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HomeMy WebLinkAboutMinutes_P&Z_08.07.2007 Planning & Zoning Commission Minutes August 7, 2007 Page 1 of 6 City of Georgetown, Texas Minutes of the Planning and Zoning Commission Meeting Tuesday, August 7, 2007 at 6:00 P.M. Council Chambers 101 E. Seventh Street, Georgetown, Texas 78626 Members Present: Jennifer Shield, Vice Chair; Will Moore, Secretary; Sarah Milburn, Marlene McMichael, and Patrick Lawson. Members Absent: Harry Gibbs, Chair and Don Padfield Staff Present: Bobby Ray, Director; Elizabeth Cook, Principal Planner; Carla Benton, Planner and Stephanie Mickan McNickle, Recording Secretary. Vice Chair Shield called the meeting to order at 6:02 p.m. and led the Pledge of Allegiance. Chair Gibbs 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 once for each item, 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. 2-3. Motion by Moore to approve the consent agenda items, which includes the August 30, 2007 minutes. Second by McMichael. Approved 5-0. Regular Agenda 4. CPA-2007-005 – Public Hearing and Possible Action on a Comprehensive Plan Amendment for a 54.73 acre tract more particularly described as 34.82 acres in the Francis Hudson, Wm. Addison, Joseph Robertson and J.S. Patterson Survey and 19.91 acres in the Joseph Robertson and the Wm. Addison Survey, also known as the Wheeler Tract, located at 2211 County Road 111. (VK) Staff report by Valerie Kreger. The 54.73-acre site is located at the northeast corner of FM 1460 and CR 111 (Westinghouse Rd.). Previously, the site was used as a wood chipping facility and for outdoor storage of construction equipment. The property is identified as Mixed Use on the Future Land Use Plan and is currently zoned AG, Agriculture. A future zoning change application for a mixed use development is anticipated. Planning & Zoning Commission Minutes August 7, 2007 Page 2 of 6 The property currently has 29.9 acres of Intensity Level 3, 13.0 acres of Intensity Level 4 and 11.8 acres of Intensity Level 5. The proposed amendment to the Century Plan would assign Intensity Level 4 to the interior 18.8 acres and Intensity Level 5 to 35.9 acres along FM 1460 and Westinghouse Rd. This increase in Intensity will accommodate the proposed Mixed Use development at this corner. Vice Chair Shield invited the applicant to speak. Karen Wench with Pate Engineers stated she will be happy to answer and questions. Shield opened the Public Hearing. No one came forward to speak. The Public Hearing was closed. Motion by Moore to recommend to the City Council approval of a Comprehensive Plan Amendment to change the Intensity Level Map from Levels 2, 3 and 4 to Levels 4 and 5 for a 54.73 acre tract more particularly described as 34.82 acres in the Francis Hudson, Wm. Addison, Joseph Robertson and J.S. Patterson Survey and 19.91 acres in the Joseph Robertson and the Wm. Addison Survey, also known as the Wheeler Tract, located at 2211 County Road 111 (Westinghouse Road). Second by McMichael. Approved. (5-0) 5. REZ-2007-013 – Public Hearing and Possible Action to Rezone from (RS) Residential to (MU-DT) Mix Use Downtown 0.139 acres out of Lost Addition, Block 63, located at 1006 Rock Street. (VK) Staff report given by Valerie Kreger. The 0.14-acre site is located on the west side of Rock Street between 10th and 11th Streets (see Exhibit A). Currently, the property is developed with a single- family residential structure. The existing zoning of the property is RS, Residential Single-Family and it is located within the Downtown Overlay District. The property is designated as Downtown on the Future Land Use map and is assigned an Intensity Level of 3 on the Century Plan. The applicant is requesting a rezoning from RS, Residential Single-Family district to MU-DT, Mixed Use Downtown district. Vice Chair Shield invited the applicant to speak. Kevin Stotz stated she will be happy to answer and questions. Commissioner Moore asked the applicant to address the parking issue. Mr. Stotz stated the building will be 1,500 square feet, so 3 parking spaces are required. The garage will be torn down to add more parking in the back. Mr. Stotz stated this business will not be a retail business, so high traffic and parking should not be an issue. Shield opened the Public Hearing. No one came forward to speak. The Public Hearing was closed. Motion by Milburn to conduct a Public Hearing and First Reading of the Ordinance for a Rezoning of 0.14 acres in the Lost Addition, Block 63, located at 1006 Rock Street, from RS, Residential Single- Family District to MU-DT, Mixed Use Downtown District. Second by Lawson. Approved. (5-0) 6. REZ-2007-015 and PP-2007-007 – Public Hearing and Possible Action to Rezone from (AG) Agriculture to (PUD) Planned Unit Development and Consideration and Possible Action on a Preliminary Plat for 122.521 acres out of the I. and G.N. R.R., J.D. Johns, W.E. Pate, J. Thompson Surveys and Key West Irrigation Surveys to be known as Water Oak at San Gabriel, Phase One and Three, located off of FM 2243, near Escalera Ranch. (JM) Staff report given by Jordan Maddox. This is the project known to many as the “ABG” development, the first project in Georgetown to plan a development with conservation design principles. The entire development, projected to be approximately 1900 acres, will contain over 700 acres of open space, areas for commercial and mixed-use properties, and a broad mix of residential housing sizes and product types. The project will have frontage on both SH 29 and RM 2243, linked by a large arterial parkway which will bridge across the South San Gabriel River. On November 14, 2006, Century Plan Amendments for transportation, intensity and land use were unanimously approved by City Council for 1700+ acres, with an additional 200 acres still in the approval process. This project was the first to consider conservation subdivision design and also led to Planning & Zoning Commission Minutes August 7, 2007 Page 3 of 6 the wastewater interceptor which is planned for the South San Gabriel River. The Intensity Level for the project is 3, however, as part of the off-site construction agreement and ordinance to the development agreement, the utility capacity of the entire project is capped at 6559 S.U.E.’s (Service Unit Equivalents), superseding the actual Intensity designation. Construction on the off-site wastewater line is expected to begin this year. The applicant petitioned for voluntary annexation on June 20, for 268.3 acres, including the area being zoned PUD in this application, which will be completed on August 28. Once annexed, the default zoning of AG, Agriculture will be applied, which be changed to PUD upon second reading of the zoning ordinance for this application. The reason for the PUD designation is to incorporate conservation design standards that vary from the UDC. These variations are contained in the PUD development plan. Concurrent with the zoning application is a preliminary plat, which uses standards from the specific PUD development plan, which reference said development agreement. This PUD proposes 261 single-family detached residential lots with 26.13 acres of open space interspersed throughout, a density of approximately 2.13 units/acre. The open space includes a 5.48 acre tract that will be a future amenity center. As part of the conservation design proposal, many of the local streets in this section contain wider rights-of-way, preserving trees and promoting walk-ability, while reducing actual pavement widths. Native and drought-tolerant landscaping, native trees, and preservation of sensitive features are key elements of the conservation design and the development agreement mandates their inclusion in this and other Water Oak neighborhoods. The development agreement provides for flexibility for lot dimensions, although each lot here meets minimum UDC requirements. There is an impervious cover bonus over the UDC standard per lot that is spelled out in the development plan, as well. Water Oak Parkway is the only arterial-level road in the plat, which will serve as one of the main spine roads for the rest of the Water Oak neighborhoods and connect to SH 29, as well. This parkway will contain a wide treed median and a large right-of-way that will accommodate hike and bike trails, trees, buffers from the roadway and connections to neighborhood streets and nature trails. A traffic impact analysis was conducted for the entire project and meets the criteria required. Water and wastewater will be provided by the City of Georgetown. The wastewater line mentioned previously does not exist as of this meeting, but an on-site extension of the line will be in the ground before homes are built on the site. Pedernales Electric Co-Op is the electricity provider. There is no parkland dedication in this portion of the Water Oak development. As specified in the development agreement, public parkland dedication will occur at a later date. Vice Chair Shield invited the applicant to speak. Kelly Green with Bury & Partners stated she will be happy to answer and questions. Shield opened the Public Hearing. No one came forward to speak. The Public Hearing was closed. Staff recommends approval of the rezoning request and the preliminary plat for this phase. Motion by Moore to recommend to City Council approval of the Rezoning from AG, Agriculture district to PUD, Planned Unit Development district for 122.521 acres out of the J.T. Church., J. D. Johns, W.E. Pate, Key West Irrigation and J. Thompson Surveys to be known as Water Oak at San Gabriel, Phases One and Three, located off of FM 2243, near Escalera Ranch. Second by Lawson. Approved. (5-0) Motion by Moore to recommend to City Council approval of a Preliminary Plat for 122.521 acres out of the J.T. Church., J. D. Johns, W.E. Pate, Key West Irrigation and J. Thompson Surveys to be known as Water Oak at San Gabriel, Phases One and Three, located off of FM 2243, near Escalera Ranch. Second by Milburn. Approved. (5-0) Planning & Zoning Commission Minutes August 7, 2007 Page 4 of 6 7. REZ-2007-017 – Public Hearing and Possible Action to Rezone from (OF) Office to (RS) Residential Single-family for 0.179 acres out of the Booty and Lesueur Addition, Block 1, Lot 4, located at 1308 Hart Street. (BR) Staff report given by Bobby Ray. The subject property is a corner lot located on the west side of Hart Street, north of 15th Street. The site is currently vacant with an abandoned accessory storage building remaining on the site. The zoning of the property is OF, Office. The property is identified for “Residential” on the Future Land Use Plan and carries an Intensity Level of “4”. The property has historically been residentially zoned, the 1965 zoning map identifies he property as “Residential”. At the time of the 1968 zoning map the property was redesignated as “RM”, Residential Multiple-family, and in 2002 the property was designated as “RM-3”, Office and Service Use. With the adoption of the Unified Development Code (UDC) in 2003 the RM-3 zoning district transitioned all RM-3 properties to OF, Office, which is the current zoning district applied to the property. Vice Chair Shield invited the applicant to speak. Applicant was not present. Shield opened the Public Hearing. No one came forward to speak. The Public Hearing was closed. Motion by McMIchael to for the approval of the Rezoning from OF, Office district to RS, Residential Single-family district for Lot 4, Block 1 of the Booty and Lesueur Addition, located at 1308 Hart Street. Second by Milburn. Approved. (5-0) 8. PP-2007-003 – Consideration and Possible Action on a Preliminary Plat for 66.71 acres in the William Addison Survey to be known as Pinnacle Subdivision Phases 2 - 4, located south of the Inner Loop and east of the future extension of Maple Street. (EC) Staff report given by Elizabeth Cook. On February 25, 2003, the City Council annexed this property into the City limits, rezoned the site to RS, Residential Single-Family, and approved a Century Plan Amendment to change the Intensity Level from level 2 to level 4. On October 28, 2003, the initial Pinnacle Subdivision Preliminary Plat was approved for 100 acres in the William Addison Survey. The Final Plat for Phase 1 was recorded in January 2006, which extended the expiration of the balance of the Preliminary Plat to January 2007. The applicant did not record the next Final Plat within the required twelve (12) months timeframe; therefore, a new Preliminary Plat is required for the remaining 66.71 acres. The 2003 TIA (traffic impact analysis) has been updated; however, the City’s Traffic Engineer has not completed review of the updated TIA, as the most recent revisions were not submitted until July 27, 2007. Due to the timing of this latest submission and the quality of the first submission, a review has not taken place as of the preparation of this report. A memorandum on the review is not anticipated until after the Commission’s meeting. Therefore, the TIA findings are not available for the Commission’s review. In staff’s opinion, without the TIA, the Preliminary Plat does not meet all the criteria for approval as specified in UDC Section 3.08.050.H. The applicant’s representative has been notified of this concern, but wishes to go forward with the Planning and Zoning Commission’s consideration of this request. Vice Chair Shield invited the applicant to speak. Chris Menger, representing the applicant stated he would like for the Commissioner to approve the Preliminary Plat on condition of the Traffic Impact Analysis is approved. Mr. Menger stated if the Commissioners are not able to approve it, then he ask for the application to be postponed to the next meeting date. Shield opened the Public Hearing. No one came forward to speak. The Public Hearing was closed. Motion by McMichael for postponement to the September 4, 2007 Planning and Zoning meeting of a Preliminary Plat of 66.71 acres in the William Addison Survey to be known as Pinnacle Planning & Zoning Commission Minutes August 7, 2007 Page 5 of 6 Subdivision Phases 2 - 4, located south of the Inner Loop and east of the future extension of Maple Street. Second by Lawson. Approved. (5-0) 9. VAR-2007-005 – Consideration and Possible Action on a Waiver request to allow utilization of the platted setbacks at the South Town Industrial Park, Lot 1, located on South Austin Avenue at 21st Street, pursuant to Section 1.03 C. of the Unified Development Code (UDC)(CB) Staff report by Carla Benton. The plat for South Town Industrial Park was approved by City Council on June 25th, 1996. A Site Plan for Lots 1 and 3 was approved on June 17, 2002 for the development of Hometown Self Storage. At that time Lot 1 contained the office location for the storage facility located on Lot 3. This application is to continue a second phase of the storage facility development on Lot 1. Subsequently, the setback requirements have changed with the Unified Development Code and the applicant requests relief as provided in Section 1.03 of the UDC. The applicant is proposing to continue the development of this tract under the same standards as the first Detailed Development Plan. Section 1.03.C of the Unified Development Code states that: An applicant may elect at any time to use this Unified Development Code in place of previously applicable regulations, provided that this Code shall be applied in its entirety to such a project. However, any existing plat that has platted setbacks, which are in conflict with the standards of the UDC, shall be subject to the setback provision of the UDC. A waiver from the Planning and Zoning Commission shall be required to maintain and utilize the platted setbacks. The applicant is seeking a waiver, pursuant to the above-referenced section, allowing the development of this site consistent with the platted standards. Vice Chair Shield invited the applicant to speak. Bruce Operly, representing the applicant stated will be happy to answer and questions. Shield opened the Public Hearing. No one came forward to speak. The Public Hearing was closed. Motion by Moore for approval of a Waiver for South Town Industrial Park, Lot 1, to allow the lots to maintain and utilize the platted setbacks. Second by Milburn. Approved (5-0) 10. Public Hearing and Possible Action on a recommendation to the City Council regarding adoption of a proposed Conservation Subdivision amendment to the Unified Development Code (UDC) (JM) Staff report by Jordan Maddox. In January of 2005, noted land planner Randall Arendt led a Conservation Subdivision Design workshop in Georgetown that was attended by members of the Georgetown Planning staff, City Council, Planning and Zoning Commission members, local developers and engineers, and other interested parties. This workshop was held to introduce the local community to an alternative form of site development. Additional workshops and presentations on the subject were presented to Council in April 2005 and July 2006. Based upon the information presented the City Council instructed staff to write an amendment to the Unified Development Code (UDC) which would create a provision for conservation subdivision design. In the past year, the opportunity to implement conservation design concepts was presented before that ordinance had been written. Three separate projects have gone through the development process where the developers have agreed to use the principles of conservation subdivision design. Two of those projects have approved development agreements and one of them is currently in the platting and rezoning process. The goal of this ordinance is to protect sensitive natural resources such as the aquifer, rivers and streams, flood plains, and wildlife habitat, while providing opportunities for new Planning & Zoning Commission Minutes August 7, 2007 Page 6 of 6 commercial and residential development to meet the needs of a growing population. Conservation Subdivisions are a unique way for the private sector to protect key natural resources, while providing a marketable product to the public, with little additional municipal expenditure involved. When compared to other model ordinances from across the country and in Texas, this proposed ordinance provides a more flexible, incentive-based approach. The standards contained in this ordinance have been discussed at length to ensure that it was incentive-based and not over-regulated and cost-prohibitive for developers. Its intent is to preserve natural features and plan for water quality protection, while keeping Georgetown’s quality of life at the level its citizens demand. One way to achieve this is to encourage developers who wish to increase their utility capacity to set aside open space for the most sensitive features on the land. Some of the conservation land set-aside will be recreational as its main function; some of the land can be revenue-generators for the community. There is a wide array of options for developers and builders to tailor to the needs and desires of their potential buyers, including lot size, housing type or use. The conservation subdivision ordinance does not restrict the use or density of the project and only applies to areas that are intended as low- density residential in the Comprehensive Plan. City staff has designed alternative road design standards to allow for less pavement, slower speeds, traffic calming measures and hike/bike trails, all intending to provide for a safer, more natural feel and eco-friendly construction. Motion by Milburn to conduct the First Reading of an Ordinance of a Conservation Subdivision Amendment to the Unified Development Code. Second by Moore. Approved. (5-0) 11. Comments from Director. Bobby Ray stated the Comprehensive Plan workshop is scheduled for August 13, 2007 at 4:00 in the Council Chamber and will be a summary of where we are in the comprehensive planning process. Then there will be two public workshops held, August 23, 2007 at 7:00p.m. in the Hewlet room at the Library and again August 24, 2007 at 9:00a.m. at the Community Center in the Park. 12. Comments from Commissioners. Motion to adjourn. Vice Chair Shield adjourned the meeting at 7:40 p.m. _______________________________ __________________________________ Approved, Jennifer Shield, Vice Chair Attested, Will Moore, Secretary