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Planning & Zoning Commission Minutes
February 8, 2007 Page 1 of 5
City of Georgetown, Texas
Minutes of the
Planning and Zoning Commission Meeting
Thursday, February 8, 2007 at 6:00 P.M.
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Members Present: Johnny Anderson, Chair; Harry Gibbs, Vice-Chair; Will Moore, Secretary;
Marlene McMichael and Brian Ortego.
Alternates Present: *Don Padfield and *Patrick Lawson
*alternate served as a voting member
Members Absent: Jennifer Shield and Sarah Milburn
Staff Present: Bobby Ray, Director; Ed Polasek, Principal Planner; Carla Benton, Planner; Jennifer
Bills, Planner; Jordan Maddox, Planner; David Munk, Development Engineer; Rebecca Rowe,
Historic District Planner; Trish Carls, City Attorney; and Stephanie Mickan McNickle, Recording
Secretary.
Regular Session - To begin no earlier than 6:00 p.m.
Chair Anderson called the meeting to order at 6:03 p.m. and led the Pledge of Allegiance.
Chair Anderson stated the order of the meeting and that those who speak must turn in a speaker
form to the recording secretary before the item that they wish to address begins. Each speaker will
be permitted to address the Commission one time only, for a maximum of three (3) minutes, unless
otherwise agreed to before the meeting begins.
1. Action from Executive Session. There was not an Executive Session.
Consent Agenda
The Consent Agenda includes non-controversial and routine items that the Commission may
act on with one single vote. A Commissioner or any member of the public may request that any
item from the Consent Agenda be pulled in order that the Commission may discuss and act
upon it individually as part of the Regular Agenda. The Planning and Zoning Commission's
approval of an item on the Consent Agenda will be consistent with the staff recommendation
described in the report, unless otherwise noted.
2. Mickie Rundell, Financial Division Director along with Leticia Zavala, City of Georgetown
Accounting Manager gave the commissioners a survey handout and gave a brief presentation
explaining the survey.
3-5. Consideration of the Consent Agenda and Minutes of the January 4, 2007 meeting of the Planning
and Zoning Commission.
Motion by Moore to approve the Consent Agenda item, which includes the minutes. Second by
Lawson. Approved 7-0.
Planning & Zoning Commission Minutes
February 8, 2007 Page 2 of 5
Regular Agenda
6. Public Hearing and possible action on a Comprehensive Plan Amendment to change the
Intensity level from Level 1 to Levels 2, 3, 4, and 5 and change the Future Land Use from
Residential to Residential, Multi-Family, Townhome/ Condo, Office, Retail, and Park for 590.70
acres including 520.25 acres in the L.S. Walters Survey (A-653) and 70.15 acres in the B. Eaves
Survey (A-216), located northeast of Sun City and south of the proposed Parmer Lane extension.
(JM) CPA-2006-020
The above agenda has been postponed to the March 6, 2007 Planning and Zoning Meeting.
At this time agenda item, #10 is presented.
10. Public Hearing and possible action on a Comprehensive Plan Amendment to change the
Intensity Level from Level 1 to Level 3 and 4 and the Future Lend Use from Residential to
Residential and Mixed Use for 205.38 acres in the I. Donagan Survey (A-178), located on West
SH-29. (This tract will be added to the 1793 acre San Gabriel Development tract.) (EP) CPA-
2006-022. Staff report given by Ed Polasek. ABG Development is in the process of, or has
recently purchased the property covering Sections 7-10 of the revised concept plan from Escalera
Development, LLC, the Barton Tract to the east, a portion of the Faubion Tract, located even
further to the east, and the Watson Tract to the North (reaching across the South Fork of the San
Gabriel River to State Highway 29), which were combined in the San Gabriel Development
Agreement. ABG Development is proposing to amend the approved development agreement by
adding the additional 205.38 acres from the Lowery Tract. The applicant is proposing 2 Living
Unit Equivalents (LUE’s) per acre which is consistent with an Intensity Level 2 for the property.
The applicant is proposing 68 acres of Residential single family, which will consist of up to 136
units, and approximately 80 acres of Mixed Use that total 264 LUE’s. This could be 264 Multi-
family units or up to 500,000 sq ft of mixed retail, or some combination of both that will not
exceed the 264 LUE’s assigned in the wastewater master plan. The remaining 57 acres of the
Lowery Tract is to be open space or parkland consistent with the conservation design principles
outlined in the San Gabriel Development Agreement. The City completed a special area impact
fee study to determine the best method and possible financing source for wastewater
improvements to the South San Gabriel Basin. The November 2006 Development Agreement
addressed the provision of wastewater to the basin. Wastewater service should be conditioned
on the terms of the Development Agreement being met. Staff has recommended conditional
approval of the Century Plan. Chair Anderson invited the applicant to speak. Kelly Bell Green
stated she would be glad to answer any questions. Chair Anderson opened the Public Hearing.
No one came forward to speak. The Public Hearing was closed.
Motion by Ortega to recommend Conditional Approval of a Comprehensive Plan Amendment
to change the Intensity Level from Level 1 to Level 2 and the Future Lend Use from Residential
to Residential and Mixed Use for 205.38 acres in the I. Donagan Survey, located on West SH-29.
The Condition being those two items identified under note number 6 in the Basis of Support,
which is a development agreement or other type of agreements to:
(A) Amending the November 14, 2006 Development Agreement with ABG Development to
add the Lowry Tract and address development issues associated with the tract.
(B) Limiting the Lowry tract to two (2) Living Unit Equivalents (LUE’s) keeping the tract
consistent with the South San Gabriel regional wastewater study.
Second by Moore. Approved (6-0) Gibbs recused himself due to conflict of interest.
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February 8, 2007 Page 3 of 5
7. Public Hearing and possible action on a Comprehensive Plan Amendment to change the Future
Land Use from Business Park to Residential and Multi-family for 95.501 acres in the James
Patterson Survey (A-502) and Francis Hudson Survey (A-295), located north of Westinghouse
Road east of park Central Boulevard. (JM) CPA-2006-021. Staff report was given by Jordan
Maddox. This proposal is to change the land use from Business Park to Multi-Family and
Residential in one project with a zoning change of P.U.D. (addressed in a concurrent
application). The applicant’s concept is that this tract of land would have the flexibility of
building town homes or single-family residential houses. This unique approach requires the
P.U.D. zoning, with additional restrictions and standards, the specifics being contained in the
zoning staff report. . There has been little interest for business or office park projects down in
this area and residential growth from Round Rock (including the Teravista M.U.D.) indicates
that this area will continue to grow in a similar fashion. Staff is hesitant to lose Business Park
land use, but is confident that more will be added in the Land Use Plan update and through
additional work with Economic Development. The applicant’s concept plan calls for a central
park, buffers the single-family/townhouse units with multi-family units, and could become an
energizer in this area, which is needed. Staff has recommended approval of the Century Plan
Amendment. Chair Anderson invited the applicant to speak. Bob Richardson, President of RVI
and is representing the applicant. Mr. Richardson gave a brief, visual presentation. The
commissioners commended Mr. Richardson on his presentation, which clarified concerns. Chair
Anderson opened the Public Hearing. No one came forward to speak. The Public Hearing was
closed.
Motion by to Gibbs to recommend to the City Council approval of the requested
Comprehensive Plan Amendment to change the future land use from Business Park to
Residential and Multi-Family for 95.5 acres in the James Patterson Survey, abstract 502, and the
Francis Hudson Survey, abstract 295, located at 61455 Westinghouse Rd. Second by McMichael.
Approved 7-0.
8. Public Hearing and possible action on a Rezoning from AG, Agriculture district to PUD,
Planned Unit Development district for 95.501 acres in the James Patterson Survey (A-502) and
Francis Hudson Survey (A-295), located north of Westinghouse Road east of Park Central
Boulevard. (BR) REZ-2006-046. Staff report given by Bobby Ray. The application is a rezoning
request from AG, Agriculture to PUD, Planned Unit Development to accommodate a proposed
residential development on the 95-acre site. The development plan involves incorporating a
combination of residential product types (multi-family, single-family attached, single-family
detached, two-family and / or townhouse) into the neighborhood, while maintaining flexibility
with the location of the different single-family products. The development proposes 24 acres of
multi-family (420 units) and 71.5 acres of single-family attached and townhouse product
(totaling 420 units). Staff is supportive of the rezoning application in that the development
represents a desired mix of different product types. Chair Anderson opened the Public
Hearing. No one came forward to speak. The Public Hearing was closed.
Motion by McMichael to recommend approval for the Public Hearing and possible action on a
Rezoning from AG, Agriculture district to PUD, Planned Unit Development district for 95.501
acres in the James Patterson Survey (A-502) and Francis Hudson Survey (A-295), located north
of Westinghouse Road east of Park Central Boulevard. Second by Moore. Approved 7-0.
9. Public Hearing and possible action on a Rezoning from AG, Agriculture district to PUD,
Planned Unit Development district for 17.232 acres in the Burrell Eaves (A-216) to be known as
the Planned Unit Development of Sun City Georgetown, Neighborhood Sixty-One. (JM) REZ-
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February 8, 2007 Page 4 of 5
2006-047. Staff report given by Jordan Maddox. This area is part of the new Sun City Texas area
that is incorporated as part of the 8th Amended Concept Plan. The proposed development
consists of 55 residential units to be developed as detached single family lots. The development
is presented as a PUD in order to accommodate the detached single family with regards to lot
sizes and setbacks. The proposed development standards are consistent with the standards
requested as part of the Development Agreement between the City and the developer. These
standards were updated with the 8th Amended Concept Plan. Chair Anderson opened the
Public Hearing. No one came forward to speak. The Public Hearing was closed.
Motion by Moore to recommend approval for the Rezoning from AG, Agriculture district to
PUD, Planned Unit Development district for 17.232 acres in the Burrell Eaves, abstract 217, to be
known as the Planned Unit Development of Sun City Georgetown, Neighborhood Sixty-One.
Second by Padfield. Approved 7-0.
11. Public Hearing and possible action on a Rezoning from AG, Agricultural district to PUD,
Planned Unit Development district for two tracts consisting of 0.775 and 11.655 acres in the A.
Flores Survey (A-235) to be known as the Planned Unit Development of Katy Crossing
Subdivision, Section 7, located on FM-971, west of Katy Crossing Boulevard. (BR) REZ-2006-048.
Staff report given by Bobby Ray. The 12 acre tract sits at the northwest corner of the Katy
Crossing subdivision on F.M. 971 and is developed with an existing single-family residence.
Current zoning of the property is AG, Agriculture which reflects the default zoning placed on
the property at the time of annexation in 1998 (Ordinance No. 98-76). The property is identified
for “Residential” on the Future Land Use Plan and carries an Intensity Level of “2”. The
application is a rezoning request from AG, Agriculture to PUD, Planned Unit Development to
accommodate a 59-unit residential development. Access to the project is taken from F.M. 971,
with interior circulation provided by a residential local street that will “loop” around the
development providing individual lot access. There will be direct access to the existing Katy
Crossing subdivision also provided. The development is requesting some relatively minor
deviations from the standards of the underlying zoning district. Specifically, some of the units
will provide a single car garage with the second required space located in the driveway
immediately behind the garage. This would involve parking in the front setback, which is
allowed for single-family attached subject to landscape screening (UDC Section 7.03.020.B.2).
The second deviation is from the impervious cover limits for single family, which is 45% per lot.
The overall impervious coverage for the subdivision is 50% pursuant to Section 11.02.010 of the
UDC. Some lots within the development will exceed the 45% threshold, however the overall
impervious coverage for the subdivision will remain at or under 50% as required.
Commissioner McMichael asked staff if fencing would be around this project. Staff stated
fencing is not required, but can be included in the motion. Chair Anderson invited the applicant
to speak. Jim Coulter, Coulter Engineering, representing the applicant stated he would be glad
to answer any questions. Chair Anderson opened the Public Hearing. Michael Delance, 191
Bastian Lane stated he opposes the rezoning of the property becoming a multifamily area. He
would not be opposed if the property would have single family homes that are the same like
and value of the current homes in that area. He informed the commission that he was told by
the builder that the Villas/multi-family homes would be built on the east side of Katy Crossing
and would be separated from the single-family units. Gil Westling, 126 River Park Lane, agreed
with Mr. Delance and confirmed the builder also mislead him. He objects to the single-family
homes backing up to these duplexes. Roger Busfield, Jr., 103 River Park Cove, stated he is proud
of Katy Crossing and is very concerned with the traffic on FM 971. Deena Berg, 324 Bastian
Planning & Zoning Commission Minutes
February 8, 2007 Page 5 of 5
Lane, stated she understands there is a need for affordable housing but feels this is not the way
to do it. She is also concerned with the upkeep of the park in this PUD. Leah Maglio, 104 River
Park Lane stated she is opposed anything other then single family homes in the area. Ms.
Maglio stated the real estate agent told her and her neighbors, that any homes to the west of
their current home would be larger single-family homes. She feels strongly that anything other
than single-family units would hurt the resale value of her and her neighbor’s homes. She is
also very much concerned with the traffic on FM 971. Ms. Maglio also stated there are several
large trees on the proposed property and hopes those trees will not be destroyed. Ana Thomas,
193 Bastian Lane, stated she agrees with Ms. Maglio and Mr. Delance and is concerned with the
value of her house and is considering moving if the rezoning for multi-family is approved. Lisa
Lorandeay, 195 Bastian Lane, stated she is a single mom who wanted her children to live in a
single-family development and stated Mr. Gavurnik, informed her multi-family development
would be to the east of Katy Crossing. She said it states this in her contract. Anna Aiken, FM
971, stated she is very concerned with the traffic and the safety of their children. Chair
Anderson asked staff to address the concerns regarding the traffic on FM 971. Staff stated that in
the TXDOT current 5-year report, there are potential plans to upgrade FM 971 to four lanes.
Chair Anderson asked Mr. Coulter to address the citizens concerns. Mr. Coulter stated the
reason for placing a park on that property is to protect the existing trees. Mr. Coulter stated that
Mr. Gavurnik did not intend for this property to be a part of Katy Crossing, but the opportunity
came to purchase this property in the last ninety days and wanted to add it to Katy Crossing.
Mr. Coulter stated the park would be maintained by HOA. Commissioner McMichael asked if
there is a need to connect this property to the Katy Crossing subdivision. Staff stated yes, and is
addressed in the Unified Development Code. Mr. Moore asked the citizens if anyone has meet
with Mr. Gavurnik regarding this property. The citizens stated they have not met with Mr.
Gavurnik.
After hearing testimony from several concerned residents, the Commission unanimously
suggested to defer the item to allow adequate time for the applicant to meet with
representatives from the adjacent neighborhood. Mr. Coulter requested to defer the agenda.
Motion by Gibbs to defer the above agenda to the March 6th Planning and Zoning meeting and
to re-notify the adjacent property owners. Second by Moore. Approved (7-0)
12. Comments from Director. Bobby Ray stated a Tree Ordinance meeting was held last week and
was well attended. Mr. Ray stated they are summarizing the comments to present to the City
Council for the February 13th meeting. Mr. Ray also stated he would be conducting interviews
next week Monday and Tuesday for the Entry-level Planner and Planner III positions.
13. Comments from Commissioners.
Comments were made regarding the pro and cons to having alternates serving on Boards.
The Commission thanked Chair Anderson and Mr. Ortega for their service to the Planning and
Zoning Commission.
Motion to adjourn. Chair Anderson adjourned the meeting at 7:55 p.m.
_______________________________ __________________________________
Approved, Harry Gibbs, Vice Chair Attested, Will Moore, Secretary