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Planning & Zoning Commission Agenda / January 3, 2008 Page 1 of 5
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Thursday, January 3, 2008 at 6:00 PM
Council Chambers
101 E. Seventh Street, Georgetown, Texas 78626
Members Present: Harry Gibbs, Chair; Will Moore, Secretary; Sarah Milburn; Marlene McMichael; Patrick
Lawson and Don Padfield.
Members Absent: Jennifer Ratlift, Vice Chair
Staff Present: Elizabeth Cook, Interim Director, Carla Benton, Planner; Valerie Kreger, Planner; Jordan
Maddox, Planner; David Munk, City Engineer; Jennifer Bills, Housing Coordinator; Trish Carls, City
Attorney and Stephanie McNickle, Recording Secretary.
Chair Gibbs called the meeting to order at 6:07 p.m. and Will Moore 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 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. Consideration and possible approval of the Minutes of the December 4, 2007 meeting of the Planning and
Zoning Commission.
3. Consideration and possible action on a Preliminary Plat of Teravista, Section 321 a 27.067 acre tract in
the Barney Low, Francis A. Hudson and the J. Patterson Surveys, located along the north side of
Westinghouse Road. (CB) PP-2007-013
4. Consideration and possible action of a reinstatement of a Public Review Final Plat of Estates of
Westlake, Phase 3, and variance to the Subdivision Regulations, being 50.77 acres out of the
Sutherland, Mayhall, and Joyner Surveys, located on the east side of CR 262. (CB) PP-2007-016
5. Consideration and possible action on a Preliminary Plat for 21.1172 acres out of the Dyches Survey to be
known as Longhorn Junction Phase 2, located on Blue Ridge Drive south of SE Inner Loop. (EC) PP-2007-
017
Motion by Padfield to approve the Consent agenda including the December 4, 2007 minutes. Second by
Lawson. Approved. (6-0)
Planning & Zoning Commission Agenda / January 3, 2008 Page 2 of 5
Regular Agenda
6. Public Hearing and possible action on an Amendment to the Unified Development Code (UDC) adding
a new section providing standards for the implementation of Transit Oriented Development and
Williams Drive Gateway Redevelopment Plan. (EC)
Staff report given by Elizabeth Cook. Elizabeth introduced the applicant James Hill and gave a
PowerPoint presentation.
The purpose of this UDC Amendment is to implement the Transit Oriented Development and
Williams Drive Gateway Plan. The ordinance provides development standards to promote a dense
and active mixed-use urban environment by following these general principles:
The distribution and density of uses is organized along a continuum that progresses from less
intense to more intense with intensity centered on neighborhood focal points.
The District is organized as a series of neighborhood units, or pedestrian sheds, that are
centered on a common destination within a five minute walk.
Land uses are mixed together and well integrated with both daytime and evening activities.
Development intensity and urban character are matched to street types that are defined by
their pedestrian oriented qualities.
Building forms and massing should address the fronting streets with minimal setbacks and
have active frontages that support pedestrian activity.
Parking should be de-emphasized by locating it to the interior of blocks, behind building
façades and design strategies should reduce the overall quantity of parking required.
Buildings should reinforce the pedestrian experience and respond to the human scale by
design features.
Landscaping should concentrate on enhancing the streetscape experience and shading the
pedestrian.
Incentives are included to promote development according to these principles rather than
conventional, low intensity suburban development.
As proposed, the Mixed-Use Development District is based on organizing development along a
smooth continuum or Transect, which progresses from rural (least intensive) to urban (most
intensive). The various areas along the Transect are described as zoning Sub-Districts. The Sub-
Districts advance through Town Center (TC), the most intense; Mixed Use (MU), Urban
Neighborhood (UN); to General Neighborhood (GN), the least intense; and Highway Corridor (HC) is
included to accommodate uses that are typically on busy arterial highways. Each Sub-District has a
series of permitted uses and design standards to help achieve the overall goals of the Regulating Plan,
which is the graphic map of the District that serves as the official zoning map of a Mixed-Use District
and provides details of the project design. The Mixed-Use Development District ordinance has design
standards for streets, parking, architecture, landscaping, and signage. These standards are typically
different from those in the balance of the UDC. These standards generally relax the regulations that
conventionally separate and create barriers between land uses. The idea in the Mixed-Use District is
to have interaction between uses to create a lively, vibrant community.
Commissioners stated concerns. Staff responded to comments from the Commissioners.
Chair Gibbs opened the Public Hearing. Bob Hugely, S. Austin Ave. feels this is a good plan and will give
incentives to developers and will benefit residential. Public Hearing was closed.
Motion by McMichael to Recommend to the City Council Approval of the Proposed Unified
Planning & Zoning Commission Agenda / January 3, 2008 Page 3 of 5
Development Code Amendment adding new Section 4.11 providing standards for the implementation of
Transit Oriented Development and the Williams Drive Gateway Plan. Second by Lawson. Approved.
(6-0)
7. Public Hearing and possible action on an Amendment to the Unified Development Code (UDC) adding
new sections providing for the creation of a definition and development standards for residential housing
diversity subdivisions. (EC)
Staff report given by Elizabeth Cook. Staff has met with the Housing Advisory Board and members of
the building community about incentives for housing diversity. At this time, a new UDC section is
proposed with relaxed standards for developments that provide residential housing diversity within the
City limits. These standards would be available by right if the development meets the definition of
“Housing Diversity” as proposed in the UDC amendment. Other development standards are also
suggested for revision to provide flexibility for diverse developments.
Eliminating perimeter buffers internal to a Housing Diversity Development. (UDC Sections
6.02.040 and 8.08.030)
Permitting accessory residential units by right, rather than with a Special Use Permit. (UDC
Sections 5.03.030 and 7.03.040)
Removing design standards for single-family residential related to anti-monotony for Housing
Diversity Developments. (UDC Section 7.03.010)
Requiring one (1) on-lot parking space per unit when two (2) or more spaces are required, with the
balance within 200 feet. (UDC Section 9.03.010)
Increasing Impervious Coverage percentages for Housing Diversity Developments. (UDC
Sections 6.05.040 and 12.02.010)
Allowing flexibility related to the requirement for sidewalks on each street frontage by creating an
“Alternative Mobility Plan” that would give the Director the ability to approve an alternative that
might include sidewalks, trails, or bikeways. (UDC Section 12.02.010)
Reducing street pavement widths by two (2) feet for local streets, and seven (7) feet for residential
collectors where parking is limited to one side of the street. (UDC Section 12.03.020)
Chair Gibbs opened the public Hearing. No one came forward to speak. Public meeting was
closed.
Motion by Milburn to Recommend denial to the City Council Approval of the Proposed Unified
Development Code Amendment pertaining to the creation of a definition and development criteria for
residential housing diversity subdivisions including adding a new Section 6.05 and amending
Sections 5.03.030, 6.02.010, 7.03.010, 7.03.040, 8.08.030, 9.03.010, 11.02.010, 12.02.010, 12.03.020, and
16.04. Second by Lawson.
Discussion among Commissioners.
Milburn withdraws motion and moves to remand the UDC amendment back to staff to address the
concerns commissioners stated. Second Lawson. Approved (6-0)
8. Public Hearing and possible action on an Amendment to the Unified Development Code (UDC) to
revise Section 5 to permit office uses in limited circumstances in the Residential Single-Family District
and to create standards for those uses. (EC) Staff report given by Elizabeth Cook. Staff has prepared
the attached draft language for the Commission’s consideration. That language specifies existing
houses in the RS, Residential Single-Family District are eligible for Office Use if they share a common
side yard with a developed commercial or industrial use that does not have a bufferyard. In addition,
the commercial property must be zoned C-1, Local Commercial; C-3, General Commercial; or IN,
Industrial. The Office Use must be conducted entirely within the house, the number of employees
limited to the number of habitable rooms (excluding restrooms, kitchens, and laundry rooms), parking
provided at one space per habitable room, screening and buffering provided, no on-site sales
Planning & Zoning Commission Agenda / January 3, 2008 Page 4 of 5
permitted, and hours of operation and delivery are limited. Further, approval of the use of an existing
house will require a Special Use Permit and a site plan to address the technical site development
criteria of the City’s regulations. Chair Gibbs opened the public Hearing.
Peter H. Dana, 1101 Walnut Street, feels it is a very bad idea for a single applicant to make the city change
it’s UDC. He asks the commissioner to carefully review the amendment. Bob Hugely, 1204 S. Austin Ave.
stated he likes the way staff limited the use of office for properties next to commercial lots. He feels the
buffering needs to be carefully addressed for property zoned office that are next to a residential.
Public meeting was closed.
Motion by McMichael Consider and review of the material in this report and provide Direction to staff
on proposed amendments to the Unified Development Code (UDC) pertaining to the creation of
incentives for housing diversity. Second Milburn. Approved (4-2) Moore, Lawson
9. Public Hearing and possible action on a Rezoning from AG, Agriculture District to PUD, Planned
Unit Development District for 355.96 acres in the Wright Survey to be known as Three Forks Ranch,
located on Airport Road. (JM) REZ-2007-030 Staff report given by Jordan Maddox.
The applicant proposes a mixed-use development consistent with many of the principles of New
Urbanism that would allow for a range of uses in a well-planned, cohesive design. New Urbanism
seeks a design that will look and feel like a throw-back to small town America. Homes will have
reduced street setbacks, street trees, smaller lots. Businesses will front directly onto large sidewalks
with street parking. It will be a walkable community that will make it easy for a resident to work,
shop and play within a short distance from their home, thereby making it more environmentally
friendly and efficient. The development will focus on a center that will include high-density mixed-
used commercial and retail, offices, townhomes and public uses such as a church and an elementary
school, all located within walking distance of traditional single-family residences. The Three Forks
plan also includes numerous pocket parks, a linked trail system, tree-lined boulevards and potentially
an amphitheater in the common areas. Water would be featured prominently as the northern and
western boundaries of the property are bordered by Berry Creek and detention ponds will be
integrated into the open space and landscaping plans. The based zoning district proposed for the
PUD is RS, Residential, for the detached single-family and C-1, Local Commercial, for all other non-
residential uses. Development standards creating more flexibility in each district are detailed in the
development plan for this application. This proposal includes a maximum of 1019 residential units,
including a minimum of 250 single-family and a minimum of 400 multi-family and townhome units.
All other uses have been categorized as mixed-use in the defining development standards and are
required to be, at minimum, 700,000 total square feet. The applicant has indicated that it is very
important to the identification and branding of Three Forks Ranch to have a uniform sign plan with
matching colors, materials and styling. Staff is supportive of the concept of New Urbanism as
proposed for the Three Forks Ranch and is satisfied that the details of the PUD plan further the goals
of the City, and meet the basic standards required for the health and safety of its occupants and the
overall community. Chair Gibb invited the applicant to speak. Mark Baker, Waterstone stated the plan
is an ideal area for a residential/office development for the homeowners and is conveniently close to
IH35 Land has also been given to GISD for schools and athletic field. He also stated that a tree survey
is almost complete.
Chair Gibbs opened the public Hearing. No one came forward to speak. Public meeting was closed.
Commissioner Lawson asked if there is flexibility with the plans given to staff. Staff indicated there
will be some flexibility to the plan. Staff wants to make sure residential is kept at a distance from the
airport.
Motion by McMichael to recommend Approval of the Rezoning from AG, Agriculture District to
PUD, Planned Unit Development District for 355.96 acres in the Wright Survey to be known as Three
Forks Ranch, located on Airport Road. Second by Padfield. Approved (6-0)
Planning & Zoning Commission Agenda / January 3, 2008 Page 5 of 5
9. Public Hearing and possible action on a Rezoning from MF, Multifamily District and C-3, General
Commercial District to PUD, Planned Unit Development District for Gateway Northwest, Block A,
Lots 1 and 2, Block B, Lots 1-7, and Block C, Lots 1-9 to be known as Sierra Ridge Housing, located
north of Northwest Boulevard on Washam Drive. (JB) REZ-2007-031 Staff report given by Jennifer
Bills. The applicant indicates the purpose of the PUD request is to allow development of a mixed-use
project combining multifamily residential, office, and retail. The development will only contain uses
that are currently allowed under C-1 zoning. As proposed, the project consists of 188 apartment units
and approximately 10,000 square feet of retail/office space. The plan shows seventeen buildings that
will be 1 to 3 stories in height. There are three different building styles, 1-story cottages, 2 story
townhomes, and 2 and 3 story apartments. Office-retail spaces will be on the first floor of multi-floor
buildings and be concentrated along Washam Drive and the I-35 Frontage Road. Requested
deviations from the Unified Development Code (UDC) will allow for the mix of uses while allowing
the site layout to be walkable, provide recreation areas, and retain five Heritage Trees plus a number
of other large trees. Chair Gibbs invited the applicant to speak. Naomi Walker, Georgetown Housing
Authority stated she will be glad to answer questions. Applicant stated there will be a landscape
buffer from the other properties. Chair Gibbs opened the public Hearing. Hartley Saterland, Chair of
the Housing Authority stated he is glad this project is being moved forward. The average income for
Georgetown is about $64,000. a year and urges the Commissioners to strongly support this project.
John Gavurnik, Gavurnik Builders stated he also strongly supports this project. Public meeting was
closed.
Motion by Milburn to recommend Approval to rezone from Multifamily (MF) and General
Commercial (C-3) to Planned Unit Development (PUD) with a base zoning district of Local
Commercial (C-1) for Gateway Northwest, Block A, Lots 1 and 2, Block B, Lots 1-7, and Block C, Lots
1-9 to be known as Sierra Ridge Housing, located north of Northwest Boulevard on Washam Drive.
Second by Lawson. Approved. (6-0)
10. Comments from Director. Elizabeth Cook, Interim Director gave each commission a copy of the staff
report to review for the Monday, January 7th meeting and encouraged them to attend.
11. Comments from Commissioners. None.
Motion to Continue meeting until January 7, 2008 to consider Draft 2030 Plan. Chair Gibbs adjourned
the meeting at 9:25pm.
_______________________________ __________________________________
Approved, Harry Gibbs, Chair Attested, Will Moore, Secretary
Certificate of Posting
I, Sandra D. Lee, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of
Meeting was posted at City Hall, 113 E. Eighth Street, a place readily accessible to the general public at all
times, on the ______ day of __________________, 2007, at __________, and remained so posted for at least
72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Sandra D. Lee, City Secretary