 feet and a maximum of 30 feet from the building, and shall
be positioned parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be approved by the
fire code official.
11. Architectural Criteria
Once the design of the building structure(s) within the development is refined and
finalized, a comprehensive architectural theme will be developed which will specify
the architectural style, materials and colors. The theme will be consistent with, and
compliment the established theme within the Sun City Texas Master Planned
Community. In order to convey the architectural theme, items such as architectural
elevations, material sample boards and color samples may be submitted to the City
for review at the time of site planning review.
12. Building Mass, Articulation, and Building Elements
In order to provide a look and feel consistent with the existing Sun City Texas
community, the following building techniques shall be applicable at time of Site
Plan review:
Building Articulation - Building frontage greater than 100 feet in length shall
have offsets, stepped back heights and roofs with regular width or varied wall
surfaces.
Building Materials/Color - Shall be consistent with the materials and colors
used throughout the existing portions of Sun City Texas.
Sun City Texas, Queen - Planned Unit Development Page 11 of 25
Roof Types and Materials - Mansard roofs and canopies without a minimum
vertical distance of six to eight feet and at an angle not less than 25 degrees,
and not greater than 70 degrees.
Accessory buildings with the Amenity Center are not subject to review and
compliance with building mass, articulation, building element requirements.
However, building foundations will comply with City requirements.
H. Parkland/Open Space
Per UDC Section 13.05.010, B, Formula for Calculating Area of Parkland, the acreage
contributed for parkland shall be pro-rata in an amount equal to one acre for each 50
new dwelling units. Based on the above mentioned formula, and the PUD residential
cap of 750 units, the Sun City Texas, Queen PUD Zone A is required to dedicate 15.0
acres of parkland.
The Sun City Texas, Queen Zone A provides approximately 128.0 acres of open space
along with the 10.8 acre Amenity Center (totaling 138.8 acres). Consistent with the
development of Sun City Texas, all open space/parkland within the PUD Zone A will
be built, owned and maintained by the Developer and Community Association. Said
facilities will be enjoyed by all residents residing in the PUD along with residents
within the existing Sun City Texas boundary.
As the Developer will be providing improved recreational facilities in a private
ownership/management format, the Developer will pay a parkland fee equal to the City
of Georgetown’s standard parkland fee in effect at the time of approval of this PUD
($250 per lot) when each future preliminary plat is approved.
With the approval of this PUD, parkland requirements are established based on the
above paragraph. However, if at a future time, the City and Developer select a mutually
agreeable parkland dedication tract, the dedication of said tract shall waive the
requirement of any remaining parkland fees as established above.
Lastly, as the Developer will be building an Amenity Center outlined in Section G
(above) of this PUD for the enjoyment of all residents (single family, attached and
multi-family) within Zone A of the PUD (and existing Sun City Texas boundary), UDC
Section 6.06.020, Common Recreation Area, shall be waived within this PUD. All
residents residing in residential units within Zone A of the PUD will be members of the
Sun City Community Association.
I. Tree Preservation
It is the design intent to preserve and incorporate the existing character of the land into
the built community. As such, development will be clustered with adjacent land areas
preserved in a natural state. Tree preservation and management is critical to achieving
this goal. All residential uses (including single family detached and attached, two
family, townhouse and multi-family) within Zone A shall comply with applicable
Sun City Texas, Queen - Planned Unit Development Page 12 of 25
provisions outlined in UDC Table 8.01.030, Provisions Applicable by Use and
Location governing “Single-family and Two-family”. All other allowable land uses
within this PUD shall comply with UDC tree preservation standards.
A tree survey meeting the requirements established in the UDC Development Manual
will be submitted on a plat by plat basis at the time of each plat submittal. The tree
survey will identify all Heritage Trees (as defined in the UDC) located within the
submitted plat. Required mitigation for the approved removal of Heritage Trees will
occur within the land area of the subject plat.
A supplemental document will be provided at preliminary plat submittal illustrating the
building footprint and driveway for all lots impacted by a Heritage Tree.
Heritage Trees identified for removal will follow procedures and reviews as outlined in
the UDC Chapter 3.
J. Pedestrian Circulation
Pedestrian circulation will be consistent with the pedestrian system developed within
Sun City Texas. A minimum eight (8) feet wide meandering sidewalk will be
constructed on one side of all unloaded collectors. The meandering sidewalk will be
privately maintained by the Developer and Community Association. No sidewalks are
required along loaded residential collectors and all residential local streets.
K. Vehicular Circulation
1. Roadway Types
The Sun City Texas, Queen vehicular circulation pattern provides access to all parts
of the property from Sun City Boulevard.
The following roadway alternatives are used within the PUD:
Major Collector (73’ Right-of-Way) (see Figure K.1)
Residential Local Street (50’ Right-of-Way) (see Figure K.2)
All major collector roadways will be unloaded roadways.
The City reserves the right to re-stripe roadway pavements at the City’s expense
once streets have been dedicated to the City.
Sun City Texas, Queen - Planned Unit Development Page 13 of 25
Figure K.1 - Major Collector (73’ ROW)
Sun City Texas, Queen - Planned Unit Development Page 14 of 25
Figure K.2 - Residential Local Street (50’)
Note: All local residential streets will be constructed with roll-over curbs.
Sun City Texas, Queen - Planned Unit Development Page 15 of 25
2. Miscellaneous Roadway Design Standards
The roadway network within Sun City Texas, Queen shall comply with the
Georgetown Overall Transportation Plan (OTP) and UDC roadway standards with
the following miscellaneous exceptions. Other UDC specific roadway modifications
are outlined below in Section K of this PUD.
Residential Local Streets shall be 28 feet wide paved (measured face of curb)
with parking allowed on both sides of such streets.
Circular loops, referred to as “eyebrow design” have been used with much
success within Sun City Texas. The eyebrows create an alternative to the
design practice known as street knuckles while create open space areas
within neighborhoods. The design of eyebrows shall be done so with a
minimum 25 feet inside radius and 50 feet outside paved turn radius. All
eyebrows will be designed to the standards in Figure K.3 to provide access to
residential lots.
The developer may request one (1) irrigation water meter and electrical
service to each eyebrow for landscape irrigation service.
Figure K.3 - Eyebrow Design
Sun City Texas, Queen - Planned Unit Development Page 16 of 25
3. Street Connectivity Requirements
Connectivity requirements as defined in UDC Sections 12.03.030 and 12.03.040
shall be waived within all residential neighborhoods of the project. All residential
neighborhoods exceeding 200 average daily trips will have a minimum of two
access points to a collector and/or adjacent residential neighborhoods. Public
roadway access to perimeter roadways and adjoining properties will be limited to
those roadways identified on Exhibit C, Land Use Plan. Private driveways shall be
permitted from commercial tracts, subject to applicable City and TXDOT approval.
4. Cul-de-sac length
Cul-de-sac maximum length shall not exceed 800 feet measured from center of
turnaround to centerline of connecting road. Average daily trip limitation shall be
waived. A maximum 30 units shall be serviced from each cul-de-sac.
5. Horizontal Curve
Table K.1 outlines the minimum horizontal curve radius for each roadway
classification within the PUD.
Table K.1 – Minimum Horizontal Curve
Design Standard
Horizontal
Curve
(minimum ft.)
Major Collector 300 ft.
Local Residential 250 ft.
6. Landscape Islands
This PUD authorizes the creation of private lots within roadway medians to
preserve trees and establish landscape beds.
The Developer or Owners Association is responsible for landscape maintenance and
irrigation within said landscape lots and right of way. The maintenance areas and
responsibility will be determined at final plat. Landscape and irrigation plans for
proposed improvements will be submitted for review and approval prior to Final
Plat approval. The plans will be reviewed to ensure compliance with utility
placement standards and standards established in this PUD.
7. Block Length
Block length shall not exceed 1,200 feet. Block lengths shall be ended by only the
intersection of a public street, except where there is no public street intersection due
to the presence of parks, open space or other similar uses with a minimum 50 feet of
street frontage on the relevant park.
Sun City Texas, Queen - Planned Unit Development Page 17 of 25
L. Driveways
Residential driveway spacing must be a minimum 40 feet from the corner of a Local
Residential Street as measured from the edge of driveway to the curb radius return on
the adjoining street.
Residential driveway spacing must be a minimum 50 feet from the corner of a collector
roadway as measured from the edge of driveway to the curb radius return on the
adjoining street.
M. Street Lights
In an effort to maintain the dark sky program established in Sun City Texas, street
lights will be installed along collectors, placed at 300 feet intervals. Within residential
neighborhoods, street lights will be installed at all intersections and at the end of cul-de-
sacs over 500 feet in length.
N. Construction Field Offices
A development and construction field office is permitted within the project. The
Developer will prepare and submit applicable UDC applications for said facility. Once
approval is secured, the Developer will receive a 24 month term permit with unlimited
renewals.
O. Residential Sales Center
The Developer is allowed to build one (1) Sales Center within the Project. The Sales
Center may include a sales building, model homes (not to exceed 10) operational
models at the same time) and associated parking facility. The Sales Center will be
accessible from a paved, improved street. A Temporary Use Permit will be submitted to
the City for said facility. Once approved, the Sales Center Permit shall remain in place
until the final residential building permit application has been submitted to the City. At
such time, the Developer will have six (6) months to convert the models and other
facilities to their permanent permitted uses.
P. Fence Standards
The Sun City Texas, Queen Zone A PUD is crafted to create an extension of existing
Sun City Texas. The PUD is bound by Sun City Texas, State Highway 195 and rural
lands to the south. Based on these conditions it is the Developer’s desire to create a
strong link to Sun City Texas’ landscape character and establish a strong perimeter wall
and landscape treatment along the perimeter roadways. Additionally, the landscape
treatment program established with Sun City Texas shall be extended to all internal
unloaded collector roadways within Zone A of the PUD.
Walls and fences may be placed along The Zone A and Zone B boundary, rural lands
to the south and all internal unloaded collectors. The determination to use walls or
Sun City Texas, Queen - Planned Unit Development Page 18 of 25
fences shall be at the Developer’s discretion based on the specific location within the
Project. If walls or fences are specified, the following standards shall apply:
Walls will be masonry and six (6) feet tall as measured from finish grade on the
higher side.
Fences shall be metal decorative wrought iron six (6) feet tall as measured from
finish grade on the higher side.
Masonry walls are allowed along residential lot side yards at the entry into
neighborhoods. Said walls will be six (6) feet tall as measured from finish
grade on higher side.
Walls other than retaining walls shall be restricted from all residential lots except those
lots adjacent to unloaded roadways adjacent to adjoining future commercial lands or the
Amenity Center. The use of walls in such locations will be at the Developer’s
discretion. The use of fences on residential lots will be restricted to four (4) feet high
wrought iron fencing along the rear lotline, side lotlines 20 feet back from the front
house elevation then turning to meet the house’s side elevation. Such fencing will be
installed on a case by case basis requested by the homeowner.
Applicable City Permitting shall apply within the community.
Q. Signage
The control and placement of all signs is especially important to the aesthetic harmony
of Sun City Texas, Queen Zone A. A critical component of a cohesive community is
the sense of place and identity.
In compliance with UDC Section 10.01.050, Master Sign Plan, a sign plan has been
prepared as a component of the Sun City Tex as, Queen PUD Zone A. Exhibit D,
Master Signage Plan identifies the primary sign components located in Zone A.
Approval of this PUD is intended to permit the number and locations for the
community signs as indicated and allow a consistent signage package within the
community.
Approval of the Sun City Texas, Queen PUD shall permit signage at the indicated
locations on Exhibit D, but shall not be interpreted as approval of a sign permit. Each
proposed sign within this PUD must be submitted to the inspection department for
review and permit.
The Sun City Texas, Queen Master Sign Plan shall include the following signs. The
sign face area, sizes and quantities of signs shall be governed by the standards
identified on Exhibit D and Exhibits D-1 through D-5.
Sun City Texas, Queen - Planned Unit Development Page 19 of 25
1. Boundary Marker
The community sign category includes one (1) community entry sign placed at
the major community entrance along interior from the future State Highway
195 commercial.
Additionally this category includes one (1) monument sign located at the
intersection of the future Shell Spur. These signs are intended to create a sense
of arrival and identify the boundary of Sun City Texas, Queen.
2. Neighborhood Signs
A neighborhood sign (totaling 11) will be located at the entrance into each
residential neighborhood.
3. Facility Signs
One (1) facility sign will be located at the entrance into the Amenity Center.
4. Special Signs
The Special Signs category includes a series of signs used to create a strong sense
of place and guide people within the community.
5. Traffic Control Devices
All traffic control devices shall be installed and conform with the Texas Manual on
Uniform Traffic Control Devices, current edition at the time of installation.
Sun City Texas, Queen - Planned Unit Development Page 20 of 25
ZONE B
Commercial
A. Land Use Plan
Exhibit C attached is a conceptual land use plan intended to visually convey the design
intent for the Sun City Texas, Queen PUD community. The design of the community is
not final and is subject to refinement during the platting and site planning stages. This
PUD zoning document does not constitute plat or site plan approval of the attached
plan.
Zone B of the project may contain of a mix of various commercial and office products
as well as upper-story residential.
B. Allowable Uses
The uses allowed within Zone B of the Sun City Texas, Queen PUD shall comply with
the list of allowed and prohibited uses defined in the UDC Zoning Use Table 5.02.010
for the C3 base district, with the addition of the following uses and any other uses
described in this PUD:
Upper-Story Residential
Commercial Document Storage
C. Impervious Cover
The Sun City Texas, Queen PUD site is located over the Edwards Aquifer Recharge
Zone. The impervious cover limit for upper-story residential and non-residential land
over the Edwards Aquifer Recharge Zone within Zone B shall be 70% of gross site
area, which includes the waiver of impervious cover limitations described in UDC
Section 11.02.020.
D. Commercial Lot Design Standards
Commercial development within Zone B shall comply with the design standards for
non-residential development set forth in UDC Section 7.02, Table 7.03.020,
7.03.030(C)(1) and 7.03.030(C)(4).
E. Building Design Standards – Commercial
Commercial development within Zone B shall comply with UDC Section 7.04. Upper-
story residential development within Zone B shall comply with applicable UDC
Section(s).
Sun City Texas, Queen - Planned Unit Development Page 21 of 25
F. Parking Requirements
Parking on Zone B will comply with Table 9.02.030.A, Off-Street Parking
Requirements, in the UDC. Specifically, the standard parking space shall be sized 10
feet wide by 18 feet long and may be reduced to the UDC standard of nine (9) feet wide
by 18 feet long if desired by the Developer to increase the provided parking.
G. Parking Lot Screening Requirements
It is the design intent to reduce the visual impact of parking areas from public right-of-
ways. Therefore, screening will be incorporated into the landscape design, maintained
at least 36 inches in height, once established, and be achieved through one of the
following methods:
Planting screens (hedge)
Masonry walls
Berming in naturalistic forms
Or a combination of any of the above along with trees
Live screening shall be capable of providing a 36-inch screen within two (2) years, as
determined by a landscape architect or other licensed professional. The hedge
calculation shall be one (1) evergreen shrub per three (3) linear feet for parking
frontage to be screened. In an effort to create naturalistic plant massing, screening shall
be offset at least six (6) feet every 120 linear feet.
H. Parking Lot Landscaping Requirements
The development of Zone B parking within the PUD will be landscaped to the
following standards:
Parking Lot Landscape Calculation
a) The parking lot landscape area requirements are based on the percentage of
required parking located between the building façade and the street right-
of-way. For the purpose of this PUD, 18 square feet of landscaping is
required per parking stall.
b) Internal Parking Lot Landscaping - Two (2) trees and six (6) shrubs shall
be planted for each 1,000 square feet of required landscape area.
Location
All new trees within a parking lot shall be planted in a pervious area of at least
100 square feet and have a minimum interior dimension of 8.5 feet wide.
However, up to 20 percent (20%) of the required trees may be planted in
islands or open space areas of at least 25 square feet and have a minimum
interior dimension of five (5) feet.
Sun City Texas, Queen - Planned Unit Development Page 22 of 25
Shading
Trees shall be planted throughout parking lots so that no portion of the lot is
more than one hundred (100) feet away from the trunk of a tree unless
otherwise approved by the Director.
I. Buffer Yard Requirements
Buffer Yards for Zone B must comply with the provisions of Section 8.04.060 of the
City of Georgetown UDC, as applicable, with the exception of Section 8.04.060(C)(2).
Rather, a Medium Level Bufferyard within Zone B shall consist of the following:
a) A 15-foot wide planting area
b) One shade tree, two evergreen ornamental trees and eight evergreen shrubs
per each 100 linear feet of bufferyard.
J. Waste Containers
It is the Developer’s intent to fully screen dumpster components from public view to
provide the necessary operational item without compromising views or the experience.
To that end, all mechanical equipment, dumpsters, outside storage, and loading docks
must be screened from public rights-of-ways using one of the following methods:
An evergreen hedge maintained at least 36 inches in height
A solid wall or fence at or taller than the required screened element
Or a combination of both of the above methods.
Live screening shall be capable of providing a 36-inch screen within two years, as
determined by a landscape architect or other licensed professional. The hedge
calculation is one (1) evergreen shrub per three (3) linear feet.
K. Building Height
The height of any building and all associated architectural elements within Zone B
shall not exceed 45 feet as measured from the finish floor elevation.
L. Parkland/Open Space
Developer shall comply with the parkland dedication requirements or pay fees in lieu of
parkland dedication for any upper-story residential development within Zone B in
accordance with UDC Section 13.05.
M. Tree Preservation
Within Zone B, Developer shall comply with applicable provisions in UDC Chapter
8.02 governing Tree Preservation and Protection.
Sun City Texas, Queen - Planned Unit Development Page 23 of 25
A tree survey meeting the requirements established in the UDC Development Manual
will be submitted on a site plan by site plan basis at the time of each plan submittal.
The tree survey will identify all Heritage Trees (as defined in the UDC) located within
the submitted plan. Required mitigation for the approved removal of Heritage Trees
will occur within the land area of the subject plan.
Heritage Trees identified for removal will follow procedures and reviews as outlined in
the UDC Chapter 3.
N. Pedestrian Circulation
Development within Zone B shall comply with the applicable provisions in Chapter 12
of the UDC governing Pedestrian Circulation.
O. Vehicular Circulation
Development within Zone B shall comply with the applicable provisions in Chapter 12
of the UDC governing Vehicular Circulation.
1. Access
Primary access to the Zone B shall be to and from SH 195, however, the
Commercial Tract shall also have right-in/right-out access to Sun City Blvd. via a
private access easement and any arterial roadways, collector-level, or local roads
that connect Zone B to SH 195.
P. Signage
Within Zone B, Developer will comply with the applicable provisions outlined in
Chapter 10 of the UDC pertaining to signage.
Sun City Texas, Queen - Planned Unit Development Page 24 of 25
Exhibit B
Field Notes
Sun City Texas, Queen - Planned Unit Development Page 25 of 25
ENGINEERS, SURVEYORS, PLANNERS
1000 METRIC BLVD., SUITE 200
Austin, TX 78758
512.916.0224
www.mckimcreed.com
TBPLS FIRM REGISTRATION NO. 101776-01
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METES AND BOUNDS DESCRIPTION
365.31 ACRES
BURRELL EAVES SURVEY, ABSTRACT NO. 216
WILLIAMSON COUNTY, TEXAS
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METES AND BOUNDS DESCRIPTION
365.31 ACRES
BURRELL EAVES SURVEY, ABSTRACT NO. 216
WILLIAMSON COUNTY, TEXAS
Being 365.31 acres of land situated in the Burrell Eaves Survey, Abstract Number 216 of
Williamson County, Texas and being all of the remainder of Lot 5, a called 365.63 acre tract,
described in partition deed of a called 417.81 acre tract, said Lot 5 conveyed to FWD
PROPERTY INVESTORS L.P., in Document Number 20100071926 of the Official Public
Records of Williamson County Texas (O.P.R.W.C.T.). Said 365.31 acre tract being more
particularly described by metes and bounds as follows with all bearings being referenced to the
Texas State Plane Coordinate System, Texas Central Zone, NAD 83/93 HARN Datum with all
distances shown hereon converted to surface values by multiplying by the combined scale factor
of 1.000143965.
POINT OF BEGINNING, being a 1/2-inch iron rod with cap stamped “SURVCON INC.”,
found for the northwest corner of said Lot 5, being an angle point in Lot 13 of Sun City
Georgetown Neighborhood Thirty-Eight PUD of the Final Plat, as recorded in Cabinet “B-B”,
Slides 395-400 of the (O.P.R.W.C.T.) and being a northeasterly corner of Lot “B”, an open space
and drainage easement Lot of said Sun City Georgetown Neighborhood Thirty-Eight PUD;
THENCE, North 68°50'11” East, generally along the common concrete decorative fenced
northerly line of said Lot 5 and the southerly line of said Sun City Georgetown Neighborhood
Thirty-Eight PUD , passing at 999.34 feet, a 1/2-inch iron rod with cap stamped “SURVCON
INC.” found, at the base of a concrete column for the southeast corner of Lot “G”, an open space
and drainage easement Lot of said Sun City Georgetown Neighborhood Thirty-Eight PUD, the
southwest corner of Lot “A”, an open space and drainage easement Lot of said Sun City
Georgetown Neighborhood PUD Sun City Boulevard Extension (East) Final Plat as recorded in
Cabinet “F-F”, Slides 171-173 of the (O.P.R.W.C.T.), Continuing along the northerly line of
said Lot 5, and the southerly line of said Lot “A”, an open space and drainage easement Lot of
said Sun City Georgetown Neighborhood PUD Sun City Boulevard Extension (East) Final Plat,
an additional 85.60 feet to a point, from which an angle point in a barb wire fence Bears: South
21°09’49” East, 1.0 feet, Continuing along the northerly line of said Lot 5 and the southerly line
of said Lot “A”, parallel and approximately 1.0 feet north of said fence line an additional
2,682.64 feet, in all a Total distance of 3,767.48 feet to a point for a northeasterly corner of said
Lot 5 and the northwest corner of Lot 1 of said partition deed, being a remainder of a called 11.79
acre tract conveyed to LDJ PROPERTIES, LTD., from which a found 1/2-inch iron rod with cap
stamped “Forest 1847”, Bears: North 21°58’42” West, a distance of 0.6 feet, and from said point
another 1/2-inch iron rod with TXDOT Aluminum Cap found for the re-located northeast corner
of said 11.79 acre tract and the northwest corner of Parcel 107 of additional Right-of-Way taking
for State Highway 195, as descried in Document Number 2011052874 of the (O.P.R.W.C.T.),
Bears: North 68°50’11” East, a distance of 295.50 feet and North 28°07’49” East, a distance of
0.4 feet;
THENCE, departing said northerly line of said Lot 5 and southerly line of said Lot “A”, an open
space and drainage easement Lot of said Sun City Georgetown Neighborhood PUD Sun City
Boulevard Extension (East) Final Plat, and along the unfenced easterly line of said Lot 5 and the
westerly line of the remainder of said Lot 1, the following two (2) courses:
1.) South 21°58’42” East, a distance of 454.28 feet, to a cotton picker spindle found for an
angle point;
2.) South 52°32'50" East, a distance of 591.50 feet, to a 1/2-inch iron rod with cap stamped
“Forest 1847” found for the southwesterly corner of said Lot 1 of said partition deed and
the northwesterly corner of Lot 2 of said partition deed, being a remainder of a called
11.62 acre tract conveyed to MMSG, LIMITED PARTNERSHIP, from which a 1/2-inch
iron rod with cap stamped “Forest 1847” found in the westerly line of said Parcel 107 of
additional Right-of-Way taking for State Highway 195 for the re-located southeasterly
corner of said Lot 1, and the re-located northeasterly corner of said Lot 2 Bears: North
33°47'41" East, a distance of 506.03 feet;
THENCE, along the un-fenced easterly line of said Lot 5 and the westerly line of the remainder
of said Lot 2, the following two (2) courses:
1.) South 52°32'50" East, a distance of 178.26 feet, to a 1/2-inch iron rod with cap stamped
“Forest 1847” found for an angle point;
2.) South 59°39'00" East, a distance of 615.34 feet, to a 1/2-inch iron rod with cap stamped
“MCKIM & CREED INC.” set for the southwesterly corner of the remainder of Lot 2,
being an interior ell corner of said Lot 5;
THENCE, North 31°35'27" East, along the un-fenced flag portion of said Lot 5 and the southerly
line of the remainder of said Lot 2, a distance of 504.26 feet to a 1/2-inch iron rod with cap
stamped “MCKIM & CREED INC.” set for the southeasterly corner of the remainder of said Lot
2 and the northeasterly highway frontage flagged corner of said Lot 5 and being a point in the
westerly line of said Parcel 107 of additional Right-of-Way taking for State Highway 195, from
which a found TXDOT Type II monument Bears: North 55°40'38" West, a distance of 6.7 feet;
THENCE, South 55°40'38" East, along a barb wire fence, the east line of said Lot 5 and
Highway frontage, the west line of said Parcel 107 of additional Right-of-Way taking of State
Highway 195, a distance of 70.05 feet to a 1/2-inch iron rod with cap stamped “MCKIM &
CREED INC.” set for the southeasterly highway frontage flagged corner of said Lot 5, the
northeasterly corner of the remainder of Lot 3 of said partition deed, being a called 14.45 acre
tract as conveyed to LDJ PROPERTIES LTD., from which a TXDOT Type II monument found
Bears: South 55°40'38" East, a distance of 196.59 feet;
THENCE, departing the westerly line of said Parcel 107 of additional Right-of-Way taking for
State Highway 195, South 31°35'27" West, along the un-fenced flag portion of said Lot 5 and the
northerly line of the remainder of said Lot 3, a distance of 499.40 feet to a 1/2-inch iron rod with
cap stamped “MCKIM & CREED INC.” set for an interior ell corner of said Lot 5 and the
northwesterly corner of the remainder of said Lot 3;
THENCE, departing the northerly line of the remainder of Lot 3 and along the un-fenced easterly
line of Lot 5 and the westerly line of the remainder of said Lot 3, South 59°39'00" East, a distance
of 953.86 feet, to a 1/2-inch iron rod with cap stamped “RODS SURVEYING” found for the
southwesterly corner of the remainder of said Lot 3 and the northwesterly corner of the remainder
of Lot 4, a called 14.32 acre tract conveyed to MMSG, LIMITED PARTNERSHIP, from which a
1/2-inch iron rod with TXDOT Aluminum Cap found in the westerly line of Parcel 107 of
additional Right-of-Way taking for State Highway 195 for the southeasterly corner of the
remainder of said Lot 3 and the northeasterly corner of the remainder of said Lot 4 Bears: North
35°02’50” East, a distance of 510.12 feet;
THENCE, along the un-fenced easterly line of Lot 5 and the westerly line of the remainder of
Lot 4, the following two (2) courses:
1.) South 59°39'00" East, a distance of 261.24 feet, to a 1/2-inch iron rod with cap stamped
“Forest 1847” found for an angle point;
2.) South 30°02'39" East, a distance of 406.94 feet, to a 1/2-inch iron rod with cap stamped
“Forest 1847” found for the southwesterly corner of the remainder of said Lot 4 and the
southeasterly corner of Lot 5, being a point in the northerly line of a called 312.50 acre
tract conveyed to Wilford C. Schneider, John B. Schneider and Janic K. Johnson by deed
recorded in Document Number 2012080146 (O.P.R.W.C.T.), also being a point in the
northerly margin of a called 24.0 foot wide access easement as described in Volume 569,
Page 742, Deed Records of Williamson County, Texas (D.R.W.C.T.), locally know as
Private Road Number 79 per the County Road Map of Williamson County, Texas, and
referred to as Bonnet Lane per Williamson County Appraisal District and as Labeled on
the ground, from said point a 1/2-inch iron rod with cap stamped “Forest 1847” found
for the southeasterly corner of the remainder of Lot 4, and the southwesterly corner of
said Parcel 107 of additional Right-of-Way taking for State Highway 195, Bears: North
59°54’22” East, a distance of 820.08 feet;
THENCE, departing the easterly line of Lot 5 and the westerly line of the remainder of Lot 4,
and generally along the re-fenced southerly line of Lot 5and the northerly line of said 312.50 acre
tract, same being the northerly margin of said 24.0 foot easement, South 59°54'22" West, passing
at 3,365.19 feet, a calculated point for the northwesterly corner of said 312.50 acre tract, the
northeasterly corner of a called 11.978 acre tract conveyed to Sevenoff, LLC., by Document
Number 2013116951, being the apparent westerly terminus of said 24.0 foot easement and the
easterly beginning of a called 50.0 foot access easement as described in Volume 850, Page 66
(D.R.W.C.T.), locally know as Private Road Number 79 per the County Road Map of Williamson
County, Texas, also referred to as Bonnet Lane per Williamson County Appraisal District and as
Labeled on the ground, from said point a 1/2-inch iron rod, found for the apparent southeasterly
corner of said 50.0 foot easement Bears: South 04°10'52" East, a distance of 60.25 feet,
Continuing along said southerly line of said Lot 5 and the northerly line of said 11.978 acre
Sevenoff LLC. tract, an additional distance of 501.20 feet to a calculated point, from which a
found 1/2-inch iron rod Bears: South 30°05'38" East, a distance of 3.8 feet, being the apparent
northwesterly corner of said 11.978 acre Sevenoff LLC. Tract, the northeasterly corner of a called
12.53 acre tract conveyed to Ronald Roy Beckman and Beverly Beckman by deed recorded under
Document Number 199902837 ,(O.P.R.W.C.T.), Continuing along the southerly line of said Lot
5 and the northerly line of said 12.53 acre tract, an additional distance of 349.08 feet to a
calculated point for the northwesterly corner of said 12.53 acre Beckman tract, the northeasterly
corner of a called 33.34 acres conveyed to Ronald Roy Beckman and Beverly Beckman by deed
recorded under Document Number 1991001563,(O.P.R.W.C.T.), Continuing along the southerly
line of said Lot 5 and the northerly line of said 33.34 acre tract, an additional distance of 771.47
feet to a calculated point for the northwesterly corner of said 33.34 acre Beckman tract, the
northeasterly corner of a called13.063 acre tract conveyed to Joseph Benton Pickle & wife Dorie
Burdett Pickle by deed recorded under Document Number 205102144, (O.P.R.W.C.T.),
Continuing along the southerly line of said Lot 5 and the northerly line of said 13.063 acre tract,
an additional distance of 490.09 feet, in all a Total distance of 5,477.03 feet to a 1/2-inch iron rod
with cap stamped “SURVCON INC.” found for the southwesterly corner of said Lot 5 and the
northwesterly corner of said 13.063 acre tract, and being a point in the easterly line of Lot 35 of
Planned Unit Development Sun City Georgetown Texas Phase 2 Neighborhood Thirteen, as
recorded in Cabinet “V”, Slides 80-86, (O.P.R.W.C.T.);
THENCE, departing the southerly line of Lot 5 and the northerly line of said 13.063 acre tract,
North 21°23'28" West, along the easterly line of said Planned Unit Development Sun City
Georgetown Texas Phase 2 Neighborhood Thirteen and the westerly line of said Lot 5, generally
along a barb wire fence line passing at a distance of 593.59 feet a point for the northeasterly
corner of said Planned Unit Development Sun City Georgetown Texas Phase 2 Neighborhood
Thirteen and the southeasterly corner of Sun City Georgetown Neighborhood Thirteen-“B”, PUD
Final Plat as recorded in Cabinet “X”, Slides 130-133, (O.P.R.W.C.T.), Continuing along the
easterly line of said Neighborhood Thirteen-“B” and the westerly line of said Lot 5, generally
along a barb wire fence line, passing at an additional distance of 680.61 feet, a 1/2-inch iron rod
with cap stamped “SURVCON INC.” found for the northeasterly corner of said Neighborhood
Thirteen-“B” and southeasterly corner Sun City Georgetown Neighborhood Twenty-Seven, PUD,
Final Plat as recorded in Cabinet “A-A”, Slides 103-106, (O.P.R.W.C.T.), Continuing along the
easterly line of said Neighborhood Twenty-Seven and westerly line of said Lot 5, generally along
a barb wire fence line, at an additional distance of 1,143.71 feet, in all a Total distance of
2,417.91 feet to a 1/2-inch iron rod with cap stamped “SURVCON INC.” found for an angle
point;
THENCE, along the easterly line of said Neighborhood Twenty-Seven and westerly line of said
Lot 5, North 21°09’59" West, generally along a barb wire fence line passing at a distance of
401.27 feet a 1/2-inch iron rod with cap stamped “SURVCON INC.” found for the northwesterly
corner said Neighborhood Twenty-Seven, the southeasterly corner of said Neighborhood Thirty
Eight, Continuing along the easterly line of said Neighborhood Thirty Eight and the westerly line
of said Lot 5, generally along a barb wire fence line, an additional distance of 1,032.07 feet, in all
a Total distance of 1,433.34 feet, to the POINT OF BEGINNING and containing a computed
area of 365.31 acres of land.
This metes and bounds description is accompanied with a sketch.
_________________________________ Date:
Darrell D. White
Registered Professional Land Surveyor
Texas Registration Number 4816
Prepared by: McKim & Creed, Inc.
10000 Metric Blvd., Suite 200
Austin, Texas 78758
TBPLS Firm Registration number 101776-01
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City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on the #11 Amendment to the Sun City Texas Development
Agreement, primarily to allow for new road connections to Sun City expansion tracts. Jordan J.
Maddox, AICP, Principal Planner and Andrew Spurgin, AICP, Planning Director
ITEM SUMMARY:
The applicant is requesting to amend the Sun City Texas Development Agreement for an eleventh
time in order to facilitate an expansion of the project to two adjacent properties. The amendment
primarily focuses on the connection of two roadways to the expansion area known as Sun City
Somerset and one more to the tract known as Sun City Queen. With these new road connections,
the developer has agreed to a traffic impact analysis (TIA) for both the new lands and a re-study of
the previous Sun City TIA.
This amendment will also extend the term of the existing agreement from 20 years to 35 years to
allow the developer to continue building out the project beyond the present expiration date of
February 2015. Finally, the amendment clarifies some aspects of a potential fire station site owned
by the City and a long-anticipated bridge connection between this site in Sun City and the adjacent
Somerset land.
Staff Analysis
The desired expansion areas, Somerset and Queen, can be developed per existing agreements with
the City and by following the City's subdivision and zoning regulations. A Planned Unit
Development zoning is currently being sought for both properties, with separate action items
scheduled for those cases. Amending this agreement, approved in 1995 for what is now the 4100-
acre Sun City Texas development, is necessary in order to connect the three roadways into Sun
City and help achieve the desired effect of seamless transition between the new and the old.
The new roadways, particularly the extension of Pedernales Falls and its bisecting spur road, will
relieve traffic pressure in the northwest area of Sun City. Currently, there is only one roadway
back into the heart of Sun City and the recent opening of Majestic Oaks Lane to Woodland Park.
The two new collector roads that will reach Ronald Reagan and CR 245/Williams Drive are
anticipated to be primary traffic distributors that will improve the traffic flow and options for
drivers in this area. The Queen roadway connection will have less impact to the existing
development as the majority of Queen residents will likely enter and exit the neighborhood
through three SH 195 intersections. A major traffic impact analysis is currently being studied to
determine the effects on these three new roadways as well as the general impact on roadways in
and around Sun City.
The extension of the term of the agreement is to allow the developer to continue to develop lots
and build homes and/or amenities with continuity of development regulations.
The second planned fire station site within Sun City has been dedicated to the City of Georgetown.
Whether or not the City ultimately decides to build a facility here is not yet determined, but the
City will maintain the option in the future. A long-planned bridge over Cowan Creek may still be
built by the developer to serve the site, as was envisioned in the 8th amendment (and subsequently
clarified in the 10th amendment).
Staff Recommends Approval of the 11th Amendment
Public Comment
Staff has received numerous comment sheets and letters from residents in Woodland Park, who
have concerns over the recent opening of Majestic Oaks Lane. Staff has attached these comments
to this item. Nearly all of the correspondence received from the Woodland Park residents has been
written on a comment form that the City sent only to Sun City residents. There is no mention of
the Majestic Oaks roadway in the proposed 11th Amendment, nor is there proposed action to be
taken on the roadway. The Majestic Oaks connection was established by the 8th Amendment to
the Sun City Development Agreement in 2006. This is a public roadway that has been accepted by
both the City and the County and further action would need to be derived from one or both of the
elected bodies. There are traffic counts currently being monitored in the area and the traffic impact
analysis, mentioned above, is currently being formulated.
FINANCIAL IMPACT:
None at this time. The Applicant has paid the required fees.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
11th Amendment language Backup Material
Amendment Exhibit A Backup Material
Amendment Exhibit B Backup Material
Public Comments part 1 Backup Material
Public Comments part 2 Backup Material
STATE OF TEXAS
COUNTY OF WILLIAMSON
CITY OF GEORGETOWN
§
§
§
§
§
ELEVENTH AMENDMENT TO
DEVELOPMENT AGREEMENT
WITH DEL E. WEBB DEVELOPMENT
CO., L.P., CONCERNING THE
DEVELOPMENT OF SUN CITY, TEXAS
This Eleventh Amendment to Development Agreement (the “Eleventh Amendment”) is
entered into as of the Effective Date specified below, by and between the City of Georgetown, a
Texas Home Rule Municipal Corporation (“City”) and Del Webb Texas Limited Partnership, an
Arizona limited partnership (“Del Webb”).
WHEREAS, Del Webb Texas Limited Partnership, as successor in interest to Del E.
Webb Development Co., L.P., and the City are parties to that certain Development Agreement
Concerning Proposed Subdivision and Construction of Master Planned Community by Del E.
Webb Development Co., LLP dated February 14, 1995, and amended by the First Amendment to
Development Agreement dated December 12, 1995, Second Amendment to Development
Agreement dated September 23, 1997, Third Amendment to Development Agreement dated
November 10, 1998, Fourth Amendment to Development Agreement dated September 28, 1999,
Fifth Amendment to Development Agreement dated May 24, 2000, Sixth Amendment to
Development Agreement dated February 27, 2001, Seventh Amendment to Development
Agreement dated June 1, 2003 (the “Seventh Amendment”), Eighth Amendment to Development
Agreement (the “Eighth Amendment”), dated May 30, 2006, Ninth Amendment to Development
Agreement, dated May 27, 2009 and Tenth Amendment to Development Agreement (the “Tenth
Amendment”), dated July 29, 2009 (collectively, the “Development Agreement”).
NOW, THEREFORE, for and in consideration of the promises and mutual agreements set
forth therein, the City and Del Webb hereby agree as follows:
1. Fire Station Access Road. Section 2 of the Tenth Amendment is deleted in its
entirety and replaced with the following:
The City acknowledges that Del Webb has fully performed its obligation under
Section 5.b (Fire Station) of the Development Agreement to donate to the City
approximately two (2) acres of land for a second fire station within the Del Webb
Sun City Lands in the location depicted on Exhibit A (the "Donated Land"). Del
Webb shall have no further obligation relating to the Donated Land or under
Section 5.b (Fire Station) of the Development Agreement except as expressly set
forth in this Eleventh Amendment. Del Webb acknowledges that the City has the
right, but not the obligation, to construct a fire station on the Donated Land. The
City acknowledges that Del Webb has the right, but not the obligation, to
construct a private low water driveway crossing across Cowan Creek in the
general location depicted on Exhibit A. In the event that the City constructs a fire
station on the Donated Land and Del Webb constructs such low water driveway,
then the City shall have a license to use that low water driveway as additional
access for emergency vehicles to and from the Donated Land for so long as the
Donated Land is used as a fire station.
2. Access Points. The City and Del Webb acknowledge that Exhibit G of the Eighth
Amendment described five points for public street access into the Project, as depicted on Exhibit
B. In addition to those five public street access points, Del Webb agrees to provide three (3)
additional public street access points to the Project at the locations depicted on Exhibit B. Del
Webb may provide for additional walking, bike or golf cart access points between the Project
and (a) the Queen Expansion Lands depicted on Exhibit B, or (b) the 1178 acres known as the
Somerset Property also depicted on Exhibit B. Del Webb agrees to update the Traffic Impact
Assessment performed in connection with the Seventh Amendment, prepared by WHM dated
October 18, 2002, and submit such updated Traffic Impact Assessment to the City within sixty
(60) days following the Effective Date of this Eleventh Amendment. The updated Traffic Impact
Assessment will incorporate the new access points described in this paragraph.
3. Term. The term of the Development Agreement is hereby extended for an
additional fifteen (15) years, or until February 14, 2030.
4. Development Regulations. The City agrees that, notwithstanding anything to the
contrary in Paragraph 9(l) of the Development Agreement, the Development Regulations in
effect as of the date Del Webb submitted its application for the Sixth Amended Concept Plan
(November 1, 1999), as modified in the Eighth Amendment, shall continue to govern the
development of the Project.
5. Miscellaneous. Except as expressly modified by this Eleventh Amendment, the
Development Agreement remains unchanged and in full force and effect. All capitalized terms
used herein and not otherwise defined shall have the same meaning ascribed to them in the
Development Agreement. This Eleventh Amendment may be executed in multiple counterparts,
each of which shall be deemed an original. The foregoing recitals to this Eleventh Amendment
are hereby found to be true and correct and are incorporated herein for all purposes.
This Eleventh Amendment and its execution by the Mayor, Mayor Pro Tem or the City
Manager was approved and authorized by the City Council of Georgetown on _________ 2014
(the “Council Approval Date”), to be effective when signed by the representatives of the parties
below. This Eleventh Amendment was SIGNED this _____ day of ____________________
2014 (“Effective Date”).
The City of Georgetown: Del Webb Texas Limited Partnership:
By: Del Webb Southwest Co.
Its: General Partner
By: _____________________________ By: ________________________________
Name: ___________________________ Name: _____________________________
Title: ____________________________ Title: ______________________________
2
ATTEST:
_________________________________
Jessica Brettle, City Secretary
APPROVED AS TO FORM:
__________________________________
City Attorney
STATE OF TEXAS §
§ ACKNOWLEDGMENT
COUNTY OF WILLIAMSON §
This instrument was acknowledged before me on this the _____ day of
_____________________ 2014, by __________________________, a person known to me, in
his capacity as ______________________________ of the City of Georgetown, a Texas Home
Rule Municipal Corporation, on behalf of the City of Georgetown.
____________________________________
Notary Public in and for the State of Texas
STATE OF TEXAS §
§ ACKNOWLEDGMENT
COUNTY OF WILLIAMSON §
This instrument was acknowledged before me on this the _____ day of
_____________________ 2014, by ____________________________, as Vice President of Del
Webb Southwest Co., the general partner of Del Webb Texas Limited Partnership, on behalf of
said limited partnership.
____________________________________
Notary Public in and for the State of Texas
3
LIST OF EXHIBITS
Exhibit A All Weather Access to Second Fire Station
Exhibit B Depiction of Public Street Access Points to Sun City Texas
4
Comments From Neighboring Property Owners
You are being notified as a requirement of the City of Georgetown Code of Ordinances. You are invited to
express your views or concerns regarding the described petition by returning the attached comment form and/or
by attending one or both of the scheduled public hearings on the matter.
Project Name: Sun City Development Agreement 11th Amendment
Project Case Number: DA-2014-006 Case Manager: Jordan Maddox
Name of Respondent: ________Randall and Gretchen Faltesek @ 107 W. Majestic Oak Drive
Please print your name
Signature of Respondent: __________
Signature required for protest
I am in FAVOR: ______________I OBJECT: _______x_________________
Additional Comments:
I object to the expansion of Pedernales Falls Drive having priority over an existing traffic and safety problems
occurring on Majestic Oak Lane, Woodland Park Subdivision; which, since April 15, 2014, has become an
open access to Sun City. With each additional phase of Sun City the problem will only worsen. Please act
immediately to close Majestic Oak Lane to through traffic because of the following:
A two day count on 7/19 & 7/23 revealed additional trips to and from Sun City done between 7:00am and
7:00pm resulted in 1000 additional trips per each 12 hour period. That is 30,000 trips per month! Not counting
normal Woodland Park traffic.
Woodland Park has three school bus stops and many children riding bikes. Winter is coming and soon school
buses will pick up and drop off in the dusk and after dark.
Majestic Oak Lane size is 24 feet wide with no lighting, no sidewalks, no parking and has blind curves. All of
this does not seem standard for a local, pass through roadway, potentially making the City of Georgetown out
of compliance with their UDC regulations.
Written comments may be sent to City of Georgetown Planning Department, P.O. Box 1458 Georgetown,
Texas 78627. Emailed comments may be sent to planning@georgetown.org. Any such comments may be
presented to the Commission.
Signature of Respondent: __________
Comments From Neighboring Property Owners
You are being notified as a requirement of the City of Georgetown Code of Ordinances. You are invited to
express your views or concerns regarding the described petition by returning the attached comment form and/or
by attending one or both of the scheduled public hearings on the matter.
Project Name: Sun City Development Agreement 1 1th Amendment
Project Case Number: DA-2014-006 Case Manager: Jordan Maddox
Name of Respondent:
Please print your name
Signature of Respondent:
I am in FAVOR: I OBJECT:
Additional Comments:
I object to the expansion of Pedernales Falls Drive having priority over an existing traffic and safety problems
occurring on Majestic Oak Lane, Woodland Park Subdivision; which, since April 15, 2014, has become an open
access to Sun City. With each additional phase of Sun City the problem will only worsen. Please act
immediately to close Majestic Oak Lane to through traffic because of the following:
A two day count on 7/19 & 7/23 revealed additional trips to and from Sun City done between 7:00am and
7:00pm resulted in 1000 additional trips per each 12 hour period. That is 30,000 trips per month! Not counting
normal Woodland Park traffic.
Woodland Park has three school bus stops and many children riding bikes. Winter is coming and soon school
buses will pick up and drop off in the dusk and after dark.
Majestic Oak Lane size is 24 feet wide with no lighting, no sidewalks, no parking and has blind curves. All of
this does not seem standard for a local, pass through roadway, potentially making the City of Georgetown out
of compliance with their UDC regulations.
Written comments may be sent to City of Georgetown Planning Department, P.O. Box 1458 Georgetown,
Texas 78627. Emailed comments may be sent to planning@georgetown.org. Any such comments may be
presented to the Commission.
Signature required for
Comments From Neighboring Property Owners
You are being notified as a requirement of the City of Georgetown Code of Ordinances. You are invited to
express your views or concerns regarding the described petition by returning the attached comment form and/or
by attending one or both of the scheduled public hearings on the matter.
Project Name: Sun City Development Agreement 11th Amendment
Project Case Number: DA-20 14-006 Case Manager: Jordan Maddox
Name of Respondent: GHArPsU^S) KS U£ _
Please print your name
I am in FAVOR:
Additional Comments:
I object to the expansion of Pedernales Falls Drive having priority over an existing traffic and safety problems
occurring on Majestic Oak Lane, Woodland Park Subdivision; which, since April 15, 2014, has become an open
access to Sun City. With each additional phase of Sun City the problem will only worsen. Please act
immediately to close Majestic Oak Lane to through traffic because of the following:
A two day count on 7/19 & 7/23 revealed additional trips to and from Sun City done between 7:00am and
7:00pm resulted in 1000 additional trips per each 12 hour period. That is 30,000 trips per month! Not counting
normal Woodland Park traffic.
Woodland Park has three school bus stops and many children riding bikes. Winter is coming and soon school
buses will pick up and drop off in the dusk and after dark.
Majestic Oak Lane size is 24 feet wide with no lighting, no sidewalks, no parking and has blind curves. All of
this does not seem standard for a local, pass through roadway, potentially making the City of Georgetown out
of compliance with their UDC regulations.
Written comments may be sent to City of Georgetown Planning Department, P.O. Box 1458 Georgetown,
Texas 78627. Emailed comments may be sent to planning@georgetown.org. Any such comments may be
presented to the Commission.
Signature of
Comments From Neighboring Property Owners
You are being notified as a requirement of the City of Georgetown Code of Ordinances. You are invited to
express your views or concerns regarding the described petition by returning the attached comment form and/or
by attending one or both of the scheduled public hearings on the matter.
Project Name: Sun City Development Agreement 11 Amendment
Project Case Number: DA-2014-006 Case Manager: Jordan Maddox
of Respondent: IvkgVl^U- K . /QUA<3
Please print \o\a)nsPlease print yommame
//
Signature of Respondent: _
Signature requiroa for protest
I am in FAVOR: I OBJECT:
Additional Comments:
I live in Shady Oaks and I am in support of Woodland Parks' concerns for the safety of their residents and
their children due to the increased traffic from Sun City's Pedernales Falls Drive onto Majestic Oak
Lane in the Woodland Park Subdivision. The increased traffic from 7:00 a.m. to 7:00 p.m. resulted in
approximately 1,000 additional vehicles in this once very quiet peaceful neighborhood.
Furthermore Majestic Oak Lane size is 24 feet wide with no lighting, no sidewalks, no parking and has
blind curves which cannot support this heavy traffic load.
I AM IN SUPPORT OF WOODLAND PARK'S PLEA TO PLEASE CLOSE MAJESTIC OAK TO THROUGH
TRAFFIC TO SUN CITY. The problem will intensify when Sun City expansion of more than 1,400 new
homes is completed which will result in even more traffic down Majestic.
Please email your signed form to planning@georgetown.org by Friday August 29,2014.
------
Comments From Neighboring Property Owners
You are being notified as a requirement of the City of Georgetown Code of Ordinances. You are invited to
express your views or concerns regarding the described petition by returning the attached comment form and/or
by attending one or both ofthe scheduled public hearings on the matter.
Project Name: Sun City Development Agreement 11 th Amendment
Project Case Number: DA-2014-006 Case Manager: Jordan Maddox
Name of Respondent: f JA (011; (\ S
Please print your name
Signature of Respondent: __"-l.-lU-",-,,,,-, 4.b'/)'-\rx:2"",,--------..G,-'---,G~a"""l,-",ll"",..... ...
Signature required for protest
I am in FAVOR: I OBJECT: ---
Additional Comments:
I object to the expansion of Pedernales Falls Drive having priority over an existing traffic and safety problems
occurring on Majestic Oak Lane, Woodland Park Subdivision; which, since April 15, 2014, has become an
open access to Sun City. With each additional phase of Sun City the problem will only worsen. Please act
immediately to close Majestic Oak Lane to through traffic because of the following:
A two day count on 7/19 & 7/23 revealed additional trips to and from Sun City done between 7:00am and
7:00pm resulted in 1000 additional trips per each 12 hour period. That is 30,000 trips per month! Not counting
normal Woodland Park traffic.
Woodland Park has three school bus stops and many children riding bikes. Winter is coming and soon school
buses will pick up and drop off in the dusk and after dark.
Majestic Oak Lane size is 24 feet wide with no lighting, no sidewalks, no parking and has blind curves. All of
this does not seem standard for a local, pass through roadway, potentially making the City of Georgetown out
of compliance with their UDC regulations.
Written comments may be sent to City of Georgetown Planning Department, P.O. Box 1458 Georgetown,
Texas 78627. Emailed comments may be sent to planning@{georgetown.org. Any such comments may be
presented to the Commission.
Comments From Neighboring Propertv Owners
You are being notified as a requirement of the City of Georgetown Code of Ordinances. You are invited to
express your views or concerns regarding the described petition by retuming the attached comment form and/or
by attending one or both of the scheduled public hearings on the matter.
Project Name: Sun City Development Agreement 1lft Amendment
Project Case Number: DA-2014-006 Case Manager: Jordan Maddox
Name of Respondent' ,Pat r i.i r^- A , -} c ni.r-.
Please print your name
Signature of Respondent:
AddressofRespondent: 10.1 5uln,,r+ (lrio.;e- I-*ne, 6<orsej.o.-.n, IX 13{,3J
I am in FAVOR:I OBJECT: X
Additional Comments:
I object to the expansion of Pedernales Falls Drive having priority over an existing traffic and safety problem
occurring on West Maiestic Oak Lane, in the Woodland Park Subdivision; which, since April 15,2014, hos
become an open occess to Sun City. With each additional phase of Sun City the problem will only worsen.
Please act immediately to close West Majestic Oak Lane to through traffic because of the following:
- A two day count on7lL9 &7/23 revealed additional trips to and from Sun City done between 7:00am and
7:00pm resulted in 1000 additional trips per each L2 hour period. That is 30,000 trips per month ! Not counting
normal Woodland Park traffic.
- Woodland Park has three school bus stops and many children riding bikes. Winter is coming and soon school
buses will pick up and drop off in early mornings, the dusk and after dark.
- West Majestic Oak Lane is 24 feet wide with no lighting, no sidewalks, no parking and has blind curves. All of
this does not seem standard for a local, pass-through roadway, potentially making the City of Georgetown out
of compliance with its UDC regulations.
Please remove this hazard to vehicles and pedestrians now - before the traffic grows due to additional
expansion in Sun City - by closing West Majestic Oak Lane at its intersection with Sun City's Apache Mountain
Lane or by installing a gate to be operated by emergency vehicles only. Please update databases that directly
or indirectly feed into GPS applications like Google Maps, so they will stop directing traffic, including
commercial traffic, through this "backdoor" to and from Sun City.
Written comments may be sent to City of Georgetown Planning Department, P.O. Box 1458 Georgetown,
Texas 78627. Emailed comments may be sent to planning@&eorgetown.org. Any such comments may be
presented to the Commission.
uzl /\t' J>,Ltvu4
Signature required for protest
You are being notified as a requirement of the City of Georgetown Code of Ordinances. You are invited to
express your views or concerns regarding the described petition by returning the attached comment form and/or
by attending one or both of the scheduled public hearings on the matter.
Project Name: Sun City Development Agreement 11th Amendment
Project Case Number: DA-2014-006 Case Manager: Jordan Maddox7FtL~1Paxt-er-__'__
Please print your name
equire<!for p~ote/x
I OBJECT:V)
I object to the expansion of Pedernales Falls Drive having priority over an existing traffic and safety problems
occurring on Majestic Oak Lane, Woodland Park Subdivision; which, since April 15, 2014, has become an
open access to Sun City. With each additional phase of Sun City the problem will only worsen. Please act
immediately to close Majestic Oak lane to through traffic because of the following:
A two day count on 7/19 &7/23 revealed additional trips to and from Sun City done between 7:00am and
7:00pm resulted in 1000 additional trips per each 12 hour period.That is 30,000 trips per month! Not counting
normal Woodland Park traffic.
Woodland Park has three school bus stops and many children riding bikes. Winter is coming and soon school
buses will pick up and drop off in the dusk and after dark.
Majestic Oak lane size is 24 feet wide with no lighting, no sidewalks,ho parking and has blind curves. All of
this does not seem standard for a local, pass through roadway, potentially making the City of Georgetown out
of compliance with their UDC regulations.
Written comments may be sent to City of Georgetown Planning Department,P.O.Box 1458 Georgetown,
Texas 78627. Emailed comments may be sent to planning@georgetown.org. Any such comments may be
presented to the Commission.
City of Georgetown, Texas
SUBJECT:
Public Hearing and possible action on a Rezoning of 19.033 acres in the John Berry Survey from
the Industrial (IN) District and the Agriculture (AG) District to the Regional Commercial (C-3)
District, located at 3901 IH 35. REZ-2014-002 (Valerie Kreger)
ITEM SUMMARY:
Background: The applicant has requested rezoning from the Industrial (IN) District and the
Agriculture (AG) District to the General Commercial (C-3) District to allow for commercial
development of the site. The applicant plans to combine this 19 acres with the 10 acre property to
the direct east of this tract, which is already zoned C-3, to create a 29 acre site suitable for retail
development.
Public Comments: As of the writing of this report, no written public comment has been received,
although one phone call was received in support.
Recommended Motion: Recommend to the City Council approval of the request to rezone
19.033 acres in the Berry Survey from Industrial (IN) to and the Agriculture (AG) General
Commercial (C-3).
FINANCIAL IMPACT:
The applicant has paid the required fees.
SUBMITTED BY:
Valerie Kreger
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Exhibit 1 - Zoning Map Exhibit
Exhibit 2 - Future Land Use Exhibit
Georgetown Planning Department Staff Report
19.0 Acres, Berry Survey Rezoning Page 1 of 4
Report Date: August 27, 2014
File No: REZ-2014-002
Project Planner: Valerie Kreger, AICP, Principal Planner
Item Description
Public Hearing and possible action on a Rezoning of 19.033 acres in the John Berry Survey
from the Industrial (IN) District and the Agriculture (AG) District to the Regional
Commercial (C-3) District, located at 3901 IH 35.
Item Details
Project Name: Berry Survey Rezoning
Location: Berry Creek Dr. at SH 195
Total Acreage: 19.033 acres
Legal Description: 19.033 acres in the J. Berry Survey
Applicant: Jonathan Neslund, Bury
Property Owner: Wood Road Properties, Inc.
Existing Use: Undeveloped
Existing Zoning: Industrial (IN) & Agriculture (AG)
Proposed Zoning: General Commercial (C-3)
Future Land Use: Regional Commercial
Growth Tier: Tier 1A
Overview of Applicant’s Request
The applicant has requested rezoning from the Industrial (IN) District and the Agriculture
(AG) District to General Commercial (C-3) District to allow for commercial development of
the site. The applicant plans to combine this 19 acres with the 10 acre property to the direct
east of this tract, which is already zoned C-3, to create a 29 acre site suitable for retail
development.
Site Information
Location:
This property is located along the south side of Berry Creek Drive, just west of the
intersection of SH 195 and IH 35.
Planning Department Staff Report
19.0 Acres, Berry Survey Rezoning Page 2 of 4
Physical Characteristics:
Approximately two-thirds of the undeveloped property is relatively flat with few trees. The
remainder of the parcel has denser tree coverage as it slopes down to Berry Creek along the
tract’s western boundary. The 100-year flood plain affects the most western 50-100 feet of
the property.
Surrounding Properties:
The majority of the surrounding properties are vacant, however, the Villages of Berry
Creek residential subdivision and retail center are located across Berry Creek Drive from
this property.
Location Zoning (Ex. 1) Future Land Use (Ex. 2) Existing Use
North C-3, RS Regional Commercial Berry Creek Dr., residences, and
undeveloped property
South IN Regional Commercial undeveloped
East C-3 Regional Commercial undeveloped
West RS Open Space Undeveloped, Berry Creek
Zoning: Future Land Use:
Property History
The subject property was annexed in December of 1996 (Ordinance #96-53) with the
annexation of Sections 1-11 of the Berry Creek Subdivision. The majority of the property
was rezoned the following year (Ordinance #97-2) from the default zoning for annexation
at that time, Agriculture, to its current zoning, Industrial, with conditions related to the
industrial uses.
Planning Department Staff Report
19.0 Acres, Berry Survey Rezoning Page 3 of 4
2030 Plan Conformance
The proposed C-3 zoning district supports the 2030 Plan land use designation of Regional
Commercial, which supports commercial uses that draw a regional market, such as major
shopping centers, stand-alone big-box retail, and automobile-oriented commercial uses that
rely on convenient access from major highways. The 2030 Plan Growth Tier Map
designation is Tier 1A, which is the portion of the City where infrastructure systems are in
place, or can be economically provided, and where the bulk of the City’s growth should be
guided over the near term.
Proposed Zoning District
The C-3 base district is a regional commercial zoning district that is intended for major
thoroughfares and intersections. The C-3 District is the most expansive commercial district
in the UDC, allowing uses such as retail, office, restaurants, hotels, and apartments, among
others.
Utilities
A Utility Evaluation has been completed for this parcel. The City of Georgetown will serve
water and wastewater at this location. Electric service will be provided by Pedernales
Electric Cooperative.
Transportation
This parcel has direct frontage along Berry Creek Drive, an existing Minor Arterial on the
city’s Thoroughfare Plan, and to IH 35. Access points will be reviewed as part of the larger
development with the plat, driveway, and site plan applications. A Traffic Impact Analysis
(TIA) was not deemed necessary for review of this rezoning.
Future Application(s)
The applicant currently has a subdivision plat under staff review that will be brought
before the Planning and Zoning Commission for approval. Development of this property
will also require approval of a Site Plan, Construction Plans, and Building Permits that will
all be administratively reviewed and approved.
Staff Analysis
Staff Recommendation and Basis:
Staff is supportive of the proposed request for rezoning from In to C-3 based on the
following:
1. The request is consistent with the 2030 Comprehensive Plan, Regional
Commercial, which supports the planned commercial development.
Planning Department Staff Report
19.0 Acres, Berry Survey Rezoning Page 4 of 4
2. The tract meets the 5-acre minimum size requirement of the C-3 district.
3. The adjacent tract, with which this property will be combined, is zoned C-3.
Inter Departmental, Governmental and Agency Comments
None
Public Comments
Seven notices were sent out to owners of property within the city limits within 200 feet of
the proposed rezoning. Public notice was posted in the Sun newspaper on August 17th,
2014. As of the writing of this report, no written public comment has been received,
although one phone call was received in support.
Special Considerations
None
Attachments
Exhibit 1 – Zoning Map
Exhibit 2 – Future Land Use Map
Meetings Schedule
September 2, 2014 – Planning and Zoning Commission
September 9, 2014 – City Council First Reading
REZ-2014-002
NIH35FWYNB
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0 500 1,000Feet
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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LegendSiteParcelsCity LimitsGeorgetown ETJREZ-2014-002Zoning Information
Exhibit #1
§¨¦35
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§¨¦35
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City Limits
Street
Site
Site
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PEBBLE CREEK D R
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SH 195 EB
EXIT 266 NBENTR 266 SB ENTR 265 NB
N IH 35 FWY NB
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Co ordinate System : Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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LegendSiteParcelsCity LimitsGeorgetown ETJ
Future Land Use / Overall Transportation Plan
Exhibit #2REZ-2014-002
Legend
Thoroughfare
Future Land Use
Institutional
Regional Com mercial
Community Com mercial
Employment Center
HIgh Density Residential
Low Density Residential
Mining
Mixed Use Com munity
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
AirportRd
Airport Rd
§¨¦35
§¨¦35
¬«195
Site
³
City Lim its
Street
Site
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