HomeMy WebLinkAboutORD 2013-54 - Summit at Rivery Park PUDORDINANCE NO. 013 -
An Ordinance of the City Council of the City of Georgetown, Texas,
amending part of the Official Zoning Map to amend a Planned Unit
Development (PUD) District for 31.94 acres, known as The Summit at
Rivery Park, being Lot 1, Block A, and Lots 1 - 4 and 11, Block B, of
Brownstone at the Summit Phase 1, Lots 1-3, 4 (pt), and 5-7, Block A, The
Rivery Park II, and Lot 2, Block A, Rivery Park; repealing conflicting
ordinances and resolutions; including a severability clause; and
establishing an effective date.
Whereas, an application has been made to the City for the purpose of amending the
Official Zoning Map, adopted on the 121h day of June, 2012, for the specific Zoning District
classification of the following described real property ("The Property"):
31.94 acres, known as The Summit at Rivery Park, being Lot 1, Block A, and Lots 1 -
4 and 11, Block B, Brownstone at the Summit Phase 1, as recorded in Document
Number 2011047662 of the Official Public Records of Williamson County, Texas, Lots
5 - 13, Block B, and Lots 1 —12, Block C, Brownstone at the Summit Phases 2, 3, & 4,
as recorded in Document Number 2013070833 of the Official Public Records of
Williamson County, Texas, Lots 1-3, 4 (pt), and 5-7, Block A, The Rivery Park II, as
recorded in Document Number 2005012659, of the Official Public Records of
Williamson County, Texas, and Lot 2, Block A, Rivery Park, as recorded in
Document Number 20020066148 of the Official Public Records of Williamson
County, Texas, hereinafter referred to as "The Property'; and
Whereas, the City Council has submitted the proposed amendment to the Official
Zoning Map to the Planning and Zoning Commission for its consideration at a public hearing
and for its recommendation or report, and
Whereas, public notice of such hearing was accomplished in accordance with State Law
and the City's Unified Development Code through newspaper publication, signs posted on the
Property, and mailed notice to nearby property owners; and
Whereas, the Planning and Zoning Commission, at a meeting on November 18, 2013,
held the required public hearing and submitted a recommendation of approval to the City
Council for the requested rezoning of the Property; and
Whereas, the City Council, at a meeting on November 26, 2013, held an additional
public hearing prior to taking action on the requested rezoning of the Property.
Now, therefore, be it ordained by the City Council of the City of Georgetown, Texas,
that:
Ordinance Number: _
Description: The Summit at Rivery Park PUD, 4'h Amendment Page 1 of 2
Date Approved: December 10, 2013 Exhibit A Attached
Case File Number: REZ-2013-019
Section 1. The facts and recitations contained in the preamble of this Ordinance are
hereby found and declared to be true and correct, and are incorporated by reference herein and
expressly made a part hereof, as if copied verbatim. The City Council hereby finds that this
Ordinance implements the vision, goals, and policies of the Georgetown 2030 Comprehensive
Plan and further finds that the enactment of this Ordinance is not inconsistent or in conflict with
any other policies or provisions of the 2030 Comprehensive Plan and the City's Unified
Development Code.
Section 2. Development Plan of the PUD, Planned Unit Development District for The
Summit at Rivery Park is hereby amended in accordance with the attached Exhibit A (PUD
Development Plan) and incorporated herein by reference.
Section 3. All ordinances and resolutions, or parts of ordinances and resolutions, in
conflict with this Ordinance are hereby repealed, and are no longer of any force and effect.
Section 4. If any provision of this Ordinance or application thereof to any person or
circumstance shall be held invalid, such invalidity shall not affect the other provisions, or
application thereof, of this Ordinance which can be given effect without the invalid provision or
application, and to this end the provisions of this Ordinance are hereby declared to be
severable.
Section 5. The Mayor is hereby authorized to sign this ordinance and the City Secretary
to attest. This ordinance shall become effective in accordance with the provisions of state law
and the City Charter of the City of Georgetown.
APPROVED on First Reading on the 261h day of November, 2013.
APPROVED AND ADOPTED on Second Reading on the 101h day of December, 2013.
THE CITY OF GEORGETOWN:
APPROVED AS TO FORM:
Bridget C ap
City Attorney
ATTEST:
George Garver
Mayor
Ordinance Number: ®1
Description: The Summit at Rivery Park PUD, 4`h Amendment Page 2 of 2
Date Approved: December 10, 2013 Exhibit A Attached
Case File Number: REZ-2013-019
PLANNED UNIT DEVELOPMENT
FOR
THE SUMMIT AT RIVERY PARK
1. DEFINITIONS
1.1 All definitions referenced in the Unified Development Code of the City of
Georgetown, Ordinance No. 2003-15, as subsequently amended and codified in Title 17
of Georgetown Code of Ordinances (the "Code"), shall apply to interpretation of the
terms of this Planned Unit Development for the Summit at Rivery Park (this "PUD").
Any terms not defined in this Development Plan shall be construed by applying the
Random House Webster's Unabridged Dictionary, subject to the approval of such
interpretation by the director of Planning and Development Services of the City of
Georgetown.
2.1 This PUD applies to approximately 31.94 acres of land located within the
jurisdictional limits of the City of Georgetown, Texas described by metes and bounds and
by plat (for the portions platted) on Exhibit "A" and herein defined as the "Property."
3. APPROVAL CRITERIA
3.1 This PUD modification has been initiated by the Director pursuant to the
Memorandum of Understanding between the City and Novak Brothers LLC and Hines
Interests Limited Partnership dated May 14, 2013, as amended, and Section 3.06.020.A.4
of the Code. This PUD is intended to conform to the approval criteria of Sections
3.06.030 and 3.06.040 of the Code. Section 3.06.030 of the Code provides that the
following criteria shall be considered by City Council for zoning changes:
(a) The application is complete and the information contained within the
application is sufficient and correct enough to allow adequate review and final
action;
(b) The zoning change is consistent with the Comprehensive Plan;
(c) The zoning change promotes the health, safety, or general welfare of the City
and the safe, orderly, and healthful development of the City;
(d) The zoning change is compatible with the present zoning and conforming uses
of nearby property and with the character of the neighborhood; and
(e) The property to be rezoned is suitable for uses permitted by the District that
would be applied by the proposed amendment.
Section 3.06.040 of the Code provides that, in addition to consideration of the foregoing
criteria of Section 3.06.030, the following applicable criteria shall be considered by City
Council for approving this PUD:
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(a) An orderly and creative arrangement of all land uses with respect to each
other and to the entire community;
(b) 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;
(c) The provisions of cultural or recreational facilities for all segments of the
community;
(d) The location of general building envelopes to take maximum advantage of the
natural and manmade environment; and
(e) The staging of development in a manner which can be accommodated by the
timely provision of public utilities, facilities and services.
4. DEVELOPMENT ZONES
4.1 General. For the purposes of this PUD, the Property is divided into five (5)
Development Zones as shown on Exhibit "B", being Zone A, Zones 131, 132, and 133,
and Zone C.
4.2 Zone A. Zone A consists of approximately 8.190 acres of land described as
Block H of Phase 5 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit
"B". Zone A consists of the southern one-third of the land comprising the Property and is
the development zone closest in proximity to Interstate 35. Zone A is separated from the
remainder of the land comprising the Property by the proposed new Woodlawn and
Hershey Avenues. Zone A shall be designed and developed for multifamily residential
development. A site plan for the multifamily residential development was submitted on
09/27/2013 (SP -2013-022).
4.3 Zone B1. Zone 131 consists of approximately 4.196 acres of land described as
Block F of Phase 5 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit
"B". Zone Bl consists of the rear, central portion of the land comprising the Property
and is separated from Zone A by the existing access road and easement to Rivery Park
and is generally separated from Zone C by the proposed new Hintz Road. Zone B1 is
separated from Zones B2 and B3 by the proposed new Woodlawn Avenue. Zone 131
shall be designed and developed for a hotel with at least 221 rooms, a conference center
including a ballroom comprised of at least 16,000 square feet, and a multilevel above-
ground public parking garage containing at least 336 parking spaces. A site plan for the
Hotel/Conference Center/Parking Garage was submitted on 06/05/2013 (SP -2013-009).
4.4 Zone B2. Zone B2 consists of approximately 2.433 acres of land and is
generally depicted as Block E of Phase 5 of The Summit at Rivery Park Preliminary Plat,
shown on Exhibit "B." Zone B2 is separated from Zone B1 by the proposed new
Woodlawn Avenue and Zone B3 by the proposed extension of Wolf Ranch Parkway and
is generally separated from Zone C by the proposed new Hintz Road. Zone B2 shall be
designed and developed for mixed commercial use and associated surface parking.
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4.5 Zone B3. Zone B3 consists of approximately 3.021 acres of land and is
generally depicted as Block G of Phase 5 of The Summit at Rivery Park Preliminary Plat,
shown on Exhibit "B." Zone B3 is generally separated from Zones Bl by the proposed
new Woodlawn Avenue and Zone B2 by the proposed extension of Wolf Ranch Parkway
and is segmented from Zone A by the proposed new Woodlawn and Hershey Avenues.
Zone B3 shall be designed and developed for mixed commercial use and associated
surface parking.
4.6 Zone C. Zone C consists of approximately 11.0 acres of land and is generally
depicted as Phases 1-4 of the Brownstone at the Summit, and Block A of Phase 5 and
Phases 6-12 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit "B".
Zone C represents the northern remainder of land comprising the Property and is
generally described as the land north of Hintz Road to the eastern edge of the Property.
Zone C shall be designed and developed for Brownstone Single Family Residential
Development.
4.7 Site Layout. The Site Layout for the Property is also depicted in Exhibit
"B", attached hereto and incorporated herein by reference for all purposes.
4.8 Final Site Plans. All Final Site Plans must substantially conform to the terms
and conditions of this PUD and, in all material respects, with the Site Layout attached
hereto as Exhibit "B". Multiple Final Site Plans may be submitted for each Zone if
necessary to accommodate phased development of the Property. A site plan for the
Hotel/Conference Center/Parking Garage was submitted on 06/05/2013 (SP -2013-009).
A site plan for the Apartments was submitted on 09/27/2013 (SP -201.3-022).
4.9 Building Height. As applied herein, `Building Height" shall be defined
according to Section 7.03.030(D) of the Code, except that individual residences within
the Brownstone residential development, as defined in Section 6 of this PUD, may
include rooftop shade structures, provided that such structures shall not occupy more than
thirty-three (33) percent of the area of the roof and must not be visible from the public
street in front of the residence. Heights of all Buildings to be designed and developed in
Zone C shall comply with building height limitations prescribed under Table 7.03.020
for the C-3 zoning designation, except that the individual residences within the
Brownstone residential development may exceed the limitations under Table 7.03.020 by
five (5) feet. Heights of all Buildings to be designed and developed in Zone A and Zones
Bl, B2, and B3 may vary from and exceed building height limitations prescribed under
Table 7.03.020 of the Code, as follows:
(a) The Building Height for any Building in Zone A, save and except those
described in Paragraph 5.9(b) below, shall not exceed the greater of eight (8)
stories of vertical improvements or one hundred twenty (120) feet.
(b) The Building Height for any Building situated in any zone designed primarily
as a free-standing restaurant will not exceed 45 feet, excluding architectural
enhancement subject to City approval.
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(c) The Building Height for any Building in Zone B1 shall not exceed the greater
of fifteen (15) stories or two hundred twenty-five (225) feet.
(d) The Building Height for any Building in Zones B2 or B3 shall not exceed the
greater of fifteen (1.5) stories or two hundred twenty-five (225) feet.
4.10 Setbacks. Except for those improvements identified in Section 7 of this PUD
(relating to signage), all improvements designed and developed on the Property shall be
subject to a 25 -foot perimeter setback, provided, however, that no setback requirements
shall be applicable to any common lot lines between any of the legal lots comprising the
Property, and improvements that encroach on such common lot lines may be designed
and developed under this PUD, provided that the same otherwise comply with the
requirements of this PUD and the Code. Pursuant to Sections 7.03.030(C)(4) and 16.02
of the Code, landscape features, outside gathering areas, walkways, swimming pools
adjacent to Rivery Park, walls, and minor utilities, shall be permitted within required
setback areas, provided that the same shall not encroach on a public utility easement
without a License to Encroach. To the extent defined under the Code, the improvements
consisting of these features will be included in impervious cover calculations.
4.11 Impervious Cover. Impervious cover shall not exceed seventy-five (75)
percent as applied to the aggregate sum of the building and improvement footprints
compared to the comprehensive area of land comprising the Property. Individual site
plans for the Property shall tabulate cumulative totals relative to impervious cover for the
Property. In no case shall a site plan be approved if it causes the impervious cover on the
comprehensive area of land comprising the Property to exceed seventy-five (75) percent.
5. APPLICABILITY OF CITY ORDINANCES
5.1 This PUD addresses certain zoning requirements applicable to all portions of
the Property. All design, development, and use criteria not specifically covered by this
PUD shall be subject to the applicable provisions of the Code. All design, development
and use of the Property shall conform to the PUD described herein and, unless
superseded, amended or controverted by the terms of this PUD, to a General Commercial
District (C-3), which is the zoning designation most similar to and compatible with the
design, development and use proposed for the Property.
5.2. The following uses shall be the only allowed uses of the Property:
(a) Zone A — Multi -family residential development;
(b) Zone Bl — Hotels and Conference/Event Centers, if in conformance with all
applicable provisions of this PUD and all written agreements between the
City and the owner of the Property in the PUD pertaining to same;
(c) Zones B2 and B3 -Limited Service Hotel and/or residential uses, if located
on the second floor or above (prohibited on the ground floor);
(d) Zone C — Brownstone Residential Development, if in conformance with
Section 6 of this PUD;
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(e) Notwithstanding the foregoing, in addition to the uses set forth and permitted
in (a) -(d) above, any Zone can include the following allowable uses—
(1) Restaurant (no drive-thru);
(2) Bar, tavern or pub;
(3) General office (upper -story only);
(4) General retail;
(5) Personal services; and
(6) Parking garages.
All other uses are prohibited. In addition, tax-exempt uses are prohibited in every Zone
on the Property.
6. BROWNSTONE SINGLE FAMILY RESIDENTIAL
6.1 General. Zone C may be developed with Brownstone single family
dwellings. The Brownstones are single family dwellings with shared walls on one or
more sides situated on separate, legally platted lots. Home-based businesses as an
accessory use as defined in Section 5.02.020.E of the Code are permitted in Brownstones.
6.2 Dwelling Size and Number, Setbacks, Lot Dimensions. Brownstones are
zero lot line single family dwellings with no required front, rear or side setbacks.
Maximum Number of Dwellings
Connected on One or More Sides,
constituting a block of individually platted
homes 6
Lot & Dwelling Width, minimum 18 feet
Lot & Dwelling Depth, minimum 40 feet
Height, maximum 50 feet
Dwelling Size, minimum 1700 s ware feet
6.3 Design Standards. Brownstones shall contain variation through articulation
of front facades, using different building materials, colors, entries and window design.
Garages for two vehicles per dwelling will be accessed from Brownstone Alleys or
Brownstone Streets. Rooftop outdoor living areas are expressly permitted. A schematic
presentation of Brownstone lots and design is shown in Exhibit D.
6.4 Site Plans. Individual Site Plans for the brownstone lots within Zone C shall
not require Site Plan review and shall be reviewed following the Building Permit review
process for single-family residential properties, provided that the buildings conform to
the building configurations approved in administrative exception AE -2011-007 on file at
the Georgetown Planning Department, and provided that a Site Plan will be required and
reviewed for all other properties and open space lots within Zone C. The site plan
approval for an open space lot shall be required prior to the approval of the building plan
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for the adjacent brownstone lot. Any final Site Plan must also conform in all material
respects to the Site Layout, all applicable Exhibits, and this PUD document.
7. MASTER SIGN PLAN
7.1 A comprehensive signage plan for the development of the Property (the
"Master Sign Plan") shall be required. The Master Sign Plan serves to implement signs
uniformly as a means of clear visual communication, and is intended to cause the designs
of any signs on the Property to be complementary to the natural environment and to
improve pedestrian and vehicular safety. Signs may only convey the name of the
businesses and the products or services offered within the Property, provided, however,
that temporary construction signs, signs advertising portions of the Property for sale or
lease, and temporary signs announcing special events on any portion of the Property shall
be permitted. Monument signs, walls, fencing, architectural features, as well as sign
design and lettering, along the public right-of-way adjoining the Property will be
homogenous and will consist of a standard design to ensure that the comprehensive
signage for the Property does not dominate the streetscape. All signs shall be constructed
of materials and colors compatible with those utilized on the Buildings' facades so as to
blend into the environment and the development scheme of the Property in general.
Billboard signs shall not be erected on the Property.
7.2 The Master Sign Plan shall be submitted to the City for approval by the
Building Official prior to and as a condition for final approval of any site plan for any
part of the Property. Signage designed, developed or constructed within the Property shall
comply with the approved Master Sign Plan.
7.3 Up to six (6) Monument Signs may be designed, developed and constructed
along the public right-of-way of the Property, and may be located along the Property's
boundaries in direct proximity of the planned entrances to the Property. Monument Signs
shall not be subject to a 25 -foot setback from the public right -of way, shall be limited to
eight (8) feet in Building Height with a maximum of forty-eight (48) square feet for.each
of the two (2) permitted sign faces per Monument Sign, and will be installed in such
areas as to maximize the public safety of owners, tenants, and invitees of and to the
Property, and to enhance the efficiency of vehicular and pedestrian traffic to and from the
Property. Monument Signs shall comply with minimum setbacks prescribed in Table
10.06.010 of the Code.
7.4 Low -Profile Signs may be used in lieu of Monument Signs. Low -Profile Signs
must not exceed ten (10) feet in Building Height and are otherwise subject to the same
limitations applicable to Monument Signs. Low -Profile Signs shall not be subject to a
25 -foot setback from the public right -of way. Low -Profile Signs shall comply with
minimum setbacks prescribed in Table 10.06.010 of the Code.
7.5 As the Property represents an integrated and comprehensive mixed use
development which is distinct from adjoining developments, architectural features, walls
or fencing, not to exceed ten (10) feet in height, may be used at one or more entries
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fronting Rivery Boulevard to delineate the development and to display the development
name and logo. The name of the development and its logo may be used on entry
improvements in lieu of Monument Signs, providing that individual business names or
logos shall not be allowed on any entrance improvements. The maximum area of lettering
attached to the architectural features, walls or fencing shall not exceed 48 square feet on
each side of the entry. In order to tie the Property together, similar architectural features,
walls or fencing may be used along Rivery Boulevard, providing such features do not
obstruct vehicular view corridors and do not exceed height requirements prescribed in
Section 7.05.010 of the Code. The variance between the maximum heights allowed for
entry improvements and the architectural features, walls or fencing along Rivery
Boulevard may be achieved by graduating the height between the two maximum heights.
The development logo, without the development name, may be used on architectural
features, walls or fencing along Rivery Boulevard as a design feature and not be
considered signage. Architectural features, walls or fencing, and the attached signage at
entries, shall not be subject to a 25 -foot setback from the public right -of way and shall be
included in the Master Sign Plan.
7.6 Internal Directional Signs and Wayfinding Signs of similar design and colors
are allowed throughout the Property and shall be permitted in addition to the Property's
signs along the public right-of-way. Directional Signs shall conform to the specifications
set forth in Section 10.03.020 of the Code. Wayfinding Signs which are of a style and
size as Municipal Wayfinding Signs may include the names of businesses located on the
Property. The number of Internal Directional and Wayfinding Signs will not exceed what
is sufficient to provide safe and efficient use of the Property. Directional, wayfinding,
and information signage for the public parking garage located in Zone B1 shall be as
required by the City in its sole discretion.
7.7 In general, Electronic Message Centers and unshielded Neon Signs shall not
be permitted to be designed, developed or constructed on the Property; provided,
however, that a maximum of three (3) Electronic Message Centers may be allowed in
outdoor public areas internal to the Property provided that the same are not visible from
the public right-of-way on Rivery Boulevard and the same otherwise do not impair the
safety or wellbeing of the public or any owner, tenant, or invitee of any portion of the
Property; and provided further that encased Neon Signs shall be permitted on restaurant
building facades provided the same are situated at least one hundred feet (100') from the
public right-of-way on Rivery Boulevard. Electronic Message Centers will be situated so
as not to be disruptive to internal vehicular traffic and will principally be used to inform
visitors to the Property of activities, events or festivals planned or occurring throughout
the community.
7.8 The Hotel, Conference Center, public Parking Garage and Buildings in Zones
A, Bl, B2, and B3 may be accessed by several proposed driveways from Rivery
Boulevard and pedestrian access ways from Rivery Park. Wall signs based upon each
Building's primary entrance and Building Fagade as defined by Section 16.02 shall be
expressly permitted under this PUD pursuant to Section 10.06.030(C) of the Code. Under
this PUD, one wall sign secured to the top level of each of the respective Buildings which
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can be viewed from each view corridor is expressly permitted for the proposed hotel,
conference center, and Buildings in Zones A, B1, B2, and B3. The proposed hotel is
subject to three (3) view corridors, and therefore a maximum of three (3) wall signs shall
be permitted on these improvements. The Buildings situated near the Property's southerly
and easterly boundary lines are subject to two (2) view corridors, and therefore a
maximum of two (2) wall signs shall be permitted on these improvements. Wall signs
will also be allowed on the parking garages in Zones A, Zones B1, B2, and B3.
Specifications for these signs will not exceed those outlined in Section 10.06.030(C)(1)
and Table 10.06.010 of the Code, and shall otherwise remain subject to the specifications
set forth in the finally approved Master Sign Plan.
8. STORM WATER DRAINAGE MAP, WATER QUALITY,
AND GREY WATER
8.1 Storm Water Detention. The natural flow of storm water drains across the
Property from the south and southwest to the North Fork of the San Gabriel River or to
natural drainage channels that discharge to said river. Detention structures are typically
required to mitigate the increase in storm water runoff associated with any increase in
impervious cover resulting from development; however, due the Property's location
adjacent to the San Gabriel River, detention structures are not required as any increase in
runoff will not impact any property or structures downstream of the Property. A
comparison of the developed runoff hydrograph of the Property to the pre -development
hydrograph for the Property and to the river hydrograph must show that the development
of the Property, in accordance with this PUD and the Code, will not impact structures and
properties adjacent to the Property or properties downstream of the river.
Storm water runoff from the developed area of Zones B1, B2, B3, and C will discharge
from the site via overland and/or conveyance through the existing natural channels. The
existing natural channels are primarily rock lined with sporadic natural shrubbery.
Necessary drainage measures will be implemented to minimize degradation to the
vegetation within the natural channels caused by any increased runoff during normal
rainfall events. These measures may include providing detention to mitigate increases in
runoff for the one-year and two-year occurrence intervals.
Two existing storm sewer lines traverse the Property from Rivery Boulevard to natural
drainage channels that convey storm water to the existing water quality pond. These
storm sewer lines were constructed as part of The Rivery Phase One Construction Plans
by Urban Design Group as approved on June 4, 2002. The construction plans for the
existing storm sewer lines do not indicate any storm sewer inlets to serve the Property.
Additional engineering calculations shall be required as part of any site plan review
process to determine if adequate capacity exists in the storm sewer lines to serve the
Property. The existing topography appears to allow for direct discharge into the adjacent
natural drainage channels that lead to the existing water quality pond.
8.2 Water Quality. The Property is located within the Edwards Aquifer Recharge
Zone according the TCEQ USGS Quad Map. The Property must comply with the
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requirements of Chapter 11 of the Code and the Edwards Aquifer Rules of the Texas
Commission on Environmental Quality (TCEQ).
Zone A and the eastern 4.29 acres of the combined Zones B1, B2, and B3 contribute to
the existing adjacent water quality pond maintained by the City. The existing wet pond is
approved and regulated by TCEQ Edwards Aquifer Rules. All areas contributing to the
existing water quality pond shall comply with the approved Water Pollution Abatement
Plan (WPAP) as amended. However, the pond can be modified to serve a more intense
development and/or capture additional areas of the Property, provided that any expansion
is approved by the City's Parks & Recreation Director and the City's Development
Engineer and meets TCEQ Edwards Aquifer Rules. Pond modifications cannot diminish
access to Rivery Park amenities, and existing amenities must be restored or improved
following pond modifications.
The remaining tracts of land in Zones B1, B2, B3, and C will require water quality
controls in accordance with the TCEQ Edwards Aquifer Rules. The water quality
controls may be accomplished by:
(a) Natural vegetative filter strips or one (1) additional wet water quality pond
located within the City's property known as Rivery Park — In order for natural
vegetative filter strips or one (1) additional wet water quality pond to be
viable and approved by the City, plans and analysis will have to be completed
to ensure that utilizing the existing park area will: (i) not cause additional
erosion within Rivery Park; (ii) not adversely impact the existing natural
vegetation (grasses, brush, or trees) within Rivery Park; (iii) meet the
minimum requirements established by TCEQ for vegetative filter strips.
(b) Sedimentation/filtration or other TCEQ approved controls or by natural
vegetative filter strip located within the City's adjacent water quality pond
located adjacent to the Rivery Boulevard Bridge — The existing water quality
pond will have to be enlarged to accommodate any additional contributing
area in accordance with the requirements of TCEQ and the City engineer. In
order for this option to be viable and approved by the City, plans and analysis
will have to be completed to ensure that utilizing the City's existing water
quality pond along Rivery Boulevard will: (i) not cause additional erosion
within Rivery Park; (ii) not adversely impact the existing natural vegetation
(grasses, brush, or trees) within Rivery Park; and (iii) meet the minimum
requirements established by TCEQ.
(c) On-site water quality controls meeting the minimum requirements established
by the TCEQ Edwards Aquifer rules — In order for this option to be viable and
approved by the City, plans and analysis will have to be completed to ensure
that utilizing on-site water quality controls will: (i) not cause additional
erosion within Rivery Park; (ii) not adversely impact the existing natural
vegetation (grasses, brush, or trees) within Rivery Park; and (iii) meet the
minimum requirements established by TCEQ for vegetative filter strips.
(d) A combination of two or more of the items above may be utilized to
accomplish the required water quality requirements.
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All water quality control methods, location, and scale are subject to approval by the City
by and through its City Engineer.
8.3 Grey Water Line. In the event that any owner of the Property intends to use or
access the City's grey water line in the future, an agreement between the developer and
the City of Georgetown regarding access, use and easements will be necessary to enable
the developer to access the City's grey water line, which runs along the bank of the North
Fork of the San Gabriel River and which is located in the City's property known as
Rivery Park, for the purposes of irrigation in Rivery Park and on the Property and for
other uses as available, permitted, and agreed to by the City of Georgetown. In the event
that connection occurs, connection to the City's grey water line will be positioned along
the Property's most northern boundary so as to be least disruption to parkland on the east,
unless otherwise approved by the Development Engineer.
9. ENVIRONMENTAL PROTECTION
9.1 Development on the Property shall comply with all environmental protection
standards detailed in Chapter 11 of the Code, except as otherwise specified in this PUD.
10. ROADWAY INFRASTRUCTURE
10.1 The Property has approximately 2,020 feet of frontage along Rivery
Boulevard, a divided arterial roadway. Rivery Boulevard has five (5) existing median
cuts adjacent to the Property. Existing median cuts are as follows:
(a) At the southwestern most corner of the Property, with an accompanying curb
curt and public access road to Lot 1-1, Block A, of the Replat of Rivery Park,
Lot 1, Block A, and Lot 1-2, Block A, of the Replat of Rivery Park, Lots 1-2
and 1-3, Block A;
(b) At the southwest corner of Lot 1, Block A, of Rivery Park 11 subdivision, as
previously described, with no accompanying curb cut;
(c) At the proposed new Hershey Avenue as depicted on The Summit at Rivery
Park Preliminary Plat, also being the existing curb cut and public access road
to Rivery Park;
(d) At the proposed extension of Wolf Ranch Parkway as depicted on The
Summit at Rivery Park Preliminary Plat; and
(e) At the proposed new Hintz Road as depicted on The Summit at Rivery Park
Preliminary Plat.
10.2 The City of Georgetown transportation criteria require that a driveway on a
divided arterial be separated by a minimum of 305 feet based upon the posted speed limit
of 40 miles per hour, unless a waiver is approved by the City Engineer. No additional
median cuts or alterations are proposed for this PUD. Curb cuts with internal driveways
to access the Property will be utilized at each of the existing median cuts. Subject to a
Draft 11. 18.2013 10
field study according to Section 3 of Chapter 2 of the TxDOT Design Manual showing
stopping sight distances and attached as Exhibit "E".
10.3 A Traffic Impact Analysis dated November 5, 2013 has been performed for this
PUD. The Traffic Impact Analysis was not required by the existing PUD as amended
and restated hereby. Nothing in this PUD shall require the owner of the Property to
implement the Traffic Impact Analysis prior to development of the Property.
10.4 Driveway widths at all entries to the Property shall comply with Section 12.04
of the Code.
11. INTERNAL PEDESTRIAN & VEHICULAR CIRCULATION
11.1 The improvements within this PUD will be designed to maximize pedestrian
and vehicular circulation within the Property, and all of the existing median and curb cuts
will be integrated therein for ingress and egress from and to the Property. Construction of
(i) two (2) additional curb cuts at existing median cuts along Rivery Boulevard in
accordance with the Code; and (ii) one (1) additional curb cut without a corresponding
median cut shall be permitted under this PUD to provide ingress and egress to and from
the Property. The location of the additional curb cut described in (ii) above shall be
subject to a field study according to Section 3 of Chapter 2 of the TxDOT Design and to
approval by the City Engineer.
This PUD will include pedestrian and vehicular circulation plans designed to provide
access to all areas within Zone A, Zones Bl, B2, and B3, and Zone C, and will
incorporate homogenous design features for all Buildings and other improvements and
appurtenances within the Property, and to provide reciprocal access between the Property
and the City's contiguous property known as Rivery Park. Specifically, Zones A, Bl, and
C shall include pedestrian access to Rivery Park. All designs for internal pedestrian and
vehicular circulation shall comply with the Americans With Disabilities Act, as amended,
and the Texas Accessibility Standards as codified in the Texas Architectural Barriers Act,
Article 9102, Texas Revised Civil Statutes, as amended.
11.2 After final approval of this PUD, the general alignment of proposed internal
pedestrian and vehicular circulation may be modified from that shown in Exhibit "B" to
accommodate Building locations on the approved site plan(s) and for the protection of
trees and fire safety requirements. It is the intent of this PUD that vehicular streets
internal to the Property be considered as public streets. Design Details for public streets
on the Property are depicted in Exhibit "C", which is attached hereto and incorporated
herein as part of this PUD. Public streets within the Property shall be designated as
Mixed Use Streets, Brownstone Streets, and Brownstone Alleys.
11.3 The horizontal and vertical curves in the Brownstone Streets and the
Brownstone Alleys in Zone C shall be designed and posted for 20 miles per hour.
Draft 11. 18.2013 11
11.4 Utility depth in the Brownstone Streets cannot exceed ten (10) feet. Street
trees will be planted in a manner which prevents root growth from interfering with
underground utilities, sidewalks and curbs or other public infrastructure. Locations for
street trees and utilities will be specified in plats and construction plans.
11.5 The Brownstone Alleys shall be maintained at no cost to the City.
11.6 Fire -rated vehicular access will be provided on at least two sides of the multi-
story hotel(s). Alternate materials, such as grasscrete, may be used to provide access.
11.7 Individual site plans may utilize traffic calming methods in all Zones of the
Property to slow traffic and to ensure pedestrian safety.
11.8 Planned pedestrian walkways on the Property will feature outdoor amenity
areas and will be designed to connect to amenities located in the City's property known
as Rivery Park. Pedestrian access between Rivery Park and the Property is planned via at
least two outdoor amenity areas. Pedestrian access must also be provided from Rivery
Park to the public parking garage.
11.9 Vehicular access between the Property and Rivery Park will be maintained at
all times via a roadway which will connect to a parking area in Rivery Park. The park
access road may be relocated to the south side of the Property, providing that any
relocation include a parking area with the same or an additional number of parking spaces
as the existing parking area in Rivery Park. The park access road will be well marked for
the public and noted by signage located on the Property's perimeter and adjacent to
Rivery Boulevard.
12. PARKING REQUIREMENTS
12.1 In Zone A, the parking shall comply with off-street parking and guest parking
requirements for household living as prescribed in Table 9.02.030(A) of the Code.
Parking requirements may be reduced if a Parking Study justifying the reduction is
submitted with the Site Plan and approved by City Council.
12.2 A Rivery Hotel and Conference Center Parking Analysis was presented to the
City Council on August 13, 2013 (the "Parking Analysis") for Zone B; therefore, the
following parking requirements shall apply in Zone B:
Zone Bl:
Pursuant to the Rivery Hotel and Conference Center Parking Analysis presented
to the City Council on August 13, 2013 (the "Parking Analysis"), a minimum of
336 parking spaces must be provided in a multilevel above -ground public Parking
Garage located in Zone Bl. An additional 27 parking spaces must also be
provided to serve the uses in Zone B1, but may be provided as surface parking
spaces in Zones B 1, B2 or B3. Any additional off-site parking (over and above the
Draft 11.1.8.2013 12
minimum number of on-site parking spaces required in Zone B1), must comply
with Section 9.02.050(B) of the Code.
Zones B2 and 113:
At least 445 parking spaces, plus any portion of the 27 surface parking spaces that
are not located in Zone B1, must be in Zones B2 and B3. These spaces can be
either surface parking lot spaces or spaces in a parking garage; provided however,
that the public Parking Garage servicing Zone B 1 cannot be used to satisfy the
requirement to provide parking spaces in Zones B2 and B3. Parking requirements
may be reduced within Zones B2 and B3 by up to twenty percent (20%), if an
updated Parking Analysis justifying the reduction is presented to and approved by
City Council.
12.3 In Zone C, the Brownstone residential development, as defined in Section 6
of this PUD, parking shall comply with off-street parking and guest parking requirements
for household living as prescribed in Table 9.02.030(A) of the Code.
12.4 Parking space dimensions for off-street parking in all Zones shall meet
dimensions prescribed in Section 9.03.020 of the Code, except that drive aisle widths
within a multi-level parking structure may be reduced to 24 -feet.
13. LANDSCAPING, PRIVATE OPEN SPACE, COMMON RECREATION
AREA & OUTDOOR AMENITY AREAS
13.1 Landscape Areas. Landscape requirements for this PUD shall meet all
applicable requirements in Chapter 8 of the Code, unless otherwise stated. Bufferyards do
not apply to this Property pursuant to Section 8.04.060 of the Code. The non-residential
landscaping requirements of Chapter 8 of the UDC shall be applied to the Property.
Individual site plans for the Property shall tabulate cumulative totals relative to
landscaping for the Property. Street landscaping on the public streets within the Property
shall fall under the landscape requirements for A and B Streets and for Alleys under the
Zoning Regulations for Mixed Use Zoning Districts in order to accommodate the
intended density of this PUD's mixed use development.
13.2 Landscaping for individual brownstone lots shall be addressed on the site plan
surrounding the lot and shall not be required on the individual lot.
13.3 Maintenance. The outdoor amenity areas, private open space, common
recreation areas, sidewalks, trees, landscaping and irrigation in the rights of way and on
the Property must be maintained at no cost to the City.
13.4 Private Open Space. For brownstone lots in Zone C, Private Open Space
requirements outlined in Section 6.03.070(C)(3) of the Code shall be met by private
rooftop decks on each unit.
Draft 11.18.2013 13
13.5 Common Recreation Area. For brownstone development in Zone C, Common
Recreation Area requirements outlined in Section 6.06.020 of the Code shall be met by a
series of pocket parks internal to Zone C. Pocket parks will include trails and landscaped
sitting areas and may include picnic areas or game court areas. In total, these pocket
parks and Amenity Area "I" as detailed in Section 13.6(a) of this PUD shall satisfy
requirements for Common Recreation Area in Zone C by meeting the combined total for
square feet required per dwelling. These areas shall be reviewed and constructed in
conjunction with the adjacent site plan. Common Recreation Area for any stand-alone
multifamily development shall be addressed with the site plan review for that
development.
13.6 Amenity Areas. The amenity areas within the Property shall be designed so as
to complement and not conflict with the natural environment of the Property. The
Property shall contain at least three (33) Amenity Areas. Each of these areas will
incorporate a theme of natural elements and architecture to support this purpose. Amenity
Areas 3" and "4" shall satisfy all requirements for Public Open Space and Common
Recreation Area in Zone A and Zones B1, B2, and B3. Suggested Amenity Areas are
depicted in Exhibit `B" as follows:
(a) Amenity Area "1" — The Central Green, located in Zone C: This area will
comprise a large, grassy open area between Buildings. Any improvements in
this area will be constructed with materials and finishes that are compatible
with those on adjacent Buildings within the Property. The design of this area
may encompass gathering and sitting areas which will be visually attractive
from within the Buildings adjacent to this area. This area may incorporate
water feature(s) that complement an urban plaza and which may be artful in
nature.
(c) Amenity Area "3" — The Overlook Sector, located along the eastern perimeter
of Zone A and Zone Bl of the Property: The Overlook Sector will serve as
an extension of the outdoors to adjacent Buildings within the Property and
designs for this area may include seating and viewing areas to serve
pedestrians on the walkways that encircle the development areas of the
Property. The design for this area will also comprise one of two major
pedestrian walkways between the Property and Rivery Park. Hardscape
elements will be constructed with materials and finishes that compliment the
adjacent Buildings within the Property. The design of this area may include
gathering and sitting areas along the eastern perimeter of the Property, and
may include connectivity and access to other Amenity Areas.
(d) Amenity Area "4" — The Pedestrian Plaza Sector, located on both sides of the
vehicular street running_ in front of the hotel and conference center and
connecting; the Buildings in Zone A and Zones Bl, B2, and B3 with the
Central Green in Zone C: This area will serve as arrival areas and
connections to and between the Buildings. This area shall be designed to
provide for efficient pedestrian movement between all areas of the Property
Draft 11.18.2013 14
and may include viewing areas and corridors. Hardscape elements will be
constructed with materials and finishes that compliment the adjacent
Buildings within the Property. The design of this area may include gathering
and sitting areas, and may include connectivity and access to Amenity Area
`°I". The design for this area shall also preserve the existing 37 -inch caliper
Live Oak creating a large shady plaza for outdoor seating. The seating area
will provide a gathering spot overlooking Rivery Park and the North Fork of
the San Gabriel River below. This area may incorporate water feature(s) that
complement an urban plaza and which may be artful in nature.
13.7 Parkland Dedication. Fees will be paid in lieu of parkland dedication in an
amount equal to $250 per new dwelling unit, except that, for each structure containing
more than four (4) dwelling units, the fee shall be $200 per dwelling unit. For the
purposes of this PUD and the calculation of fees, individually platted Brownstone
dwellings in Zone C are considered individual dwelling units and parkland dedication
fees shall be paid prior to final plat recordation.
13.8 Size and Design Approval. Specific size and design of pocket parks and
amenity areas may vary from depictions in Exhibit "B", but will be approved by the City
as part of the individual site plans of any adjacent property.
13.9 Rivery Park Enhancements. Scope and design of enhancements to Rivery Park
are as stated in the Parkland Improvements Agreement dated June 26, 2013 by and
between the City and Brae Group, Ltd., and the Project Plan and Financing Plan for the
Rivery Park Tax Increment Reinvestment Zone, as amended.
14. TREE PRESERVATION
14.1 A Tree Preservation Plan for the entire development, including mitigation, shall
be submitted to and approved by the City Council prior to the approval of any additional
Site Plan.
15. BUILDING DESIGN & MATERIALS
15.1 With the exception of the Brownstone residential development in Zone C, as
defined in Section 6 of this PUD, all Buildings designed for and constructed on the
Property will comply with the Non -Residential Design Standards set forth in Section 7.04
of the Code unless otherwise provided for in this PUD. Any stand-alone multifamily
constructed in Zone A shall also meet any applicable requirements of Chapter 6 of the
UDC in addition to the applicable regulations of Chapter 7.
16. EXTERIOR LIGHTING
16.1 Exterior Lighting on the Property and its Buildings will comply with the
requirements set forth in Section 7.05 of the Code related to outdoor lighting unless
otherwise described in this PUD.
Draft 11.18.201.3 15
17. PUD MODIFICATIONS
17.1 This PUD represents the allowable uses and design standards for the five
Zones contained within the Property. Notwithstanding anything to the contrary in the
Code, modifications to any provision of this PUD, the Site Layout, or Final Site Plan for
the Hotel, Conference Center, or public Parking Garage, must be approved by City
Council.
18. LIST OF EXHIBITS
18.1 The following exhibits are attached hereto and incorporated herein by reference
(NOTE: Letter -sized copies of each oversized exhibit must also be submitted.):
A Legal description of the Property.
B Site Layout, showing Zone boundaries, Park access, amenity areas and general
pedestrian and vehicular circulation.
C Schematic Presentation of Street Design Details.
D Schematic Presentation of Brownstone lots and design.
E Field Study Showing Stopping Sight Distances.
Draft 11.18.2013 16
a
The Final Plat of BROWNSTONE AT THE SUMMIT PHASE 1, as recorded in
Document Number 2011047662 of the Official Public Records of Williamson County,
Texas, also being a replat of 0.604 acres previously described as part of Lot 4, Block "A",
THE RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of Williamson
County, Texas;
The Final Plat of BROWNSTONE AT THE SUMMIT PHASES 2 — 4, as recorded in
Document Number 2013070833 of the Official Public Records of Williamson County,
Texas, also being a replat of 1.023 acres previously described as part of Lot 4, Block "A",
THE RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of Williamson
County, Texas; and
The Final Plat of THE SUMMIT AT RIVERY PARK PHASES 5 — 6, as recorded in
Document Number ` 111M of the Official Public Records of Williamson
County, Texas, also being a replat of 24.07 acres previously described as part of Lot 4,
Block "A", and Lots 1, 2, 3, 5, 6, and 7, Block "A", THE RIVERY PARK II, a
subdivision in Williamson County, Texas, according to the map or plat thereof recorded
in Cabinet AA, Slides 20-23, Plat Records of Williamson County, Texas, Lot 2, Block
"A", RIVERY PARK, a subdivision in Williamson County, Texas according to the map
or plat thereof recorded in Cabinet W, Pages 212-214 of the Plat Records of Williamson
County, Texas.
The remaining portion, not otherwise described above, of The Summit at Rivery Park
Preliminary Plat approved by the City's Planning & Zoning Commission on October 31,
2012, being an unrecorded plat further described as:
A portion of Lot 4, Block "A", and Lots 1, 2, 3, 5, 6, and 7, Block "A", THE
RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of
Williamson County, Texas; and
Lot 2, Block "A", RIVERY PARK, a subdivision in Williamson County, Texas
according to the map or plat thereof recorded in Cabinet W, Pages 212-214 of the
Plat Records of Williamson County, Texas.
Draft 11.18.2013 17
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