The URL can be used to link to this page

Home My WebLink AboutAgenda_P&Z_02.22.2021Notice of Meeting for the P lanning and Zoning Commission Special Meeting of the City of Georgetown F ebruary 22, 2021 at 6:00 P M at Virtual T he C ity o f G eorgetown is c o mmitted to c ompliance with the Americans with Dis ab ilities Ac t (ADA). If yo u req uire as s is tanc e in participating at a p ublic meeting d ue to a disability, as d efined und er the ADA, reasonable as s is tance, ad ap tatio ns , or acc o mmo d ations will b e provid ed up o n req uest. P leas e contac t the C ity S ecretary's O ffic e, at leas t three (3) d ays p rio r to the s cheduled meeting date, at (512) 930-3652 or C ity Hall at 808 Martin Luther King Jr. S treet, G eo rgeto wn, T X 78626 for ad d itional info rmation; T T Y us ers route thro ugh R elay Texas at 711. The spe c ial me eti ng will c onve ne at 6:00 p.m. on F e br uar y 22, 2021 via te le confe r e nce . To par tic ipate , pl e ase c opy and paste the foll owi ng weblink into your br owser : Weblink: http://bit.l y/3u6 C B 3g Webinar I D : 953 1537 3037 P asswor d: 468814 To partic ipate by phone : C all in number s: (346) 248-7799 or Tol l-F r ee : (888) 475-4499 P asswor d: 468814 C itizen c omments ar e ac ce pte d in thr ee di ffer ent for mats: 1. Submi t wr itte n c omments to pl anning@geor getown.org by 5:00p.m. on the date of the mee ting and the R e cor ding Se cr e tar y wil l r ead your c omme nts into the re cor ding duri ng the item that is be ing di sc usse d. 2. L og onto the me eting at the li nk above and "raise your hand" dur ing the ite m 3. Use your home/mobile phone to cal l the toll-fre e number To join a Zoom mee ting, clic k on the l ink provided and joi n as an atte ndee . You will be asked to enter your name and email addr e ss (this is so we c an ide ntify you whe n you are call e d upon). To spe ak on an ite m, c li ck on the "R aise your H and" option at the bottom of the Zoom me eti ng webpage onc e that ite m has ope ne d. When you ar e cal le d upon by the R ec ording S ec re tar y, your de vi c e wi ll be re mote ly un-muted by the A dmini str ator and you may spe ak for thr ee mi nutes. P le ase state your name clear l y, and whe n your time is over, your devic e will be mute d again. U se of pr ofani ty, thre atening l anguage, slande rous r e mar ks or thre ats of Page 1 of 309 harm ar e not all owe d and will r e sult i n you be ing imme diate ly r emove d from the mee ti ng. Regular Session (T his R egular S es s ion may, at any time, be rec es s ed to c o nvene an Exec utive S es s ion for any purp o s e authorized b y the O pen Meetings Ac t, Texas G o vernment C ode 551.) A D iscussion on how the P lanning and Z oning C ommission virtual conference will be conducted, to include options for public comments and how the public may address the C ommission -- S ofia N elson, C N U-A, P lanning D irector L egislativ e Regular Agenda B C on tin u ed from th e F eb ruary 16, 2021 regula r meetin g : P ublic Hearing and possible action on a reques t fo r a Zoning Map Amendment to rezone a 1.46-ac re tract in the Antonio F lores, S urvey Ab s trac t No. 235, fro m the Industrial (IN) zo ning d is tric t to the General Commercial (C-3) zo ning d is tric t, fo r the p ro p erty generally lo c ated at 2320 N Austin Ave (2020-30-R EZ) -- Ethan Harwell, S enior P lanner C C on tin u ed from th e F eb ruary 16, 2021 regula r meetin g : P ublic Hearing and possible action on a reques t fo r a Zoning Map Amendment to rezone approximately 11.572 acres o ut of the David Wright S urvey, Abstract No . 13, fro m the Agriculture (AG) d is tric t to the Industrial (IN) distric t fo r the p ro p erty generally lo c ated at 4045 and 4135 Airport R oad (2020-34-R EZ) -- Ethan Harwell, S enio r P lanner D C on tin u ed from th e F eb ruary 16, 2021 regula r meetin g : P ublic Hearing and possible action on a reques t fo r a Zoning Map Amendment to rezone approximately 85.734 ac res out o f the David Wright S urvey, Ab s trac t No. 13, and the Jo hn Berry S urvey, Abstract No . 51, fro m the Agriculture (AG) zoning district to the Planned Unit Development (P UD ) district with a base district of Business P ark (B P ) for the property generally loc ated at 2250 N I H 35 (2020-10-P UD) -- And reina Dávila-Q uintero , AIC P, C urrent P lanning Manager E C on tin u ed from th e F eb ruary 16, 2021 regula r meetin g : P ublic Hearing and possible action on a reques t fo r a Zoning Map Amendment to rezone approximately 8.705 acres o f land out of the Anto nio F lo res S urvey, Abs trac t #235, fro m the Residential Single-Family (RS ) zoning district to the High Density Multi-Family (MF-2) zo ning d is tric t, for the property generally loc ated at 903 R iverhaven Drive (2020-32-R E Z) -- Mic hael P atro s ki, P lanner F Discussion Items: Upd ates and Announc ements (S ofia Nels on) Upd ate fro m other Board and C ommis s ion meetings . G eorgetown Transportation Advis o ry Board (G TAB) - http ://georgetown.o rg/b o ards c o mmis s io ns/ Unified Development C o de Advis o ry C o mmis s io n (UDC AC ) - http ://georgetown.o rg/b o ards c o mmis s io ns/ Q ues tions or comments fro m Alternate Memb ers about the ac tio ns and matters c o nsidered o n this agend a. R eminder o f the Marc h 2, 2021, telec o nference P lanning and Zoning C o mmis s io n meeting s tarting at 6:00p.m. Page 2 of 309 Adjournment Ce rtificate of Posting I, R obyn Dens mo re, C ity S ec retary for the C ity of G eorgetown, Texas, do hereb y certify that this Notice of Meeting was p o s ted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgeto wn, T X 78626, a p lace readily acc es s ib le to the general p ublic as req uired by law, on the _____ day of _________________, 2021, at __________, and remained so p o s ted fo r at leas t 72 c o ntinuo us hours prec eding the sc heduled time of s aid meeting. __________________________________ R o b yn Dens more, C ity S ecretary Page 3 of 309 City of Georgetown, Texas Planning and Zoning February 22, 2021 S UB J E C T: C ontinued from the F ebru a ry 1 6 , 2 0 2 1 reg u lar meeting: Public Hearing and possible action o n a req ues t for a Zoning Map Amendment to rezo ne a 1.46-ac re trac t in the Anto nio F lo res , S urvey Abstract No . 235, from the Industrial (IN ) zoning district to the General Commercial (C-3) zoning district, for the property generally loc ated at 2320 N Aus tin Ave (2020-30-R EZ) -- Ethan Harwell, S enior P lanner IT E M S UMMARY: Overview of Applicant’s Request: T he Ap p licant is s eeking to rezo ne their prop erty to allow more retail and pers onal s ervices o riented us es in their tenant s p aces . T he c urrent zo ning d es ignation of Ind us trial (I N) d o es no t allo w for thes e us es the p ro p erty owner has interest for o r us es that are c o mp atible with the neighboring p ro p erties. S taff ’s Analysis: S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther ap p licable cod es . S taff has d etermined that the propos ed req uest meets 5 o f the 5 the c riteria es tablished in UDC S ec tion 3.06 for a Zoning Map Amend ment, as outlined in the attached S taff R ep o rt. Public Comments: As required b y the Unified Develo p ment C o d e (UDC ), all p ro p erty owners and regis tered neighborho o d as s o ciatio ns within 300-feet of the sub ject pro p erty were no tified o f the reques t (13 no tic es mailed), a legal notice ad vertis ing the pub lic hearing was p lac ed in the S un News p ap er (January 31, 2021) and signs were p o s ted o n-site. As of the pub licatio n d ate of this report, s taff has received 1 written c o mments in favo r and 0 in o p p o s itio n o f the req uest. F IN AN C IAL IMPAC T: No ne. T he applic ant has paid the required ap p lic atio n fees . S UB MIT T E D B Y: Ethan Harwell, S enior P lanner AT TAC H ME N T S: D escription Type Staff Report Cover Memo Exhibit 1 - Location Map Backup Material Exhibit 2 – Future Land Us e Map Backup Material Exhibit 3 – Zoning Map Backup Material Exhibit 4 – Des ign and development s tandards of the General Commercial (C-3) dis trict Backup Material Page 4 of 309 Exhibit 5 – Letter of Intent Backup Material Exhibit 6 – Public Comments Backup Material Pres entation Pres entation Page 5 of 309 Planning and Zoning Commission Planning Department Staff Report 2020-30-REZ 2320-2328 N. Austin Rezoning Page 1 of 7 Report Date: February 12, 2021 Case No: 2020-30-REZ Project Planner: Ethan Harwell, Senior Planner Item Details Project Name: 2320-2328 N. Austin Ave. Rezoning Project Location: 2320-2328 N. Austin Avenue, within City Council district No. 6. Total Acreage: 1.46 acres Legal Description: 1.46 acres in the Antonio Flores Survey, Abstract No. 235 Applicant: John Caldwell Property Owner: Craigwell PV Investments LLC, c/o John Caldwell Request: Zoning Map Amendment to rezone the subject property from the Industrial (IN) district to the General Commercial (C-3) district. Case History: This is the first public hearing of this request. Page 6 of 309 Planning Department Staff Report 2020-30-REZ 2320-2328 N. Austin Rezoning Page 2 of 7 Overview of Applicant’s Request The Applicant is seeking to rezone their property to allow more retail and personal services oriented uses in their tenant spaces. The current zoning designation of Industrial (IN) does not allow for these uses the property owner has interest for or uses that are compatible with the neighboring properties. Site Information Location: The subject property is located on Austin Avenue, across the street from the Georgetown High School and Richarte High School campuses, at the intersection with David Ferretti Drive. Physical and Natural Features: The subject property is developed with two structures. One long structure hosts multiple tenant spaces and fronts towards Austin Avenue. A second structure fronts onto David Ferretti Drive. The remainder of the subject property is undeveloped green space with several small trees. Future Land Use and Zoning Designations: The subject property has a Future Land Use designation of Regional Center and is currently zoned Industrial (IN). The subject property is also a part of the Highway Gateway Overlay District. Surrounding Properties: The subject property sits on a block in the North Austin Avenue corridor that is developed with a variety of different commercial uses. This block, bounded by IH-35, Old Airport Road, and Austin Avenue has several auto repair garages, self-storage facilities, retail stores, and daycares and preschools. This portion of the North Austin Avenue corridor sits between the future Northwest Boulevard bridge (under construction) and the rapidly developing area around the IH-35 and NE Inner Loop intersection. The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the north, south, east and west are outlined in the table below: DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE North Industrial (IN) Regional Center (RC) Outdoor Self Storage East Public Facilities (PF) Institutional (Inst.) GISD High Schools South General Commercial (C-3) Regional Center (RC) Shops, Auto Repair West General Commercial (C-3) Regional Center (RC) Preschool, Self Storage Page 7 of 309 Planning Department Staff Report 2020-30-REZ 2320-2328 N. Austin Rezoning Page 3 of 7 Property History: The subject property was annexed in 1993. At that time, it was given its current zoning designation of Industrial (IN). Comprehensive Plan Guidance Future Land Use Map: Regional Centers (RC) Developments may be configured as major shopping centers, standalone big-box retailers, or large-scale mixed-use developments, as well as supporting flex office space and office/warehouse development. These developments are typically automobile oriented with convenient access from major transportation routes and highway interchanges, however internal pedestrian connectivity is maximized and includes opportunities for pedestrian activity. Well integrated residential developments, which encourage the interaction of residents and businesses, are appropriate and vertical mixed use encouraged. Other Master Plans: Due to its location along N Austin Ave, the subject property is also located within the Urban Corridor, one of the Image Corridors adopted as part of the 2030 Plan Update. Urban corridors are located primarily near the core of the City along roadways with higher traffic volumes. Urban corridors encourage moderate -density commercial development while maintaining a safe and welcoming pedestrian environment. Street geometry and design support all transportation modes, particularly DUA: 18 or more Target Ratio: 75% nonresidential, 25% residential Primary Use: Large retailers Secondary Uses: Mixed use, high density residential, chain restaurants, specialty retailers, professional office, and civic uses Georgetown HS Richarte HS Future Costco Site Preschool Self Storage Auto Repair Retail Northwest Blvd. Bridge Parkview Estates Page 8 of 309 Planning Department Staff Report 2020-30-REZ 2320-2328 N. Austin Rezoning Page 4 of 7 pedestrians and cyclists. These corridors accommodate a blend of retail, commercial, office, mixed -use, medium -density residential, and a limited amount of residential subdivisions. Utilities The subject property is located within the City’s service area for water, wastewater, and electric. Additionally, it is located within the Pedernales Electric Cooperative (PEC) service area for electric. It is anticipated that there is adequate capacity to serve the subject property at this time. A Utility Evaluation may be required at time of Site Development Plan to determine capacity and any necessary utility improvements. Transportation The subject property has frontage on North Austin Avenue – a minor arterial. Arterial streets provide traffic movement through and between different areas within the city and access to adjacent land uses. Access is more controllable because driveway spacing requirements are much greater and, if safety dictates, overall access can be limited to specific turning movements. Minor Arterials connect lower functional classifications and major arterials and tend to be shorter in distance. A Traffic Impact Analysis (TIA) will be required at time of Site Development Plan for any development that generates more than two thousand (2,000) average daily trips based upon the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Page 9 of 309 Planning Department Staff Report 2020-30-REZ 2320-2328 N. Austin Rezoning Page 5 of 7 Proposed Zoning district The General Commercial (C-3) zoning district is intended to provide a location for general commercial and retail activities that serve the entire community and its visitors. Uses may be large in scale and generate substantial traffic, making the C-3 District only appropriate along freeways and major arterials. Permitted uses in this district include, but are not limited to, general retail, hotels, restaurants, and general office. Other uses such as activity center, bar/tavern/pub, college/university, fuel sales, and event facility among others are permitted subject to specific design limitations. Certain land uses, including automotive sales, rental or leasing facilities, require a Special Use Permit (SUP). Exhibit 4 contains a comprehensive list of C-3 district permitted uses and development standards. Intergovernmental and Interdepartmental Review The proposed rezoning request was reviewed by all applicable City Departments to determine the appropriateness of the requested zoning on the subject property. No comments were issued regarding the zoning request. Approval Criteria Staff has reviewed the proposed rezoning request and has found that it complies with the criteria established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below: ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA 1. The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action. Complies An application must provide the necessary information to review and make a knowledgeable decision in order for staff to schedule an application for consideration by the Planning and Zoning Commission and City Council. This application was reviewed by staff and deemed to be complete. 2. The zoning change is consistent with the Comprehensive Plan. Complies The subject property is located within an area that has been designated Regional Center to encourage large retailers, professional offices, civic uses and supporting high density residential (minimum of 18 dwelling units an acre) uses. This particular area covers the large blocks created between IH-35 and N Austin Avenue just north of the future Northwest Boulevard extension and south of NE Inner Loop. These roadways are classified as arterial level roadways in the City’s Overall Transportation plan to accommodate the traffic that may be generated by the high intense uses envisioned by this category, and provide access to other areas in the city and greater region. In addition, the 2030 Plan prescribes a land use split in the Regional Center designation that is 75% nonresidential and 25% residential. Currently, the land use split in this area is 54% nonresidential and 46% residential. Approximately 90% of the existing residential entitlements come from a 44.6- acre tract of land with single-family entitlements that is currently undeveloped. The North Austin Avenue corridor is also identified in the 2030 Plan as a Target Area for redevelopment and a gateway into Georgetown. Development and redevelopment along this Page 10 of 309 Planning Department Staff Report 2020-30-REZ 2320-2328 N. Austin Rezoning Page 6 of 7 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA corridor will help reinforce a positive image of Georgetown and make the most of available space to provide for higher density development where appropriate (Policy LU.2). In addition, it will provide opportunities for transition of uses between the freeways and the high school to the east, as well as serve the residential development along FM 971, Northwest Boulevard extension, and NE Inner Loop. While the proposed rezoning request would not affect the mix on non-residential and residential uses that is located within this area, it will further the vision of this category by restricting the manufacturing, warehousing, services and other similar industrial uses that are permitted within the current zoning district. The requested General Commercial (C-3) zoning district allows large commercial uses, including personal services, professional offices, retail, and other similar uses that best support the type of development that is envisioned for this area and the development goals for the corridor. 3. The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City. Complies The proposed zoning on the subject property, should it be approved, would continue a long series of rezoning and redevelopment that has occurred in this area. In 1993, the initial zoning designation for the area divided the block for commercial uses in the south and industrial uses in the north. Subsequent rezonings in 2012, 2019 and 2020 have further established commercial entitlements on the north portion of the block. All of these properties have access to Austin Avenue, a minor arterial road, and as of recently TxDOT will be constructing service roads along IH-35 that will give access to this block from the west. 4. The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood. Complies The subject property is part of a triangular shaped block that is bounded by Austin Avenue on the east side, Old Airport Road on the west side, IH-35 on the southwest and northwest sides. Seventeen (17) of the 24 parcels on this block have a zoning designation of General Commercial (C- 3). The remaining seven (7) properties have a zoning designation of Industrial (IN). This block is developed in parcels of roughly the same size as the subject property with uses typically found in the C-3 district. Uses in the immediate vicinity include auto repair, general retail, places of worship, self-storage, and daycares. The proposed zoning would permit uses compatible with these. 5. The property to be rezoned is suitable for uses permitted by the District that would be applied by the proposed amendment. Complies The subject property is currently developed with a small multi-tenant building housing several retail and service-oriented businesses and a small auto repair shop. The existing development on the site can accommodate those uses permitted by the General Commercial (C-3) district. In the event that the subject property is redeveloped, it is of a suitable size to comply with the dimensional standards of the proposed zoning district, UDC landscaping requirements, parking Page 11 of 309 Planning Department Staff Report 2020-30-REZ 2320-2328 N. Austin Rezoning Page 7 of 7 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA minimums, and other site design standards. In general, the subject property is suitable for the proposed zoning district, and the requested change furthers the goals of the 2030 Plan as they relate to the Future Land Use area, the development of the North Austin Avenue corridor, and transitions of land uses. The proposed General Commercial (C-3) zoning would be a step toward the redevelopment of this block between IH-35 and Austin Ave. It would also provide for additional services and retail opportunities in a fast growing portion of the city. Meetings Schedule February 16, 2021 – Planning and Zoning Commission March 9, 2021 – City Council First Reading of the Ordinance March 23, 2021 – City Council Second Reading of the Ordinance Public Notification As required by the Unified Development Code, all property owners and registered neighborhood associations within a 300-foot radius of the subject property were notified of the Zoning Map Amendment request (13 notices), a legal notice advertising the public hearing was placed in the Sun Newspaper (January 31, 2021) and signs were posted on-site. To date, staff has received one (1) written comment in favor, and none in opposition to the request (Exhibit 6). Attachments Exhibit 1 – Location Map Exhibit 2 – Future Land Use Map Exhibit 3 – Zoning Map Exhibit 4 – Design and development standards of the General Commercial (C-3) district Exhibit 5 – Letter of Intent Exhibit 6 – Public Comments Page 12 of 309 Location 2020-30-REZ Exhibit #1 F M 9 7 1 FM 9 7 1 GOL D E N C R E S T D R E MORROW ST HAVE R L A N D D R RI V E R Y BL V D E CENTRAL DR EA S T DR N IH 35 S B PARQUEVISTADR NORTHWEST BLVD NORTHWEST BLVD E JANIS DR FONTANADR RIO V I S T A C V NORTHW E S T BLVD GOL D E N V I S T A D R NOR T H W E S T B L V D NOR T H W E S T BLVD PE C A N V I S T A L N FONTA N A DR PA R Q U E V I S T A D R JE F F E R S O N L N PAR K V I E W D R ST A D I U M D R C R Y S T A L K N O LL B L V DNORTHWESTBLVD DOG W O O D DR A Z A L EA DR PARKLINE D R N AUST I N A V E PARQUE CT LAK E W A Y D R GARDEN VIEW DR KLEI N C T NORTHWESTBLVD PARQUE CV GARDEN VILLA CIR SH A D Y HO L L O W D R HI C K O R Y T R E E D R GOL D E N OAK S D R NEIN N ER LO O P PA R K V I E W D R RIVERY BLVD TANGLEWOODDR PEC A N VIST A C V NE IN N E R L O O P THORNTONLN SIL V E R L E A F DR NORTH W O O D D R DAVI D FERRETTI DR RI O V I S T A D R AI R P O R T R D ENTR 26 3 S B R A N D Y S T GAR D E N V I L L A D R LAKEWAYDR FONTANADR IN D U S T R I A L P A R K C I R LA K E W A Y D R TBD J U NI P E R D R RI V E R H A V E N D R N IH 35 N B G O L D E N O A K S R D G A N N S T EXIT264SB ASP E N T R L LONNIE T H O M A S D R MAHO G A N Y L N ORA N G E T R E E L N FM971 R O YALDR FM 9 7 1 GA R D E N M E A D O W D R BE N C H M A R K S T APPLECREEKDR FONTANA DR MEDA ST SUDDUTHDR EXIT 265 NB TB D N IH 35 FW Y S B F R E D D I E D R EV E R G R E E N C I R EXIT 262 SB EXIT264NB SHADY HOLLOWDR OLD A I R P O R T R D N IH 35 FW Y N B 0 0.250.13 Mi ¯ Site Parcels City Limits Georgetown ETJ Page 13 of 309 Open Space Open Space Open Space Community Center Employment Center Employment Center Institutional Mixed Density Neighborhood Mixed Density Neighborhood Mixed Density Neighborhood Special Area Parks and Recreation Parks and Recreation Parks and Recreation Parks and Recreation Parks and Recreation Regional Center Regional Center Neighborhood Employment Center Neighborhood Community CenterF M 971 HAVE R L A N D D R N AUST I N A V E E CENTRAL DR EAS T DR JEF F E R S O N L N JA S M I N E T R L N IH 35 SB PA RQUEVISTADR NORTHWESTBLVD E JANIS DR CRYS T A L KNO L L B L V D HIC K O R Y T R E E D R RIO V I S T A C V GO L D E N V I S T A D R GA R D E N V I L L A D R GOLDENCREST DR GARDEN VIEW DR NORTHWEST BLVD NORTHWESTBLVD TH O R N T O N CV PE C A N V I S T A L N FONTANA DR FONTANADR PARQUEVISTA D R PARKVI EWDR PARKVIE W D R STA D I U M D R L AKEWAY DR NE IN N E R L O O P DOGW O O D D R A Z A L E A DR PAR K L I N E D R PARQUE CT LAKE WAYDR KLEI N C T PARQUE CV GARDEN VILLACIR SH A D Y HO L L O W D R G OL DENOAKSDR NEINN E RLOO P R I V E R Y B L V D RIVERY BLVD TANGLEWOODDR PECAN VISTACV THORNTONLN RIO V I S T A D R SIL V E R L E A F DR N ORTH WOOD DR DAVI DFERRETTI DR AIRPO R T R D ENTR263 SB R A N DYST GANN S T LAKEWAYDR INDUSTRIALPARKCIR LA K E W A Y D R J U NIP E R DR R I V E R H A V E N D R N IH35 NBG OL D E N O A K S R D GAR D E N M E A D O W D R EXIT264SB ASPE N T R L LONNIE TH O M A S D R MAHO G A N Y L N ORAN G E T R E E L N ROYALDR BE N C H M A R K S T APPLECREEKDR M E D A ST SUDDUTH D R EXIT 265 NB N IH 35 FW Y N BN IH 35 FW Y S B F R E D DI E D R EVE R G R E E N C I R EXIT 262 SB EXIT264NB SHADY HOLL O WDR OLD A I R P O R T R D FM 1 4 6 0 BOOTYSCROSSI NGRD SUNCI T Y BLVD WILLI A M S D R NAWGRIMESBLVD LEAND E R R D UNIVERSITYBLVD SAMHOUSTONAVE CHANDLER RD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE SU N R I S E R D C R 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BE L L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 ¯ 0 0.250.13 Mi Future Land Use/ Overall Transportation Plan 2020-30-REZ Exhibit #2 Site Parcels City Limits Georgetown ETJ Future Land Use Community Center Employment Center Institutional Mining Mixed Density Neighborhood Neighborhood Open Space Parks and Recreation Regional Center Rural Residential Special Area Thoroughfare Existing Freeway Existing Major Arterial Existing Minor Arterial Existing Collector Proposed Freeway Proposed Major Arterial Proposed Minor Arterial Proposed Collector \Proposed Rail Page 14 of 309 TF TFRS RS RSRS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RSRSRS RS RS RS RS RS RS PF PF PF OF MF-2 MF-2 MF-2 MF-2 MF-2 MF-2 MF-2 MF-2 MF-1 MF-1 IN IN IN IN IN IN IN IN IN IN IN IN IN C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 AG AG AG AG AG AG AG AG AG AG AG AG F M 971 HAVE R L A N D D R N AUST I N A V E E CENTRAL DR EAS T DR JEF F E R S O N L N JA S M I N E T R L N IH 35 SB PA RQUEVISTADR NORTHWESTBLVD E JANIS DR CRYS T A L KNO L L B L V D HIC K O R Y T R E E D R RIO VISTACV GO L D E N V I S T A D R GA R D E N V I L L A D R GOLDENCREST DR GARDEN VIEW DR NORTHWEST BLVD NORTHWESTBLVD TH O R N T O N CV PE C A N V I S T A L N FONTANA DR FONTANADR PARQUEVISTADR PARKVI EWDR PARKVIE W D R STA D I U M D R L AKEWAY DR NE IN N E R L O O P DOGW O O D D R A Z A L E A DR PARKLIN ED R PARQUE CT LAKE WAYDR KLEI N C T PARQUE CV GARDEN VILLACIR SH A D Y HO L L O W D R G OL DENOAKSDR NEINN E RLOO P R I V E R Y B L V D RIVERY BLVD TANGLEWOODDR PECAN VISTACV THORNTONLN RIO V I S T A D R SIL V E R L E A F DR N ORTH WOOD DR DAVI DFERRETTI DR AIRPO R T R D ENTR263 SB R A N DYST GANN S T LAKEWAYDR IND U S T R I A L P A R K C I R LA K E W A Y D R J U NIP E R DR R I V E R H A V E N D R N IH35 NBG OL D E N O A K S R D GAR D E N M E A D O W D R EXIT264SB ASPE N T R L LONNIE TH O M A S D R MAHO G A N Y L N ORAN G E T R E E L N ROY A L D R BE N C H M A R K S T APPLECREEKDR M E D A ST SUDDUTH D R EXIT 265 NB N IH 35 FW Y N BN IH 35 FW Y S B F R E D DI E D R EVE R G R E E N C I R EXIT 262 SB EXIT264NB SHADY HOLL O WDR OLD A I R P O R T R D FM 1 4 6 0 BOOTYSCROSSI NGRD SUNCI T Y BLVD WILLI A M S D R NAWGRIMESBLVD LEAND E R R D RM2243 UNIVERSITYBLVD SAMHOUSTONAVE CHANDLER RD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE C R 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BE L L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 §¨¦35 ¯ 0 0.250.13 Mi 2020-30-REZ Exhibit #3 Site PUD City Limits Courthouse View Overlay Old Town Overlay Historic Overlay Downtown Overlay SPO Overlay Gateway Overlay Parcels Georgetown ETJ Zoning AG -Agriculture BP - Business Park C-1 - Local Commercial C-3 - General Commercial CN - Neighborhood Commercial IN - Industrial MF-1 - Low-Density Multi-family MF-2 - High-Density Multi-family MH - Manufactured Housing MU-DT - Mixed-Use Downtown OF - Office PF - Public Facility RE - Residential Estate RL - Residential Low-Density RS - Residential Single-Family TF -Two-Family TH -Townhouse Zoning Page 15 of 309 Maximum Building Height = 60 feet Side Setback = 10 feet Bufferyard = 15 feet with plantings Front Setback = 25 feet Side Setback to Residential = 15 feet adjacent to AG, RE, RL, RS, TF, MH, (0 feet for build-to/downtown)Rear Setback = 10 feet MF-1, or MF-2 districts Rear Setback to Residential = 25 feet Allowed by Right Subject to Limitations Special Use Permit (SUP) Required Agricultural Sales Activity Center (youth/senior)Auto. Parts Sales (outdoor) Artisan Studio/Gallery Athletic Facility, Indoor or Outdoor Auto. Repair & Service, General Assisted Living Bar/Tavern/Pub Auto. Sales, Rental, Leasing Automotive Parts Sales (indoor)Business/Trade School Bus Barn Auto. Repair and Service, Limited Church (with columbarium)Cemetary, Columbaria, Mausoleum, or Memorial Park Banking/Financial Services College/University Correctional Facility Blood/Plasma Center Commercial Recreation Firing Range, Indoor Car Wash Community Center Flea Market Consumer Repair Contractor Services, Limited Fuel Sales with more than 10 multi-fuel dispensers Dry Cleaning Service Dance Hall/Night Club Hospital, Psychiatric Emergency Services Station Data Center Lumber Yard Event Catering/Equipment Rental Day Care (group/commercial)Major Event Entertainment Farmer's Market Driving Range Manufactured Housing Sales Fitness Center Event Facility Meat Market Food Catering Services Fuel Sales Multifamily Attached Funeral Home Heliport Recreational Vehicle Sales, Rental, General Retail Kennel Self-Storage (indoor or outdoor) General Office Live Music/Entertainment Substance Abuse Treatment Facility Government/Postal Office Micro Brewery/Winery Transient Service Facility Home Health Care Services Neighborhood Amenity Center Wireless Transmission Facility (41'+) Hospital Office/Showroom Hotel/Inn/Motel (incl. extended stay)Office/Warehouse Integrated Office Center Park (neighborhood/regional) Landscape/Garden Sales Pest Control/Janitorial Services Laundromat School (Elementary, Middle, High) Library/Museum Upper-story Residential Medical Diagnostic Center Wireless Transmission Facility (<41') Medical Office/Clinic/Complex Membership Club/Lodge Nature Preserve/Community Garden Nursing/Convalescent/Hospice Parking Lot (commercial/park-n-ride) Personal Services (inc. Restricted) Printing/Mailing/Copying Services Private Transport Dispatch Facility Restaurant (general/drive-through) Small Engine Repair Social Service Facility Allowed by Right (continued) Surgery/Post Surgery Recovery Urgent Care Facility Theater (movie/live)Utilities (Minor/Intermediate/Major) Transit Passenger Terminal Veterinary Clinic (indoor only) General Commercial (C-3) District District Development Standards Specific Uses Allowed within the District Page 16 of 309 1 01/12/2021 Letter of Intent for Rezoning 2320-2328 N. Austin Avenue The intended purpose and reasoning of the subject property rezoning request is as follows: The current subject tract of 1.46 acres is zoned for Industrial (IN) use. We are proposing the tract to be rezoned as General Commercial (C-3). With the development of adjacent properties and high school directly across North Austin Avenue, it seems the area no longer welcomes the usage under the current zoning (such as: salvage yard, industrial materials yard, concrete plant, or truck terminal). We at Craigwell PV Investments believe that the rezoning of this tract to General Commercial (C-3) would allow us to comply with a Regional Center land use. We would like to offer space to small (low traffic) tenants such as those described as Personal Services (hair salon, pet grooming, retail, and consumer repairs). Approval Criteria: A. The application is complete, and the information contained within the application is sufficient and correct enough to allow adequate review and final action. Comment: All the documents required per the Zoning Map Amendment Checklist have been prepared. Proposed uses are compatible with the zoning districts around the subject property. B. The zoning change is consistent with the 2030 Comprehensive Plan. Comment: The subject property falls within the Regional Centers (RC) land use area. This zoning change will allow us to transition from Industrial to General Commercial to allow small business and retail users as this location. Craigwell PV Investments, LLC (512) 796-2656 Page 17 of 309 2 C. The zoning promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City according to the Comprehensive Plan. Comment: The requested zone change will help with the beautification of the area. Since purchasing, we have removed many yards of scrap materials and trash from the property and have certainly increased curb appeal. D. The zoning change is compatible with the present zoning and conforming uses of nearby properties and with the character of the area. Comment: The zone request will allow small businesses to operate in the area and help bring services to the community. There are similar businesses operating on the neighboring properties. E. The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. Comment: The property is suitable for development with sufficient roadway access and land area to meet the applicable development standards. There are no known issues within the parcel based on visual surface inspections during purchasing process. Thank you for your consideration, John Caldwell Page 18 of 309 1 Ethan Harwell From:Brandy Heinrich Sent:Monday, February 1, 2021 9:08 AM To:Ethan Harwell Subject:FW: [EXTERNAL] 2020-30-REZ Follow Up Flag:Follow up Flag Status:Flagged Thank you, Brandy Heinrich Planning Department Development Accounting Specialist Office Ph. 512-930-3575 From: Catherine Flournoy Sent: Sunday, January 31, 2021 10:56 AM To: WEB_Planning <planning@georgetown.org> Subject: [EXTERNAL] 2020-30-REZ [EXTERNAL EMAIL] I am in favor of the zoning change. Thank you, Cat Catherine Flournoy Owner Kid's Kottage Preschool 512.632.6530 call/text Page 19 of 309 11 2320-2328 N. Austin Ave. 2020-30-REZ Planning & Zoning CommissionFebruary 22, 2021 Page 20 of 309 2 Item Under Consideration 2020-30-REZ •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone 1.46 acres in the Antonio Flores, Survey Abstract No. 235, from the Industrial (IN) zoning district to the General Commercial (C-3) zoning district, for the property generally located at 2320 N. Austin Ave. Page 21 of 309 3 Northwest Blvd. Bridge NE Inner Loop & IH-35 Page 22 of 309 4 Georgetown HSRicharteHS Future Costco Site Preschool Self Storage Auto Repair Retail Parkview Estates Page 23 of 309 5 Northwest Blvd. Bridge TxDOT Service Roads Page 24 of 309 6 Highway Gateway Overlay Courthouse View Corridor Page 25 of 309 7 Land Use Ratios –Regional Center 75.00% 53.80%53.80% 0.00% 0.00%0.00% 25.00% 46.20%46.20% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Proposed Condition Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential 75/25 split Total Area: 106.4 acres 100% Area of Subject Property: 1.46 acres 1.37% AG/Unentitled: 0 acres 0% Page 26 of 309 8 Regional Center (RC) •Located around arterial roads and highways •Space for large scale commercial development •Serves a larger geographic area •Higher density residential uses can be appropriate when context sensitive land use planning and site design ensure an appropriate transition of land uses DUA: 18 or more Target Ratio:75% nonresidential, 25% residential Primary Use: Large retailers Secondary Uses:Mixed use, high density residential, chain restaurants, specialty retailers, professional office, and civic uses Page 27 of 309 9 General Commercial (C-3) •Commercial and retail serving entire community •May be large in scale and generate substantial traffic •Appropriate along Arterials and Freeways Dimensional Standards •Max building height = 60’ •Front setback = 25’ •Side setback = 10’ •Rear setback = 10’ •Side setback to residential = 15’ •Rear setback to residential = 25’ •15’ bufferyard adjacent to RS Page 28 of 309 10 General Commercial (C-3) Page 29 of 309 11 Industrial (IN) Page 30 of 309 12 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies PartiallyComplies Does Not Comply The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; X The zoning change is consistent with the Comprehensive Plan;X Page 31 of 309 13 2030 Plan Policies •LU.1 –Encourages a mix of uses. •LU.4 –Encourage redevelopment in target areas like North Austin Avenue. •LU.5 –Identify potential opportunities and selectively target, plan, and promote development/reuse initiatives. •LU.7 –Strengthen Georgetown’s image and quality feel within enhanced gateways and commercial corridors. Page 32 of 309 14 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies Partially Complies Does Not Comply The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City; X The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and X The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. X Page 33 of 309 15 Public Notifications •13 property owners within the 300’ buffer •Notice in Sun News on Jan. 31 •Signs posted on the property •To date, staff has received: •1 written comments IN FAVOR •0 written comments OPPOSED Page 34 of 309 18 Summary •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone 1.46 acres in the Antonio Flores, Survey Abstract No. 235, from the Industrial (IN) zoning district to the General Commercial (C-3) zoning district, for the property generally located at 2320 N. Austin Ave. •Per UDC Section 3.06.020.E, the Planning and Zoning Commission shall hold a Public Hearing… and make a recommendation to the City Council. Page 35 of 309 City of Georgetown, Texas Planning and Zoning February 22, 2021 S UB J E C T: C ontinued from the F ebru a ry 1 6 , 2 0 2 1 reg u lar meeting: Public Hearing and possible action o n a req ues t for a Zoning Map Amendment to rezo ne ap p ro ximately 11.572 ac res out o f the David Wright S urvey, Ab s trac t No . 13, from the Agriculture (AG) d is tric t to the Industrial (IN) district for the p ro p erty generally loc ated at 4045 and 4135 Airp o rt R o ad (2020-34-R EZ) -- Ethan Harwell, S enior P lanner IT E M S UMMARY: Overview of Applicant’s Request: T he applic ant is reques ting rezo ning o f the s ubjec t property the Indus trial (I N) zoning district to fac ilitate the develo p ment o f two (2) b uildings fo r wareho us ing and d is tribution us es . S taff’s Analysis: S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther ap p licable cod es . S taff has d etermined that the propos ed req uest meets 5 o f the 5 criteria estab lis hed in UDC S ec tion 3.06.030. Public Comments: As required b y the Unified Develo p ment C o d e (UDC ), all p ro p erty owners within 300-feet of the sub ject p ro p erty were notified of the reques t (24 notic es mailed ), a legal no tic e advertis ing the p ublic hearing was p laced in the S un News p ap er (January 31, 2021) and s igns were p o s ted on-s ite. As of the pub licatio n d ate o f this rep o rt, s taff has received one (1) written c o mments in favo r and none in oppositio n o f the req uest. F IN AN C IAL IMPAC T: No ne. T he applic ant has paid the required ap p lic atio n fees . S UB MIT T E D B Y: Ethan Harwell, S enior P lanner AT TAC H ME N T S: D escription Type Staff Report Cover Memo Exhibit 1 – Location Map Backup Material Exhibit 2 – Future Land Us e Map Backup Material Exhibit 3 – Zoning Map Backup Material Exhibit 4 – Des ign and development s tandards of the Indus trial (IN) dis trict Backup Material Exhibit 5 – Letter of Intent Backup Material Exhibit 6 – Public Comments Backup Material Page 36 of 309 Pres entation Pres entation Page 37 of 309 Planning and Zoning Commission Planning Department Staff Report 2020-34-REZ 4045 and 4135 Airport Road Page 1 of 7 Report Date: February 12, 2021 Case No: 2020-34-REZ Project Planner: Ethan Harwell, Senior Planner Item Details Project Name: 4045 and 4135 Airport Road Project Location: Generally located northeast of the intersection of Airport Road and Halmar Cove, within City Council district No. 5. Total Acreage: 11.572 acres Legal Description: A 11.572-acre tract of land situated in the David Wright Survey, Abstract No. 13, Williamson County, Texas. Applicant: Pacheco Koch c/o Hollis A. Scheffler Property Owner: Woodgate Property Inc., c/o Hannelore Bollmann Request: Zoning Map Amendment to rezone the subject property from Agriculture (AG) to Industrial (IN). Case History: This is the first public hearing of this request. Overview of Applicant’s Request Page 38 of 309 Planning Department Staff Report 2020-34-REZ 4045 and 4135 Airport Road Page 2 of 7 The applicant is requesting rezoning of the subject property to the Industrial (IN) zoning district to facilitate the development of two (2) buildings for warehousing and distribution, and other similar industrial uses (Exhibit 5). Site Information Location: The subject property is located on Airport Road north of the industrial development along Halmar Cove. It is across the street from the Georgetown Municipal Airport. Two single-family homes exist on the property that are current vacant. Physical and Natural Features: The subject property is generally flat and devoid of significant natural features that would impact development. There is vegetation forming fencerows on the perimeter of the site and the eastern half of the property does contain more dense stands of trees. Based on initial review, there are no natural or unique features on the site that would significantly impact a proposed development. Future Land Use and Zoning Designations: The Future Land Use designation of the property is Employment Center (EC). The subject property is currently zoned Agriculture (AG). Surrounding Properties: The general area around the intersection of Airport Road and Halmar Cove is characterized by a variety of uses. On the west side of Airport Road the Georgetown Municipal Airport continues to expand operations and increase leasable hangar space. To the east, between Airport Road and IH-35, some industrial development exists, but the majority of the property is zoned Industrial (IN) but is under development. Future extension Aviation Drive will connect Airport Road, IH-35, and SH 130 Toll to open up this Industrial (IN) property for further development. The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the north, south, east and west are outlined in the table below: DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE North Planned Unit Development (PUD) with a base district of Local Commercial (C-1) Employment Center Vacant, Agriculture / Rural Residential South Industrial (IN) Employment Center Industrial Park East Industrial (IN) Employment Center Warehousing and Distribution (under construction) West Planned Unit Development (PUD) with a base district of Industrial (IN) Institutional Georgetown Municipal Airport Page 39 of 309 Planning Department Staff Report 2020-34-REZ 4045 and 4135 Airport Road Page 3 of 7 Property History: The subject property was annexed on November 28, 2006 (Ord. 2006-132). When annexed, the subject property was given initial zoning of Agriculture (AG). This is the first development request for the subject property. Comprehensive Plan Guidance Future Land Use Map: The subject property is within the Employment Center future land use designation which aims to provide areas with employment-generating uses. Employment Centers support heightened economic activity through quality architectural design and well-integrated supporting uses such as retail and restaurants. The inclusion of moderate to high density residential is appropriate as a supporting use to these areas of commerce and employment. These areas often act as a transition between more intensely developed industrial uses and residential neighborhoods, and thus standards should be developed to ensure that development of these activities is compatible with the character of the surrounding area. Care should be taken to protect adjacent uses from adverse impacts potentially associated with existing industrial uses (commercial traffic, outside storage, etc.), using buffering and/or performance-based development standards. Employment Center (EC) DUA: 14 or more Target Ratio: 80% nonresidential, 20% residential Primary Use: Advanced manufacturing, life sciences, and professional services. Secondary Uses: Flex workspace, environmentally friendly manufacturing, retail, commercial, high-density residential, and mixed use. Georgetown Municipal Airport Warehouse/Distribution (Under Construction) Industrial Park Minor Arterial Extension to IH-35 ETJ Neighborhoods Page 40 of 309 Planning Department Staff Report 2020-34-REZ 4045 and 4135 Airport Road Page 4 of 7 Utilities The subject property is located within the City’s service area for water, wastewater and electric. It is anticipated that there is adequate capacity to serve the subject property at this time. A Utility Evaluation may be required at time of Site Development Plan determine capacity and any necessary utility improvements. Transportation The subject property is located along Airport Road, which is classified as a minor arterial in the City’s Overall Transportation Plan. Arterial streets provide traffic movement through and between different areas within the city and access to adjacent land uses. Access is more controllable because driveway spacing requirements are much greater and, if safety dictates, overall access can be limited to specific turning movements. Recent improvements to Airport Road widened the roadway from Lakeway Drive to Aviation Drive – stopping just south of the subject property. Aviation Drive, which is located approximately 900 feet south of the subject property is another existing minor arterial that is planned to be extended west to connect to the IH-35 and SH 130 Toll interchange. A Traffic Impact Analysis (TIA) will be required at time of Site Development Plan for any development that generates more than two thousand (2,000) average daily trips based upon the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Proposed Zoning District The property is proposed to be rezoned to Industrial (IN). The Industrial District (IN) is intended to provide a location for manufacturing and industrial activities that may generate some nuisances. Traffic generation will likely include heavy vehicles, making access to an arterial or freeway necessary. Unless separated by a major roadway, the Industrial District is not appropriate adjacent to any residential uses. The Industrial District is appropriate in areas designated on the Future Land Use Plan as Employment Center (EC). Permitted uses in this district include, but are not limited to, emergency services station, government or postal office, nature preserve or community garden, food catering services, athletic facility (indoor or outdoor), driving range, medical or dental office or clinic, general office, integrated office center, data center, artisan studio and gallery, small engine repair, self-storage (indoor), commercial document storage, event catering and equipment rental services, furniture repair and upholstery, heavy equipment sales and repair, pest control or janitorial services, office/showroom, wholesale showrooms, stone, mulch or dirt sale yards, manufactured housing sales, automobile sales, rental or leasing facility, commercial vehicle sales, rental, or leasing facility, automobile parts and accessory sales (outdoor), automobile repair and service (limited), automobile repair and services (general), fuel sales, fuel sales with more than ten multi-fuel dispensers, car wash, recreational vehicle sales, rental, or service. Certain land uses including substance abuse clinic, indoor firing range, airport, and waste related uses may be permitted subject to approval of a Special Use Permit (SUP). Exhibit 4 contains a comprehensive list of IN district permitted uses and development standards. Due to the high intensity of the Industrial (IN) zoning district, this district is the only district that Page 41 of 309 Planning Department Staff Report 2020-34-REZ 4045 and 4135 Airport Road Page 5 of 7 permits general outdoor storage, which is defined as the storage of merchandise, goods or materials that are not actively for sale. This includes but is not limited to items that are stacked on pallets and shelves, stored in shipping containers or conexes, and semi-trailers not attached to a truck. However, it is important to note that outdoor storage is not permitted in a front or street yard and must be screened by a solid opaque wall or fence. These standards minimize the impact that the outdoor storage may have on the area. Intergovernmental and Interdepartmental Review The proposed rezoning request was reviewed by all applicable City Departments to determine the appropriateness of the requested zoning on the subject property. No comments were issued regarding the zoning request. Approval Criteria Staff has reviewed the proposed rezoning request and has found that it complies with the criteria established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below: ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA 1. The application is complete, and the information contained within the application is sufficient and correct enough to allow adequate review and final action. Complies An application must provide the necessary information to review and make a knowledgeable decision in order for staff to schedule an application for consideration by the Planning and Zoning Commission and City Council. This application was reviewed by staff and deemed to be complete. 2. The zoning change is consistent with the Comprehensive Plan. Complies The subject property is located in close proximity to the intersection of two freeways (SH 130 Toll and IH-35) surrounded primarily by large undeveloped tracts of land, the Georgetown Municipal Airport, and property that is being developed or has been entitled to be developed with large intense commercial, employment, industrial and other similar uses. Because of this, the 2030 Comprehensive Plan has designated this intersection and surrounding area with three intense future land use designations: Regional Center, Institutional and Employment Center. The subject property is located at the border of this area and designated Employment Center, which is intended to support employment-generating uses, heightened economic activity and well- integrated supporting uses such as retail and restaurants. The Industrial (IN) zoning district permits the primary and secondary uses encouraged within the Employment Center category. Uses encouraged within this category include advanced manufacturing, life sciences, and professional services, all of which are uses permitted in the Industrial (IN) district. This zoning district, should it be approved, would allow uses that support Georgetown’s target industries including advanced manufacturing, life sciences, and professional services, as identified by the Target Industry Analysis (2017) (Land Use Policy LU.8). In addition, the Employment Center FLU designation has a target land use ratio of 80% non- residential and 20% residential. The Employment Center around the subject property is Page 42 of 309 Planning Department Staff Report 2020-34-REZ 4045 and 4135 Airport Road Page 6 of 7 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA approximately 309 acres in size. Within this area, approximately 74% of the area (or 230 acres) has been developed or will be developed with non-residential uses; the remaining 26% (or 79 acres) is agriculture or unentitled land. Should this rezoning be approved, it will bring the non-residential ratio further in line with what is planned for this area by increasing it to 78%. It should be noted, however, that due to the sizes and orientation of surrounding future land use areas, zoning and other entitlements should be looked at comprehensively to ensure a balance of land uses is maintained for this portion of the City (Land Use Policy LU.1). As these properties along Airport Road and the IH-35 and SH 130 Toll interchange continue to be developed and entitled for non-residential uses, supporting residential uses will need to be accounted for. If one FLU area builds out at 100% non-residential the supporting residential uses may be forced into other FLU area thereby increasing their ratio of residential to non-residential uses. 3. The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City. Complies The subject property is surrounded by Industrial (IN) zoned properties on three of the four sides. The fourth side (to the north) is zoned Planned Unit Development (PUD) with a base district of Local Commercial (C-1). According to the Development Plan of this PUD, the area immediately abutting the subject property is designated for retail and other commercial uses, which appropriately serves as a transition between the more intense uses of this area and the single-family residential uses located further to the north. However, it is worth noting that only approximately half of this PUD still is in effect, so any development would likely need to remove the remaining portions of the PUD to create a cohesive development. The proposed zoning change would facilitate orderly development in an area that is already characterized by office, industrial and institutional uses, thereby reducing the chance for land use conflicts. 4. The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood. Complies The subject property is located along the eastern portion of Airport Road with industrial based uses directly adjacent to the south, east and west (Georgetown Municipal Airport). In addition, it is adjacent to property that has previously been envisioned for retail and office uses to the north. The proposed zoning change to Industrial (IN) is compatible with present zoning of nearby properties as the subject property is surrounded by industrial and commercial zoned parcels on all sides. 5. The property to be rezoned is suitable for uses permitted by the District that would be applied by the proposed amendment. Complies The size and shape of the property allows for a typical industrial floor plan with enough land remaining to meet parking needs, as well as other site improvement requirements such as buffer yards, landscaping, and impervious cover. Page 43 of 309 Planning Department Staff Report 2020-34-REZ 4045 and 4135 Airport Road Page 7 of 7 Based on the findings listed above, staff finds that the requested Industrial (IN) zoning district complies with the approval criteria for a Zoning Map Amendment. The requested zoning change is compatible with the adjacent land uses and is located in an area with access to major thoroughfares and supporting office and service uses to support the uses allowed in the requested zoning district. In addition, the Industrial (IN) district will be in line with the type of development envisioned in the Future Land Use designation of the 2030 Comprehensive Plan. Meetings Schedule February 16, 2021 – Planning and Zoning Commission March 9, 2021 – City Council First Reading of the Ordinance March 23, 2021 – City Council Second Reading of the Ordinance Public Notification As required by the Unified Development Code, all property owners within a 300-foot radius of the subject property and within the subdivision were notified of the Zoning Map Amendment request (24 notices), a legal notice advertising the public hearing was placed in the Sun Newspaper (January 31, 2021) and signs were posted on-site. To date, staff has received one (1) written comments in favor, and 0 in opposition to the request (Exhibit 6). Attachments Exhibit 1 – Location Map Exhibit 2 – Future Land Use Map Exhibit 3 – Zoning Map Exhibit 4 – Design and development standards of the Industrial (IN) district Exhibit 5 – Letter of Intent Exhibit 6 – Public Comments Page 44 of 309 Location 2020-34-REZ Exhibit #1 S E R E N A D A D R TOLEDO TRL SHINNECOCKHILLSDR LANCASTER DR ESEQUOIATRL ARAGONCT W HALMAR D R CIMARRONLN HICKORYTREE DR SIERRA D R CAV U R D FALCON FLIGHTCV DOGWOOD DR TAOS CT CAVURD OLD M I L L RD HEDGEWOODDR CO R S A I R DR AIRPORTRD PROSPER I T Y H I L L S D R A L G E RI TA DR SE R V I C E D R LUNA T R L N IH 3 5 S B LAKEWAYDR STAGECOACH DR BOSQUETRL AIRPO R T RD OSAGE CT CIEL O D R LISCIO LOOP AE R O D R ROBLE GRANDE CIR TEJ A N O C T MA R I P O S A C T VAL E N C I A C T LOGANRANCHRD CA D I Z CT DEL RIO C T SANALOMADR POPL A R RIDG E CV NIH35NB DEL PR A D O L N LAKEWA Y DR ARROWHEAD LN PRAIRIEDUNESDR BARBER R Y DR BARCELO NA CT CR 1 5 2 CREEKDR BIGDR WAGO N WHEE L T R L SABINASCT R O BLE CI R OR A N G E TR E E LN NORTHWESTBLVD WISTERIA D R C R Y S T A L KNOLL B L V D TIGERV A L L E Y L N S H 1 3 0 N B ROBLE GRANDE CIR TERMINA L D R PECOS CT SINUSODR ALHAMBRADR AIR P O R T RD L A K E W A Y D R AS P E N TR L SUDDUTH DR C A S TLE P I N E S CV BELLOCIR BARCELONA DR AZALEA DR PILOT P L PALODURO CT SH1 3 0 N B W C O R D O B A C I R L A KE W A Y D R INDUSTR I A L P A R K C I R MESA DR S H 1 3 0 S B N IH 3 5 F W Y S B EXIT 262 S B ENT R 2 6 6 SB EXIT 2 6 5 S B JU NIP E R D R HANGARDR SINUSODR AVIATIONDR NIH35FWYNB V O R T A C L N BRANGUS RD ENT R 2 6 6 N B EXIT 266 N B STEARMANDR CAS ABLANCADR WILLI A M S C O T S M A N E ESPARADA D R VER R E N A WAY S HANGAR DR HALMAR C V M A R K E T S T E N T R 4 1 1 S B ENT R 2 6 5 N B SE R V I C E D R SEGUNDODR W RIG HT BR OT HER S DR E C ORDOBACIR GRANADADR E XI T 411 NB EXIT266NB S H 1 30 T OL L NB EXIT 2 6 5 N B N IH 3 5 N B N IH 3 5 S B EXIT 2 6 4 S B ENTR266SB S H 1 3 0 T O L L S B 0 0.40.2 Miles ¯ Site Parcels City Limits Georgetown ETJ Page 45 of 309 Open Space Open Space Open Space Open Space Open Space Open Space Employment Center Employment Center Employment Center Employment Center Employment Center Institutional Mixed Density Neighborhood Mixed Density Neighborhood Mixed Density Neighborhood Mixed Density Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Parks and Recreation Parks and Recreation Parks and Recreation Parks and Recreation Parks and Recreation Mixed Density Neighborhood Regional Center Regional Center NeighborhoodRegional Center S E R E N A D A D R TOLEDO TRL SHINNECOCKHILLSDR LANCASTER DR ESEQUOIATRL ARAGONCT W HALMAR D R CIMARRONLN HICKORY TREE DR SIERRA D R CAV U R D FALCON FLIGHTCV DOGWOODDR TAOS CT CAVURD OLD M I L L RD HEDGEWOODDR CO R S A I R DR AIRPORTRD PROSPER I T Y H I L L S D R A L G E RI TA DR SE R V I C E D R LUNA T R L N IH 3 5 S B LAKEWAYDR STA G E C O A C H D R BOSQUETRL AIRPO R T RD OSAGE CT CIEL O D R LISCIO LOOP AE R O D R ROBLE GRANDE CIR TEJ A N O C T MA R I P O S A C T VAL E N C I A C T LOGANRANCHRD CA D I Z CT DEL RIO C T SANALOMADR POPL A R RIDG E CV NIH35NB DEL PR A D O L N LAKEWA Y DR ARROWHEAD LN PRAIRIEDUNESDR BAR B E R R YDR BARCELO NA CT CR 1 5 2 CREEKDR BIGDR WAGO N WHEE L T R L SABINASCT R O BLE CI R OR A N G E TR E E LN NORTHWESTBLVD WISTERIA D R C R Y S T A L KNOLL B L V D TIGERVALLE Y LN S H 1 3 0 N B ROBLE GRANDE CIR TERMINA L D R PECOS CT SINUSODR ALHAMBRADR AIR P O R T RD L A K E W A Y D R AS P E N TR L SUDDUTH DR C A S TLE P I N E S CV BELLOCIR BARCELO N A D R AZALEA DR PILOT P L PALODURO CT SH1 3 0 N B W C O R D O B A C I R LAK E W A Y D R INDUSTR I A L P A R K C I R MESA DR S H 1 3 0 S B N IH 3 5 F W Y S B EXIT 262 S B ENT R 2 6 6 SB EXIT 2 6 5 S B JU NIP E R D R HANGARDR SINUSODR AVIATIONDR NIH35FWYNB V O R T A C L N BRANGUS RD ENT R 2 6 6 NB EXIT 266 NB STEARMANDR CAS ABLANCADR WILLI A M S C O T S M A N E ESPARADA D R VER R E N A WAY S HANGAR DR HALMAR C V M A R K E T S T E N T R 4 1 1 S B ENT R 2 6 5 N B SE R V I C E D R SEGUNDODR W RIG HT BR OT HER S DR E C ORDOBACIR GRANADADR E XI T 411 NB EXIT266NB SH 1 3 0 TOL L NB EXIT 2 6 5 N B N IH 3 5 N B N IH 3 5 S B EXIT 2 6 4 S B ENTR266SB S H 1 3 0 T O L L S B FM 1 4 6 0 BOOTYSCROSSINGRD SUNCI T Y BLVD WIL LIA M S D R NAWGRIMESBLVD LEAND E R R D UNIVERSITYBLVD SAMHOUSTONAVE CHANDLERRD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE SU N R I S E R D CR 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BE L L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 ¯0 0.30.15 Mi Future Land Use/ Overall Transportation Plan 2020-34-REZ Exhibit #2 Site Parcels City Limits Georgetown ETJ Future Land Use Community Center Employment Center Institutional Mining Mixed Density Neighborhood Neighborhood Open Space Parks and Recreation Regional Center Rural Residential Special Area Thoroughfare Existing Freeway Existing Major Arterial Existing Minor Arterial Existing Collector Proposed Freeway Proposed Major Arterial Proposed Minor Arterial Proposed Collector \Proposed Rail Page 46 of 309 RS RS RS RS RSRSRS RS RS RS RS RS RS RS RS RS RS RS RS RS RSRS RS RS RS PF MF-1 MF-1 IN IN IN IN IN IN IN IN IN IN IN IN IN C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-1 C-1 AGAG AG AG AG AG AG AG AG AG AG AG AG AG AG AGAGAG AG AG AG AG AG AGSERE N A D A D R TOLED O T R L SHINNECOCKHILLSDR LANCASTER DR ESEQUOIATRL ARAGONCT WHALMARD R CIMARRONLN HICKORY T R E E D R SIERRA D R CAV U R D FALCON FLIGHT CV DOGWOOD DR TAOS CT CAVU RD OLD M I L L RD HEDGEWOODDR CO R S A I R D R AIRPORTRD PROSPER I T Y HILLS DR A L G E R I TADR SE R V I C E D R LUNA TRL N IH 3 5 S B LAKEWAYDR STA G E C O A C H D R BOSQUE TRL AIRPORT RD OSAGE CT CIEL O D R LISCIO LOOP AE R ODR ROBLEGRANDE CIR TEJ A N O C T MA R I P O S A CT VAL E N C I A C T MA H O G A N Y LN MICKELSON LN LOGANRANCHRD CA D I Z CT DEL RIO C T SANALOMADR POPL A R RIDG E C V NIH35NB DEL PR A D O L N L A K E WA Y D R ARROWHEAD LN PRAIRIE D U NES DR BARBERR Y DR BARCELON A CT CR15 2CREEKDR BIG DR WAGO N W H E E L T R L SABINAS CT R OBLECI R F L I N T S T O N E D R OR A N G E TR E E L N NORTHWESTBLVD WISTERIA D R C R Y S TAL K N O L L BLVD TIGERVALLEY LN S H 1 3 0 N B ROBLEGRANDECIR TERMIN A L D R PECOS CT SINUSODR ALHAMBRADR AIR P O R T RD L A K E W A Y D R AS P E N T R L SU D D U T H DR C A S TLEPINESCV BELLOCIR BARCELON A DR AZALEA DR PILOT P L PALO DURO C T SH13 0 NB WCORDOBACIR L AKE W A Y D R INDUSTR I A L P A R K C I R MESA DR S H 1 3 0 S B N IH 3 5 F W Y S B EXIT 262 S B ENT R 2 6 6 SB EXIT 2 6 5 S B JU NIPE R D R HANGARDR SINUSODR AVIATIONDR N IH 3 5 F W Y N B VO R T A C L N BRANGUS RD ENT R 2 6 6 NB EXIT 266 NB STEARMANDR CASABLANCA DR WILLI A M S C O T S M A N E ESPARADA D R VE R R E N A WAY S HANGARDR HALMAR C V M A R K E T S T E N T R 4 1 1 S B ENT R 2 6 5 N B SE R V I C E D R SEGUNDODR W RIG HT BR OT HERS DR ECORDOBACIR GRANADADR EXI T 411 NB EXIT266NB SH 1 30 TOL L NB EXIT 2 6 5 N B N IH 3 5 N B N IH 3 5 S B EXIT 2 6 4 S B ENTR266SB S H 1 3 0 T O L L S B FM 1 4 6 0 BOOTYSCROSSINGRD SUNCI T Y BLVD WILLIA M S D R NAWGRIMESBLVD LEAND E R R D RM2243 UNIVERSITYBLVD SAMHOUSTONAVE CHANDLERRD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE C R 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BEL L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 §¨¦35 ¯0 0.30.15 Mi 2020-34-REZ Exhibit #3 Site PUD City Limits Courthouse View Overlay Old Town Overlay Historic Overlay Downtown Overlay SPO Overlay Gateway Overlay Parcels Georgetown ETJ Zoning AG -Agriculture BP - Business Park C-1 - Local Commercial C-3 - General Commercial CN - Neighborhood Commercial IN - Industrial MF-1 - Low-Density Multi-family MF-2 - High-Density Multi-family MH - Manufactured Housing MU-DT - Mixed-Use Downtown OF - Office PF - Public Facility RE - Residential Estate RL - Residential Low-Density RS - Residential Single-Family TF -Two-Family TH -Townhouse Zoning Page 47 of 309 Maximum Building Height = 60 feet Front/Street Setback = 25 feet Bufferyard = 30 feet with a fence and Side Setback = 10 feet plantings adjacent to AG, RE, RL, Side Setback to Residential = 25 feet RS, TF, MH, TH, MF-1, or MF-2 Rear Setback = 10 feet districts Rear Setback to Residential = 35 feet Allowed by Right Subject to Limitations Special Use Permit (SUP) Required Emergency Services Station Business/Trade School Correctional Facility Government/Post Office Animal Shelter Hospital Naure Presreve/Community Garden Neighborhood Public Park Psychiatric Hospital Food Catering Services Kennel Substance Abuse Clinic Athletic Facility, Indoor/Outdoor Self-Storage, Outdoor Cemetery, Columbaria, Mausoleum, Driving Range Heliport or Memorial Park Medical or Dental Office Wireless Transmission Facility (>40')Sexually Oriented Business Medical or Dental Clinic Seasonal Product Sales Major Event Entertainment Medical Complex Farmer's market, Temporary Indoor Firing Range General Office Mobile/Outdoor Food Vendor Fuel Sales Integrated Office Center Business Offices, Temporary Car Wash Data Center Concrete Products, Temporary Airport Artisan Studio/Gallery Construction Field Office Wireless Transmission Facility (<41') Small Engine Repair Construction Staging, Off-site Resource Extraction Self-Storage, Indoor Parking Lot, Temporary Oil Refinery/Distribution Commercial Document Storage Towing Services/Impound Lots Waste Related Uses Event Catering/Equipment Rental Wrecking, Scrap, Salvage yard Furniture Repair/Upholstery Restaurant, General Heavy Equipment Sales/Repair Restaurant, Drive-Through Pest Control/Janitorial Services Office/Showroom Wholesale Showrooms Stone/Dirt/Mulch Sales Yards Manufactured Housing Sales Car Sales/Rental/Leasing Facility Car Parts/Accessories Sales, Outdoor Car Repair/Service, Limited Bus Barn Parking Lot, Off-site/Commercial Park-n-Ride Facility Private Transport Service Allowed by Right con't Dispatch Facility Warehouse/Distribution, Limited/General Rail or Transit Yard Truck Terminal Transit Passenger Terminal Lumber Yard Utilities (Minor, Intermediate, Major)Dry Cleaning/Laundry Plant Contractor Services, Limited/General Asphalt/Concrete Batch Plant Movie Production Recycling Collection Center Printing/Publishing Meat Market Office/Warehouse Taxidermist Manufacturing, Processing and Recreational Vehicle Sales Assembly, Limited/General INDUSTRIAL (IN) DISTRICT District Development Standards Specific Uses Allowed within the District Page 48 of 309 201 W. 5th Street ■ Suite 1100 ■ Austin, TX 78701-0060 ■ 512.485.0831 ■ pkce.com December 21, 2020 PK No.: 4670-20.594 Ms. Sofia Nelson CITY OF GEORGETOWN Planning Department 406 West 8th Street Georgetown, Texas 78626 Re: LETTER OF INTENT Rezoning Application Georgetown, Williamson County, Texas Dear Ms. Nelson: We are proposing the rezoning of the properties located at the below addresses: 101 Halmar Cove, Georgetown, TX 78628 (R038738 & R099751) A supporting location map of these properties is provided. The properties are currently zoned as Agriculture and being utilized as a homestead and farming. We are proposing to rezone the proprieties as industrial. Access to the site is proposed off Airport Road with internal connectivity. The water service is proposed to be pulled off the existing 12” main within Airport Road right-of- way. The wastewater service is proposed to discharge into the existing 18” line within Airport Road right-of-way. We feel that to the best of our knowledge, the proposed zoning change complies with the criteria outlined in UDC Section 3.06.030: A. The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; All items from the application checklist have been provided. B. The zoning change is consistent with the Comprehensive Plan; The City’s future land use map identifies these properties as an Employment Center. Per the 2030 comprehensive plan, Employment Centers are defined as “centers with employment-generating uses support heightened economic activity through quality architectural design and well-integrated supporting uses such as retail, restaurants. The inclusion of moderate to high density residential is appropriate as a supporting use to these areas of commerce and employment. Because these areas often act as a transition between more intensely developed industrial uses and residential neighborhoods, standards should be developed to ensure that development of these activities is compatible with the character of the surrounding area.” The proposed land use is warehousing and distribution, limited, which falls under the City’s definition for an employment center as it will primarily act as an establishment engaged in the storage, distribution, or movement of materials, equipment, or goods within an enclosed structure for themselves or other firms. Page 49 of 309 201 W. 5th Street ■ Suite 1100 ■ Austin, TX 78701-0060 ■ 512.485.0831 ■ pkce.com C. The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City; The proposed zoning change promotes responsible growth in alignment with the current zoning surrounding and the City’s future land use map. D. The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and Adjacent properties are zoned as industrial and local commercial. The proposed zoning change aligns with these existing and adjacent uses. E. The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. The properties proposed to be rezoned are suitable for the use as warehousing and distribution, limited. If you have any questions regarding the enclosed items or need any additional information, please call me at your convenience. Sincerely, Hollis A. Scheffler, P.E. HAS/slr 4670-20.594_Letter of Intent Page 50 of 309 Page 51 of 309 11 4045 & 4135 Airport Road 2020-34-REZ Planning & Zoning CommissionFebruary 22, 2021 Page 52 of 309 2 Item Under Consideration 2020-34-REZ •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone approximately 11.572 acres out of the David Wright Survey, Abstract No. 13, from the Agriculture (AG) district to the Industrial (IN) district for the property generally located northeast of the intersection of Airport Road and Halmar Cove. Page 53 of 309 3 Airport Road & Lakeway Drive –0.68 miles Airport Road & Berry Creek –1.4 miles Page 54 of 309 4 Georgetown Municipal Airport Warehouse/Distribution (Under Construction) Industrial Park Minor Arterial Extension to IH-35 ETJ Neighborhoods Page 55 of 309 5Page 56 of 309 6 Land Use Ratios –Employment Center 80%74% 0% 26%20% 0% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential 80/20 split Total Area: 309 acres 100% Area of Subject Property: 11.57 acres 3.74% AG/Unentitled: 79 acres 26% Page 57 of 309 7Page 58 of 309 8 Employment Center (EC) •Employment-generating uses that support heightened economic activity through quality architectural design •Transition areas between more intensely developed industrial uses and residential neighborhoods •Use of buffering and/or performance-based development standards to protect adjacent uses from adverse impacts DUA: 14 or more Target Ratio:80% nonresidential, 20% residential Primary Use: Advanced manufacturing, life sciences, and professional services Secondary Uses:Flex workspace, environmentally friendly manufacturing, retail, commercial, high-density residential, mixed-use Page 59 of 309 9 Industrial (IN) •Location for manufacturing and industrial activities that can generate nuisances •Traffic generation can include heavy vehicles •Access to Arterial or Freeway necessary •Not appropriate adjacent to residential uses Dimensional Standards •Max building height = 60’ •Front/street setback = 25’ •Side setback = 10’ •Rear setback = 10’ •Side Setback to Residential = 25’ •Rear Setback to Residential = 35’ •30’ bufferyard when adjacent to residential Page 60 of 309 10 Industrial (IN) Page 61 of 309 11 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies PartiallyComplies Does Not Comply The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; X The zoning change is consistent with the Comprehensive Plan;X The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City; X Page 62 of 309 12 Land Use Ratios –Employment Center 80%74%78% 0% 26%22%20% 0%0% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Proposed Conditions Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential 80/20 split Total Area: 309 acres 100% Area of Subject Property: 11.57 acres 3.74% AG/Unentitled: 79 acres 26% Page 63 of 309 13Page 64 of 309 14 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies Partially Complies Does Not Comply The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and X The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. X Page 65 of 309 15 Public Notifications •24 property owners within the 300’ buffer •Notice in Sun News on Jan. 31 •Signs posted on the property •To date, staff has received: •1 written comments IN FAVOR •0 written comments OPPOSED Page 66 of 309 18 Summary •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone approximately 11.572 acres out of the David Wright Survey, Abstract No. 13, from the Agriculture (AG) district to the Industrial (IN) district for the property generally located northeast of the intersection of Airport Road and Halmar Cove. •Per UDC Section 3.06.020.E, the Planning and Zoning Commission shall hold a Public Hearing… and make a recommendation to the City Council. Page 67 of 309 City of Georgetown, Texas Planning and Zoning February 22, 2021 S UB J E C T: C ontinued from the F ebru a ry 1 6 , 2 0 2 1 reg u lar meeting: Public Hearing and possible action o n a req ues t for a Zoning Map Amendment to rezo ne ap p ro ximately 85.734 acres o ut of the David Wright S urvey, Abstract No. 13, and the John Berry S urvey, Ab s trac t No. 51, from the Agriculture (AG) zo ning d is tric t to the P lanned Unit Development (P UD) d is tric t with a base district of Business Park (B P) fo r the p ro p erty generally lo cated at 2250 N I H 35 (2020-10-P UD) -- Andreina Dávila-Q uintero, AI C P, C urrent P lanning Manager IT E M S UMMARY: Overview of the Applicant's Request: T he App lic ant proposes the rezo ning of this p ro p erty to fac ilitate warehous ing and d is tributio n d evelopment o n the p ro p erty. Ac c o rd ing to the Applic ant’s letter of intent (Exhibit 5), the develo p ment will primarily act as an estab lis hment engaged in the s torage, dis trib utio n or movement o f materials , eq uipment, o r go o d s within an enc lo s ed struc ture fo r thems elves o r o ther firms, with s upporting commerc ial us es alo ng the road fro ntages. T he ind us trial aspec ts o f this projec t will c reate a vib rant and d iverse econo my and minimize the workd ay exodus to Austin and other s urrounding communities . T he commerc ial as pec ts of this p ro ject will not only c reate jo b s , but p ro vide imp o rtant service and retail o p p o rtunities fo r res id ents , while also enhancing the C ity’s tax base and red uc ing retail leakage to neighboring c o mmunities. S taff's Analysis: S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther ap p licable cod es . S taff has d etermined that the propos ed req uest partially c o mp lies with the criteria es tablished in UDC S ec tion 3.06.030 fo r a Zoning Map Amendment and UDC S ectio n 3.06.040 for a P lanned Unit Develo p ment (P UD), as o utlined in the attached S taff R eport. Public Comments: As required b y the Unified Development C ode, all property o wners and regis tered neighborhood as s o ciatio ns within a 300-fo o t radius o f the sub ject p ro p erty were no tified of the Zo ning Map Amend ment req uest (90 notices), a legal no tic e advertising the pub lic hearing was p laced in the S un News p aper (January 31, 2021) and signs were p o s ted o n-site. To d ate, staff has rec eived 0 written c o mments in favor and in o p p o s itio n to the reques t. F IN AN C IAL IMPAC T: No ne. T he Ap p lic ant has p aid the req uired applic ation fees. S UB MIT T E D B Y: Andreina Dávila-Q uintero, AI C P, C urrent P lanning Manager AT TAC H ME N T S: D escription Type Page 68 of 309 2020-10-PUD - P&Z Staff Report Cover Memo Exhibit 1 - Location Map Backup Material Exhibit 2 - Future Land Us e Map Backup Material Exhibit 3 - Zoning Map Backup Material Exhibit 4 - PUD Development Plan Backup Material Exhibit 5 - Letter of Intent Backup Material Pres entation Pres entation Page 69 of 309 Planning and Zoning Commission Planning Department Staff Report 2020-10-PUD Northpark 130 Page 1 of 13 Report Date: February 12, 2021 Case No: 2020-10-PUD Project Planner: Andreina Dávila-Quintero, AICP, Current Planning Manager Item Details Project Name: Northpark 130 Planned Unit Development (PUD) Project Location: 2550 IH 35 N, within City Council district No. 7. Total Acreage: 85.734 ac Legal Description: 85.734 acres out of the David Wright Survey, Abstract No. 13, and the John Berry Survey, Abstract No. 51 Applicant: Pacheco Koch, c/o Clayton Strolle Property Owner: Ruth Sudduth, Linda Vise, and Larry Wittera Request: Zoning Map Amendment to rezone the subject property from Agriculture (AG) to the Planned Unit Development (PUD) district with a base district of Business Park (BP) Case History: This is the first public hearing of this request. The Applicant had previously submitted a request to rezone this property into the General Commercial (C-3) and Industrial (IN) zoning districts. Following discussion with the Planning and Zoning Commission at their November 3, 2020 meeting, the Applicant withdrew the request and submitted a new request for a Planned Unit Development (PUD). Page 70 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 2 of 13 Overview of Applicant’s Request The Applicant proposes the rezoning of this property to facilitate warehousing and distribution development on the property. According to the Applicant’s letter of intent (Exhibit 5), the development will primarily act as an establishment engaged in the storage, distribution or movement of materials, equipment, or goods within an enclosed structure for themselves or other firms, with supporting commercial uses along the road frontages. The industrial aspects of this project will create a vibrant and diverse economy and minimize the workday exodus to Austin and other surrounding communities. The commercial aspects of this project will not only create jobs, but provide important service and retail opportunities for residents, while also enhancing the City’s tax base and reducing retail leakage to neighboring communities. To achieve the goals of this PUD, the property is proposed to be designated intro three (3) zones: 1. Zone A (General Commercial Zone). This zone comprises of a total of approximately 11.1487 acres and constitutes the front portion of the Property along IH-35 and SH 130 Toll roadways to be developed with general commercial and service uses, as well as supporting industrial uses. 2. Zone B (Business/Industrial Park Zone). The zone is approximately 66.694 acres and constitutes the middle portion of the Property to be developed with a mix of business and industrial uses. 3. Zone C (Use Restricted Zone). This zone is approximately 7.568 acres and constitutes the south 200 feet of the Property. No uses may be developed within this zone. Drive aisles, vehicle parking, outdoor recreation spaces, non-truck court paved areas, stormwater facilities, utility services, and other landscape and site features may occur within this zone. Buildings, use specific structures, outdoor display or storage, fleet vehicle parking, and truck courts shall be prohibited in this zone. Page 71 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 3 of 13 Site Information Location: The subject property is an approximately 85-acre tract south of the junction of IH-35 and SH 130 Toll. The subject property has frontage on both freeways and shares a boundary with the Crystal Knoll neighborhood and the small industrial park around Industrial Park Circle. Physical and Natural Features: The subject property has little to no mature trees on site. The only significant stands of trees occur around fence rows or the existing home on the site. The site is relatively flat and is not encumbered by any other natural features. Future Land Use and Zoning Designations: The subject property has a Regional Center Future Land Use designation and is currently zoned Agriculture (AG), which is the default initial zoning upon annexation. The portions of the property that abut IH-35 and SH-130 Tolls are also zoned Highway Gateway Overlay district. Surrounding Properties: This property falls within the Regional Center Future Land Use designation and is adjacent to Industrial and General Commercial zoned property. This property also abuts a residential subdivision to the south located within the extraterritorial jurisdiction (ETJ). This area includes a mixture of industrial and general/heavy commercial uses along IH 35, vacant undeveloped property along SH 130 Toll, and a mix of residential uses along Inner Loop. Development trends continue to produce commercial and industrial properties along both IH-35 and SH 130 Toll in this area. The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the north, south, east and west are outlined in the table below: DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE North Agriculture (AG) Regional Center Undeveloped/vacant East Agriculture (AG) Regional Center Undeveloped/vacant South N/A (ETJ) Mixed Density Neighborhood Single-Family Residential West Industrial (IN), General Commercial (C-3) Regional Center Industrial Park, Commercial Vehicle Sales and Services, Fuel Sales (under review), vacant Page 72 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 4 of 13 Property History: The subject property was incorporated into the city limits in 2006 as part of a large area city-initiated annexation. At this time, it obtained its current zoning designation of Agriculture (AG), which is the default initial zoning upon annexation. Comprehensive Plan Guidance Future Land Use Map: The subject property falls within the Regional Center Land Use Designation. The Regional Center category is described in the 2030 Comprehensive Plan as developments that may be configured as major shopping centers, standalone big-box retailers, or large-scale mixed-use developments, as well as supporting flex office space and office/warehouse development. These developments are typically automobile oriented with convenient access from major transportation routes and highway interchanges, however internal pedestrian connectivity is maximized and includes opportunities for pedestrian activity. Well integrated residential developments, which encourage the interaction of residents and businesses, are appropriate and vertical mixed use encouraged. Other Master Plans: Due to its location along two (2) freeways (IH 35 and SH 130 Toll), the subject property is also located within the Highway Corridor, one of the Image Corridors adopted as part of the 2030 Plan Update. Highway corridors are located along the City’s major roadways with the highest traffic volumes and traffic speeds. Highway corridors include primarily auto-oriented, nonresidential development such as Industrial Park Single-Family Residential DUA: 18 or more Target Ratio: 75% nonresidential, 25% residential Primary Use: Large retailers Secondary Uses: Mixed use, high density residential, chain restaurants, specialty retailers, professional office, and civic uses Holt Cat Titan Costco PUD Contractor Services/Warehouse TOPE Page 73 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 5 of 13 commercial, retail, office, and mixed-use to capitalize on highway visibility and access; however, industrial development is not appropriate within these corridors without significant screening and performance standards. Highway corridors are the most visible to residents and visitors and project a positive image of Georgetown. Utilities The subject property is located within the City’s service area for water and wastewater. Additionally, it is located within the Pedernales Electric Cooperative (PEC) and City of Georgetown dual service area for electric. It is anticipated that there is adequate capacity to serve the subject property at this time. A Utility Evaluation may be required at time of Site Development Plan to determine capacity and any necessary utility improvements. Transportation The subject property is located south of the intersection of IH-35 and SH 130 Toll and obtains its access from both roadways. Freeways and Tollways are controlled access roadways that allow for the movement of traffic through and around the city. This classification includes interstate highways, state highways, tollways, and loops. Direct property access is limited as access is not the intended purpose of these facilities. Design characteristics of these facilities include multiple travel lanes, limited access points, high traffic volumes and high traffic speeds. When developed the subject property would also have the responsibility of extended or finishing (with a cul-de-sac or hammerhead) a local street stubbed out of the Crystal Knoll neighborhood to the south – Dogwood Drive. A Traffic Impact Analysis (TIA) will be required at time of Site Development Plan for any development Page 74 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 6 of 13 that generates more than two thousand (2,000) average daily trips based upon the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Proposed Zoning district The PUD is a special purpose zoning district intended to allow flexibility in planning and designing for unique or environmentally sensitive properties and that are to be developed in accordance with a common development scheme. PUD zoning is designed to accommodate various types of development, including multiple housing types, neighborhood and community retail, professional and administrative areas, industrial and business parks, and other uses or a combination thereof. A PUD may be used to permit new or innovative concepts in land use and standards not permitted by zoning or the standards of the Unified Development Code (UDC). The purpose of the proposed PUD is to provide an economic base job creator for the City by providing an area that permits highly intense commercial, office and service uses, as well as manufacturing, warehousing, distribution, and other industrial uses, with access two (2) major freeways: IH-35 and SH 130 Toll. Due to the mix of commercial, service, and industrial uses, this PUD a base district of Business Park (BP). The Business Park (BP) zoning district is intended to provide a location for office, research, and light industrial uses typically located as part of a large development. Larger parks often include commercial activities such as restaurants, banks, day care and similar uses that are intended to serve the on-site community and may include some limited high-density residential. To accommodate the orderly development of the uses proposed, protect the adjacent residential neighborhood to the south, and protect and enhance the highway image corridors of IH-35 and SH 130 Toll, the PUD further designates the property into three (3) development zones: 1. Zone A (General Commercial Zone). This zone comprises of a total of approximately 11.1487 acres and constitutes the front portion of the Property along IH-35 and SH 130 Toll roadways to be developed with general commercial and service uses, as well as supporting industrial uses. This zone extends a minimum 200-foot depth from the edge of the right-of-way. 2. Zone B (Business/Industrial Park Zone). The zone is approximately 66.694 acres and constitutes the middle portion of the Property to be developed with a mix of business and industrial uses. 3. Zone C (Use Restricted Zone). This zone is approximately 7.568 acres and constitutes the south 200 feet of the Property. No uses may be developed within this zone. Drive aisles, vehicle parking, outdoor recreation spaces, non-truck court paved areas, stormwater facilities, utility services, and other landscape and site features may occur within this zone. Buildings, use specific structures, outdoor display or storage, fleet vehicle parking, and truck courts shall be prohibited in this zone. Permitted uses in the proposed PUD district vary by zone. Within Zones A and B, uses permitted by right generally include emergency services station, community garden, food catering services, general office, event catering and equipment rental services, and small engine repair. Uses that may be permitted subject to additional site design standards include but are not limited to business or trade schools, micro-brewery, micro-winery or micro-distillery, general retail, personal services, office/warehouse and office/showroom, certain manufacturing and assembly uses, and certain Page 75 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 7 of 13 warehousing and distribution uses. Uses that may be permitted subject to a Special Use Permit (SUP) include heavy equipment repair and services, commercial vehicle sales and services, and general manufacturing and distribution uses (Zone A). Exhibit D of the PUD Development Plan (Exhibit 4) outlines the specific uses that may be permitted by right, with limitations and subject to approval of a Special Use Permit. No uses shall be permitted within Zone C. This PUD also includes additional zoning and development standards to accommodate the mix of uses, while maintaining a commercial corridor along the frontage roads, and mitigating the impact that the uses may have on the adjacent property. These standards include but not limited to: • Increased setbacks when property abuts a residential use, district, or subdivision. • Additional building design standards to ensure buildings are designed to replicate a commercial development, particularly when industrial uses are proposed within Zone A.  Location and emphasis of primary entrance.  Inclusion of architectural elements to primary and secondary entries.  Building articulation and inclusion of architectural elements to break the mass and scale of large buildings. • Limitations of warehousing and manufacturing uses along the front elevation of buildings located within Zone A (warehouse/storage and/or manufacturing portion of any building shall not exceed more than thirty-three percent (33%) of the front elevation). • Limitations and screening requirements of outdoor storage, particularly within Zone A. • Enhanced landscape buffer when abutting a residential use, district, or subdivision through the requirement of 100% evergreen trees and shrubs. • Restriction of access from/to Dogwood Dr. • Enhanced design for the stormwater ponds through the inclusion of concrete trickle channels and runoff control to match the rates in the drainage study and existing conveyance improvements for and within the subdivision to the south. The proposed PUD Development Plan is attached as Exhibit 4. Intergovernmental and Interdepartmental Review The proposed rezoning request was reviewed by all applicable City Departments to determine the appropriateness of the requested zoning on the subject property. Comments related to building design, uses to be permitted within Zone A, stormwater design to address drainage issues, enhanced landscape buffer along the south property line where it abuts a residential neighborhood, and preservation of a commercial corridor along IH 35 and SH 130 Toll. The Applicant revised their Development Plan and resubmitted along with a general Concept Plan. Approval Criteria Staff has reviewed the proposed rezoning request and has found that it complies with the criteria established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below: ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA 1. The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review Complies Page 76 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 8 of 13 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA and final action. An application must provide the necessary information to review and make a knowledgeable decision in order for staff to schedule an application for consideration by the Planning and Zoning Commission and City Council. This application was reviewed by staff and deemed to be complete. 2. The zoning change is consistent with the Comprehensive Plan. Partially Complies The following items were taking into consideration in reviewing this criterion: 1) Future Land Use Designation Character and Purpose The 2030 Comprehensive Plan designates this property as “Regional Center”. The Regional Center category is described in the 2030 Comprehensive Plan as developments which may be configured as major shopping centers, standalone big-box retailers, or large-scale mixed-use developments, as well as supporting flex office space and office/warehouse development. In addition, well integrated residential developments, which encourage the interaction of residents and businesses, are appropriate and vertical mixed use is encouraged. The proposed zoning district of Planned Unit Development (PUD) district with a base district of Business Park (BP) is generally consistent with the type of uses and intensity that is envisioned for this area by the Comprehensive Plan. The purpose of this PUD is to provide an economic base job creation district by providing an area that permits highly intense commercial, office, research and service uses, as well as manufacturing, warehousing, distribution, and related uses. Target Use Ratio This Regional Center area comprises approximately 206 acres and extends from the IH 35 and SH 130 Toll intersection to the north, to the 100-year FEMA floodplain located south of NE Inner Loop. Within this area, more than half is agriculture or unentitled land that is yet to be developed, including the subject property that comprises approximately 42% (85.734 acres) of the area. When looking at the recommended non-residential (75%) to residential (25%) ratio for the Regional Center category, the requested zoning district would bring the area closer to the ratio envisioned, as shown in the breakdown below: Regional Center Future Land Use Category Land Use Existing Conditions Proposed Conditions Acres Percentage Acres Percentage Non-Residential 53.83 26 139.56 68 Residential 11.7 6 11.7 6 Agriculture/Unentitled 140.56 68 54.82 27 Primary and secondary uses This PUD proposes a mix of non-residential uses that includes general retail, services, civic (educational), general office, office/warehouse, warehousing, distribution, manufacturing, and wholesale uses. While the proposed PUD allows for supporting service uses encouraged by the Regional Center, such as personal services, food establishments, general retail, and office/warehouse development to attract a separate set of users to the property, this PUD is also Page 77 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 9 of 13 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA meant to provide an area that can accommodate intense manufacturing, distribution, and other industrial activities beyond what has been envisioned for this area. Approximately 66.7 acres (or 78%) of the subject property is intended for light to heavy industrial uses, such as general manufacturing and assembly and general warehousing and distribution uses. This would increase the total amount of industrial property within this category from 19.73 acres (or 10%) to 86.43 acres (or 42%). 2) 2030 Plan Policies The subject property is located near the intersection of two freeways (SH 130 Toll and IH-35) that is primarily surrounded by large undeveloped tracts of land with multiple Future Land Use Designations. The areas around this major interchange are roughly 200 to 300 acres in size and have access to major thoroughfares that provide access to other parts of the city and greater region. Because of this, the intersection is surrounded by Future Land Use areas that predict high amounts of traffic and large scale intense commercial, office, industrial and other job-generating uses. As a part of the city where large numbers of employers and other commercial uses are expected secondary uses such as a high-density residential use should also be expected. Property that has already been through the zoning entitlement process in the FLU areas around this interchange have been designated for non-residential use – either in the Industrial (IN) or the General Commercial (C-3) district. The remaining unentitled and undeveloped areas are located along the frontage roads or surrounded by major commercial or industrial developments. Because of this, requests for a Zoning Map Amendment within this and surrounding areas should be looked at comprehensively to ensure a balance of land uses is maintained for this portion of the City (Land Use Policy LU.1). As these properties continue to be developed and entitled for non-residential uses, supporting residential uses envisioned for this area may be shifted to the adjacent land use categories and surrounding area. Page 78 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 10 of 13 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA Generally, the properties in this area that are unentitled are similar in physical characteristics. In this part of the city properties have remained in large tracts unsubdivided. These tracts generally are at least 50 acres in size – too large to develop with a single use. It should be expected and encouraged that these tracts should be developed in accordance with the 2030 Plan policies on transitions (Land Use Policy LU.1) to develop a transition of uses along these corridors that are supported by internal vehicular networks as property is subdivided. The two road frontages next to this property have been designated as Highway Image corridors in the 2030 Comprehensive Plan. The Highway image corridor envisions primarily auto-oriented, nonresidential development such as commercial, retail, office, and mixed-use to capitalize on highway visibility and access. Limited industrial use is encouraged, and when proposed, significant screening and performance standards should be provided. While the proposed PUD designates the areas along the road frontages as the general commercial zone (Zone A), the PUD allows for certain light industrial uses to be developed within this zone. Additional standards are proposed in the PUD to mitigate the impact that the industrial uses may have on the image corridor, such as screening and building architectural standards to maintain a commercial type of development. With the general commercial zone proposed along the roadways, the request would also strengthen Georgetown’s image and quality feel within enhanced gateways and commercial corridor (Land Use Policy LU.7). The proposed PUD request, should it be approved, would allow uses that support Georgetown’s target industries including advanced manufacturing, life sciences, and professional services, as Page 79 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 11 of 13 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA identified by the Target Industry Analysis (2017) (Land Use Policy LU.8). 3. The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City. Complies The proposed Planned Unit Development (PUD) district includes three zones: a general commercial zone along the roadways, business park/industrial zone in the middle, and a use restricted zone along the south portion of the property. The transition of commercial to industrial uses promotes orderly and healthful development of the City by providing a transition of uses from the freeways, while preserving the commercial character of these corridors. In addition, the standards of the proposed PUD district include minimum side and rear setbacks, and enhanced site and building design standards to mitigate the impact that uses within this zoning district may have on the abutting properties and protect against nuisances related to industrial type uses. An enhanced landscape bufferyard between the proposed uses and the abutting residential subdivision to the south is proposed, further providing a buffer between these uses. These requirements facilitate a design that mitigates the impact of industrial or commercial uses on adjacent property. 4. The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood. Complies The proposed general commercial and business park/industrial zones within this Planned Unit Development (PUD) district are consistent with the development pattern along IH 35 and SH 130; properties surrounding the subject property along these major roadways are also zoned for similar uses (General Commercial (C-3) and Industrial (IN)) and are envisioned for development of similar scale and use by the 2030 Comprehensive Plan. In addition, the proposed 200-foot use restricted zone along the south portion further mitigates the impact that the industrial uses may have on the residential neighborhood to the south. 5. The property to be rezoned is suitable for uses permitted by the District that would be applied by the proposed amendment. Complies The subject property is surrounded by major highways that provide access to other parts of the city and region, and may accommodate high volumes of traffic, typically see in regional commercial centers and industrial parks. In addition, the size of the subject property and areas of the proposed districts allow any uses permitted in these districts to be developed in conformance with the zoning district standards, to include parking, landscaping, bufferyard, setbacks, and impervious cover requirements. In addition to the rezoning criteria above, staff has reviewed the request and determined that the proposed request complies the criteria and objectives established in UDC Section 3.06.040 for a Planned Unit Development (PUD), as outlined below: PLANNED UNIT DEVELOPMENT (PUD) APPROVAL CRITERIA 1. A variety of housing types, employment opportunities, or commercial Complies Page 80 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 12 of 13 PLANNED UNIT DEVELOPMENT (PUD) APPROVAL CRITERIA services to achieve a balanced community. The purpose of this PUD is to provide an economic base job creator district by providing an area that permits highly intense commercial, office, research and service uses, as well as manufacturing, warehousing, distribution, and other industrial uses. To achieve this goal, this PUD allows by right or with limitations a mix of commercial, services and manufacturing uses to achieve a balanced community. No residential uses are proposed to be permitted within this PUD. 2. An orderly and creative arrangement of all land uses with respect to each other and to the entire community. Complies The proposed Planned Unit Development (PUD) request includes a general commercial zone along the freeways that permit uses consistent with the character that is envisioned for these corridors, UDC, as well as supporting industrial uses. The middle of the property proposes a business/industrial zone that permits a range of light to heavy industrial uses, as well as limited supporting commercial uses. To accommodate the mix of uses, this PUD includes additional building and site design standards to protect, enhance and maintain the commercial corridor along these roadways; provide a clear transition of the built form from the roadways to the south boundary of the subject property and between the zones (i.e., use of a main and secondary private drives); and enhanced landscape buffer where the property abuts residential use, district, or subdivision. In addition, to further mitigate the impact that the proposed industrial uses may have on the residential neighborhood to the south, a use restricted zone is proposed to be designated along the south 200 feet portion of the subject property. 3. A planned and integrated comprehensive transportation system providing for a separation of pedestrian and vehicular traffic, to include facilities such as roadways, bicycle ways, and pedestrian walkways. Does Not Comply The proposed Planned Unit Development (PUD) district is for a mix commercial and industrial park. No comprehensive transportation system is proposed. 4. The provisions of cultural or recreational facilities for all segments of the community. Does Not Comply The proposed Planned Unit Development (PUD) district is for a mix commercial and industrial park. No cultural or recreational facilities are proposed. 5. The location of general building envelopes to take maximum advantage of the natural and manmade environment. Partially Complies The submitted Conceptual Plan does not include the location of the specific buildings to be developed on the subject property. Location, size, and number of buildings will be determined by the end user at time of Site Development Plan, and thus at this time, staff may not determine if the location of the buildings will take advantage of the natural or manmade environment. However, it should be noted that the proposed Planned Unit Development (PUD) district includes zoning standards to regulate the placement of buildings on the property in relation to adjacent property, as well as in relation to private shared drives that may be provided throughput the project. These Page 81 of 309 Planning Department Staff Report 2020-10-PUD Northpark 130 Page 13 of 13 PLANNED UNIT DEVELOPMENT (PUD) APPROVAL CRITERIA standards include emphasis and architectural treatments on the primary and secondary entries, particularly for building proposed within the zone along the roadways (Zone A). 6. The staging of development in a manner which can be accommodated by the timely provision of public utilities, facilities, and services. Complies The proposed Planned Unit Development (PUD) does not include a phasing plan. It is staff’s understanding that “regional” facilities needed for the entire development, such as the stormwater improvements in the south portion of the property, will be constructed first. Based on the findings listed above the requested amendment to the City’s Zoning Map generally complies with the approval criteria for this type of amendment. The vision set by the Future Land Use for this Regional Center area supports the commercial and some industrial uses, as well as the zoning and site design standards that have been included in the proposed Planned Unit Development (PUD) district. However ,the amount of industrial being requested as part of this PUD, and the relatively small amount of commercial proposed, may point to a deviation from this vision and a contrast with existing development. Meetings Schedule February 16, 2021 – Planning and Zoning Commission February 23, 2021 – City Council First Reading of the Ordinance March 9, 2021 – City Council Second Reading of the Ordinance Public Notification As required by the Unified Development Code, all property owners and registered neighborhood associations within a 300-foot radius of the subject property were notified of the Zoning Map Amendment request (90 notices), a legal notice advertising the public hearing was placed in the Sun Newspaper (January 31, 2021) and signs were posted on-site. To date, staff has received 0 written comments in favor and in opposition to the request. Attachments Exhibit 1 – Location Map Exhibit 2 – Future Land Use Map Exhibit 3 – Zoning Map Exhibit 4 – PUD Development Plan Exhibit 5 – Letter of Intent Page 82 of 309 Location 2020-10-PUD Exhibit #1 CR 152 JEFFERSONLN N IH 3 5 N B CRYSTALKNOLLBLVD HICKORY T R E E D R DOGWOODDR CALADIU M DR NIH35SB LAKEWAYDR OSAGE CT N EIN N E R LO OPN AU S T I N A V E C A L A DIUMCT LAKEW A Y DR AZA L E A D R NE I N N ERLOOP BARBE R R Y D R DROVERS C V WISTERIA D R S H 1 3 0 NB S H 1 3 0 T O L L S B JASMINE T R L AI R P O R T R D AVIATION D R SH1 3 0 NB IRIS DR L A KE W A Y D R INDUSTR I A L P A R K C I R S H 1 3 0 S B L A K E W A Y D R ENTR266SB N IH 3 5 F W Y S B JUNIPERDR AS P E N T R L MA H O G A N Y L N OR A N G E T R E E L N STADIUM D R LA Z Y R D SUDDUTHDR N IH 3 5 N B ENT R 2 6 5 N B AIR P O R T R D E XI T 411 NB EXIT266NB EXIT 2 6 5 N B EVERGREENCIR EXIT 2 6 4 S B EXIT 2 6 2 S B NIH 35F WY NB E N T R 4 1 1 S B S H 1 3 0 TOL L NB 0 0.250.13 Miles ¯ Site Parcels City Limits Georgetown ETJ Page 83 of 309 Open Space Open Space Open Space Open Space Open Space Open Space Employment Center Employment Center Employment Center Institutional Mixed Density Neighborhood Neighborhood Parks and Recreation Parks and Recreation Regional Center CR 152 JEFFERSONLN N IH 3 5 N B CRYSTALKNOLLBLVD HICKORY T R E E D R DOGWOODDR CALADIU M DR NIH35SB LAKEWAYDR OSAGE CT N EIN N E R LO OP N AU S T I N A V E C A L A DIUMCT LAKEW A Y DR AZA L E A D R N E I NNERLOOP BARBE R R Y D R DROVERS C V WISTERIA D R S H 1 3 0 NBS H 1 3 0 T O L L S B JASMINE T R L AI R P O R T R D AVIATION D R SH1 3 0 NB IRIS DR L A KE W A Y D R INDUSTR I A L P A R K C I R S H 1 3 0 S B L A K E W A Y D R ENTR266SB NIH35F WYSB JUNIPERDR AS P E N T R L MA H O G A N Y L N OR A N G E T R E E L N STADIUM D R LA Z Y R D SUDDUTHDR N IH 3 5 N B ENT R 2 6 5 N B AIR P O R T R D E XI T 411 NB EXIT266NB EXIT 2 6 5 N B EVERGREENCIR EXIT 2 6 4 S B EXIT 2 6 2 S B N IH 3 5 F W Y N B E N T R 4 1 1 S B S H 1 3 0 TOL L NB FM 1 4 6 0 BOOTYSCROSSINGRD SUNCI T Y BLVD WIL LIA M S D R NAWGRIMESBLVD LEAND E R R D UNIVERSITYBLVD SAMHOUSTONAVE CHANDLERRD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE SU N R I S E R D CR 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BE L L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 ¯0 1,000500 Feet Future Land Use/ Overall Transportation Plan 2020-10-PUD Exhibit #2 Site Parcels City Limits Georgetown ETJ Future Land Use Community Center Employment Center Institutional Mining Mixed Density Neighborhood Neighborhood Open Space Parks and Recreation Regional Center Rural Residential Special Area Thoroughfare Existing Freeway Existing Major Arterial Existing Minor Arterial Existing Collector Proposed Freeway Proposed Major Arterial Proposed Minor Arterial Proposed Collector \Proposed Rail Page 84 of 309 RS RS RS MH MF-2 MF-2MF-2 MF-1 MF-1 IN IN IN IN IN IN IN IN IN IN IN IN C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 AG AG AG AG AG AG AG AG AG AG AG AG CR 152 JEFFERSONLN N IH 3 5 N B CRYSTALKNOLLBLVD HICKORY T R E E D R DOGWOODDR CALADIU M DR NIH35SB LAKEWAYDR OSAGE CT N E I N N E R L O O P N AU S T I N A V E C A L A DIUMCT LAKEW A Y DR AZA L E A D R N E INNER L OOP BARBE R R Y D R DROVERS CV WISTERIA D R S H 1 3 0 NBS H 1 3 0 T O L L S B JASMINE T R L AI R P O R T R D AVIATION D R SH1 3 0 NB IRIS DR L A KE W A Y D R INDUSTR I A L P A R K C I R S H 1 3 0 S B L A K E W A Y D R ENTR266SB NIH35F WYSB JUNIPERDR AS P E N T R L MA H O G A N Y L N OR A N G E T R E E L N STADIUM D R LA Z Y R D SUDDUTHDR N IH 3 5 N B ENT R 2 6 5 N B AIR P O R T R D E XI T 411 NB EXIT266NB EXIT 2 6 5 N B EVERGREENCIR EXIT 2 6 4 S B EXIT 2 6 2 S B N IH 3 5 F W Y N B E N T R 4 1 1 S B S H 1 3 0 TOL L NB FM 1 4 6 0 BOOTYSCROSSINGRD SUNCI T Y BLVD WILLIA M S D R NAWGRIMESBLVD LEAND E R R D RM2243 UNIVERSITYBLVD SAMHOUSTONAVE CHANDLERRD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE C R 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BEL L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 §¨¦35 ¯0 1,000500 Feet 2020-10-PUD Exhibit #3 Site PUD City Limits Courthouse View Overlay Old Town Overlay Historic Overlay Downtown Overlay SPO Overlay Gateway Overlay Parcels Georgetown ETJ Zoning AG -Agriculture BP - Business Park C-1 - Local Commercial C-3 - General Commercial CN - Neighborhood Commercial IN - Industrial MF-1 - Low-Density Multi-family MF-2 - High-Density Multi-family MH - Manufactured Housing MU-DT - Mixed-Use Downtown OF - Office PF - Public Facility RE - Residential Estate RL - Residential Low-Density RS - Residential Single-Family TF -Two-Family TH -Townhouse Zoning Page 85 of 309 Case Number 2020-10-PUD Page 1 of 9 EXHIBIT A Northpark130 Planned Unit Development Development Plan 2020-10-PUD A. PROPERTY The Northpark130 Planned Unit Development (PUD) district is located at 2250 IH 35 N, Georgetown, TX 78626 (R038764), 2550 IH 35 N, Georgetown, TX 78626 (R038763 & R038783), and IH 35 N, Georgetown, TX 78626 (R462001, R442836 & R442837), and encompasses an approximately 85.734 acre parcel of land situated in the David Wright Survey, Abstract No. 13, and the John Berry Survey, Abstract No. 51, Williamson County, Texas; said tract being part of that certain tract of land described as “Second” in Partition Deed between Bohous Wittera and wife Amelia Wittera, and J.C. Psencik and wife Agnes S. Psencik recorded in Volume 357, Page 268 of the Deed Records of Williamson County, Texas; part of that certain tract of land described in Deed to Amelia Wittera and husband, Bohous Wittera, Miloslav Psencik and wife, Martha Psencik, and Lydia Ann Davis and husband, Arthur Davis (hereinafter referred to as Wittera et al tract) recorded in Volume 472, Page 133 of the Deed Records of Williamson County, Texas; said tract also being all of that certain tract of land described in Warranty Deed to Ruth Ann Sudduth recorded in Instrument No. 2011069151 of the Official Public Records of Williamson County, Texas; all of that land described in Warranty Deed to Linda Wittera Vise recorded in Instrument No. 2011069152 of said Official Public Records; and all of that certain tract of land described in Deed to Ruth Ann Maxey recorded in Volume 689, Page 807 of said Deed Records of Williamson County, and described by metes and bounds in Exhibit B, herein defined as the “Property”. B. PURPOSE The proposed Northpark130 Planned Unit Development (PUD) district will serve the growing demand for economic based regional and national businesses needing to take advantage of direct access to the Interstate and Highway systems. The Northpark 130 PUD will ultimately be an economic base job creator for the City of Georgetown, thus providing the opportunity for residents to live, work, and play in the City of Georgetown. The industrial aspects of this project will create a vibrant and diverse economy and minimize the workday exodus to Austin and other surrounding communities. The commercial aspects of this project will not only create jobs, but provide important service and retail opportunities for residents, while also enhancing the City’s tax base and reducing retail leakage to neighboring communities. Overall, the project’s goal is to keep more residents working and spending money in the City of Georgetown. The proposed zone change to a Planned Unit Development will allow suitable industrial and commercial uses, while also protecting the character of the City of Georgetown. The Property is located within an area that serves as an important northern entry point to the City of Page 86 of 309 Case Number 2020-10-PUD Page 2 of 9 Georgetown and certain elements have been included in this PUD to respect and maintain the integrity of the area. Due to the Property’s location adjacent to both an interstate and single-family residential neighborhood, careful standards have been considered to appropriately transition the project between the two vastly different uses. The PUD will implement standards that both promote the look and feel of the frontage, while providing appropriate buffering to the neighborhood adjacent to the Property. Specifically, these standards include significant design enhancements along the Interstate and Highway frontages, and a 200-foot use restricted area adjacent to the Crystal Knoll Terrace neighborhood along the back of the Property. These standards will enhance the area and protect the health, safety, and general welfare of the City, and the safe, orderly, and healthful development of the City. The Property is designated as a Regional Center by the 2030 Comprehensive Plan, and as a result allows commercial uses along the IH-35 and S.H. 130 Toll frontages to create a more robust economic ecosystem in line with the goals of the Regional Center designation. To accomplish this vision, this PUD is proposed with a base district of Business Park, which is described in the Georgetown, TX Unified Development Code as such: “The Business Park District (BP) is intended to provide a location for office, research, and light industrial uses typically located as part of a large development. The BP District may be appropriate adjacent to residential areas, provided that there is adequate buffering and pedestrian and vehicular access to the residential area for workers in the business park….” This PUD serves to augment and/or modify the standards for development outlined in the City’s Unified Development Code (UDC) in order to implement the vision for the Property and insure a cohesive, quality development not otherwise anticipated by the underlying base zoning district. In accordance with UDC Section 4.06.010.C “Development Plan Required”, this Development Plan titled Exhibit A is a summary of the development and design standards for the property. C. APPLICABILITY AND BASE ZONING In accordance with UDC Section 4.06.010.A “Compatibility with Base Zoning District”, all development of the property shall conform to the base zoning district of the Business Park (BP) district . Except for those requirements specifically deviated by this Development Plan, all development standards established in the most current version of the UDC at time of development shall be applicable, including amendments or ordinances adopted after the date of this PUD. In the case that this Development Plan does not address a specific item, the City of Georgetown UDC and any other applicable Ordinances shall apply. In the event of a conflict between the regulations of this PUD and the regulations of the base zoning district, the PUD shall control. Page 87 of 309 Case Number 2020-10-PUD Page 3 of 9 D. CONCEPTUAL LAND PLAN A Conceptual Land Plan has been attached to this Development Plan as Exhibit C to illustrate the land uses and design intent for the Property by designating the property into three (3) different zones: • Zone A (General Commercial Zone). This zone comprises of a total of approximately 11.1487 acres and constitutes the front portion of the Property along IH-35 and SH 130 Toll roadways to be developed with general commercial and service uses, as well as supporting industrial uses. This zone extends a minimum 200-foot depth from the edge of the right-of-way. • Zone B (Business/Industrial Park Zone). The zone is approximately 66.694 acres and constitutes the middle portion of the Property to be developed with a mix of business and industrial uses. • Zone C (Use Restricted Zone). This zone is approximately 7.568 acres and constitutes the south 200 feet of the Property. No uses may be developed within this zone. Drive aisles, vehicle parking, outdoor recreation spaces, non-truck court paved areas, stormwater facilities, utility services, and other landscape and site features may occur within this zone. Buildings, use specific structures, outdoor display or storage, fleet vehicle parking, and truck courts shall be prohibited in this zone. The Conceptual Land Plan is intended to serve as a guide to illustrate the general vision and design concepts and is not intended to serve as a final document. As such, the proposed building and parking configurations are subject to refinement at time of Site Plan review. Approval of this PUD, Development Plan, and Conceptual Land Plan does not constitute approval of a Site Plan per Section 3.09 of the UDC. E. LAND USES The proposed uses for the Property include a mix of industrial uses with supporting general commercial, office, services and other similar uses. Exhibit D includes a list of permitted and prohibited uses within Zones A and B as described below. All uses are prohibited within Zone C. 1. Uses Permitted by Right (“P”). 2. Uses Permitted with Limitations (“L”). These uses may be permitted provided that it meets additional standards referenced in the far right "Note" column of the table 3. Uses Permitted with Special Use Permit (“S”). These uses may be permitted subject to approval of a Special Use Permit by the City Council. Uses that require a Special Use Permit must also comply with the additional standards referenced in the far right "Note" column of the table; and 4. Prohibited Uses (“—“). Page 88 of 309 Case Number 2020-10-PUD Page 4 of 9 F. DESIGN STANDARDS 1. Density. The Property shall have a maximum Floor to Area Ratio (FAR) of 0.5. 2. Dimensional Standards. The setbacks on the Property shall be as follows: a. Front/Street Setback – 25 feet minimum b. Side Setback – 10 feet minimum c. Side Setback to Residential District or a single-family home in the extraterritorial jurisdiction (ETJ) that is platted or planned for residential use on the Future Land Use Map – 20 feet minimum d. Rear Setback – 10 feet minimum e. Rear Setback to Residential District or a single-family home in the ETJ that is platted or planned for residential use on the Future Land Use Map – 30 feet minimum 3. Building Height. The maximum building height on the Property shall be 60 feet. 4. Architectural and Building Design Standards. The Architectural and Building design standards shall be in accordance with the requirements set forth in Section 7.03 of the UDC in addition to the following requirements: a. Buildings within Zone A shall comply with the following requirements: i. Primary Entry. • Primary entry shall incorporate at least two (2) or more of the following: Recessed, projection, parapets, raised corniced parapet over entry, canopy, portico, arched, peaked roof with arcade, integral planters or wingwalls with benches. • Buildings adjacent to a public road or private access easement, if one is proposed on the site plan application, shall place the primary entry to face the public road and private access easement. When no private access easement is provided, the Primary entry shall be placed along the public road. ii. Secondary Entries. A Secondary Entry shall incorporate at least one or more of the features listed in subsection 4.a above. b. Building elevations in Zone A that face an adjacent residential zoning district or a single-family home in the extraterritorial jurisdiction (ETJ) that is platted or planned for residential use on the Future Land Use Map shall comply with the building articulation and architectural feature requirements of the UDC. c. Building elevations in Zone B that face an adjacent residential zoning district or a single family home in the extraterritorial jurisdiction (ETJ) that is platted or planned for residential use on the Future Land Use Map or a public street shall comply with the following standards: Page 89 of 309 Case Number 2020-10-PUD Page 5 of 9 i. Principal entry shall incorporate at least two or more of the following: Recessed, projection, parapets, raised corniced parapet over entry, canopy, portico, arched, peaked roof with arcade, integral planters or wingwalls with benches. ii. All other entries (not including fire access doors) shall incorporate at least one or more of the features listed in subsection 4.c.i. above. iii. Building Articulation (on any non-dock door side of the building) 1. Horizontal Articulation (Footprint) a. Primary entry corner areas of the building, defined as the area within 40 feet from the actual corner, shall include horizontal articulation with a perpendicular offset of at least 3 feet. b. Excluding the Primary entry corner areas, no building wall shall extend laterally for a distance greater than 135 feet without a perpendicular offset of at least 3 feet. c. The perpendicular offset shall extend laterally for a distance of at least 25 feet. d. The perpendicular and lateral offset(s) may be divided and distributed throughout the length of the wall if the applicant demonstrates, to the satisfaction of the Director, that the intent of this section has been met. e. Building elevations shall not have blank, uninterrupted wall lengths exceeding 50 feet without including at least two (2) of the following: change in texture pattern, windows/openings, trellis with vines, rustification/reveals, plantar boxes, sun shades/canopies, panel finishing, or an equivalent element that subdivides the wall into human scale proportions. 2. Vertical Articulation (Elevation) a. Primary entry corner areas of the building, defined as the area within 40 feet from the actual corner, shall include vertical articulation with a perpendicular offset of at least 3 feet Page 90 of 309 Case Number 2020-10-PUD Page 6 of 9 b. No building wall shall extend laterally for a distance greater than 100 feet without a change in vertical elevation of at least 3 feet. c. The change in elevation shall extend laterally for a distance of at least 25 feet. d. The vertical change in elevation may be divided and distributed throughout the length of the wall if the applicant demonstrates, the satisfaction of the Director, that the intent of this section has been met. iv. Articulation (on any dock door side of the building) 1. Horizontal Articulation (Footprint) a. No building wall shall extend laterally for a distance greater than 100 feet without a perpendicular offset of a minimum of 2 feet. b. The perpendicular offset shall extend laterally for a minimum distance of 12.5 feet. c. The perpendicular and lateral offset(s) may be divided and distributed throughout the length of the wall if the applicant demonstrates, to the satisfaction of the Director, that the intent of this section has been met. 2. Vertical Articulation (Elevation) a. No building wall shall extend laterally for a distance greater than 100 feet without a change in vertical elevation of a minimum of 2 feet. b. The change in elevation shall extend laterally for a minimum distance of 12.5 feet. c. The vertical change in elevation may be divided and distributed throughout the length of the wall if the applicant demonstrates, the satisfaction of the Director, that the intent of this section has been met. 5. Exterior Lighting. Exterior Lighting on the Property and its buildings shall comply with the requirements set forth in Section 7.04 of the UDC, in addition to the following requirements: a. Residential-style lighting fixtures shall be prohibited. Page 91 of 309 Case Number 2020-10-PUD Page 7 of 9 b. The level of illumination shall not exceed 0.5-foot candles at the rear property line where it abuts a residential neighborhood. c. In Zone C, lighting fixtures affixed to poles shall not exceed 15 feet in height. 6. Additional Site Design Standards. The following additional site design standards shall apply to Zone A: a. The site features listed below shall be prohibited within the front yard, as defined in UDC Section 16.02: i. Waste receptacles ii. Mechanical and other similar equipment iii. Outdoor storage, limited or general b. Loading docks and service bays shall be located along the side or rear building elevations; shall not face an adjacent public road, Residential District or a single-family home in the ETJ that is platted or planned for residential use on the Future Land Use Map; and shall be screened from all adjacent public roads and property. c. The warehouse/storage and/or manufacturing portion of any building that includes warehouse/storage and/or manufacturing space shall not exceed more than thirty-three percent (33%) of the building elevation facing a public road. An Administrative Exception may be requested to allow more than thirty-three percent (33%) of the building elevation for warehouse/storage and/or manufacturing using the process detailed in UDC Section 3.16, Administrative Exception. G. PARKING. 1. Parking on the Property shall be in conformance with Chapter 9 of the UDC except as otherwise stated in this Development Plan. 2. Other required development features shall take precedence over parking areas provided above the required minimum parking requirements. H. VEHICULAR ACCESS AND CIRCULATION 1. Transportation Impact Analysis (TIA). A Traffic Impact Analysis shall be submitted for the ultimate development potential of the Property prior to submission of a Subdivision Plat or Site Development Plan, whichever comes first. 2. Driveway Access. Access to/from Dogwood Drive shall be prohibited. A Subdivision Variance to deviate from the extension of a street stub requirement of UDC Section 12.03 may be requested in accordance with UDC Section 3.22. Page 92 of 309 Case Number 2020-10-PUD Page 8 of 9 I. TREE PRESERVATION Tree Preservation on the Property shall be in conformance with Chapter 8 of the Unified Development Code unless otherwise stated in this Development Plan. The existing, vegetation located along the edges of the Property act as an important buffer between the Crystal Knoll Terrace Neighborhood and future development on the Property. This existing vegetation shall be preserved as much as possible in accordance with the UDC, and may be used to meet the landscape buffer requirement of Section J below. Limits of tree preservation to be further defined after review of existing tree species along residential boundary by City of Georgetown at time of Site Development Plan approval. J. LANDSCAPE AND BUFFER REQUIREMENTS Landscaping on the Property shall be in conformance with Chapter 8 of the UDC, in addition to the following requirements: 1. A High Level Bufferyard (minimum of 30 feet) shall be provided where the Property abuts a residential zoning district or residential subdivision or use within the extraterritorial jurisdiction (ETJ). Along the south property line, the 30-foot buffer may be located between 6 inches above the 100-year water surface elevation of the drainage and water quality ponds and the south property line. 2. A 6-foot-tall 3:1 max sloping berm, located south of the water quality pond and north of the existing vegetation along the south property line, may be substituted for the 6-foot-tall masonry wall requirement (Exhibit E). If a berm is used, the following additional standards shall apply: a. A solid line of evergreen shrubs shall be planted on top of the berm. b. Evergreen shrubs shall reach an average mature height of four (4) to six (6) feet or greater. 3. All required trees per the UDC that are proposed within the High Level Bufferyard shall be evergreen trees and shall reach an average mature height of 20 feet or greater. 4. Required evergreen trees shall be a minimum of seven (7) feet tall at time of planting. 5. Parking Lot landscape in Zone A shall also include a screening shrub row for any parking spaces that face IH-35 and SH-130 to screen vehicles from the right of way. Screening shrubs shall be spaced a maximum of three feet on center, shall be a minimum of 30 inches in height at installation, and shall be capable of reaching a minimum height of three feet within 18 months of planting. At least 30 percent of the shrubs planted shall be flowering shrubs or perennial plants and shall be on the approved planting list. Page 93 of 309 Case Number 2020-10-PUD Page 9 of 9 K. SIGNAGE Signage on the Property shall be in conformance with Chapter 10 of the Unified Development Code unless otherwise stated in this Development Plan or in a Master Sign Plan for the Property. L. IMPERVIOUS COVERAGE Impervious coverage on the Property shall be in conformance with Section 11.02 of the Unified Development Code unless otherwise stated in this Development Plan. Strategies mentioned in UDC Section 11.02.020, Waiver of Impervious Cover Limitations, may be requested in accordance with this section of the UDC. M. STORMWATER Stormwater management on the Property shall be in conformance with Section 1.13 and Chapter 11 of the Unified Development Code unless otherwise stated in this Development Plan, in addition to the following requirements: 1. The proposed detention pond along the southern edge of the Property shall include concrete trickle channels to increase positive drainage in the proposed ponds. 2. The runoff from the detention pond shall be controlled to match the rates defined in the drainage study and existing conveyance improvements for and within the subdivision to the south. 3. Proposed parking areas in the development shall employ the methods described in Sec. 11.02.020.A.2 and Sec. 11.02.020.A.4 to improve the water quality of the runoff from the parking areas. See attached Exhibit E for possible strategies to accomplish this requirement. O. PUD MODIFICATIONS In conformance with Section 4.06.010.D.3 of the UDC, modifications to this Development Plan shall require City Council approval of an amendment to this PUD processed pursuant to Section 3.06 of the UDC, except, where the Director of Planning determines such modifications to be minor, the Director may authorize such modifications. Minor modifications may include changes to building sizes or locations providing those modifications conform to the general intent of this PUD, uses authorized by this PUD, or to applicable provisions of the UDC and any other applicable regulations. Q. LIST OF EXHIBITS Exhibit A – PUD Development Plan Exhibit B – Legal Description Exhibit C - Conceptual Land Plan Exhibit D – Permitted Uses Table Exhibit E – Landscaping Concepts and Strategies Page 94 of 309 85.734 Acre Tract David Wright Survey, Abstract No. 13 John Berry Survey, Abstract No. 51 City of Georgetown, Williamson County, Texas Page 1 of 5 DESCRIPTION of a 85.734 acre parcel of land situated in the David Wright Survey, Abstract No. 13, and the John Berry Survey, Abstract No. 51, Williamson County, Texas; said tract being part of that certain tract of land described as “Second” in Partition Deed between Bohous Wittera and wife Amelia Wittera, and J.C. Psencik and wife Agnes S. Psencik recorded in Volume 357, Page 268 of the Deed Records of Williamson County, Texas; part of that certain tract of land described in Deed to Amelia Wittera and husband, Bohous Wittera, Miloslav Psencik and wife, Martha Psencik, and Lydia Ann Davis and husband, Arthur Davis (hereinafter referred to as Wittera et al tract) recorded in Volume 472, Page 133 of the Deed Records of Williamson County, Texas; said tract also being all of that certain tract of land described in Warranty Deed to Ruth Ann Sudduth recorded in Instrument No. 2011069151 of the Official Public Records of Williamson County, Texas; all of that land described in Warranty Deed to Linda Wittera Vise recorded in Instrument No. 2011069152 of said Official Public Records; and all of that certain tract of land described in Deed to Ruth Ann Maxey recorded in Volume 689, Page 807 of said Deed Records; said 85.734 acre parcel being more fully described as follows (Bearing system for this survey is based on the State Plane Coordinate System, North American Datum of 1983 (2011), Texas Central Zone 4203. Distances reported have been scaled by applying the Williamson County TXDoT surface adjustment factor of 1.00012000: BEGINNING, at a 5/8-inch iron rod found for corner at the northeast corner of Lot 1, Block A, Vanguard, an addition to the City of Georgetown, Texas according to the plat recorded in Instrument Number 2019058143 of said Official Public Records; said point being the southeast corner of that certain tract of land described as Tract 2 in Assumption General Warranty Deed to Offspring Capital Investment, LLC, recorded in Instrument No. 20130574374 of said Official Public Records, and in the west line of said Ruth Ann Sudduth tract; THENCE, North 20 degrees, 33 minutes, 32 seconds West, along the east line of said Tract 2, and the said west line of Ruth Ann Sudduth tract, a distance of 305.67 feet to a 5/8-inch iron rod bent found for corner in the west line of said Tract 2; said point being an ell corner of said Ruth Ann Sudduth tract and the southwest corner of said Ruth Ann Maxey tract; THENCE, North 20 degrees, 57 minutes, 59 seconds West, along the east line of said Tract 2 and the west line of said Ruth Ann Maxey tract, a distance of 417.60 feet to a point for corner in the southeast right-of-way line of Interstate Highway 35 (a variable width right-of-way); said point being the northwest corner of said Ruth Ann Maxey tract and the northeast corner of said tract 2; from said point a 5/8-inch iron rod found bears South 30 degrees, 40 Minutes West, a distance of 1.2 feet; THENCE, along the said southeast line of Interstate 35, the following two (2) calls: North 26 degrees, 44 minutes, 16 seconds East, along the northwest line of said Ruth Ann Maxey Tract, at a distance of 143.45 feet passing the northeast corner of said Ruth Ann Maxey tract and the northwest corner of said Ruth Ann Sudduth tract, continuing along the northwest line of said Ruth Ann Sudduth tract, at a distance of 350.61 feet passing the northeast corner of said Ruth Ann Sudduth tract and the northwest corner of said Linda Wittera Vise tract, continuing along the northwest line of said Linda Wittera Vise tract in all a total distance of 368.76 feet to a point for corner in the said southeast corner of said Interstate 35; from said point a 3/8-inch iron rod found bent found bears North 28 degrees, 29 Minutes West, a distance of 0.4 feet, and a 3/8-inch iron rod found bears North 06 Page 95 of 309 85.734 Acre Tract (Continued) Page 2 of 5 Degrees, 32 Minutes, a distance of 0.6 feet; said point also being the beginning of a non- tangent curve to the left; Continuing along the said northwest line of Linda Wittera Vise tract and along said curve to the left, having a central angle of 04 degrees, 45 minutes, 59 seconds , a radius of 11,509.20 feet, a chord bearing and distance of North 24 degrees, 21 minutes, 50 seconds East, 957.19 feet, at an arc length of 304.70 feet passing the northeast corner of said Linda Wittera Vise tract, continuing along the said southeast line of Interstate 35 in all a total arc distance of 957.47 feet to a 1/2-inch iron rod found at the end of said curve; said point being the westernmost southwest corner of that certain tract of land described in Warranty Deed to I35 & I30 Investment, Ltd., recorded in Instrument No. 2008075406 of said Official Public Records; THENCE, North 83 degrees, 49 minutes, 09 seconds East, departing the said northwest line of Interstate 35, along a southwest line of said I35 & I30 Investment tract, at a distance of 121.21 feet passing a southeast line of said “Second” and a northwest line of said Wittera et al tract, continuing along said southwest line of I35 & I30 Investment tract a total distance of 207.64 feet to a 1/2-inch iron rod bent found for corner; THENCE, South 17 degrees, 39 minutes, 36 seconds East, departing said southwest line of said I35 & I30 Investment tract, and along a southwest line of said I35 & I30 Investment tract, a distance of 449.04 feet to a 1/2-inch iron rod found for corner; said corner being the southwest corner of said I35 & I30 Investment tract; THENCE, North 68 degrees, 43 minutes, 10 seconds East, along a southeast line of said I35 & I30 Investment tract, a distance of 651.53 feet to a point for corner; said point being an ell corner of said Wittera et al tract, a southeast corner of said I35 & I30 Investment tract, and a southwest corner of that certain tract of land described in General Warranty Deed to Texas Heritage Venture, Ltd., recorded in Instrument No. 2013089232 of said Official Public Records; THENCE, North 69 degrees, 29 minutes, 15 seconds East, along a northwest line of said Wittera et al tract and a southeast line of said Texas Heritage Venture tract, a distance of 208.29 feet to a 3/8-inch iron rod found for corner in the north line of said Wittera et al tract; said point being in the southwest right-of-way line of State Highway 130 (a variable width right-of-way) and the southeast corner of said Texas Heritage Venture tract; THENCE, South 36 degrees, 12 minutes, 27 seconds East, departing the said northwest line of Wittera et al tract, and along the said southwest line of State Highway 130, a distance of 382.27 feet to a 1/2-inch iron rod with “TLS” stamped found for corner in the said southwest line of State Highway 130, said point being in the southeast line of said Wittera et al tract and a northeast corner of that certain tract of land described in Final Order No. 05-0069-CP1 in County Court at Law Number 1, Williamson County, Texas to Thomas Stipanovic, and Steve Pena, as named custodian on behalf of Karsen Stipanovic and Karli Stipanovic (hereinafter referred to as Stipanovic et al tract); THENCE, South 68 degrees, 33 minutes, 42 seconds West, along the said southeast line of Wittera et al tract and the northwest line of said Stipanovic et al tract, a distance of 443.79 feet to a 1/2-inch iron rod with “TLS” stamped found for corner; said point being a reentrant corner of said Wittera et al tract and a northwest corner of said Stipanovic et al tract; Page 96 of 309 85.734 Acre Tract (Continued) Page 3 of 5 THENCE, South 20 degrees, 57 minutes, 04 seconds East, along a northeast line of said Wittera et al tract and the southwest line of said Stipanovic et al tract, a distance of 1,735.37 feet to a 1/2- inch iron rod found for corner; said point being the southeast corner of said Wittera et al tract, the southwest corner of said Stipanovic et al tract, and in the northwest line of Block B, Crystal Knoll Terrace Unit Three, an addition to the City of Georgetown, Texas according to the plat recorded in Cabinet S, Slide 131 of the Plat Records of Williamson County, Texas; THENCE, South 68 degrees, 22 minutes, 01 seconds West, along the said northwest line of Block B and the southeast line of said Wittera et al tract, at a distance of 504.17' passing the southwest corner of said Wittera et al tract and the southeast corner of said “Second”, continuing along the southeast line of said “Second” and the said northwest line of Block B in all a total distance of 721.70 feet to a 5/8-inch iron rod found for corner in the said northwest line of Block B; THENCE, South 69 degrees, 41 minutes, 01 seconds West, along the southeast line of said “Second” and the northwest line of Block B, at a distance of 426.32 passing the southeast corner of said Linda Wittera Vise tract, continuing along the southeast line of said Linda Wittera Vise tract and the said northwest line of Block B, at a distance of 438.94 feet passing the northwest corner of Block B and the northeast corner of Dogwood Drive (a 50-foot wide right-of-way), continuing along the northwest line of said Dogwood Drive and the said southeast line of Linda Wittera Vise tract, at a distance of 488.95 feet passing the northwest corner of said Dogwood Drive and the northeast corner of Block E of said Crystal Knoll Terrace Unit Four, continuing along the said southeast line of Linda Wittera Vise tract and the northwest line of said Block E in all a total distance of 563.96 feet to a point for corner in the said southeast line of Linda Wittera Vise tract and in the northwest line of said Block E; THENCE, South 69 degrees, 41 minutes, 15 seconds West, continuing along the said southeast line of Linda Wittera Vise tract and the northwest line of said Block E, at a distance of 66.05 feet passing the northwest corner of said Block E, Crystal Knoll Terrace Unit Three and the northeast corner of Block E, Crystal Knoll Terrace Unit Four, an addition to the City of Georgetown, Texas according to the plat recorded in Cabinet W, Slide 258 of said Plat Records, continuing along the southeast line of said Linda Wittera Vise tract and the northwest line of said second referenced Block E, at a distance of 94.89 feet passing the southwest corner of said Linda Wittera Vise tract and the southeast corner of said Ruth Ann Sudduth tract, continuing along the southeast line of said Ruth Ann Sudduth tract and the northwest line of said second referenced Block E in all a total distance of 359.83 feet to a point for corner; said point being a reentrant corner of said second referenced Block E and being the southernmost southwest corner of said Ruth Ann Sudduth tract; THENCE, North 44 degrees, 39 minutes, 45 seconds West, along a northeast line of said second referenced Block E and the southwest line of said Ruth Ann Sudduth tract, a distance of 7.52 feet to a point for corner; said point being the northernmost corner of said Ruth Ann Sudduth tract, an ell corner of said second referenced Block E, and the southeast corner of Industrial Park North, an addition to the City of Georgetown, Texas according to the plat recorded in Cabinet C, Slide 75 of said Plat records THENCE, North 20 degrees, 51 minutes, 38 seconds West, along the northeast line of said Industrial Park North and the southwest line of said Ruth Ann Sudduth tract, a distance of 668.88 feet to a 5/8-inch iron rod found for corner in the southwest line of said Ruth Ann Sudduth tract; said point being the northeast corner of said Industrial Park North and the southeast corner of said Lot 1, Block A Page 97 of 309 85.734 Acre Tract (Continued) Page 4 of 5 THENCE, North 20 degrees, 50 minutes, 59 seconds West, along the southwest line of said Ruth Ann Sudduth tract and the northeast line of said Lot 1, Block A, a distance of 284.99 feet to the POINT OF BEGINNING; CONTAINING: 3,734,570 square feet or 85.734 acres of land, more or less. (A survey plat of even survey date herewith accompanies this description.) The undersigned, Registered Professional Land Surveyor, hereby certifies that the foregoing description accurately sets out the metes and bounds of the tract described. ________________________________________ Jonathan E. Cooper Date Registered Professional Land Surveyor No. 5369 Pacheco Koch Consulting Engineers, Inc. 7557 Rambler Road, Suite 1400, Dallas TX 75231 (972) 235-3031 TX Reg. Surveying Firm LS-10008000 4670-20.477AS-zoning.doc 4670-20.477-zoning exh.dwg mww 09-24-2020 Page 98 of 309 Page 99 of 309 Page 100 of 309 Page 101 of 309 Exhibit D - Permitted Uses Table Specific Use Zone A Zone B Notes Single-family, Detached — — Single-family, Attached — — Two-family — — Townhouse — — Multifamily, Detached Dwelling Units — — Multifamily, Attached Dwelling Units — — Manufactured Housing — — Manufactured Housing Park — — Accessory Dwelling Unit — — Second Dwelling Unit — — Upper-story Residential — — Home-Based Business — — Group Home (6 residents or less) — — Group Home (7 to 15 residents) — — Group Home (16 residents or more) — — Assisted Living P — Nursing or Convalescent Home P — Hospice Facility P — Orphanage — — Student Housing — — Rooming or Boarding House — — Halfway House — — School, Elementary L — UDC Sec 5.03.020.A School, Middle L — UDC Sec 5.03.020.A School, High L — UDC Sec 5.03.020.A School, College or University L — UDC Sec 5.03.020.A School, Boarding — — School, Business or Trade L L UDC Sec 5.03.020.A Day Care, Family Home — — Day Care, Group L — UDC Sec 5.03.020.B Day Care, Commercial L — UDC Sec 5.03.020.B Activity Center, Youth or Senior L — UDC Sec 5.03.020.A Animal Shelter — — Community Center L — UDC Sec 5.03.020.A Correctional Facility — — Emergency Services Station P P Section 5.02.010 & 020 Section 5.03.010 & 020 Household Living Group Living Educational and Day Care Facilities Government and Community Facilities Page 102 of 309 Specific Use Zone A Zone B Notes Government or Postal Office P P Library or Museum P — Social Service Facility P — Hospital P S Hospital, Psychiatric S S Substance Abuse Treatment Facility S — Blood or Plasma Center P — Religious Assembly Facilities L L UDC Sec 5.03.020.A Religious Assembly Facilities with Columbaria L L UDC Sec 5.03.020.A & D Nature Preserve or Community Garden P P Neighborhood Amenity, Activity, or Recreation Center L UDC Sec 5.03.020.A Public Park, Neighborhood L L UDC Sec 5.03.020.A Public Park, Regional L — UDC Sec 5.03.020.A Golf Course — — Cemetery, Columbaria, Mausoleum or Memorial Park S — UDC Sec 5.03.020.A Bed and Breakfast — — Bed and Breakfast with Events — — Inn P — Hotel, Boutique P — Hotel, Full Service P L UDC Sec 5.04.020.D Hotel, Limited Service P L UDC Sec 5.04.020.D Hotel, Extended Stay P L UDC Sec 5.04.020.D Motel — — Campground or RV Park — — Restaurant, General P L 1 Restaurant, Drive-through P L 1 Bar, Tavern or Pub L L UDC Sec 5.04.020.F Micro Brewery, Micro Winery, or Micro Distillery L L UDC Sec 5.04.020.G Food Catering Services P P Permanent Mobile or Outdoor Food Vendor S S Live Music or Entertainment L — 2 Dance Hall or Nightclub L — UDC Sec 5.04.020.F Theater, Movie or Live P — Entertainment and Recreation Section 5.04.010 & 020 Overnight Accommodations Medical and Institutional Facilities Places of Worship Parks and Open Spaces Food and Beverage Establishments Page 103 of 309 Specific Use Zone A Zone B Notes Membership Club or Lodge P — Sexually Oriented Business — — Major Event Entertainment S — Event Facility L — 2 Athletic Facility, Indoor or Outdoor L P 2 Commercial Recreation L — 2 Driving Range — — Firing Range, Indoor S — Firing Range, Outdoor — — Home Health Care Services P P Medical or Dental Office P — Medical or Dental Clinic P — Urgent Care Facility P — General Office P P Integrated Office Center P P Data Center L P 4 General Retail P L 1 Agricultural Sales P — Landscape Supply Sales/Garden Center P — Farmer's Market P — Flea Market — Artisan Studio and Gallery P — Personal Services P L 1 Personal Services, Restricted P — Dry Cleaning Service, Drop-off Only P L 1 Laundromat P — Printing, Mailing and Reproduction Services P L 1 Fitness Center P L 1 Banking and Financial Services P — Consumer Repair P — Small Engine Repair P P Funeral Home P — Kennel L — 3 Veterinary Clinic, Indoor Pens Only P — Veterinary Clinic, Indoor or Outdoor Pens — — Self Storage, Indoor S — Self Storage, Outdoor — — Commercial Document Storage — P Event Catering and Equipment Rental Services P P Furniture Repair and Upholstery — P Heavy Equipment Sales and Repair S P 4, 5 Pest Control or Janitorial Services L — UDC Sec 5.04.020.R Office/Showroom L P UDC Sec 5.04.020.AA Wholesale Showrooms L P 6 Greenhouse, Wholesale L P 6 Stone, Mulch or Dirt Sales Yards — — Manufactured Housing Sales S — Professional and Business Offices Consumer Retail Sales and Services Commercial Sales and Services Health Services Page 104 of 309 Specific Use Zone A Zone B Notes Automobile Sales, Rental or Leasing Facility S — Commercial Vehicle Sales, Rental or Leasing Facility S P UDC Sec 5.04.020.X, 4, 5 Automobile Parts and Accessories Sales, Indoor P P Automobile Parts and Accessories Sales, Outdoor S S Automobile Repair and Service, Limited P P Automobile Repair and Service, General S P 4, 5 Fuel Sales L — UDC Sec 5.04.020.P, 5Fuel Sales with more than ten multi-fuel dispensers S — Car Wash L — UDC Sec 5.04.020.U, 5 Recreational Vehicle Sales, Rental or Service S — Towing Services and Impound Lots — — Airport — — Heliport — — Bus Barn S — Parking Lot, Off-Site P P Parking Lot, Commercial P P Park-n-Ride Facility L L Private Transport Service Dispatch Facility P — Rail or Transit Yard — — Transit Passenger Terminal P — Utility Services, Minor P P Utility Services, Intermediate P P Utility Services, Major P P Wireless Transmission Facility, 40' or less L L UDC Sec 5.10 Wireless Transmission Facility, over 40' S — UDC Sec 5.10 Contractor Services, Limited L P UDC Sec 5.06.020.B, 4 Contractor Services, General — S Movie Production — P Printing and Publishing — P Office/Warehouse L P UDC Sec 5.06.020.D Research, Testing and Development Lab — P Manufacturing, Processing and Assembly, Limited L P 4 Manufacturing, Processing and Assembly, General S P 7 Warehousing and Distribution, Limited L P 4 Warehousing and Distribution, General — P Truck Terminal — — Lumber Yard L L 4 Dry Cleaning or Laundry Plant L P 4 Asphalt or Concrete Batch Plant — — Resource Extraction — — Oil Refinery and Distribution — — Recycling Collection Center — — Waste Related Uses — — Wrecking, Scrap or Salvage Yard — — Storage Yard — — Automotive Sales and Services Section 5.05.010 & 020 Section 5.06.010 & 020 Page 105 of 309 Specific Use Zone A Zone B Notes Farm Stand — — Petting Zoo — — Animal Husbandry — — Dairy — — Commercial Feed Lot — — Meat Market — — Aquaculture — — Horticulture — — Vineyard — — Taxidermist — — Public Stable, Riding Academy — — Seasonal Product Sales L L Farmer's Market, Temporary L L Temporary Mobile or Outdoor Food Vendor L L Transient Mobile or Outdoor Food Vendor — L Business Offices, Temporary L L Concrete Products, Temporary — L Construction Field Office L L Construction Staging, Off-site L L Parking Lot, Temporary L L Portable Classrooms — — Residential Sales Offices/Model Homes — — All Other Uses as Determined by the Director L L UDC Sec 5.08 Outdoor Display, Limited L L Outdoor Display, General L L Outdoor Display, Off-Site Vehicles L L Outdoor Storage, Limited L L Outdoor Storage, General — L P = Permitted by right L = Permitted with limitations. Subject to the standards identified in the subsection under the "Notes" column S = Special Use Permit required (City Council approval). Subject to the standards identified in the subsection under the "Notes" column For use definitions, please refer to Section 16.02 NOTES 1. These uses may be permitted subject to the following limitations: a. The gross floor area shall not exceed 49% of the total uses in the building. b. The establishment shall clearly be secondary and supportive to the primary use. d. A drive-thru restaurant is permitted, subject to the limitations in Subsections a. through c. above. 2. These uses may be permitted subject to the following limitations: b. The establishment is subject to the provisions of Chapter 8.16, Noise, of the Georgetown Municipal Code. 3. These uses may be permitted subject to the following limitations: UDC Sec 5.08 Section 5.09.010 & 020 Section 5.07.010 & 020 Section 5.08.010 & 020 UDC Sec 5.09 c. The establishment shall not be located in a building which contains no other uses; however, a Special Use Permit may be considered if it is determined that a free standing restaurant would be beneficial to a planned business park development. a. The establishment shall be clearly shown on a Site Plan and shall be set back a minimum of 200 feet from the property line of residentially-zoned property or a single-family home in the extraterritorial jurisdiction (ETJ) that is platted or planned for residential use on the Future Land Use Map. Page 106 of 309 a. Outdoor kennels are prohibited. 4. These uses may be permitted subject to the following limitations: 5. These uses may be permitted subject to the following limitations a. If Use is located within 300' of another use in the same Use Category, a Special Use Permit shall be required. a. The office/retail component shall be located along the primary public road frontage. 7. These uses may be permitted subject to the following limitations: a. No outdoor storage, limited or general, associated with the use shall be permitted 6. These uses may be permitted subject to the following limitations: b. Long term vehicle parking or staging, or fleet vehicle parking, shall be located behind the primary entrance and sales office, when provided, to the building. a. Outdoor storage of machinery and materials may be permitted in accordance with UDC Sec 5.09 and the additional Site Design standards of this PUD. Page 107 of 309 Page 108 of 309 201 W. 5th Street ■ Suite 1100 ■ Austin, TX 78701-0060 ■ 512.485.0831 ■ pkce.com February 05, 2021 PK No.: 4670-20.477 Ms. Sofia Nelson CITY OF GEORGETOWN Planning Department 406 West 8th Street Georgetown, Texas 78626 Re: LETTER OF INTENT Rezoning Application Georgetown, Williamson County, Texas Dear Ms. Nelson: We are proposing the rezoning of the properties located at the below addresses: 2250 IH 35 N, Georgetown, TX 78626 (R038764) 2550 IH 35 N, Georgetown, TX 78626 (R038763 & R038783) IH 35 N, Georgetown, TX 78626 (R462001, R442836 & R442837) A supporting location map of these properties is provided. The properties are currently zoned as Agriculture and being utilized as a homestead and farming. We are proposing to rezone the proprieties as a Planned Unit Development. Access to the site is proposed off IH 35 N and SH 130 with internal connectivity. The water service is proposed to be pulled off an existing main within IH 35 N right-of-way and the southern adjacent residential tract. The wastewater service is proposed to discharge into an existing 10” line adjacent to the southern residential tract. We feel that to the best of our knowledge, the proposed zoning change complies with the criteria outlined in UDC Section 3.06.030: A. The application is complete, and the information contained within the application is sufficient and correct enough to allow adequate review and final action; All items from the application checklist have been provided. B. The zoning change is consistent with the Comprehensive Plan; The City’s future land use map identifies these properties as a Regional Center. Per the 2030 comprehensive plan a Regional Center is defined as “major shopping centers, standalone big-box retailers, or large-scale mixed-use developments, as well as supporting flex office space and office/warehouse development. These developments are typically automobile oriented with convenient access from major transportation routes and highway interchanges, however internal pedestrian connectivity is maximized and includes opportunities for pedestrian activity.” The proposed land use is warehousing and distribution, limited, which falls under the City’s definition for a regional center as it will primarily act as an establishment engaged in the storage, distribution, or movement of materials, equipment, or goods within an enclosed structure for themselves or other firms. Page 109 of 309 201 W. 5th Street ■ Suite 1100 ■ Austin, TX 78701-0060 ■ 512.485.0831 ■ pkce.com C. The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City; The proposed zoning change promotes responsible growth in alignment with the current zoning surrounding and the City’s future land use map. D. The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and Adjacent properties are zoned as agricultural, industrial, and general commercial. The proposed zoning change aligns with these existing and adjacent uses. E. The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. The properties proposed to be rezoned are suitable for the use as commercial, warehousing and distribution, limited. The proposed project will promote and further important goals and policies outlined in the City of Georgetown 2030 Comprehensive Plan: 1. Plan Framework a. Goal 5: Ensure effective communication, outreach, and opportunities for public participation and community partnerships to foster a strong sense of community. i. Response: The project team has had weekly meetings with the City of Georgetown Planning Department to ensure the PUD is properly vetted and in keeping with the goals and policies of the City. Additionally, the project team has maintained consistent communication with the Crystal Knoll Terrace neighborhood to hear and address some their concerns, including an on-site, socially distant meeting with several neighborhood residents. Open communication with City staff and the neighborhood is integral to our process and will ensure a project that makes the community proud. 2. Gateways and Image Corridors a. Policy GC.1: Leverage the Highway Corridors to promote economic development and an inviting, positive image of Georgetown i. Response: The proposed development will directly promote economic development through the creation of quality, economic-based and service-based jobs. The I-35 and SH 130 frontage has been carefully considered in the design standards outlined in the PUD and is reserved for uses that are commercial and service-based. This land use distribution and design standards will create an inviting and positive image for this important northern entry point to the City. 3. Future Land Use a. Policy LU.1: Encourage a balanced mix of residential, commercial, and employment uses at varying densities and intensities to reflect a gradual transition from urban to suburban to rural development. Page 110 of 309 201 W. 5th Street ■ Suite 1100 ■ Austin, TX 78701-0060 ■ 512.485.0831 ■ pkce.com i. Response: The PUD includes both commercial and industrial uses to promote a diverse and vibrant economic ecosystem at the site. The frontage and rear of the site have been carefully vetted to ensure proper transition between uses. b. Policy LU.5: Identify potential opportunities and selectively target, plan, and promote development/reuse initiatives. i. Response: The project includes specialized development standards and uses intentional infrastructure investment to promote development initiatives and drive economic development opportunities to the City of Georgetown. The project team is working with the City of Georgetown on development initiatives related to financial incentives for wet and dry utilities that will serve the project and benefit surrounding areas. c. Policy LU.7: Strengthen Georgetown’s image and quality feel within enhanced gateways and commercial corridors. i. Response: The PUD includes specific design standards that help to respect and maintain the image and feel of this northern entry point to the City. These standards include (1) intentional design that screens heavier uses along the frontage, (2) enhanced building entry design, and (3) enhanced articulation requirements in the commercial area. d. Policy LU.8: Protect and promote land uses that support Georgetown’s target industries, support diversification of the City’s tax base, and enhance economic development through intentional infrastructure planning, recruitment, and the land use entitlement process. i. Response: The project team has spent considerable time working with the City of Georgetown Economic Development Director to plan intentional and creative economic development opportunities at the subject site. The site will attract both economic-based and service-based jobs that will create a diverse economic ecosystem and enhance the City’s tax base. The project team has worked weekly with the City of Georgetown Planning Department and neighborhood to revise the PUD application so that it best serves the City of Georgetown community. The project team is working with the City on intentional infrastructure planning that will benefit the site and surrounding areas. e. Policy LU.10: Support the City’s growth and development using a decision framework that promotes fiscal health, safety, and quality of life for our current and future residents. i. Response: The project team has worked together with the City of Georgetown Planning Department on this PUD application to come up with standards that will best serve the City of Georgetown, while also allowing for a development that will be a job creator and serve the needs of Georgetown residents. f. Policy LU.15: Proactively plan investments in transportation and other infrastructure to leverage partnerships with the business community and Page 111 of 309 201 W. 5th Street ■ Suite 1100 ■ Austin, TX 78701-0060 ■ 512.485.0831 ■ pkce.com interested neighborhood organizations and maintain the level of service as the City continues to grow. i. Response: The project team is working with the City of Georgetown on development initiatives related to financial incentives for wet and dry utilities that will serve the project and benefit surrounding areas. Additionally, the design of the drainage infrastructure for the subject site is intended to minimize flooding occurring in the Crystal Knoll Terrace neighborhood during heavy rain events. If you have any questions regarding the enclosed items or need any additional information, please call me at your convenience. Sincerely, Clayton J. Strolle, P.E., LEED®AP CJS/slr 4670-20.477_2020-12-07_Letter Of Intent Page 112 of 309 11 Northpark 130 PUD 2020-10-PUD Planning & Zoning CommissionFebruary 22, 2021 Page 113 of 309 2 Item Under Consideration 2020-10-PUD •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone approximately 85.734 acres out of the David Wright Survey, Abstract No. 13, and the John Berry Survey, Abstract No. 51, from the Agriculture (AG) zoning district to the Planned Unit Development (PUD) district with a base district of Business Park (BP) for the property generally located at 2250 N IH 35 Page 114 of 309 3 Call-Out Box Page 115 of 309 4 Single-Family Residential Titan Holt Cat Costco PUD Industrial Park TOPE Warehouse/ Contractor Services Kubota Page 116 of 309 5 Call-Out Box Page 117 of 309 6 Regional Center (RC) •Located around arterial roads and highways •Space for large scale commercial development •Serves a larger geographic area •Higher density residential uses can be appropriate when context sensitive land use planning and site design ensure an appropriate transition of land uses DUA: 18 or more Target Ratio:75% nonresidential, 25% residential Primary Use: Large retailers Secondary Uses:Mixed use, high density residential, chain restaurants, specialty retailers, professional office, and civic uses Page 118 of 309 7 Land Use Ratios –Regional Center 75% 26% 0% 68% 25% 6% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential 75/25 split Total Area: 206 acres 100% Area of Subject Property: 85.734acres 42% AG/Unentitled: 140.56 acres 68% Page 119 of 309 9 Call-Out Box Page 120 of 309 10 Planned Unit Development (PUD) •Special purposed zoning district •Allows flexibility in planning and design •Can accommodate unique developments or environmentally-sensitive areas to be developed with a common scheme •Can accommodate multiple uses Page 121 of 309 11 Zone A –“General Commercial” Zone •Contains approximately 11.1487 acres •Constitutes the front portion of the Property along IH-35 and SH 130 Toll roadways •Allows primarily general commercial and service uses, as well as industrial uses.Zone B –“Business Park/Industrial” Zone •Contains approximately 66.694 acres •Constitutes the middle portion of the property •Allows primarily general business and industrial uses. Zone C –“Use Restricted” Zone •Contains approximately 7.568 acres •Constitutes the south 200 feet of property •No uses allowed within this zone. Page 122 of 309 12Page 123 of 309 13 Uses Removed •Residential uses •Motel •Correctional Facility •Flea market •Outdoor self-storage Page 124 of 309 14Page 125 of 309 15 Uses Removed •Animal shelter •Correctional facility •Major event entertainment •Driving range •Firing range •Medical/Dental office or clinic •Artisan studio/gallery •Pest control •Fuel sales •Carwash •Asphalt or Concrete Batch Plant •Resource Extraction •Oil Refinery and Distribution •Recycling Collection Center •Waste Related Uses •Wrecking, Scrap or Salvage Yard •Storage Yard •Truck Terminal Page 126 of 309 16 PUD Standards –Building Design •Additional building design standards to ensure buildings are designed to replicate a commercial development, particularly when industrial uses are proposed within Zone A. •Location and emphasis of primary entrance. •Inclusion of architectural elements to primary and secondary entries. •Building articulation and inclusion of architectural elements to break the mass and scale of large buildings. •Warehouse/storage and/or manufacturing portion of any building within Zone A shall not exceed more than thirty-three percent (33%) of the front elevation. Page 127 of 309 17 PUD Standards -Landscape •High Level Bufferyard (UDC requirement) •30-ft wide planting area; •6-ft high masonry screening wall; and •2 shade trees and 4 evergreen ornamental trees per each 50 ft •PUD enhanced landscape standards •All trees shall be evergreen and reach mature height of 20 ft or greater •Trees shall be a minimum of 7 ft at time of planting •Existing trees may be counted if it meets these requirements •Masonry wall may be replaced by a 6-foot tall berm with evergreen shrubs and trees Page 128 of 309 18 PUD Standards –Screening and Stormwater •Limitations and screening requirements for outdoor storage and loading docks from adjacent property. •Enhanced design for the stormwater ponds through the inclusion of concrete trickle channels and runoff control to match the rates in the drainage study and existing conveyance improvements for and within the subdivision to the south. Page 129 of 309 19 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies PartiallyComplies Does Not Comply The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; X The zoning change is consistent with the Comprehensive Plan;X Page 130 of 309 20 Land Use Ratios –Regional Center 75% 26% 68% 0% 68% 27% 25% 6%6% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Proposed Conditions Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential 75/25 split Total Area: 206 acres 100% Area of Subject Property: 85.734acres 42% AG/Unentitled: 140.56 acres 68% Page 131 of 309 21 2030 Plan Policies •LU.7 –Strengthen Georgetown’s image and quality feel within enhanced gateways and commercial corridors. •LU.8 –Supports Georgetown’s target industries including advanced manufacturing, life sciences, and professional services, as identified by the Target Industry Analysis (2017) •LU.1 –Encourages a balance of uses and transition of uses Page 132 of 309 22 RC 1 (+/- 81 acres) Uses Goal Current Non-Res 75%47% Res 25%0% AG/Unentitled 0%53% EC 1 (+/- 309 acres) Uses Goal Current Proposed Non-Res 80%74%76% Res 20%0%0% AG/Unentitled 0%26%24% RC 2 (+/- 53 acres) Uses Goal Current Non-Res 75%0% Res 25%0% AG/Unentitled 0%100% RC 3 (+/- 56 acres) Uses Goal Current Non-Res 75%0% Res 25%0% AG/Unentitled 0%100% *current uses are non-residential uses EC 2 (+/- 200 acres) Uses Goal Current Non-Res 80%2% Res 20%4% AG/Unentitled 0%94% RC 4 (+/- 206 acres) Uses Goal Current Proposed Non-Res 75%26%68% Res 25%6%6% AG/Unentitled 0%68%27% Page 133 of 309 23 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies Partially Complies Does Not Comply The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City; X The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and X The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. X Page 134 of 309 24 Approval Criteria –UDC Section 3.06.040 Criteria for PUDs Complies PartiallyComplies Does Not Comply A variety of housing types, employment opportunities, or commercial services to achieve a balanced community.X An orderly and creative arrangement of all land uses with respect to each other and to the entire community.X A planned and integrated comprehensive transportation system providing for a separation of pedestrian and vehicular traffic, to include facilities such as roadways, bicycle ways, and pedestrian walkways. X Page 135 of 309 25 Approval Criteria –UDC Section 3.06.040 Criteria for PUDs Complies PartiallyComplies Does Not Comply The provisions of cultural or recreational facilities for all segments of the community.X The location of general building envelopes to take maximum advantage of the natural and manmade environment.X The staging of development in a manner which can be accommodated by the timely provision of public utilities, facilities, and services. X Page 136 of 309 26 Public Notifications •90 property owners within the 300’ buffer •Notice in Sun News on January 31, 2021 •Signs posted on the property •To date, staff has received: •0 written comments IN FAVOR •0 written comments OPPOSED Page 137 of 309 29 Summary •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone approximately 85.734 acres out of the David Wright Survey, Abstract No. 13, and the John Berry Survey, Abstract No. 51, from the Agriculture (AG) zoning district to the Planned Unit Development (PUD) district with a base district of Business Park (BP) for the property generally located at 2250 N IH 35 •Per UDC Section 3.06.020.E, the Planning and Zoning Commission shall hold a Public Hearing… and make a recommendation to the City Council. Page 138 of 309 City of Georgetown, Texas Planning and Zoning February 22, 2021 S UB J E C T: C ontinued from the F ebru a ry 1 6 , 2 0 2 1 reg u lar meeting: Public Hearing and possible action o n a req ues t for a Zoning Map Amendment to rezo ne ap p ro ximately 8.705 ac res of land o ut of the Antonio F lores S urvey, Abstrac t #235, from the Residential S ingle-F amily (R S ) zoning district to the High Density Multi-F amily (MF -2) zoning district, fo r the p ro p erty generally lo cated at 903 R iverhaven Drive (2020-32-R EZ) -- Michael P atros ki, P lanner IT E M S UMMARY: Overview of Applicant's Request: T he Ap p licant is req ues ting the rezo ning o f the s ub ject property in o rd er to b uild ap p ro ximately 172 total unit C las s A, age-res tric ted ap artment home c o mmunity for ad ults age 55+ (Exhib it 5, Letter o f Intent). T he Ap p licant s tates that amenities will include a c lubho use, fitness center, arts s pac e, community p o o l, d o g p ark, and mo re. T he proposed p ro ject would includ e approximately 160 ap artment units in a 4-s tory elevato r served b uilding and 12 single-sto ry c o ttage d uplex style homes. S taff's Analysis: S taff has reviewed the reques t in acc o rd anc e with the Unified Develo p ment C o d e (UDC ) and o ther ap p licable cod es . S taff has d etermined that the propos ed req uest c o mp lies with 3, and partially complies with 2 o f the 5 c riteria es tablished in UDC S ec tion 3.06.030 fo r a Zo ning Map Amendment, as o utlined in the attac hed S taff R eport. Public Comments: As required b y the Unified Development C ode, all property o wners and regis tered neighborhood as s o ciatio ns within a 300-fo o t radius o f the sub ject p ro p erty were no tified of the Zo ning Map Amend ment req uest (25 notices), a legal no tic e advertising the pub lic hearing was p laced in the S un News p aper (January 31, 2021) and s igns were posted on-s ite. To date, staff has rec eived 1 written c o mment in favor, and 117 in op p o s ition to the req uest. S ince the J anuary 19, 2021 P lanning and Zoning Commission meeting: T he Applic ant met with the HO A o f P arkview Es tates to disc uss the neighb orho o d concerns . T he applic ant has emailed the HO A a revised concept p lan o f the projec t, the revis ed plan sho wing a three sto ry s tructure. T he HO A confirmed that they are s till o p p o s ed to the req uest. F IN AN C IAL IMPAC T: N one. T he Applicant has paid the required application fees. S UB MIT T E D B Y: Mic hael P atro s ki, P lanner AT TAC H ME N T S: Page 139 of 309 D escription Type Staff Report Cover Memo Exhibit 1- Location Map Backup Material Exhibit 2- Future Land Us e Map Backup Material Exhibit 3-Zoning Map Backup Material Exhibit 4- Des ign and development s tandards of the MF-2 Backup Material Exhibit 5- Letter of Intent Backup Material Exhibit 6 - Public Comments Backup Material Pres entation Pres entation Page 140 of 309 Planning and Zoning Commission Planning Department Staff Report 2020-32-REZ 903 Riverhaven Dr Page 1 of 9 Report Date: February 12, 2021 Case No: 2020-32-REZ Project Planner: Michael Patroski, Planner Item Details Project Name: 903 Riverhaven Dr Project Location: 903 River Haven Drive, within City Council district No. 7. Total Acreage: 8.705 acres Legal Description: 8.705 acres of land out of the Antonio Flores Survey, Abstract #235. Applicant: Greystar, c/o David Walsh Property Owner: Leander Health Realty, LLC, c/o Larry Parker Request: Zoning Map Amendment to rezone the subject property from Residential Single-Family (RS) to High Density Multi-Family (MF-2). Case History: This is the first public hearing of this request. This item was presented at the January 19, 2021 Planning and Zoning Commission meeting where after hearing public comment, the applicant requested to postpone the item to a later date. Page 141 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 2 of 9 Overview of Applicant’s Request The Applicant is requesting the rezoning of the subject property in order to build approximately 172 total unit Class A, age-restricted apartment home community for adults age 55+ (Exhibit 5, Letter of Intent). The Applicant states that amenities will include a clubhouse, fitness center, arts space, community pool, dog park, and more. The proposed project would include approximately 160 apartment units in a 4-story elevator served building and 12 single-story cottage style homes. Site Information Location: The subject property is located at 903 River Haven Drive. The 8.705-acre property is roughly divided into two pieces (8.05-acres to the west and .66 acres to the east) due to the 1-acre Guadalupe Cemetery generally located between these two portions. Physical and Natural Features: The subject property is predominately flat with moderate tree coverage. There are two existing structures on-site due to the property formally being a nursing and rehabilitation center. The structure located along the western boundary is an estimated 4, 500 square feet while the centrally located second structure is an estimated 30, 322 square feet. Future Land Use and Zoning Designations: The subject property has a Community Center and Mixed Density Neighborhood Future Land Use designations and is currently zoned Residential Single-Family (RS). The subject property is also located within the Scenic/Natural Gateway Overlay district. Surrounding Properties: The subject property is located between FM 971 to the north and San Gabriel Park to the south, just south of the Parkview Estates residential community entrance. The FM 971 corridor has primarily developed with single-family residential neighborhoods and large ranch/agriculture tracts. Other nearby residential neighborhoods include River’s Edge, Katy Cove, and Katy Crossing. While some commercial zoned properties exist closer to N Austin Ave, about half of these properties are vacant and the other half developed with a medical office, fuel sales station and convenience store, and multi- family. There is also a 1-acre cemetery located along the eastern portion of the site that divides the subject property. The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the north, south, east and west are outlined in the table below: Page 142 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 3 of 9 DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE North Residential Single- Family (RS), Local Commercial (C-1), Two-Family (TF) Mixed Density Neighborhood (MDN) & Community Center (CC) Parkview Estates, Chevron, & DaVita Georgetown Dialysis East Residential Single- Family (RS) Community Center (CC) Rivers Edge Subdivision South Public Facility (PF) Parks and Recreation & Open Space (OS) San Gabriel Park & Rivers Edge Subdivision West Public Facility (PF) Parks and Recreation San Gabriel Park Property History: The subject property was annexed into the city limits in 1965 (Ordinance 65-A1). The subject property was formally used as nursing home and rehabilitation center. This is the first rezoning request for the subject property. Comprehensive Plan Guidance Future Land Use Map: The 2030 Comprehensive Plan Amendment Map displays two Future Land Use (FLU) for the 8.705- acre subject property. Approximately 2.16 acres are located within the Mixed Density Neighborhood (MDN) FLU and 6.55-acres are in the Community Center (CC) FLU. San Gabriel Park Chevron Guadalupe Cemetery Rivers Edge Subdivision Parkview Estates Subdivision Page 143 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 4 of 9 The Mixed Density-Neighborhood category is described in the 2030 Comprehensive Plan as a blend of single-family and medium-density housing types. Medium density housing options are consistent with and complementary to the traditional single-family neighborhood with emphasis on connectivity and access to neighborhood amenities including schools and parks. Development standards for medium density housing and any nonresidential uses are in place to ensure compatibility through increased setbacks for taller buildings, architectural designs that are consistent with the neighborhood, location of more intense uses and development nearer to the edge of developments, and enhanced landscaping. Additionally, any nonresidential uses are located primarily at arterials and other major roadway intersections and include appropriate buffering. The Community Center category is described in the 2030 Comprehensive Plan as areas typically configured as “nodes” of smaller scale at the intersection of arterial roads and other major thoroughfares. These developments provide local retail, professional office, and service-oriented businesses that serve the residents of Georgetown. While typically auto-oriented, pedestrian connections to the surrounding neighborhoods are provided. Well-integrated residential developments, which encourage the interaction of residents and businesses, are appropriate and vertical mixed-use developments are encouraged. To promote the interaction of integrated and adjacent residential development, these areas emphasize quality building and site design, such as enhanced architectural features, landscaping, and prominent pedestrian Facilities. Other Master Plans: Due to its location along FM 971, the subject property is also located within the Scenic Image Corridor adopted as part of the 2030 Plan Update. Scenic corridors preserve the rural, low-intensity, natural environment that surrounds Georgetown. Appropriate uses along scenic corridors include residential, commercial, retail. These corridors feature significant native landscaping and large setbacks between the roadway and buildings to support the natural appearance. Lighting is limited along scenic corridors to maintain dark night skies. Signage is minimized to limit visual clutter along the corridors and includes native materials and landscaping. Sidewalks or shared multi-purpose paths are provided along these roadways to allow for safe pedestrian travel. Community Center (CC) DUA: 14 or more Target Ratio: 80% nonresidential, 20% residential. Primary Use: Small to mid-size retailers. Secondary Uses: Medium and high density residential, local restaurants, specialty retailers, professional office, civic uses. Mixed-Density Neighborhood (MDN) DUA: 5.1-14.0 Target Ratio: 80% nonresidential, 20% residential. Primary Use: Variety of single-family home types (detached, duplex, townhome) Secondary Uses: Limited neighborhood-serving retail, office, institutional, and civic uses. Page 144 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 5 of 9 Utilities The subject property is located within the City’s service area for water, wastewater, and electric. It is anticipated that there is adequate capacity to serve the subject property at this time. A Utility Evaluation may be required at time of Site Development Plan to determine capacity and any necessary utility improvements. Transportation The subject property is surrounded by three roadways: 1. Major Arterial-FM 971, an estimated 1, 734 feet of frontage. Arterial streets provide traffic movement through and between different areas within the city and access to adjacent land uses. Access is more controllable because driveway spacing requirements are much greater and, if safety dictates, overall access can be limited to specific turning movements. Major Arterials connect major traffic generators and land use concentrations and serve much larger traffic volumes over greater distances. 2. Local Roadway-River Haven Drive, an estimated 1,207 feet of frontage. These streets are intended to provide access to adjoining properties by collecting the traffic from surrounding areas and distributing it to adjoining collectors or arterial streets. Local streets can access both collector level streets and arterial level streets. 3. Major Collector Roadway-E. Morrow Street an estimated 600 feet of frontage. These streets are intended to balance traffic between arterial streets and local streets. These streets tend to carry a high volume of traffic over shorter distances, providing access and Page 145 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 6 of 9 movement between neighborhoods, parks, schools, retail areas and the arterial street system. A Traffic Impact Analysis (TIA) will be required at time of Site Development Plan for any development that generates more than two thousand (2,000) average daily trips based upon the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Proposed Zoning district The High-Density Multi-Family (MF-2) zoning district is intended for attached multifamily residential development, such as apartments and condominiums, at a density not to exceed 24 dwelling units per acre. Properties zoned MF-2 should have direct access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF District is appropriate adjacent to both residential and non-residential districts and may serve as a transition between single-family districts and more intense commercial districts. Permitted uses in this district include, but are not limited to, attached multi-family, group homes (7-15 residents) and nursing/convalescent homes. Other uses such as churches, day care facilities, and neighborhood amenity centers, among others are permitted subject to specific design limitations. Certain land uses, including activity centers, bed and breakfasts, and halfway houses, require a Special Use Permit (SUP). Exhibit 4 contains a comprehensive list of MF-2 district permitted uses and development standards. Intergovernmental and Interdepartmental Review The proposed rezoning request was reviewed by all applicable City Departments to determine the appropriateness of the requested zoning on the subject property. No comments were issued regarding the zoning request. Approval Criteria Staff has reviewed the proposed rezoning request and has found that it complies with 3 and partially complies with the remaining 2 criteria established in UDC Section 3.06.030 for a Zoning Map Amendment, as outlined below: ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA 1. The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action. Complies An application must provide the necessary information to review and make a knowledgeable decision in order for staff to schedule an application for consideration by the Planning and Zoning Commission and City Council. This application was reviewed by staff and deemed to be complete. 2. The zoning change is consistent with the Comprehensive Plan. Partially Complies The 2030 Comprehensive Plan designates two Future Land Uses for the 8.705 acre subject property: Mixed-Density Neighborhood (MDN) and Community Center (CC). Taking into consideration the subject property’s location, boundaries, access, neighboring properties, geographic features/barriers Page 146 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 7 of 9 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA and other similar factors, staff determined that the subject property may be more appropriate to be analyzed from a Mixed-Density Neighborhood (MDN) framework. The portion of the property that is located within the Community Center node fronts the intersection of FM 971 (major arterial) and Morrow St (proposed major collector). However, this intersection has been developed with a mix of low to medium density residential, to include low density multi-family, as well as public parkland. Only a small percentage of commercially entitled property is located at the edge of this node. The Mixed-Density Neighborhood envisions primarily a mix of residential uses ranging in type and density up to a maximum density of 14 dwelling units an acre, and secondary neighborhood supporting commercial uses along major thoroughfares. In addition, as previously mentioned, FM 971 has been identified as a Scenic Image Corridor in the 2030 Plan. Scenic corridors preserve the rural, low-intensity, natural environment that surrounds Georgetown. Appropriate uses along scenic corridors include residential, commercial, retail. Scenic corridors not only serve as major arterials into the community, but also serve as corridors to the rural farmland to the east and lower density development of the hill country to the west. The priority of these are to create a welcoming gateway that allows for a transition from the rural/ lower intensity development of these areas into the formally developed portions of the city. Promotion of this areas includes: • Prioritizing lower intensity uses along the scenic corridors. • Creating transitions in uses and streetscaping within corridors that were previously identified as scenic but have evolved into urban corridors. Due to all of these factors, the Community Center node envisioned for this area is better suited closer to the intersection of FM 971 with N Austin Ave and NE Inner Loop. The vision and character of the Mixed Density Neighborhood FLU designation is a reflection of the character of the surrounding area and development pattern along this portion of FM 971. Land Use policy LU.2 of the 2030 Comprehensive Plan aims to Promote development of complete neighborhoods across Georgetown. Well maintained and stable neighborhoods provide a high quality of life for residents. New neighborhoods should include a variety of housing options and price-points, access to neighborhood serving commercial, and recreational and cultural amenities. With the subject’s properties location along FM 971 and neighboring San Gabriel Park, the proposed zoning change appears to be in line with this Land Use Policy. However, it should be taken into consideration that the High-Density Multi-Family (MF-2) zoning district allows a maximum density of 24 dwelling units an acre, while the Mixed-Density Neighborhood (MDN) envisions a mix of density ranging from 5.1-14.0 dwelling units per acre. While the MF-2 zoning district would permit a higher density that is supported in the adjacent Community Center node, a less intense zoning district such as Low Density Multi-Family (MF-1) with a maximum DUA of 14 may be more appropriate for this property due to the existing character, and character envisioned by both the Mixed Density Neighborhood and Scenic Image corridor. It should also be noted that since the proposed zoning amendment is changing from one residential Page 147 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 8 of 9 ZONING MAP AMENDMENT (REZONING) APPROVAL CRITERIA zoning district to another, the current and targeted ratios for this area will not be altered. 3. Thee zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City. Complies The proposed zoning poses no danger to the public health, safety, or welfare. The subject property is suitable for the uses allowed under the proposed High-Density Multi-Family (MF-2) zoning district. In addition, the subject property is located along a major arterial and major collector level roadways suitable to accommodate additional density and the only adjacent property is an existing cemetery. If this property were to be rezoned, a Traffic Impact Analysis would be required at the time of Site Development Plan if the proposed use is projected to receive 2,000 trips or more per day, to identify either improvement needed for FM 971 or monies to be contributed toward larger scale improvements. 4. The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood. Partially Complies The requested High Density Multi-Family (MF-2) zoning district would be compatible with the present zoning and conforming uses of the surrounding area. The City of Georgetown UDC states that MF-2 development should have direct access to major throughfares and should not route traffic through lower density residential areas. In addition, the subject properties isolation due to being surrounded by roadway’s, limits the likelihood of conflicting land uses. However, the subject property is located within the Scenic/Natural Gateway Overlay district due to its frontage along FM 971. The Scenic/Natural Gateway Overlay district is intended to preserve the rural, low-intensity, natural environment that surrounds Georgetown. The 2030 Comprehensive Plan for the Scenic Corridor Vision aims to provide lower intensity development to maintain natural character of the area. Therefor the High Density Multi-Family (MF-2) district may be seen as too intense for this particular site. Furthermore, the MF-2 zoning district permits a higher maximum building height of 45’, compared to the surrounding Residential and Local Commercial zoning districts maximum building height of 35’. 5. The property to be rezoned is suitable for uses permitted by the District that would be applied by the proposed amendment. Complies The subject property comprises of approximately 8.705-acres, which is more than the 2 acres minimum lot size required for the High-Density Multi-Family (MF-2) district. There is sufficient developable area to develop the site with any of the permitted uses in this zoning district in compliance with all the development standards, including but not limited to setbacks, parking, impervious cover, and landscaping. Staff’s Analysis: Staff finds that 3 out of the 5 criteria for a rezoning request complies, while the 2 remaining criteria Page 148 of 309 Planning Department Staff Report 2020-32-REZ 903 Riverhaven Drive Page 9 of 9 partially comply. This is primarily due to the requested zoning district High Density Multi-Family (MF-2) having a much higher permitted Dwelling Unit per Acre (DUA) than what is intended for the Mixed Density Neighborhood (MDN) Future Land Use and for properties located within the Scenic Gateway Overlay. Staff finds that if the property is to be rezoned to accommodate multi-family development, Low-Density Multi-Family (MF-1) may be a more appropriate zoning district. Meetings Schedule February 16, 2021 – Planning and Zoning Commission March 9, 2021 – City Council First Reading of the Ordinance March 23, 2021 – City Council Second Reading of the Ordinance Public Notification As required by the Unified Development Code, all property owners and registered neighborhood associations within a 300-foot radius of the subject property were notified of the Zoning Map Amendment request (25 notices), a legal notice advertising the public hearing was placed in the Sun Newspaper (January 31, 2021) and signs were posted on-site. To date, staff has received 1 written comments in favor, and 115 in opposition to the request (Exhibit 6). Attachments Exhibit 1 – Location Map Exhibit 2 – Future Land Use Map Exhibit 3 – Zoning Map Exhibit 4 – Design and development standards of the High-Density Multi-Family (MF-2) Exhibit 5 – Letter of Intent Exhibit 6- Public Comment Page 149 of 309 Location 2020-32-REZ Exhibit #1 FM 971 B L A C K HI L L S C V SA N G A B R I E L R I V E R R D NCOLLEGEST E M O R R O W S T N C O L L E G E ST E M O R R O W S T R I V E R H A V E N D R RIVERHAVENDR PARQUEVIS T A DR P A R Q U E V I S TA DR RIOVISTA CV PARKLINE DRPARKVIEW DR PA R K V I E W DR DEEP CREE K DR PARKLINE DR PARQ U E CT NAUSTINAVE P A R QUEC V PARQUE CIR ARCH E S WAY STONEMOUNTAINRD RIO VIST A D R PARKLINE DR GANNST SAG U A R O T R L BENCHMARK ST PARKLINE DR B L A C K H I L L S C V S ANGABRI EL PARK C I R N CO L L E G E S T E MORROWST E MO R R O W S T E M O R R O W S T E MORRO W S T PAR Q U E V I S T A D R FM 971 FM 97 1 RI O V I S T A C V PARKLINEDR PARKVIEWDR PA R K V I E W D R DEEPCREEKDR PARKLINEDR SANGABRIELRIVERRD PAR Q UE VISTA D R PARQ U E C T NAUSTINAVE PARQUE CVPARK V I E W D R PARQUE C I R A R C HES WAY S T ONE MOUNTAINRD RIOVISTADR P A RQUE VISTADR PA R K L I N E D R PA R K L I N E D R PARQUE V I S T A D R GANNST RIO VIST A D R N COLL EGE ST SA G U A R O T R L BENCHMA R K S T RIVER HAVEN DR 0 500250 Feet ¯ Site Parcels Page 150 of 309 Open Space Open Space Community Center Institutional Mixed Density Neighborhood Parks and Recreation Regional Center Community Center FM 971 B L A C K HI L L S C V SA N G A B R I E L R I V E R R D NCOLLEGE ST E M O R R O W S T N CO L L E G E S T E M O R R O W S T EMORROWST R I V E R HA V E N DR RIVER HAVEN DR PARQUE VI S T A DR P A R Q U E V I STA DR RIO VISTACV PARKLINE DRPARKVIEW DR PARKVIEW DR DEEP CREEK DR PA R K L I N E D R PARQ U E C T NAUSTINAVE PARQUE C V PARQUE C I R A R C H E S WAY STONEMOUNTAI NRD PARQUE VISTA DR RIO VIST A D R PARKLINE DR GANNST SAG U A R O T RL BENCHMA R K S T PA R K L I N E D R S A NGAB R I EL PARKCIR PARKLINE DR FM 1 4 6 0 BOOTYSCROSSINGRD SUNCI T Y BLVD WIL LIA M S D R NAWGRIMESBLVD LEAND E R R D UNIVERSITYBLVD SAMHOUSTONAVE CHANDLERRD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE SU N R I S E R D CR 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BE L L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 ¯0 500250 Feet Future Land Use/ Overall Transportation Plan 2020-32-REZ Exhibit #2 Site Parcels City Limits Georgetown ETJ Future Land Use Community Center Employment Center Institutional Mining Mixed Density Neighborhood Neighborhood Open Space Parks and Recreation Regional Center Rural Residential Special Area Thoroughfare Existing Freeway Existing Major Arterial Existing Minor Arterial Existing Collector Proposed Freeway Proposed Major Arterial Proposed Minor Arterial Proposed Collector \Proposed Rail Page 151 of 309 TF TF RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS RS PF PF MF-1 C-1 C-1 C-1 C-1 AG AG FM 971 B L A C K HI L L S C V SA N G A B R I E L R I V E R R D NCOLLEGE ST E M O R R O W S T N CO L L E G E S T E MO R R O W S T EMORROWST R I V E R HA V E N DR RIVER HAVEN DR PARQUE VI S T A DR P A R Q U E V I STA DR RIO VISTACV PARKLINE DRPARKVIEW DR PA R K V I E W D R DEEPCREEK DR PA R K L I N E D R PARQ U E C T NAUSTINAVE PARQUE C V PARQUE C I R A R C H E S WAY STONEMOUNTAI NRD PARQUE VISTA DR RIO VIST A D R PARKLINE DR GANNST SA G U A R O T RL BENCHMA R K S T PA R K L I N E D R S A N GABR I EL PA RKCIR PARKLINE DR FM 1 4 6 0 BOOTYSCROSSINGRD SUNCI T Y BLVD WILLIA M S D R NAWGRIMESBLVD LEAND E R R D RM2243 UNIVERSITYBLVD SAMHOUSTONAVE CHANDLERRD SHELL R D LIMMER LOOP N A USTINAVELAKEWAYDR WUNIVERSITYAVE SAUSTINAVE CR 105 EUNIVERSITYAVE C R 175 WESTINGHOUSE RD CR112 FM 971 NEINNERLOOP CR 1 1 0 DELWE BBBLVD SEINNERL O OP D B W O O D R D P AT RIOTWAY RO C K R I D E L N BEL L G I N R D SOUTHWES T E RNBLVD §¨¦35 §¨¦35 §¨¦35 ¯0 510255 Feet 2020-32-REZ Exhibit #3 Site PUD Courthouse View Overlay Old Town Overlay Historic Overlay Downtown Overlay SPO Overlay Gateway Overlay Parcels Zoning AG -Agriculture BP - Business Park C-1 - Local Commercial C-3 - General Commercial CN - Neighborhood Commercial IN - Industrial MF-1 - Low-Density Multi-family MF-2 - High-Density Multi-family MH - Manufactured Housing MU-DT - Mixed-Use Downtown OF - Office PF - Public Facility RE - Residential Estate RL - Residential Low-Density RS - Residential Single-Family TF -Two-Family TH -Townhouse Zoning Page 152 of 309 Maximum Density = 24 units/acre Front Setback = 25 feet Bufferyard = 15 feet with plantings Maximum Building Height = 45 feet Side Setback = 15 feet adjacent to RE, RL, RS,TF, or MH Maximum Units per Building = 24*Side Setback to Residential = 30 feet districts; 10 feet with plantings Minimum Lot Size = 2 acres Rear Setback = 15 feet adjacent to residences in AG Minimum Lot width = 50 feet Rear Setback to Residential = 30 feet Side/Rear Street Setback = 20 feet Unloaded Street Setback = 20 feet Allowed by Right Subject to Limitations Special Use Permit (SUP) Required Assisted Living Church (with columbarium)Activity Center (youth/senior) Group Home (7-15 residents)Day Care (family/group/commercial)Bed and Breakfast (with events) Multifamily Attached Golf Course Emergency Services Station Nursing/Convalescent Home Nature Preserve/Community Garden Group Home (16+ residents) Orphanage Neighborhood Amenity Center Halfway House Rooming/Boarding House Park (Neighborhood)School (Middle) Utilities (Minor)School (Elementary)Student Housing Utilities (Intermediate) Wireless Transmission Facility (<41') High Density Multifamily (MF-2) District District Development Standards Specific Uses Allowed within the District *Can be waived if the building design meets the criteria of Sec. 6.02.090.C. Page 153 of 309 KEVIN PIERCE 512.404.2222 KPierce@mwswtexas.com 221 West 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2244 • www.mwswtexas.com December 7, 2020 City of Georgetown Planning Department 40 W. 8th Street Georgetown, Texas 78626 Re: Proposed Rezoning of Approximately 8.705 Acres of Land Within City of Georgetown (the “City”) generally located southeast of the intersection of Riverhaven Drive and FM 2606, also known as 971 (the “Property”). This letter serves as the Letter of Intent required by the City for a proposed rezoning. The Property, shown on Exhibit A attached hereto, is located generally southeast of the intersection of Riverhaven Drive and FM 2606. The Property is currently zoned Residential Single-Family (RS). We are requesting a rezoning to MF-2 in order to build an approximately 172 total unit Class A, highly amenitized age-restricted apartment home community for adults age 55 or better at an attainable rate (the “Project”). This site is particularly well suited for 55 and better housing due to its proximity to the Georgetown Recreation Center and San Gabriel Park. Amenities will include a clubhouse, fitness center, arts space, community pool, dog park, and more. The proposed project would include approximately 160 apartment units in a 4-story elevator served building and 12 single-story cottage duplex style homes. The Property currently resides in both the Community Center and Mixed-Density Neighborhood categories, as depicted in the City’s Future Land Use Map, as shown on Exhibit B attached hereto. According to the Comprehensive Plan, the Mixed-Density Neighborhood zone seeks a primary use of a variety of single- family home types (detached, duplex, townhome), and the Community Center Zone looks for medium and high density residential as a secondary use. The Project will be situated with the 4-story elevator served building located within the Community Center zone and the cottages located within the Mixed-Density Neighborhood, which is consistent with the Comprehensive Plan. The Project will likely take access from both Riverhaven Drive and FM 2606. Furthermore, the City of Georgetown will be the provider for utilities. While there is a structure on the Property currently, it will not be utilized in the Project. We will be pursuing a demolition in accordance with City rules and regulations. Under Section 3.06.030 of the City’s code, the approval criteria are met in the following ways:  The application is complete, correct, and sufficient enough to allow adequate review and final action.  As listed above, the zoning change is consistent with the Comprehensive Plan.  This change promotes the general welfare of the City and the healthful development of the City by providing a thoughtful, integrated development that serves a growing segment of Georgetown’s population.  The zoning change is compatible with the present zoning and conforming uses of nearby properties and the character of the neighborhood: to the west across Gann Street is a retirement community, Page 154 of 309 KEVIN PIERCE 512.404.2222 KPierce@mwswtexas.com 221 West 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2244 • www.mwswtexas.com to the north is single family residential and a dialysis, to the south is San Gabriel Park, and to the east is a single family neighborhood. None of the adjacent uses or zoning are incompatible with the Project, and an active adult residential community near a park and multi-generational recreation center is particularly harmonious.  The property is suitable for the active adult residential use permitted by the proposed MF-2 district. For the above listed reasons, we believe that a zoning of MF-2 for the Property allows for a more harmonious development of the area, and promotes healthful and responsible development within the City. Please reach out with any questions or concerns. Sincerely, Kevin Pierce Associate Page 155 of 309 KEVIN PIERCE 512.404.2222 KPierce@mwswtexas.com 221 West 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2244 • www.mwswtexas.com EXHIBIT A Page 156 of 309 KEVIN PIERCE 512.404.2222 KPierce@mwswtexas.com 221 West 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2244 • www.mwswtexas.com Page 157 of 309 KEVIN PIERCE 512.404.2222 KPierce@mwswtexas.com 221 West 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2244 • www.mwswtexas.com Page 158 of 309 KEVIN PIERCE 512.404.2222 KPierce@mwswtexas.com 221 West 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2244 • www.mwswtexas.com EXHIBIT B Page 159 of 309 From:Michael Patroski To:Brandy Heinrich; Andreina Davila Subject:RE: [EXTERNAL] Citizen Comment: February 16, 2021 Regular Meeting, Legislative Agenda Item BI Date:Tuesday, February 16, 2021 5:02:54 PM Thank you Brandy. Michael Patroski Planner City of Georgetown Planning Department 809 Martin Luther King Jr Street Georgetown, Texas 78626 Phone: 512-930-3580 From: Brandy Heinrich <Brandy.Heinrich@georgetown.org> Sent: Tuesday, February 16, 2021 4:58 PM To: Michael Patroski <Michael.Patroski@georgetown.org>; Andreina Davila <Andreina.Davila@georgetown.org> Subject: FW: [EXTERNAL] Citizen Comment: February 16, 2021 Regular Meeting, Legislative Agenda Item BI Public Comments Thank you, Brandy Heinrich Planning Department Development Accounting Specialist Office Ph. 512-930-3575 From: Colleen Cook < Sent: Tuesday, February 16, 2021 4:26 PM To: WEB_Planning <planning@georgetown.org> Subject: [EXTERNAL] Citizen Comment: February 16, 2021 Regular Meeting, Legislative Agenda Item BI [EXTERNAL EMAIL] Dear P&Z committee members, First thank you so much for volunteering your valuable time to serve our community. I'm sending a quick note to voice my opposition to the proposed zoning change for the construction of a 4 story multi family complex on Riverhaven Dr. Page 160 of 309 My biggest concerns are the foreseeable increase in traffic, crime and the safety of our neighbors and the quality of place the park brings to this corner of town. In my opinion it just doesn't make sense to put such a large development basically in the middle of our beautiful San Gabriel Park. We've worked hard to make the park an asset, let's keep it that way! Thanks for your consideration, Colleen Cook 200 Rio Vista Drive Georgetown, TX 78626 Page 161 of 309 From:Brandy Heinrich To:Michael Patroski; Andreina Davila Subject:FW: [EXTERNAL] P&Z Regular Meeting 2/16/21 Citizen Comment Date:Tuesday, February 16, 2021 4:59:00 PM Public Comments Thank you, Brandy Heinrich Planning Department Development Accounting Specialist Office Ph. 512-930-3575 From: Jacob Cook < Sent: Tuesday, February 16, 2021 4:53 PM To: WEB_Planning <planning@georgetown.org> Subject: [EXTERNAL] P&Z Regular Meeting 2/16/21 Citizen Comment [EXTERNAL EMAIL] Greetings members of the P&Z committee, I'm writing to share my opposition to the proposed zoning change for the property at 903 Riverhaven Dr., item BI on tonight's agenda. Of primary concern is the massive potential increase in traffic and our ability to safely enter and exit the neighborhood. There will undoubtedly be more wrecks in the area with the addition of 172 residences on such a small parcel. Second, there is unfortunately the very real possibility of an increase in criminal activity in both districts 6 & 7. I understand that everyone needs a place to call home, regardless of income or status. However, statistics show that multifamily complexes almost always increase crime rates. Finally, does this type of development truly fit in with the City's master plan? Do we not call that portion of FM971 the "Scenic Corridor"? The City has been very effective using tax payer resources to enhance San Gabriel Park. Do we really want to squander it by allowing such a large visual barrier to the natural landscape? I encourage you to think about the quality of place that Georgetown provides. It's the reason my wife and I moved to such a wonderful community. Your work on the committee gives you the ability to further establish Georgetown as a quality place to live and play. Page 162 of 309 Do we really want apartment complexes in the heart of the park...with tongue in cheek, are we trying to become Pflugerville? With sincere appreciation for your time and effort, Jacob A. Cook 200 Rio Vista Drive Georgetown, TX 78626 Page 163 of 309 Dear Chairman and Commissioners, Project Name/Address: 903 Riverhaven Drive Project Case Number: 2020-32-REZ P&Z Date: Feb 16, 2021 Case Manager: Michael Patroski Name of Respondent: Regina Watson Address of Respondent: 116 Parque Vista Drive Georgetown TX 78626 I OBJECT to the rezoning request for this project. Please review the link below of the Parkview Estates HOA meeting with Greystar on 1.27.2021. It was a respectful and tempered discussion, where both sides spoke openly regarding the request. https://www.dropbox.com/s/hqb2fh2zstq70v2/Parkview%20Estates%20 %20Greystar%20Follo w%20Up.mp4?dl=0 Kind regards to all, Regina Watson Regina Watson Vice President Parkview Estates HOA Page 164 of 309 Regarding: Case Number 2020-32-REZ Georgetown Memorial Cemetery Association (Guadalupe Cemetery) 51 CR. 152 Georgetown, Tx. Mailing Address: P.O. Box 2313 Georgetown, Tx. 78627 We object to this development due to the noise that it will project next to a solemn place. We feel that during any service that will be held in the future the noise will make a big different to the burial. We object mostly because of the small area for high density multi-family use. Thanks You for your consideration on this development. Petra Bracamontez Member of Georgetown Memorial Association. 512-868-7633 Page 165 of 309 Page 166 of 309 Page 167 of 309 January 18, 2021 Re: Project 903 Riverhaven Project Case Number: 2020-32-REZ PZ Date: 1/19/2021 Case Manager: Michael Patroski Dear Mr. Patroski, We are writing to state our objection to rezoning and building a 172 apartment building at 903 Riverhaven. Our Home Owners Association has sent us the information regarding this project. We believe that the density being proposed is too high given the area and the size of the lot. 172 apartments means close to the same number of cars if not more, and we cannot determine from the design information where there is sufficient parking for this number of vehicles. The number of apartments proposed likely also means mostly 2 people per apartment such that the population would be more or less 344 people so there will be significant activity into and out of this complex which will impact the traffic on FM 971 which does not seem yet developed for this increase in traffic. We also think that for any apartment building being considered for 55+ people in particular, and all multistory apartment buildings generally, that elevators should become a required part of these buildings. It seems unreasonable to expect elderly people to climb steps in all weather with groceries, etc. From the prorposal information we received we could not determine if elevators are a part of the desigh. We are not opposed to development. But development should be consistent with what the community can absorb now. We object to the current proposal. Thank you for carefully considering our request. Respectfully, Manuel and Vicki Ramirez-Lassepas 112 Benchmark Street, Georgetown, TX Page 168 of 309 -----Original Message----- From: Jennifer Cain < Sent: Monday, January 18, 2021 10:10 AM To: WEB_Planning <planning@georgetown.org> Subject: [EXTERNAL] 903 Riverhaven drive My name is Jennifer Cain I live across the street from the nursing homes at 903 riverhaven drive at 100 Parque Circle. Though I would be the first to agree that abandoned building is an eyesore I am strongly opposed to the proposed project to build apartments in that space. I used to look out my back porch at a beautiful open field and that was ruined when the rental neighborhood was put in. At least now I can still see the park in the distance but all our entire neighborhood will see is a giant apartment complex. Our city is being ruined with the amount of new builds being allowed to go up. The traffic on 971 is already a nightmare especially at that intersection of riverhaven, 971 and Parque vista drive where there is way to many cars especially since that rental neighborhood went in and I can’t even imagine how bad it will be when the condos next to Parque view estates are finished! I would like my strong objection to project case number 2020-32-REZ noted please. Jennifer Cain Page 169 of 309 Project Name/Address: 903 Riverhaven Project #: 2020-32-REZ PZ Date: 1/19/2021 Case Manager: Michael Patroski Good morning, my name is Justin Eagle and I live at 108 Pecan Vista Cove in in Park View Estates in Georgetown. I am a lifelong resident of the county have lived at this address since my wife and I built this home in 1996. I am writing to state my position AGAINST the 903 Riverhaven project. My family and I walk or bike to the park regularly as well, and our kids go to the nearby schools. Why do I oppose this project? The proposed project just does not fit in the area. Unlike the adjacent single-family neighborhoods close by, this would be a tall eyesore and a visual barrier to the park as we move about the area. The density of the project would significantly increase traffic in all directions—on 971 itself, as well as Parkview Estates and San Gabriel Park as their residents seek to get to/from the property. Please do not approve the proposed zoning change. I am greatly worried that if this project goes forward it will be a detriment to our neighborhood. Thank you, Justin Eagle 108 Pecan Vista Cove Georgetown, TX 78626 512-869-8993 Page 170 of 309 Page 171 of 309 Page 172 of 309 Page 173 of 309 Page 174 of 309 Page 175 of 309 Page 176 of 309 Page 177 of 309 Page 178 of 309 Page 179 of 309 Page 180 of 309 Page 181 of 309 Page 182 of 309 Page 183 of 309 Page 184 of 309 Page 185 of 309 Page 186 of 309 Page 187 of 309 Page 188 of 309 Page 189 of 309 Page 190 of 309 Page 191 of 309 Page 192 of 309 Page 193 of 309 Page 194 of 309 Page 195 of 309 Page 196 of 309 Page 197 of 309 Page 198 of 309 Page 199 of 309 Page 200 of 309 Page 201 of 309 Page 202 of 309 Page 203 of 309 Page 204 of 309 Page 205 of 309 Page 206 of 309 Page 207 of 309 Page 208 of 309 Page 209 of 309 Page 210 of 309 Page 211 of 309 Page 212 of 309 Page 213 of 309 Page 214 of 309 Page 215 of 309 Page 216 of 309 Page 217 of 309 Page 218 of 309 Page 219 of 309 Page 220 of 309 Page 221 of 309 Page 222 of 309 Page 223 of 309 Page 224 of 309 Page 225 of 309 Page 226 of 309 Page 227 of 309 Page 228 of 309 Page 229 of 309 Page 230 of 309 Page 231 of 309 Page 232 of 309 Page 233 of 309 Page 234 of 309 Page 235 of 309 Page 236 of 309 Page 237 of 309 Page 238 of 309 Page 239 of 309 Page 240 of 309 Page 241 of 309 Page 242 of 309 Page 243 of 309 Page 244 of 309 Page 245 of 309 Page 246 of 309 Page 247 of 309 Page 248 of 309 Page 249 of 309 Page 250 of 309 Page 251 of 309 Page 252 of 309 Page 253 of 309 Page 254 of 309 Page 255 of 309 Page 256 of 309 Page 257 of 309 Page 258 of 309 Page 259 of 309 Page 260 of 309 Page 261 of 309 Page 262 of 309 Page 263 of 309 Page 264 of 309 Page 265 of 309 Page 266 of 309 Page 267 of 309 Page 268 of 309 Page 269 of 309 Page 270 of 309 Page 271 of 309 Page 272 of 309 Page 273 of 309 Page 274 of 309 Page 275 of 309 Page 276 of 309 Page 277 of 309 Page 278 of 309 Page 279 of 309 Page 280 of 309 Page 281 of 309 Page 282 of 309 Page 283 of 309 Page 284 of 309 Re: 903 Riverhaven Project Case Number: 2020-32-REZ PZ Date: 1/19/2021 Case Manager: Michael Patroski Dear Chairman and Commissioners, I am FOR the current proposal to develop 903 Riverhaven into a multi-family living facility in order to allow more affordable housing in our beautiful city. Kayla Keele 309 Katy Crossing Blvd, Georgetown, TX 78626 Page 285 of 309 11 903 River Haven Drive 2020-32-REZ Planning & Zoning CommissionFebruary 22, 2021 Page 286 of 309 2 Item Under Consideration 2020-32-REZ •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone approximately 8.705-acres of land out of the Antonio Flores Survey, Abstract #235, from the Residential Single-Family (RS) zoning district to the High-Density Multi-Family (MF-2) zoning district, for the property generally located at 903 River Haven Drive. (2020-32-REZ) --Michael Patroski, Planner Page 287 of 309 3 Call-Out Box Page 288 of 309 4 Rivers Edge Subdivision Parkview Estates Subdivision Chevron San Gabriel Park Guadalupe Cemetery Page 289 of 309 5 Call-Out Box Page 290 of 309 6 Study Area •Community Center 125-acres •Mixed Density Neighborhood 124.5-acres Page 291 of 309 7 Land Use Ratios –Community Center 80.00% 1.28% 22.64% 20.00% 76.08% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential 80/20 split Total Area: 125 acres 100% Area of Subject Property: 8.705 acres AG/Unentitled (if needed): 14.5 acres Page 292 of 309 8 Land Use Ratios –Mixed Density Neighborhood 20.00% 5.60% 75.50% 80.00% 18.48% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential 80/20 split Total Area: 124.5 acres 100% Area of Subject Property: 8.705 acres AG/Unentitled (if needed): 94.50 acres Page 293 of 309 9 Call-Out Box Page 294 of 309 10 DUA: 5.1-14.0 Target Ratio: 80% residential, 20% nonresidential Primary Use: Variety of single-family home types (detached, duplex, townhome) Secondary Uses: Limited neighborhood-serving retail, office, institutional, and civic uses Mixed Density Neighborhood (MDN) •Provides for a variety of housing types within a traditional neighborhood •Duplexes, townhomes, quadplexes, or potentially moderate density multi-family •Compatibility between housing types can be achieved through development standards like lot size, setbacks, and building design •Transitions of land uses and connectivity to neighborhood serving commercial is encouraged Page 295 of 309 11 Community Center (CC) •Located around arterial roads and intersections •Space for mid-sized development such as local retail, professional office, service-oriented businesses •Serves the residents of Georgetown •Context sensitive & quality site design and pedestrian access are encouraged to ensure compatibility with adjacent land uses DUA: 14 or more Target Ratio: 80% nonresidential, 20% residential Primary Use: Small to mid-size retailers Secondary Uses: Medium and high density residential, local restaurants, specialty retailers, professional office, and civic uses Page 296 of 309 12 High Density Multi-Family (MF-2) •Attached multi-family •Apartments and condos •Should have direct access to major thoroughfares and arterial streets •Should not route traffic through low density areas •May be appropriate adjacent to residential and non-residential districts Dimensional Standards •Max density = 24 units/acre •Min. lot size = 2 acres •Min. lot width = 50’ •Max building height = 45’ •Front setback = 25’ •Side setback = 15’ •Rear setback = 15’ •Side/rear street setback = 20’ •Side/rear setback to residential = 30’ •15’ bufferyard adjacent to RS Page 297 of 309 13Page 298 of 309 14 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies PartiallyComplies Does Not Comply The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; X The zoning change is consistent with the Comprehensive Plan;X The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City; X Page 299 of 309 15 Call-Out Box Page 300 of 309 16 Land Use Ratios –Community Center 80.00% 1.28%1.28% 22.64%22.64% 20.00% 76.08%76.08% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Proposed Request Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential Target Ratio 80/20 Total Area:125 acres 100% Area of Subject Property: 8.705 acres6.964% AG/Unentitled (if needed):14.5 acres11.60% Page 301 of 309 17 Land Use Ratios –Mixed Density Neighborhood 20.00% 5.60%5.60% 75.50%75.50% 80.00% 18.48%18.48% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2030 Recommendation Existing Conditions Proposed Request Pe r c e n t a g e o f F L U A r e a Scenario Nonresidential AG/Unentitled Residential Target Ratio 80/20 Total Area:124.5 acres 100% Area of Subject Property: 8.705 acres AG/Unentitled (if needed):94.50 acres Page 302 of 309 18 Call-Out Box Page 303 of 309 19 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies PartiallyComplies Does Not Comply The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; X The zoning change is consistent with the Comprehensive Plan;X The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City; X Page 304 of 309 20 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies Partially Complies Does Not Comply The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and X The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. X Page 305 of 309 21 Call-Out Box Page 306 of 309 22 Approval Criteria –UDC Section 3.06.030 Criteria for Rezoning Complies Partially Complies Does Not Comply The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and X The property to be rezoned is suitable for uses permitted by the district that would be applied by the proposed amendment. X Page 307 of 309 23 Public Notifications •25 property owners within the 300’ buffer •Notice in Sun News on January 31, 2021 •Signs posted on the property •To date, staff has received: •1 written comments IN FAVOR •117 written comments OPPOSED Page 308 of 309 26 Summary •Public Hearing and possible action on a request for a Zoning Map Amendment to rezone approximately 8.705-acres of land out of the Antonio Flores Survey, Abstract #235, from the Residential Single-Family (RS) zoning district to the High-Density Multi-Family (MF-2) zoning district, for the property generally located at 903 River Haven Drive. (2020-32-REZ) •Per UDC Section 3.06.020.E, the Planning and Zoning Commission shall hold a Public Hearing… and make a recommendation to the City Council. Page 309 of 309