HomeMy WebLinkAboutORD 2012-64 - Summit PUDRDINANCE NO. 1M
An Ordinance of i of of .o •-
amending part of the Official Zoning Map to amend a Planned Unit
Development f',District for'known
Rivery Park, being Lot Block• Lots 1 - 4 and 11, Block i of
Brownstone at the Summit Phase 1, Lots 1-3, 4 (pt), and 5 7, Block A, The
Rivery Park 11, t LotBlock •,Riveryrepealing i .
ordinances and resolutions; including a severabilityand
establishingf date. an effective
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, of Brownstone at the Summit Phase 1, as recorded in Document
Number 2011047662 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 September 6, 2012, 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 August 28, 2012, held an additional public
hearing prior to taking action on the requested rezoning of the Property.
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
Ordinance r (5101 `rf ,
1. 1f f.•f f, i.MI}'
Page 1 of 2
Exhibits 1 Attached
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 Development Plan of the PUD, Planned Unit Development District for
The Summit at Rivery Parr 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 and be in full force and effect on the date of
adoption by the City Council.
APPROVED on First Reading on the 11th day of September, 2012,
APPROVED AND ADOPTED on Second Reading on the 25th day of September, 2012,
THE CITY OF GEORGETOWN:
Brettle
Secretary
APPROVED AS TO FORM:
Acting City Attorney
@i
Date ppr2012
ATTEST:
Mayor
Garver
Page 2 of 2
Exhibits 1 Attached
1
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. PROPERTY
2.1 This PUD applies to approximately 31.94 acres of land located within the
jurisdictional limits of the City of Georgetown, Texas, which land consists of seven
(7) subdivided lots within the Rivery Park II Subdivision and one (1) subdivided tract
of land in the Rivery Park Subdivision, which are collectively herein defined as the
“Property”, and which are legally described as follows:
Lots 1 through 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.
3. APPROVAL CRITERIA
3.1 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;
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(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 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, 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. APPLICABILITY OF CITY ORDINANCES
4.1 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 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, 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.
4.2. Pursuant to Chapter 5 of the Code and this PUD, the following shall be
prohibited uses for the Property:
(a) Single family detached, single family attached, or two-family residential
uses, provided that Brownstone residential development, as defined in
Section 6 of this PUD, shall be permitted in Zone C.
(b) Multi-family uses in Zone B shall be limited to upper-story residential
development shall be permitted in Zone A and Zone B of the Property,
provided that residential use shall not be permitted on the ground level,.
The area dedicated to residential use and may not exceed seventy-five
percent (75.00%) of the total usable area of the Buildings. Multi-family
uses will be allowed up to one-hundred percent (100.00%) of the total
useable areas of the buildings in Zone A. Brownstone residential
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development, as defined in Section 6 of this PUD, and upper-story
residential development, shall be permitted in Zone C. A suggested
rendering of Zones “A”, “B” and “C”, as typically depicted in Exhibit
“B”, is attached hereto and incorporated herein;
(b)(c) Manufactured housing or manufactured housing parks;
(d) Group Living uses;
(c)(e) Day Care, Commercial, and Day Care, Family Home, uses;
(d)(f) Educational Facilities are prohibited on the ground floors in Zones B and
C only;
(e)(g) Government and Community Facilities, excepting uses involving
Government Offices with no vehicle storage or maintenance, Community
Centers and Museums;
(f)(h) Medical and Institutional Facilities, excepting medical office use;
(g)(i) Cemeteries, Columbaria, Mausoleums or Memorial Parks;
(h)(j) Driving and Firing Ranges;
(i)(k) Data Centers;
(j)(l) Landscape Supply Sales / Garden Centers;
(k)(m) Permanent Farmer’s and Flea Markets;
(l)(n) Personal Services, Restricted;
(m)(o) Laundromats;
(n)(p) Funeral Homes;
(o)(q) Automotive Sales and Service;
(p)(r) Event Catering and Equipment Rental Services;
(q)(s) Pest Control or Janitorial Services;
(r)(t) Lumber Yards;
(s)(u) Small Engine Repair;
(t)(v) Large Animal Veterinarian Services;
(u)(w) Veterinary Clinic or Kennel with Outdoor Pens;
(v)(x) Self-Storage uses;
(w)(y) Places of Worship uses, provided, however, that the Conference Center
may be used for conferences that may be religious in nature, and this
prohibited use shall apply exclusively to any structure that is primarily
used as a Place of Worship;
(x)(z) Inns and Bed and Breakfast uses, provided expressly, however, that all
other Overnight Accommodation uses shall be permitted;
(y)(aa) Agricultural uses; and
(z)(bb) Transportation and Utility Uses, except for uses involving Parking Lots,
Private Transport Service Dispatch Facilities, Transit Passenger Ter minals
and Minor Utility Services.
5. DEVELOPMENT ZONES
5.1 Improvements on the Property shall be designed and developed in three
Zones as shown on Exhibit “B”, being Zone A, Zone B and Zone C. Zone A applies
to approximately 9.63 acres of land comprising the Property and is generally depicted
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as Lot 2 in Rivery Park subdivision and all of Lots 1 and 2 and a portion of Lot 3 in
Rivery Park II subdivision on Exhibit “A”.
5.2 Zone A represents the approximate boundary lines of the southern one-
third of the land area comprising the Property and is closest in proximity to Interstate
35. Zone A is segmented from the remainder of the land comprising the Property by
the existing access road and easement to Rivery Park. Zone A shall be designed and
developed for any of the following: hotel(s), multi-family residential uses, educational
uses, and office or office condo minium use, provided that ancillary neighborhood
retail and restaurant use may be incorporated into the final designs for these
improvements. One or more of the Buildings may be converted to a restaurant or
retail site and/or a parking garage, provided, however that drive-through service at a
restaurant will not be permitted. One of the hotels may include a conference center.
5.3 Zone B consists of approximately 11.31 acres of land and is generally
depicted as the remainder of Lot 3, a portion of Lot 4 and all of Lots 5 and 6 in Rivery
Park II subdivision on Exhibit “A”. Zone B represents the central portion of the land
comprising the Property and is segmented from Zone A by the existing access road
and easement to Rivery Park and is generally divided from Zone C by a
perpendicular line drawn from the median cut on Rivery Boulevard, which serves the
common property line of Lots 2 and 3, Block B, of Rivery Park II, Block B Amended,
to the eastern edge of the Property. Zone B may be designed and developed for mixed
commercial use. One or more restaurant pads, one or more hotels, a conference
center, and one or more Buildings, together with one or more parking garages and
surface parking facilities to service the foregoing in accordance with the Code may be
designed and developed in Zone B. Restaurant and dining facilities in the hotel(s) or
conference center are considered to be ancillary to the primary use of the hotel(s) or
conference center, as the case may be, and are not to be considered as being inclusive
of one of the PUD’s permitted restaurant sites. Any Building may include residential,
office, restaurant or retail space as a component of the improvements, except that
restaurant drive-through service facilities will not be permitted in Zone B.
5.4 Zone C consists of approximately 11.0 acres of land and is generally
depicted as the remaining portion of Lot 4 and all of Lot 7 in Rivery Park II
subdivision on Exhibit “A”. Zone C represents the northern remainder of land
comprising the Property and is generally described as the land north of a
perpendicular line drawn from the median cut on Rivery Boulevard, which serves the
common property line of Lots 2 and 3, Block B, of Rivery Park II, Block B Amended,
to the eastern edge of the Property. Zone C may be designed and developed for
residential use and include upper-story residential, providing that limited retail,
restaurant and office use is allowed. Zone C may allow for one or more free-standing
restaurant pads adjacent to Rivery Boulevard, except that restaurant drive-through
service facilities will not be permitted.
5.5 A proposed rendering of the project which remains subject to modification
as permitted under this PUD and the Code is depicted in Exhibit “C”, attached hereto
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and incorporated herein by reference. The final number, size, use and location of
Buildings may vary on the final site plan(s). Proposed Building Envelopes are
depicted on Exhibit “D”, attached hereto and incorporated herein for all purposes.
5.6 The final site plan(s) shall be subject to City approval according to Section
3.09 of the Code. 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 individual 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 at such time
the building plan for the adjacent brownstone lot is approved. 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.
5.7 As applied herein, “Building Height” shall be defined according to Section
7.03.030(C) 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 providing such structures do not occupy more than thirty-three (33)
percent of the area of the roof and are not visible from the public street in front of the
residence. Under this PUD, heights of all Buildings to be designed and developed in
Zone C shall comply with building height limitations prescribed under Table
7.03.010 for the C-3 zoning designation, except that the individual residences within
the Brownstone residential development may exceed the limitations under Table
7.03.010 by five (5) feet. Heights of all Buildings to be designed and developed in
Zone A and Zone B may vary from and exceed building height limitations prescribed
under Table 7.03.010 of the Code, as follows:
(a) The Building Height for any Building in Zone A save and except those
described in Paragraph 5.7(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 either Zone A or Zone B
designed primarily as a free-standing restaurant will not exceed 45 feet,
excluding architectural enhancement subject to City approval.
(c) The Building Height for any Building in Zone B will not exceed the
greater of fifteen (15) stories or two hundred twenty-five (225) feet.
(d) Building Height variances permitted by this PUD serve to minimize the
need for surface parking; to enhance the natural beauty and appeal of the
Property, including its existing tree canopy and Heritage Trees; and are
necessary to cause this PUD to substantively comply with Sections
3.06.030 and 3.06.040 of the Code.
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5.8 Except for those noted in Section 7 of this PUD, all improvements
designed and developed on the Property shall be subject to a 25-foot perimeter
setback as prescribed in Table 7.03.010 of the Code, 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. 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 by the City if it causes the impervious cover on the comprehensive
area of land comprising the Property to exceed seventy-five (75) percent.
5.9 Pursuant to Sections 7.03.030(B)(5) and 16.02 of the Code, landscape
features including outside gathering areas, walkways, driveways, swimming pools
adjacent to Rivery Park, walls, and minor utilit ies, 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.
6. BROWNSTONE SINGLE FAMILY RESIDENTIAL
6.1 Zone C may be developed with upper-story multi-family residential
dwellings and 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 occupations as an accessory use as defined in Section 5.03.020 of
the Code are permitted in Brownstones.
6.2 Brownstones are zero lot line dwellings with no required front, rear or side
setbacks.
Brownstones
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 square feet
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6.3 Brownstones shall contain variation through articulation of front façades,
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 conceptual rendering
of Brownstone lots and design is shown in Exhibit “N”.
7. MASTER SIGN PLAN
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 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 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 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 o f 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
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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 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 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(B) 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. A conceptual rendering of architectural features, walls or fencing proposed for
entries and along Rivery Boulevard is shown in Exhibit “J”.
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.
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,
expressly, 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.
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7.8 The proposed hotel(s), conference center, and Buildings in Zone A and
Zone B are 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 Façade 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(s), conference center, and Buildings in Zone A and Zone B. The proposed
hotel(s) 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 Zone A and
Zone B. 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 hydrograph of the river will 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 Zone B and Zone 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 cause by any increased ru noff 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, which is
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included as Exhibit “E”, attached hereto and incorporated for all purposes. 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 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 Zone B 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 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 Zone B and Zone 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 located within the City’s property known
as Rivery Park – In order for natural vegetative filter strips to be viable
and approved by the City, plans and analysis will have to be completed to
ensure that utilizing the existing park area as vegetative filter strips 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.
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(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.
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. The final approval of this PUD will also require an
access and use agreement and easement between the developer and the City of
Georgetown 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. 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 The Plan will comply with 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. Lot numbers referenced in this Section 9 are depicted
on Exhibit “A”. Existing median cuts are as follows:
(a) At the southwest corner of Lot 2, Block A, of Rivery Park subdivision,
with an accompanying curb cut 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 II subdivision,
with no accompanying curb cut;
(c) Near the common lot line between Lots 2 & 3, of Rivery Park II
subdivision, with an accompanying curb cut and public access road to
Rivery Park;
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(d) Opposite Wolf Ranch Parkway (near the southeast corner Lot 5, of Rivery
Park II subdivision) with no accompanying curb cut; and
(e) Near the northwest corner of Lot 6, of Rivery Park II subdivision, with an
accompanying curb cut and across from the common property line of Lots
2 and 3, Block B, of Rivery Park II, Block B, Amended.
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
addit ional 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 field study according to Section 3 of Chapter 2 of the
TxDOT Design Manual showing stopping sight distances and attached as Exhibit
“L”, an additional curb cut limited to a right-in and right-out driveway without an
accompanying median cut near the northwest corner of Lot 7, in Rivery Park II
subdivision, is planned for accessibility to the residential development and the
proposed restaurant(s) as depicted in Exhibit “C”.
10.3 An additional Traffic Impact Analysis is not required for this PUD.
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, Zone B 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. 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.
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11.2 After final approval of this PUD, the general alignment of proposed
internal pedestrian and vehicular circulation may be modified from the proposed
rendering shown in Exhibit “C” to accommodate Building locations on the approved
site plan(s) and for the protection of trees and fire safety requirements. A schematic
presentation of suggested internal pedestrian and vehicular circulation is depicted in
Exhibit “F”, attached hereto and incorporated herein by reference. It is the intent of
this PUD that vehicular streets internal to the Property and depicted as such in
Exhibit “F” be considered as public streets. Design Details for public streets on the
Property are depicted in Exhibit “G”, 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.
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. Locations for street trees and utilities will be specified in plats
and construction plans.
11.5 Brownstone Alleys or Brownstone Streets will provide access for garbage
pickup to individual residences.
11.6 A property owners’ association will maintain the Brownstone Alleys.
11.7 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.
11.8 Individual site plans may utilize traffic calming methods in all Zones of
the Property to slow traffic and to ensure pedestrian safety.
11.9 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.
11.10 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
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12.1 Pursuant to Section 9.02.050(C) of the Code, this PUD will require the
creation of a Reciprocal Access and Parking Easement among all owners, tenants,
subtenants, and purchasers of subdivided lots within the Property. 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), conference center, restaurants, and office and retail buildings in
Zone A, Zone B and Zone C to share all vehicular parking facilities. Designs in
furtherance of this PUD shall should be created to maximize the natural aesthetics of
the Property by preserving as many Heritage Trees in Zones A and B, Significant
Tree Stands, and Protected Trees as possible. To accommodate the foregoing
objective, this PUD will include a reduction in the minimum parking requirements for
the improvements to be constructed on the Property, not to exceed twenty (20%)
percent of the number of parking spaces required by the Code; provided that any such
variance shall be supported by a Shared Parking Study to be completed by the
developer. Offsite parking for the hotel(s) and conference center shall be expressly
permitted by contracting with another party for off-site parking spaces in limited
circumstances warranted by a specific event. Valet parking services for on-site
parking and off-site parking shall be permitted within the Property. Any traditional
multifamily that has first floor units shall be required to fully meet the minimum
standards of the UDC.
12.2 In Zone C, the Brownstone residential development, as defined in Section
6 of this PUD, shall comply with off-street parking and guest parking requirements
for household living as prescribed in Table 9.02.030(A) of the Code.
12.3 Parking space dimensions for off-street parking in all Zones shall meet
dimensions prescribed in Section 9.03.020 of the Code.
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 8.08.030 of the Code.
Required percentages for landscape area and tree canopy under the C-3 zoning
designation of the Code shall be applied to the aggregate sum of the land comprising
the Property and not applied to individual Zones or site plans, providing that each
Zone will have a minimum of fifteen (15) percent landscape area. Individual site
plans for the Property shall tabulate cumulative totals relative to landscape area and
tree canopy for the Property. Street landscaping on the public streets depicted on
Exhibit “F” within the Property shall fall under the landscape requirement s for A and
B Streets and for Alleys under the Zoning Regulations for Mixed Use Zoning
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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.
13.23 Landscape Maintenance. A property owners’ association will maintain
sidewalks, street trees, landscaping and irrigation in the rights of way and on the
Property.
13.34 Private Open Space. and Common Recreation Area in Zone C. For
brownstone lots in Zone C, Private Open Space requirements outlined in Section
6.03.070(C)(3) of the Code and Recreation Area requirements outlined in Section
6.06.050 of the Code shall be met by private rooftop decks on each unit. 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 “1” as detailed in Section 13.4(a) of this PUD shall satisfy
requirements for Private Open Space and for Common Recreation Area in Zone C by
meeting the combined total for square feet required per dwelling.
13.5 Common Recreation Area. For brownstone development in Zone C,
Common Recreation Area requirements outlined in Section 6.06.050 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 “1” 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.
13.46 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 (4) Amenity Areas. Each of these areas will
incorporate a theme of natural elements and architecture to support this purpose.
Amenity Areas “2,” “3” and “4” shall satisfy all requirements for Public Open Space
and Common Recreation Area in Zone A and Zone B. Suggested Amenity Areas are
depicted in Exhibit “H” 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
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area may incorporate water feature(s) that complement an urban plaza and
which may be artful in nature.
(b) Amenity Area “2” - The Park Sector, located between the Building(s) in
Zone A and the hotel(s) and conference center in Zone B: This area will
be designed to serve as a park-like node to link the aforementioned
improvements and provide gathering spaces constructed with materials
which compliment those used on the Buildings within the Property. The
design for this area will also comprise one of two major pedestrian
walkways between the Property and Rivery Park. This area may be
screened from the street by raised planters and vegetation screens to create
more intimacy within the proposed pedestrian walkways and gathering
areas. 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 B 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.
(e) Amenity Area “4” – The Pedestrian Plaza Sector, located on both sides of
the vehicular street running in front of the hotel(s) and conference center
and connecting the Buildings in Zone A and Zone B 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 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 “1” and Amenity Area “2”. The design for this area also
may feature an existing 37-inch caliper Live Oak creating a large shady
plaza for outdoor seat ing. 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.
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13.57 Parkland Dedication. Fees will be paid in lieu of parkland dedication at
submission of individual site plan(s) 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 in an amount equal to the greater of $900 or $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.
13.68 Size and Design Approval. Specific size and design of pocket parks and
amenity areas may vary from depictions in Exhibits “C”, “G” and “H” but will be
approved by the City with as part of the individual site plans of any adjacent property.
13.79 Rivery Park Enhancements. Scope and design of enhancements to Rivery
Park, as may be allowed through a separate agreement with the City, will be approved
by the Parks and Recreation Director.
14. TREE PRESERVATION
14.1 Tree preservation for all trees within the Property shall comply with Plat
Notes #17 and #20 as shown on the approved plat recorded in Cabinet AA, Slides 20-
23, Plat Records of Williamson County, Texas, and the requirements as to tree
preservation contained in such Plat Note shall supersede the requirements set forth in
Section 11.03 of the Code. Designs in furtherance of this PUD should be created to
maximize the natural aesthetics of the Property by preserving as many Heritage Trees
and Protected Trees as possible in Zones A and B.
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. Options
for Building materials and color palettes will be submitted to the Planning Director as
a condition precedent to final approval of the site plan(s).
16. EXTERIOR LIGHTING
16.1 Exterior Lighting on the Property and its Buildings will comply with the
requirements set forth in Section 7.05.020 of the Code related to outdoor lighting
unless otherwise described in this PUD.
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17. PUD MODIFICATIONS
17.1 This PUD represents the allowable uses and design standards for the three
Zones contained within the Property. The concept plan depicted in Exhibit “C”, the
suggested amenity areas depicted in Exhibit “H”, and the proposed pedestrian and
vehicular circulation depicted in Exhibit “F” 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.
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18. LIST OF EXHIBITS
18.1 The following exhibits are attached hereto and incorporated herein by reference:
A. Property Map with Tract or Lot Lines Designated
B. Property Map with Zone Designations Outlined (revised June 2010)
C. Property Map with Conceptual Site Plan(s) (revised September 2011)
D. Property Map with Building Envelopes Outlined
E. Property Map of City Utilities
F. Schematic Presentation of Proposed Pedestrian & Vehicular Circulation on the
Property, including Public Access Road to Rivery Park (revised September 2011)
G. Schematic Presentation of Design Details (new September 2011)
H. Schematic Presentation of Amenity Areas (revised June 2010)
I. Schematic Presentation of Rivery Park Upgrades with Connectivity to the
Property (revised June 2010)
J. Conceptual rendering of architectural features, walls or fencing proposed for
entries and along Rivery Boulevard (new June 2010)
K. Typed Field Notes Identifying the Property on Letter-sized Paper (renumbered
June 2010)
L. Field Study Showing Stopping Sight Distances (new June 2010)
M. Tabulation of Total Square Footage and Residential Density (new June 2010)
N. Schematic Presentation of Brownstones (new September 2011)
O. Reduced Copies on Letter-sized Paper (8.5” x 11”) of All Sheets of the Plan
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