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Home My WebLink AboutORD 2018-03 - REZ Summit at WestinghouseORDINANCE NO. c An Ordinance of the City Council of the City of Georgetown, Texas, amending part of the Official Zoning Map to rezone approximately 72 acres out of the Low BC Survey from the Business Park (BP) zoning district to Planned Unit Development (PUD) zoning district with General Commercial (C-3), High Density Multifamily (MF -2), and Low Density Multifamily (MF -1), base zoning, to be known as The Summit at Westinghouse PUD; 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 1211, day of June, 2012, for the specific Zoning District classification of the following described real property ("The Property"): 72 acres of the Low BC Survey(s), as recorded in Document Number 2014073967 of the Official Public Records of Williamson County, Texas, hereinafter referred to as "The Property"; 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 December 5, 2017, 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 January 9, 2018, 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: 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. The Official Zoning Map, as well as the Zoning District classification(s) for the Property is hereby amended from the Business Park District (BP) to the Planned Unit Ordinance Number: —5 Page 1 of 2 Description: Suinmit at Westinghouse Case File Number: Date .Approved: 1 dol g Exhibits A -C Attached Development District (PUD), in accordance with the attached Exhibit A (Location Map), Exhibit B (Legal Description), and Exhibit C (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 91h day of January, 2018. APPROVED AND ADOPTED on Second Reading on the 23rd day of January, 2018. THE CITY OF GEORGETOWN: ale s Mayor APPROVED TO FORM: ZAW Charlie McNabb City Attorney Ordinance Number: _ a C) t b — 03 ATTEST: Description: Summit at Westinghouse Case File Number: Date Approved: 31 '� Page 2 of 2 Exhibits A -C Attached C FORCfETOIh'N ILXAS REZ-2016-039 Aerial Legend C.' 1 =City Limits 00 �r �sr Av � + 1 w = vI 4o oo m o � 'rxd� i �(• +ter r► �►1 1 J LL en - -_ ' �� •5. y:.. '�e; �� _, a .. .,' ._ •S ,(�' ^$•� •tisy ��—p 00 cn —+� -. •tiy � � .7' •' a .q I� � � _ � ■ fig. � � � '+ _ > tiPAGfc WFIITNEY`PKWY�'' • '7r �� 3 1 fes' ■ "0, ti .�*�..x,� ��•,. �. �k 00 z 51) 74 + pk,UN 4: .i'O �.. TQC - v �' ��v� • � c� CIO WPI 6 uw z k�`. _►. m p OA E STAPKW� r'.,>r• GF �p9 PIP = w pss PRO p S �"� �•_ ' TjNti s' C Cw FL �P w T NB Req SPRODR yIEF'A\.ISTAPkl1 IF2WpVPP Z �p14 z YFP tux{ 0 0.25 O .. . Tcaa. Sta R•Pl,—/Cuntret Zunu/NAD SYUSF-t 0"5 ''' - F% r� Qt i� Mid {• .;. p Cartugraph'ic Data Fur (:unural Pi.rnrving f'ur:rino Only —... �� s �� F �/p' - _� 1 -.. ;11 �..'�" �� ✓LT �'# CRE •�y'ti!� �ASr� q �C`a THE SUMMIT AT WESTINGHOUSE THE SUMMIT AT WESTINGHOUSE PLANNED UNIT DEVELOPMENT The Summit at Westinghouse is in the heart of the southern entry into the city of Georgetown. The property is located east of I-35, south of Westinghouse Road, and north of the Teravista community in Round Rock. The owners of the property donated land for the Mays Street extension to support the City's vision for a high-density mixed-use community offering new employment opportunities to the residents of Georgetown. This Planned Unit Development (PUD) seeks to realize the vision by establishing flexible development and building standards that will accommodate a land plan that allows for market-based outcomes. The purpose of this document is to provide overall guidance and create a sustainable long-term framework for build -out. The community will be built in phases, but still maintain creativity in building placement, people movement, traffic flow and to create a comfortable place to live, work and play. It allows flexibility to accommodate the evolution of living space designs, work place environments, supporting services, hospitality and entertainment corridors. This PUD focuses less on where uses go exactly and more on adaptability to adjust building types, footprints, and public spaces as the community evolves. Table of Contents Section 1 Definitions Section 2 The Property Section 3 Approval Criteria Section 4 Base Zoning Districts Section 5 Development Zones Section 6 Development Standards Section 7 Master Sign Plan Section 8 Stormwater Management Section 9 Environmental Protection Section 10 Roadway Infrastructure Section 11 Pedestrian and Vehicular Circulation Section 12 Parking Requirements Section 13 Landscaping and Amenity Areas Section 14 Tree Preservation Section 15 Exterior Lighting Section 16 PUD Modifications Section 17 Development Density Table Section 18 Utilities Section 19 List of Exhibits Page I 1 THE SUMMIT AT WESTINGHOUSE 1. DEFINITIONS 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 Westinghouse (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 interpretation of the Planning Director of the City of Georgetown. 2. THE PROPERTY This PUD applies to approximately seventy-two (72) acres of land located within the jurisdictional limits of the City of Georgetown, Texas, east of Interstate North 35 Service Road the Teravista Subdivision, which are collectively herein defined as the "Property", and which are legally described as follows: R314665 - AW0385 Low, B.C. Sur., SERIAL # N62415A, TITLE # 00158240, LABEL # TEX0252120, ACRES 0.25 R544775 - AW0385 Low, B.c. Sur., ACRES 43.9 R039937 - AW0385 LOW, B.C. SUR., ACRES 4.40 R039946 - AW0385 LOW, B.C. SUR., ACRES 1.0 R039936 - AW0385 Low, B.C. Sur., ACRES 22.3416 According to the map or plat thereof recorded September 15, 2014 at 2:46 PM at Williamson County, Texas Plat Records; document number 2014073967. The property owners of The Summit at Westinghouse have donated right-of-way to the City for the Mays Street extension. 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. Page 12 THE SUMMIT AT WESTINGHOUSE Section 3.06.040 of the Code provides that, in addition of consideration of the foregoing criteria of Section 3.06.030, the following applicable criteria shall be considered by City Council for approving this PUD: (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 and pedestrian walkways. (c) The provisions of amenity areas for the entire community; (d) The approximate location/size of general building envelopes to take maximum advantage of the natural and manmade environment; and (e) The staging/phasing of development in a manner which can be accommodated by the timely provision of public utilities, facilities and services. 4. BASE ZQNJNGJWKWM This PUD shall be applicable to zoning as it applies 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 current Code. All design, development and use of the Property shall generally conform to the PUD described herein and, unless superseded, amended or controverted by the terms of this PUD. Below each Zone shall have its own zoning description as follows: Development Zone A - Low Density Multi -Family (MF -1). Development Zone B - General Commercial District (C-3). Development Zone C - General Commercial District (C-3). Development Zone D - General Commercial District (C-3). Development Zone E - High Density Multi -Family (MF -2). Development Zone F - General Commercial District (C-3). 5. DEVELOPIIIENT ZONES 5.1 The six (6) Zones as shown on Exhibit "C", being Zone A, Zone B, Zone C, Zone D, Zone E and Zone F are described in the following sections. Each Zone will be built in phases. 5.2 Zone A consists of approximately twenty-two (22) to twenty-three (23) acres of land and represents the approximate boundary lines of the most southern land area comprising the Property and is closest in proximity to the residential community known as Terra Vista and borders the City of Round Rock. Zone A is segmented from the remainder of the PUD by Zone B and will have access through Zone B. Zone A shall be designed and developed with the intent to build approximately 200 to 255 attached for sale two story condos built in groups of two to five, each with its own two car garage on one single lot. Each unit is separated by a two-hour party wall and will not have individual fire suppression. The residential units will be in a gated Page 13 THE SUMMIT AT WESTINGHOUSE community with private driveways and public water, sewer and electrical service from GUS. This zone will act as a transition zone from the residential to the south and the future commercial to the north. Walking trails, a dog park and two community gathering areas will serve as amenity and activity centers. 5.3 Zone B consists of approximately five (5) to six (6) acres of land generally depicted as the land south of the new Mays Street extension and north of Zone A. Zone B permissible uses can be assisted living, day care group, day care commercial, restaurant general, restaurant drive- through, micro-brewery/micro-winery, bar, pub or tavern, athletic facility indoor, home health care center, medical or dental office, medical or dental clinic, urgent care center, general retail, dry cleaning serve/drop off only, fitness center, banking and financial services, veterinary clinic indoor pens only and car wash. These C-3 structures will be limited to ground floor use only and compliment the neighboring residential uses. 5.4 Zone C consists of approximately fifteen (15) to seventeen (17) acres of land and is generally depicted as the land north of the new Mays Street extension and south of Zone D. Zone C may be designed and developed for mixed commercial use. Zone C is planned for general office, data center, integrated office center, medical or dental office, blood or plasma center, diagnostic center, home health care center, medical or dental office, medical or dental clinic, medical complex, post-surgery recovery center, surgery center, urgent care center, hospital, dry cleaning serve/drop off only, fitness indoor center, retail, assisted living, day care, restaurant, restaurant drive-through, micro-brewery/micro-winery, theater, live music/entertainment, dance hall/night club, athletic facility, veterinary clinic indoor pens only, car wash, hotel full service, hotel limited service, hotel boutique, hotel extended stay, and banking and financial services together with one or more parking garages and/or surface parking facilities to service the foregoing in accordance with the Code. Upper story residential can be built in any portion of Zone C. 5.5 Zone D consists of approximately six (6) to ten (10) acres of land and is generally depicted as the land north Zone C and south of Zones E and F. Zone D is planned for general office, data center, integrated office center, medical or dental office, blood or plasma center, diagnostic center, home health care center, medical or dental office, medical or dental clinic, medical complex, post-surgery recovery center, surgery center, urgent care center, hospital, dry cleaning serve/drop off only, fitness indoor center, retail, assisted living, day care, restaurant, restaurant drive-through, micro-brewery/micro-winery, theater, live music/entertainment, dance hall/night club, athletic facility, veterinary clinic indoor pens only, car wash, restaurants and banking and financial services together with one or more parking garages and/or surface parking facilities to service the foregoing in accordance with the Code. Upper story residential can be built in any portion of Zone D. 5.6 Zone E consists of approximately thirteen (13) to fifteen (15) acres of land and is generally depicted as the northwest portion of the PUD. Multi -family high-density attached dwelling units may be built. This zone will act as a transition zone from the MF -2 residential to the east and the future commercial to the west and south. Walking trails, a dog park and a community gathering area will serve as amenity and activity centers. 5.7 Zone F consists of approximately six (6) acres of land and is depicted as the north west portion of the PUD. This Zone acts as a transition from the existing collision center and is intended for Self -Storage and will not require a Special Use Permit (SUP) to build the self - Page 14 THE SUMMIT AT WESTINGHOUSE storage. Outdoor storage will be screened by landscaping, buildings and walls. C-3 uses are permitted in this zone. 5.8 The following uses are prohibited throughout the project: • Cemeteries, columbaria, mausoleums, or memorial parks • Driving and firing ranges • Landscape supply sales/garden centers ■ Permanent farmers and flea markets • Pest control and janitorial services • Lumber yards • Small engine repair • Large animal veterinarian services • Veterinary clinic or kennel with outdoor pens • Sexually oriented business • Major event entertainment • Stone, mulch or dirt sales yards • Manufactured housing sales • Heavy equipment sales and repair • Recreational vehicle sales, rental or service • Fuel sales • Automotive repair and service general • Bus barn • Transportation and utility uses, except for uses involving parking lots, parking garages, private transport dispatch services, valet parking, transit passenger terminal and minor utility services 5.9 This PUD allows for multiple site plans within each Zone in order to allow for phased development. City approval shall be based upon each individual site plan, provided that, taken together, all site plans provide for an integrated mixed-use development on the Property. The City may not withhold approval on an individual site plan based solely upon the submission of additional site plans for remaining portions of the Property. 5.10 Pursuant to Sections 7.03.030(B)(5) and 16.02 of the Code, landscape features including outside gathering areas, walkways, driveways, swimming pools, 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 landscape features will be included in impervious cover calculations. Page 15 THE SUMMIT AT WESTINGHOUSE 6. DEVELOPI1II+ NT STANDARDS 6.1 Zone A may be developed with multi -family attached units with an MF -1 base district (on one single lot with a condo regime managed by a POA/HOA). Home occupations as an accessory use as defined in Section 5.03.020 of the Code are permitted. Common area landscaping shall comply with City requirements. There are no required front, rear or side setbacks. The units are two story and are built with a two hour party wall between each unit, no fire suppression system will be required. Units shall contain variation through three types of articulation of front fagades, using different building materials, roof designs, front door location and cover treatment, colors and window design. Garages for each dwelling will be accessed from private streets/driveways. Individual water, electric and possible gas meters may be installed for each unit. The water and wastewater service lines will be City property. Table 6.1 Zone A - Multi -Family Condo Attached Maximum Number of Units per Building six Building Height, maximum 34 feet Building Separation 10 feet 40 feet Building setback to perimeter boundary (south)* Building setback to perimeter boundary (west) 10 feet Impervious Cover (maximum) 75% Residential Density (units/acre) 14 * internal drive aisles and driveways allowed within setback 6.2 Zone B may be developed as C-3 General Commercial. Building design and materials will adhere to the Georgetown UDC requirements. Table 6.2 Zone B - Commercial Building Height, maximum 45 feet Building Separation minimum 10 feet Mays Street Setback, minimum 25 feet All Other Streets Setback, minimum 15 feet 10 feet Side Setback, minimum Impervious Cover, maximum 70% Page 16 THE SUMMIT AT WESTINGHOUSE 6.3 Zones C and D may be developed as traditional C-3 General Commercial or as an urban mixed-use alternative. The desired development option shall be indicated at the time of Preliminary Plat and developed consistent with these standards. C-3 development option shall follow the design standards of the UDC. Urban mixed-use design will focus buildings towards the public street system, with wider sidewalks, more window glazing (fenestration) on the street - level fagade, outdoor patios and seating, awnings and canopies, well -lit and shaded streetscapes. On -street parking is encouraged in these areas to buffer pedestrians from street traffic. Where off-street or structured parking lots are necessary, a 15 -foot wide landscape and tree area will buffer pedestrians from these spaces. Table 6.3 Zone C and D - Traditional Commercial Building Height, maximum 80 feet Building Separation minimum Mays Street Setback (Zone C), minimum 10 feet 25 feet All Other Streets Setback, minimum 15 feet Side Setback 10 feet Impervious Cover, maximum 75% Zone C and D Urban Mixed Use Building Height, maximum 80 feet Building Separation minimum 10 feet Mays Street Setback, minimum 25 feet All other Street Setback, minimum zero feet Build -to Setback area, maximum zero -15 feet Side Setback, minimum zero feet Non-residential Street -level Fenestration, minimum 50% Sidewalk width, minimum 8 feet Impervious Cover, maximum 90% Zone D may be developed with upper story residential dwelling units located above ground level commercial spaces and offices. In Zone C, residential units are not permitted unless utilizing the Urban mixed-use development option, in which case the units shall be upper -story only. Zones C and D Upper Story Residences Residential Density (units/acre) 50 Residential Units per Building No Limit Page 17 THE SUMMIT AT WESTINGHOUSE 6.4 Zone E may be developed with Multifamily Residential High -Density units and built on one lot with private streets. Multifamily Residential High Density achieve variation through three types of articulation of front fagades, using different building materials, roof designs, front door location and cover treatment, colors, entries and window design. No Special Use Permit (SUP) or variance will be needed to build the Multifamily Residential High Density with its notes contained in Table 6.2 below. Individual GUS water, GUS electric and possible Atmos gas meters may be installed for each unit or a master meter system may be established and private metering occur at each unit. This design option is at the sole description of the developer. Table 6.4 Zone E Multi -Family MF -2 Height, maximum 49 feet Building Separation, minimum 10 feet Building setback to perimeter boundary 10 feet Impervious Cover, maximum 80% Residential Density (units/acre) 26 Residential Units per Building No Limit * internal drive aisles and driveways allowed within setback 6.5 Zone F may be developed as C-3 General Commercial. Building design and materials will meet the UDC requirements. The self -storage facility may rise above ground floor retail or restaurant. Table 6.5 Zone F Commercial Building Height, maximum 40 feet 10 feet Building Separation minimum Interior Street Setback zero Perimeter Street Setback, minimum 15 feet Internal Lot Setback, minimum zero Impervious Cover, maximum 80% 7.1 This PUD shall include a comprehensive signage plan for the development of the Property (the "Master Sign Plan"). 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 Page 18 THE SUMMIT AT WESTINGHOUSE 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. 7.2 This PUD requires the development of a Master Sign Plan in accordance with Section 10.01.050 of the Code. 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 this Property. Signage designed, developed or constructed within the Property shall comply with the approved Master Sign Plan. 7.3 Two (both sides of street) entry/entrance 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 at each entry or curb cut. Monument Signs shall not be subject to a 25 -foot setback from the public right -of way, shall be limited to twenty (20) feet in Building Height with a maximum of ninety-six (96) 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 10.06.0 10 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 fronting Westinghouse and Mayes streets 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. The maximum area of lettering attached to the architectural features, walls or fencing shall not exceed 96 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 Mays Street extension and within the property, providing such features do not obstruct vehicular view corridors and do not exceed height requirements prescribed in Section 7.05.010(B) of the Code. The variance between the maximum heights allowed for entry improvements and the architectural features, walls or fencing along Mays Street extension 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 anywhere within the property. Page 19 THE SUMMIT AT WESTINGHOUSE 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 and shall not exceed five (5') feet in height and fifteen (15) square feet in total dimensional area per side and will be constructed without permitting. On interior streets, light poles may be hung without requesting a permit from the City. 7.7 Electronic Message Centers and unshielded Neon Signs shall not be permitted to be designed, developed or constructed on the Property. Encased Neon Signs shall be permitted on restaurant building facades provided the same are situated at least twenty-five feet (25') from the public right-of-way on the Mays Street Extension. 7.8 Buildings in Zones B, C, D and F are accessed by driveways off a public or private street. 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 can be viewed from each view corridor is expressly permitted for the proposed hotel and buildings in all zones. The proposed hotel is subject to four view corridors as it can be seen from all four compass orientations. The other Buildings located in the Property are subject to three view corridors, therefore a maximum of three wall signs shall be permitted on these improvements. Zone B buildings would typically have view corridors from the north, south and west. Zone C buildings would typically have view corridors from the north, south and east. Wall signs maybe allowed on any parking garages if parking garages are built. 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 final approved Master Sign Plan. S. STORMWATER MANAGE, ENT 8.1 Storm Water Detention. The natural flow of storm water drains across the Property from the north to the south. Detention structures are typically required to mitigate the increase in storm water runoff associated with any increase in impervious cover resulting from development. Storm water runoff from the developed area of All Zones will discharge from the site via overland and/or conveyance through the existing natural channels. Necessary drainage measures will be implemented to minimize degradation to the vegetation within the natural cause by any increased runoff during normal rainfall events. These measures may include providing detention to mitigate increases in runoff for the one (1) year, two (2) year, ten (10) year, twenty-five (25) year and one hundred (100) year occurrence intervals. 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 requirements of Chapter 11 of the Code and the Edwards Aquifer Rules of the Texas Commission on Environmental Quality (TCEQ). The property is located in the Edwards Aquifer Recharge Zone. The tracts of land in All Zones will require water quality controls in accordance with the TCEQ Page 110 THE SUMMIT AT WESTINGHOUSE Edwards Aquifer/City of Georgetown Rules. The water quality controls may be accomplished by: (a) Natural vegetative filter strips: In order for natural vegetative filter strips to be viable and approved by the City, plans and analysis will have to be completed (b) On-site water quality controls meeting the minimum requirements established by the TCEQ Edwards Aquifer/City of Georgetown rules. (c) A combination of two or more of the items above may be utilized to accomplish the required water quality requirements. 9. ENVIRQNINIEN AL PROTECTION The Plan will comply with environmental protection standards detailed in Chapter 11 of the Code, except as otherwise specified in this PUD. 11. ROADWAY INFRASTRUCTURF, 10.1 The Property has approximately 816 feet of frontage along Westinghouse Road, a major arterial roadway and 1,153 feet of frontage along Mayes Street Extension, a minor arterial roadway. 10.2 Williamson County has established three curb cuts onto Westinghouse Road on the northern edge of the Property. These curb cuts were updated to be in compliance of standards at the time of construction. City approval is needed to utilize these curb cuts at the time of development. At least one curb cut will be necessary along Westinghouse in a location that does not modify the existing water quality/detention structure and pond, per the City's requirement to connect Westinghouse to Mays street through the property. 10.3 North-South Connection. Exhibit "C" attached hereto and incorporated herein by reference indicates the planned north south connector from the Mays Street Extension to Westinghouse Road. The connection to Westinghouse shall be right in and right out only without traffic signaling. Additional public streets may be added to the north -south connector road to run perpendicular to the north -south connector road. 10.4 Public street sections shall comply with in Exhibit `B" of this PUD. 11. PEDESTRIAN AND VEHICULAR CIRCULATION 11.1 The improvements within this PUD will be designed to maximize pedestrian and vehicular circulation within the Property. This PUD will include pedestrian and vehicular circulation plans designed to provide access to all areas within Zone A, Zone B and Zone C, and will incorporate homogenous design features for all Buildings and other improvements and appurtenances within the Property. This PUD will provide cross access to neighboring properties as follows: one access to the east from Zone C or D and one access to the west from Zone C or D. No access to the neighboring properties will be provided from Zone A and Zone B due to the possible gated residential development in Zone A, the deep ravine required for detention along the east property line and the close proximately to the Mays Street Extension. There is also the concern of cross access between residential and commercial uses. All designs for internal Page 111 THE SUMMIT AT WESTINGHOUSE 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 A property owners' association will maintain the private driveways, private streets and private alleys. 11.3 Fire -rated vehicular access will be provided on at least two sides of the multi -story hotel and will meet minimum fire protection distances. Alternate materials, such as grasscrete, may be used to provide access. 11.4 Transportation is an important component with a focus on both internal circulation and access to neighboring property/roadways. The Summit at Westinghouse will be a combination of private driveways, private and public streets to best serve the dense mixture of the proposed uses. Most streets will be lined with trees, with root barrier protections consistent with Chapter 12 of the UDC. All driveways and streets will provide safety and be in accordance with the City's adapted Fire Code. Street lights will be provided at both private and public circulation. All streets shall be addressed and signed per City Code. 12. PARKING REQUIREMENTS Improvements within this PUD shall consist of a mixed use development with a variety of businesses that conduct business at varying times. It is unlikely that all of these businesses will operate at maximum capacity during the same hours of the day. In addition, this PUD shall be inclusive of parking features that will permit invitees to the Property, including the hotel(s), restaurants, and office and retail buildings in Zone A, Zone B and Zone C to share all vehicular parking facilities. For Zones A, B, and C only, a Shared Parking Study may be commissioned by the developer to justify a reduction in the overall amount of off-street parking, but in no case shall the reduction exceed 20%. The intent of this provision is to best facilitate a mixed-use, walkable environment where additional surface parking would be detrimental to the desired density. Offsite parking for the hotel(s) shall be expressly permitted by contracting with another party for off-site parking spaces in limited circumstances warranted by a specific event. Parking requirements in all Zones shall meet the requirements of Table 12 of this PUD. All other uses shall follow the UDC minimum requirements at the time of Site Development Plan. Table 12 Minimum Bicycle Parking Office, on-site 1 space per 10,000 sg. ft. GFA Retail, on-site 1 space per 7,500 sg. ft. GFA Table 12 Page 1 12 THE SUMMIT AT WESTINGHOUSE Minimum Vehicle Parking MF -1 2 spaces per unit MF -2 1.5 per 1 -bedroom unit 2 per 2 -bedroom unit 2.5 per 3 -bedroom unit + additional 5% of total spaces for visitor use Upper Story Residential 1.5 per 1 -bedroom unit 2 per 2 -bedroom unit 2.5 per 3 -bedroom unit + additional 5% of total spaces for visitor use Hotel 1 per guest room + 1 per 250 ft2 GFA of office/conference space Office 1 per 500 sq. ft. GFA Retail 1 per 300 sq. ft. GFA per code if mixed use Restaurant 1 per 150 ft2 of designated seating area/ entertainment area + 4 additional spaces is the code 13. LAND&CAPING, COMMON AMENITIES, IMPERVIOUS COVER 13.1 Landscape requirements for this PUD shall meet all applicable requirements in Chapter 8 of the Code, unless otherwise stated. Landscape requirements can be shifted within a development zone provided the entire PUD meets the overall requirements. Artificial turf that allows water penetration may be allowed on a limited basis at amenity areas. The manufacturer's specifications at time of Site Development Plan shall determine whether the area counts as impervious cover. Buffer yards do apply to this Property pursuant to Section 8.08.030 of the Code, but no buffering or screening is required between lots or uses interior to the PUD. Screening of mechanical equipment and waste containers shall meet the UDC requirements. Enclosures shall resemble the composition of the buildings nearby. Street yard landscaping in the UDC Section 8.04 shall not apply to private interior streets/driveways within the PUD. 13.2 Landscape Maintenance. A property owners' association (POA) or home owner's association (HOA) will maintain landscaping and irrigation in the rights of way, common areas and on the Property. License to encroach will be required for landscaping and irrigation in the right of ways (ROW). 13.3 Amenity Areas, Private Open Spaces and Common Recreation Areas in Zone A and Zone E shall meet current Code requirements. 13.4 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 four Amenity Areas plus three additional Amenity areas in the residential multi- family zones. Each of these areas will incorporate a theme of natural elements and architecture to support this purpose. Amenity Areas "l," "299, "3" and "4"shall satisfy all requirements for Public Open Space and Common Recreation Area in Zones B, C, D and F., although the amenity areas may not be in each Zone. The public spaces and most of the amenities will be open to and useable by the general public: three water features with trails, bench(s) and landscaping; urban street trees, creating linear green spaces; trails or sidewalks connecting the residential zones to the activity centers; individual amenities for residential zones will meet the UDC requirements and the amenities will satisfy the requirements for parkland dedication and no other dedication or improvement fees will be required. Suggested Amenity Areas are depicted in Exhibit "D" as follows: Page 113 THE SUMMIT AT WESTINGHOUSE Amenity Areas "I " - The Green Sector, in Zone A located along the eastern perimeter of Zone A of the Property and the area between Zones A and B: This area will be designed to serve as a green belt node to link the north portion to the south portions of the property, plus offer dog park(s). The design for this area may comprise of a pedestrian walkway. The design of this area may encompass gathering areas which will be visually attractive. Intermediate construction of the amenities will not be required. This Green Sector may partially serve as TCEQ required water quality and pond. Another pocket park will provide additional amenities to the residential units in Zone A. These two amenity areas will not be connected, but sidewalk/trail will provide access to both areas. No more than 25% of the units in each development phase shall be permitted before at least one amenity shall be under construction. No more than 75% of the units in each development phase shall be permitted before all other amenities, if required, have started construction. Amenity Area "2 " — The Green Sector, located along the eastern perimeter of Zones B, C, D and E of the Property: This Green Sector may serve as an extension of the outdoors to adjacent Buildings within the Property and designs for this area may include gathering areas to serve pedestrians and a walking trail. The design for this area may comprise of a pedestrian walkway. This Green Sector may partially serve as TCEQ required water quality and pond. Amenity Area "3 " — The Green Sector, in Zone E along the northern perimeter of the Property: The design of this area may encompass a gathering area which will be visually attractive from within the Buildings adjacent to this area. This Green Sector may partially serve as TCEQ required water quality and pond. This amenity area or another amenity area nearby will have activity areas for the multifamily residents and a club house, health fitness center and pool to be constructed in timing with the units. No more than 25% of the units in each development phase shall be permitted before at least one amenity shall be under construction. No more than 75% of the units in each development phase shall be permitted before all other amenities, if required, have started construction. Boundary walls, as designed at the time of Site Development Plan, shall be completed prior to 25% of units. Amenity Area "4" — The Green Sector, in Zone A along the southern perimeter: The design of this area may encompass a gathering area which will be visually attractive from within the Buildings adjacent to this area. This Green Sector may partially serve as TCEQ required water quality and pond. 13.5 Parkland Dedication. Due to the number of amenity and open space improvements that will be integrated throughout the site, the fee for multifamily and condo development will be $150 per unit. Fees will be paid in lieu of parkland dedication at submission of Site Development Permit for multifamily development. 13.6 Size and Design Approval. Specific size and design of pocket parks and amenity areas may vary from depictions in Exhibit "D", but will be approved by the City with individual site plans or platting for developments including individual residential lots and condo townhouse and/or condo multifamily attached dwelling units. Page 1 14 THE SUMMIT AT WESTINGHOUSE 13.7 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 each Zone in the Property and the property donated to the government entities for the extension of Mayes Street extension. A master impervious cover percentage shall be maintained for the PUD as a whole and be submitted with each application for site plan. A deed restriction can be added to the property to require all land owners to abide by the required overall impervious cover percentage. 14. TREE PRESERVATION Tree preservation for all trees within the Property shall comply with the current UDC Chapter 8 at time of PUD approval. Each site development plan will include a table tracking tree removals and mitigation for the entire PUD as mitigation and removal standards can vary between zones provided the overall PUD maintains the required standards. 15. EXTERIOR LIGHTING 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. 16. PUD MODIFICATIONS This PUD represents the allowable uses and design standards for the Zones contained within the Property. The exhibits attached to this PUD are illustrative only and do not represent final designs. Modifications to Building sizes, uses and locations, as well as to amenity areas and to pedestrian and vehicular circulation, are allowed without amendment to the PUD, providing modifications conform to uses authorized by this PUD or to applicable provisions of the Code. Page 115 THE SUMMIT AT WESTINGHOUSE 17. DEVELOPMENT DENSITY Table 17.1 Development Density Max. Zone Use(s) Approx. Max. Res. Approx. Max. # Units density LUE's acres MF -1 Low Density Zone A Multi -family 24.00 250 10.42 250.00 Upper story built above Zone C & D 260 NA 182.00 residential C-3 MF -2 High Density Zone E 15.00 350 23.33 245.00 Multi -family Residential Totals Varies 860 Varies 677 Min. Zone Use(s) Approx. Min. Approx. Approx. # Building SF FAR LUE's acres _ C-3 General Zone B 4.00 16,000 0.92 80.00 Commercial C-3 General Zone C 15.00 150,000.00 0.23 214.29 Commercial C-3 General Zone D 6.00 50,000.00 0.19 16.67 J Commercial Non -Residential Totals (Zones B, C, and D) 25 216,000.00 0.19 310.96 Max. Zone Use(s) Approx. Max. Approx. Max. # Building SF FAR LUE's acres C-3 General Zone F 6.00 180,000.00 0.69 52.94 Commercial Note: An increase in maximum residential units within each zone is allowed up to 20%. In no case shall the total residential unit number exceed 860 18. UTILITIES The project shall be guaranteed 1,200 LUE's but shall not exceed 1,200 as a maximum number. Distribution of LUE connections shall be in accordance with table 18.1, depicting minimum and maximum LUES for each development zone. The maximum LUE's for the PUD cannot exceed 1,200 unless a City approved amendment is made to the PUD. Georgetown Utility System shall be the provider of electric, water and wastewater services. Page 116 THE SUMMIT AT WESTINGHOUSE 19. LIST OF EXHIBITS The following exhibits are attached hereto and incorporated herein by reference: Exhibit A Location Map Exhibit B Property Description Exhibit C Development Zones Exhibit D Amenity Areas Exhibit E Design Details for Public Streets Page 117 0IV/ � i + �-2'. �: •�-- r - irf;�}y �e. � .. � Sys _ .. 1 �� r •tet ED -JO`` Kif � `c� ... ]_ .f��•-,�. � - M� ,�' r•.u� yam. .''� .s � � � ��• '_ R.; WESTINGHOUSE ROAD NOVAK ERS = SITE I J.D. BOUNDARY LIMITS • DEVELOPMENT ZONE A (MF -1) DEVELOPMENT ZONE B (C-3) ZONE E ZONE F DEVELOPMENT ZONE C (C-3) (C-3) (MF -2)7 C:= ID V ELOPMENT ZONED (C-3) 0 [DEVELOPMENT ZONE E (MF -2) 4f- DEVELOPMENT ZONE F (C-3) ZONE D (C-3) ZONE C (C-3) ZONE B ZONE A (MF -1) DATE, 11-13201.' EXHIBIT C DEVELOPMENT ZONES HALFF THE SUMMIT AT WESTINGHOUSE Georgetown, Texas 4 1 WZSMWQl ISE MAD MASI. NOVA[ ERS NOVAK SITE lmakm, P.U-D BOUNDARY LIMITS AMENITY AREAS TRAILS lff7omv DOG PARK F. POCKET PARKS AREAS WITH -IN HOUSING AREA )ATE 11-14-2017 S.9 LA EXHIBIT D AMENITY AREAS 7L�7 Z IN HALFF ALI' -1 THE SUMMIT AT WESTINGHOUSE Georgetown, Texas Z: MAJOR COLLECTOR rw NOWAK z �, IJ w IBROTHERS a• IW �1 1¢ xaQNm _ z URBAN LOCAL :z J 1J T 1 } EXHIBIT E DESIGN DETAILS FOR PUBLIC STREETS ;n HALFF ._wr s ��SU- 1113)—v FNI(5>3✓•�Ht�i THE SUMMIT AT WESTINGHOUSE Georgetown, Texas TRADITIONAL LOCAL ! Z al Oj IW •a a I¢ a I � I I lef � I I ...1... I 8A' SIDEWALK .p 1 SIDE PARKING 6' 0" Y SIDEWALK j 1X0' WOPAVEMENr z URBAN LOCAL :z J 1J T 1 } EXHIBIT E DESIGN DETAILS FOR PUBLIC STREETS ;n HALFF ._wr s ��SU- 1113)—v FNI(5>3✓•�Ht�i THE SUMMIT AT WESTINGHOUSE Georgetown, Texas