HomeMy WebLinkAboutORD 2008-05 - REZ 3 Forks Ranch PUDORDINANCE NO. .•/
An Ordinance of the City Council of the City of Georgetown, Texas, amending
part of the Zoning District Map adopted on the 4f Day of April 2002 in accordance
with the Unified Development Code passed and adopted on the 110, Day of March
2003, to change 355.96 acres out of the David Wright Survey, abstract 113, the John
Berry Survey, abstract 51, and the William Roberts Survey, abstract 524, from AG,
Agriculture District to PUD, Planned Unit Development, to be known as Three
Forks Ranch, as recorded in document no. 2005003918 of the Official Records of
Williamson County, Texas; repealing conflicting ordinances and resolutions;
including a severability clause; and establishing an effective date.
Whereas, an application has been made to the City Council for the Purpose of changing the
Zoning District Classification of the following described real property ("The Property"):
355.96 acres out of the David Wright Survey, Abstract No. 11, the John Berry
Survey, abstract 51, and the William Roberts Survey, abstract 524, from AG,
Agriculture District to PUD, Planned Unit Development as recorded in Document
No. 2005003918 of the Official Records of Williamson County, Texas, hereinafter
referred to as "The Property";
Whereas, the City Council has submitted the proposed change in the Base Ordinance to the
Planning and Zoning Commission for its consideration in a public hearing and for its
recommendation or report, and
Whereas, notice of such hearing was published in a newspaper of general circulation in the
City; which stated the time and place of hearing, which time was not earlier than fifteen (15) days
for the first day of such publication; and
Whereas, written notice was given not less than fifteen (15) days before the date set for the
meeting before the Planning and Zoning Commission to all the owners of the lots within two
hundred feet of the property, as required by law; and
Whereas, the applicant for such zoning change placed on the property such sign(s) as
required by law for advertising the Planning and Zoning Commission hearing, not less than fifteen
(15) days before the date set for such hearing; and
Whereas, the City Planning and Zoning Commission in a meeting held on January 3, 2008
recommended Approval of the requested zoning change for the above described property from AG,
Agriculture to PUD, Planned Unit Development with Base Zoning Districts of RS, Single -Family
Residential and C-1, Local Commercial.
Three Forks Ranch PUD
AG to PUD
Page I of 3
Whereas, in compliance with Section 4.04.030(A)(2) of the Unified Development Code a
Development Plan was submitted in conjunction with the requested establishment of the
Planned Unit Development District,
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 following objective of the Georgetown Century Plan, Future Land Use and
Thoroughfare Plan:
• Objective 1.3: Ensure that new developments will be compatible with existing land uses
in terms of use, density, building heights, scale, and offsite effects.
® Objective 1.5: Require zoning change requests to be consistent with the Future Land Use
Plan.
and further finds that the enactment of this ordinance is not inconsistent or in conflict with any
other Century Plan Policies, as required by Section 2.03 of the Administrative Chapter of the Policy
Plan.
Section 2. The Zoning Map of the City, as well as the Zoning District for the Property shall
be and the same is hereby changed from AG, Agriculture to PUD, Planned Unit Development with
in accordance with the attached Development Plan, which includes but is not limited to Exhibit A,
Exhibit B and Exhibit C, and incorporated by reference herein, is hereby adopted by the City
Council of the City of Georgetown, Texas.
Section 3. The attached PUD Development Plan is hereby adopted by the City Council of the
City of Georgetown, Texas, describing the development standards, metes and bounds (Exhibit B)
and concept plan (Exhibit C). The metes and bounds, as part of the Development Plan, do not
address the base zoning districts, only the project as whole; therefore, the Base Zoning Districts for
the Zoning Map will follow the uses depicted on the Concept Plan, as shown on Exhibit C, based on
the terms of the attached Development Agreement.
Section 4. 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 5. 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.
Three Forks Ranch PUD
AG to PUD
Page 2 of 3
Section 6. 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 final
adoption by City Council.
PASSED AND APPROVED on First Reading on the 22nd day of January 2008.
PASSED AND APPROVED on Second Reading on the 12th day of February2OO8.
ATTEST:
7
Sandra D. Lee
City Secretary
APPROVED AS TO FORM:
Patricia E. Carls
City Attorney
Three Forks Ranch PUD
AG to PUD
Page 3 of 3
THE CITY OF GEORGETOWN:
By: Ion
G 15; rL
Mayo7o'. T _wj
City of Georgetown, Texas
PUD Planned Unit Development
January 11, 2007
Applicant: Waterstone Development
4314 West lBraker Lane
Suite 250
Austin, Texas 78759
Prepared by: SEC Planning
12357 Riata Trace Parkway
Suite A205
Austin, Texas 78727
512.246.7003
Exhibit A
Three Forks Ranch Planned Unit Development
A. Purpose and Intent
The Three Forks Ranch PUD is composed of approximately 355.9 acres, as described
in Exhibit B (Field Notes). The development of this property is planned as a high
quality, mixed use community with a blend of retail, office, restaurant, entertainment,
business park and residential opportunities.
The vision for the design of Three Forks Ranch is centered upon many of the principles
of new urbanism. Three Forks Ranch has been designed to create walkable, pedestrian
friendly neighborhoods which are closely knit and linked to the non-residential mix of
uses. The blending of uses and pedestrian oriented designs are intended to reduce the
dependency on automobile traffic within the community and provide an environment
which encourages alternative modes of transportation. Because opportunities will exist
to closely blend businesses, retail, entertainment, restaurants and residential, the overall
demand for outside trips to accommodate daily needs can be reduced for future
residents of the community.
The contents of this PUD further explain and illustrate the overall appearance and
function desired for this community. Because some of the principles and design ideas
incorporated within a new urbanism concept differ from conventional suburban
development, several modifications to the Georgetown Unified Development Code will
be necessary to implement the vision for the community.
A Concept Plan has been attached to this PUD, Exhibit C, to illustrate the design intent
for the property. The Concept Plan is intended to serve as a guide to illustrate the
general community vision and design concepts and is not intended to serve as a final
document. The Concept Plan depicts a mix of residential products, open space areas
and non-residential uses which are contemplated within the community.
B. Applicability and Base Zoning
All aspects regarding the development of this PUD shall comply with the 2007 version
of the Georgetown Unified Development Code (UDC), except as established in this
exhibit, titled Exhibit A.
For the purpose of complying with the UDC requirement of selecting a base zoning
district, C-1 has been selected for the attached residential and non residential portions
of Three Forks Ranch and RS will serve as the base district for the single family
detached areas.
This PUD allows the flexibility to mix the various land uses and define boundaries
during the platting process. Each plat or site plan submitted to the City will identify the
use at the time of City Submittal. All neighborhoods within the PUD will comply with
Three Forks Ranch - Planned Unit Development Page 2 of 26
the modified development standards of this PUD. In the case that this PUD does not
address a specific City requirement, the Georgetown Unified Development Code shall
apply. In the event of a conflict between this PUD and the base zoning district C-1 as
defined in the 2007 Unified Development Code, this PUD shall control.
Where Light Industrial is contemplated within the Three Forks Ranch Concept Plan, the
site shall be subject to the base zoning district regulations for BP within the
Georgetown Unified Development Code.
C. Concept Plan
Exhibit C attached is a conceptual development plan intended to visually convey the
design intent for the Three Forks Ranch community. The design of the community is
not final, and is subject to refinement during the platting and site planning stages. This
PUD zoning document does not constitute plat or site plan approval of the attached
plan.
The residential component of the project is comprised of a mix of various single family
detached products as well as townhomes, condos and/or apartments. Additionally,
Three Forks Ranch will include a cohesive network of open spaces, including parks,
civic greens, water quality areas and trail corridors. The open space and trails system
combined with the sidewalk network will be critical in establishing a walkable, inviting
community. As the Concept Plan indicates, Berry Creek runs through the northern and
eastern portions of the community. Recognizing the environmental and historical
significance of Berry Creek to the citizen's of Georgetown, the design will incorporate
a 30 foot wide corridor along the creek for a future regional trail system. To minimize
disturbance to the floodplain area, this corridor alignment will be coordinated with
future City infrastructure easements along the Creek.
The non-residential areas of Three Forks Ranch will be a mix of retail and office
components oriented to the street and linked together by a series of walking trails,
pedestrian plazas and storefront sidewalks. The design balances visibility and access
from major roads with the desire to create pedestrian oriented, walkable destinations for
residents of Three Forks Ranch and visitors to the community.
D. Allowable Uses
The uses allowed within the Three Forks Ranch PUD shall comply with the list of
allowed and prohibited uses defined in the Georgetown UDC Zoning Use Table
5.01.030 for the C-1 base district, with the addition of the following uses:
® Outdoor Entertainment / Amphitheater
® Single Family, detached
® Single Family, attached
® Townhouse
• Multi Family Dwelling
■ Fuel Service
Three Forks Ranch - Planned Unit Development Page 3 of 26
Business Park (subject to Georgetown zoning standards for
zoning district BP). Use is limited to a maximum of 30 acres and
must be located along the southern boundary of the project. Light
Industrial uses may not be adjacent to any residential use.
Community Gardens
Alcohol sales are permitted but may not occur within 150 ft. of a
school or worship site.
E. Lot Design Standards
Residential Areas:
Three Forks Ranch will include a variety of residential product types and sizes from
detached single family homes to multi family. The detached residential has been
broken into two categories based upon lot width and size. The attached products have
been grouped into one category. Detailed design standards are included within this
PUD, Table E.1, based upon the type of residential product.
To ensure a variety and mix of residential product types within Three Forks Ranch, the
following standards have been established:
Maximum Residential Units
Per the Approved Comprehensive Plan, the requested residential total will not
exceed 1,019 units
Residential Product Type Requirements
1. Attached Residential (Multi Family, Condo, Townhome)
® Minimum of 400 units
2. Single Family Detached
® Minimum of 250 units
Non Residential Areas:
Three Forks Ranch will include non-residential uses such as retail, commercial,
restaurants, entertainment, office and worship. The non residential uses have been
grouped into one non-residential category, Mixed Use, for the purpose of defining
development standards (see Table E.1).
A minimum of 700,000 s.f. of non-residential building space will be developed within
the Three Forks Ranch.
Three Forks Ranch - Planned Unit Development Page 4 of 26
The Three Forks Ranch development will comply with the Development Standards set
forth in Table E. l
Table E.1— Development Standards
l�lUl�iyRESIDEI+iTIAL
RESIDENTIAL USES'
USES
DETACHED
'DETACHED
ATTACHED
i,&wider
nu
To,
MWED USE,
lot
70 ft. lot:
family; Condo
Impervious Cover
55%
65%
70%
70%
(maximum)
Lot Width
70 ft
40 ft.
20 ft.
-
(minimum)
Front Setback
15 ft.* / 20 ft.
15 ft.* / 20 ft.
0 ft. / loft.
-
(minimum)
Required Front
Build to Line, min.
--
--
--
15%/70%***
Side Setback
6 ft.
5.5 ft.
0 ft.**
0 ft.**
(minimum)
Corner Setback
10 ft.
10 ft.
10 ft.
0 ft.
(minimum)
Rear Setback
10 ft.
10 ft.
10 ft.
0 ft
(minimum)
Building Height
35 ft
35 ft
45 ft.
60 ft.
(maximum)
Lot Area
7,000 s.f.
4,000 s.f.
2,000 s.f.
-
(minimum)
Townhome: 8
Units per structure
-
Multi-family:48
(max.)
Condo: 48
* If front loaded garage is located on the front of the building, the garage must be set back a minimum
of 20 ft. from the lotline. Minimum setback requirements are intended for living areas of the home
or front porches.
** Minimum 10 ft. between buildings
***15% of the combined building facades along Airport Road shall be located within 5 feet of the right
of way line. If a landscape buffer is employed along Airport Road, the 5 feet shall be measured from
the landscape buffer. For internal lots and blocks in the non-residential areas, 70% of the overall
building facades shall be within 5 feet of the right of way line.
Three Forks Ranch - Planned Unit Development Page 5 of 26
Detached Residential: 70 ft. and wider lot
f_._____..._70 FT.
i
l
.. ..
Kt Fi.REAR SETBACK
t 1 t
' 1 1
III FT. CORNER SETBACK---------
ROW LOCATED AT
EDGE OF SIDEWALK E
20 FT. tv L FRONT SETBACK FOR i 1_._..'_.
b FT. SIB SETBACK
FRONT LOADED GARAGE
15 FT. WU FRONT SETBACK
FRONT SETBACK GARAGE
s"� � .�.... «S SIDEWALK
FRONT LOADED GARAGE '^;"`""� ""'
WJST BE SETBACK A j
OF 20 FT. C
STREET
i
4-- — ROW LOCATED AT
EDGE OF SIDEWALK
Detached Residential: Narrower than 70 ft. lot
— 40 FT, W204Ma
__.__,__e__.__._ 7Q FT. REAR SETBACK
� ' 1
t i I
10 FT, CORNER SETBACK
ROW LOCATED AT
EDGE OF SIDEWALK � a � i
5.5 FT. SIDE SETBACK
20 FT. h#iY. FRONT SETBACK FOR 1
FRONT LOADED GARAGE
IS FT. MR FRONT SETBACK
FRONT SETBACK VARIES, _r f"" *��
FRONT LOADED GARAGE �`" 1 �77r SIDEWALKAT BE SETBACK A ! f f -
OF 20 FT.
ROW LOCATED AT
EDGE OF SIDEWALK
Three Forks Ranch - Planned Unit Development Page 6 of 26
Attached Residential: Townhome
20 FT. MX-
10 FT. REAR SETBACK-------, f
0 FT. SIDE SETBACK
0 FT. MIN, M FT. MAX
FRONT SETBACK
SIDEWALK
ROW LOCATED AT
EDGE OF SIDEWALK
10 FT. CORNER SETBACK
ROW LOCATED AT
EDGE OF SIDEWALK
t ot
FRONT SETBACK REDUCED
STREET TO LOCATE BUILDING
CLOSER TO STREET SCENE,
ENHANCING THE
PEDESTRIAN SCALE ALONG
THE STREET.
Attached Residential: Multi-family/Condo
10 FT. CORNER SETBACK --
0 FT. MIN, 10 FT. MAX.
FRONT SETBACK
SIDEWALK
ROW LOCATED AT
EDGE OF SIDEWALK
PARKING +1O
tY
STREET
MULTI -FAMILY LOT WITH
NfJLTPLE BULDINGS
LOCATED WITH LOT
Three Forks Ranch - Planned Unit Development Page 7 of 26
Non -Residential
0 FT REAR SETBACK
0 FT. CORNER SETBACK
0 FT. FRONT SETBACK
SIDEWALK
ROW LOCATED AT
EDGE OF SIDEWALK
F. Impervious Cover
VARIATIONS IN BUILDING
FACADE CREATE PLAZAS
AND PATIO SPACES FOR
MIXED USE TENANTS
FRONT SETBACK ALLOWS
BUILDINGS TO BE LOCATED
AT EDGE OF R.O.W.
BUILDING LOCATED CLOSER
TO STREET LEVEL TO
ENHANCE THE PEDESTRIAN
ENVIRONMENT
The Three Forks Ranch site is located over the Edwards Aquifer. Per the Georgetown
Unified Development Code, Section 11.02, the impervious cover limit for land over the
Aquifer is 50% with the potential for increases up to 65% with waiver criteria.
The impervious cover maximum within the overall Three Forks Ranch community shall
be 60%. The calculation of the impervious cover shall be measured as a whole based
upon the entire property. Each subdivision plat and/or site plan shall contain an
impervious cover table listing the cumulative tabulation of overall community
impervious cover based upon the total gross acreage of the site. The following
measures will be incorporated into the site design of the community to mitigate the
impervious cover increase within the tract:
■ Low impact site design measures such as, but not limited to, bio swales, grassed
filter strips and bio retention facilities will be incorporated into the design.
Per UDC Section 11.02.020, A, 1, an impervious cover waiver of 7% for Low
Impact Site Design is allowed.
■ Parking lot design configured to preserve existing trees within islands and parking
lot medians and parking areas separated by planted or natural landscaping features.
Per UDC Section 11.02.020, A, 2, a 5% impervious cover waiver is allowed if the
development provides a parking lot design that breaks up the parking area into
areas separated by planted or natural landscaping features.
■ The plan will exceed the City of Georgetown landscaping minimum requirements
by at least 30%.
Per UDC Section 11.02.020, A, 4, an impervious cover waiver of 3% is allowed
for Over Provision of Landscaping by 30%.
Three Forks Ranch - Planned Unit Development Page 8 of 26
G. Parkland/Open Space
Open space within Three Forks Ranch will create a network of trails and parkland that
creates distinct neighborhoods and provides pedestrian walkways throughout the
community. Per UDC Section 13.05.010, B, Formula for Calculating Area of Parkland,
the acreage contributed for parkland shall be pro -rated in an amount equal to one acre
for each 50 new dwelling units. Based on the above mentioned formula, and the PUD
residential cap of 1,019 units, the Three Forks Ranch PUD is required to contribute a
maximum of 20.38 acres of parkland. As illustrated on Exhibit D, Open Space
Summary, the Three Forks Ranch PUD Concept Plan illustrates approximately 113
acres of parkland/open space; a mix of floodplain, greenbelts, civic greens, open space,
trail corridors, parks and water quality.
For the purpose of calculating the total parkland requirements, the Three Forks
community shall be viewed as a whole. For example, one plat may have less than the
required parkland in that specific area if the parkland is provided in another location
within the community. The parkland requirements shall be calculated and tracked
cumulatively within a summary table on each plat for the purpose of verifying that the
total parkland requirements have been satisfied. The conceptual Parks and Open Space
Plan, Exhibit D, shall be referenced as a guide at the time of platting to ensure that the
overall open space and trail network described in this PUD is maintained.
Due to lot sizes with small yards and a variety of attached product types, "civic greens"
will be dispersed throughout the community within walking distance of all residents to
encourage interaction and recreation activity. These public spaces will vary in size and
configuration based upon the ultimate site design and the potential adjacent residential
density. In certain situations, these civic greens may contain less than the City
preferred standard of three (3) acre minimum size and 200' of street frontage. If the
applicant can prove that a reduction in these size standards would create a park area that
is a benefit to the adjacent residences, the City shall consider accepting these areas as
parkland credit.
Also being contemplated within the Three Forks Community are community gardens
and linear park trail corridors. If community gardens and linear parks are included
within the open space network of the community, the open space shall be allowed as
parkland credit.
H. Pedestrian Circulation
Pedestrian circulation will be a vital component of Three Forks Ranch. The community
design will encourage an alternative mode of transportation within the mixed use
development including strong links to residential components of the community.
Exhibit E. Walking Distance Analysis, highlights the goal of establishing centrally
located parks and mixed uses within close walking distances of all proposed residential.
Three Forks Ranch - Planned Unit Development Page 9 of 26
In the Mixed Use areas, street front sidewalks will provide pedestrian connections
along the front of buildings. The walkways will be connected to the residential
walkway system in an organized and logical circulation pattern for easy access between
the uses and to encourage pedestrian activity.
Additionally, centralized pedestrian corridors and plazas will be created within the
Mixed Use areas to create public gathering places and break up the mass of buildings
and parking facilities. The design of plazas will be developed during the site planning
process and will be reviewed with the City during the Site Plan Submittal stage.
A minimum corridor of 30' will be dedicated to the City along Berry Creek for a future
regional trail system to be built by the City. This corridor may be located over future
utility easements to minimize disturbance within the floodplain.
I. Roadway Design
The Three Forks Ranch vehicular circulation pattern provides access to all parts of the
project from Airport Road and Interstate 35. Additionally, the Concept Plan provides a
roadway stub to the south which will ultimately connect to Interstate 35 and toll road
130.
Due to the pedestrian oriented design and emphasis on an attractive streetscape, the
roadway standards for Three Forks Ranch require deviations from the City of
Georgetown standard roadways. Within the boundaries of Three Forks Ranch, the
following alternative roadway sections and design standards shall apply. If not
modified within this PUD, all other roadway standards shall be governed by the
Georgetown UDC, Section 12.03, Streets. The roadway design classifications within
Three Forks Ranch shall be generally in accordance with Exhibit F, Roadway
Summary.
A Road Improvement District will be created for Three Forks Ranch and shall include
the following improvements:
® Airport Road expansion to a 4 lane arterial from Berry Creek Road to
Lakeway Drive
o All internal collector level streets
Details of the Road Improvement District will be included in a development agreement
with the City and must also be approved by Williamson County. Construction of the
complete Airport Road expansion will commence after 300 certificates of occupancy
have been issued. If the traffic impact analysis (TIA) indicates a warrant for immediate
minor improvements such as turn lanes, signals, etc., these improvements could occur
prior to the complete expansion.
Three Forks Ranch - Planned Unit Development Page 10 of 26
The following roadway alternatives are allowed within Three Forks Ranch:
Street A:
Four Lane Divided Collector with Parallel Parking
Street B:
Two Lane Divided Collector with Parallel Parking
Street C:
Two Lane Divided Collector with Angled Parking
Street D:
Two Lane Collector with Angled Parking
Street E:
Two Lane Collector with Parallel Parking
Street F:
Two Lane Local with Angled Parking
Street G:
Two Lane Local with Parallel Parking
Street H:
Alley
Three Forks Ranch - Planned Unit Development Page 11 of 26
Street A:
Four Lane Divided Collector with Parallel Parking
16' 1 29'
SOC TO BOC
LANDSCAPE/ SIDEWALK PARKING STREET
.00
SIDEWALK
29'
BOC TO BOC
USTREET PARKING LANDSCAPE/SIDEWALK
Three Forks Ranch - Planned Unit Development Page 12 of 26
Street B: Two Lane Divided Collector with Parallel Parking
SIDEWALK MEDIAN SIDEWALK
LANDSCAPE LANDSCAPE
10, Ifi20' 21Y
—VARIES
PEEiE 11OC TO BOC R.O.W. BOC TO BOC PUE
VARIES
StDEWALK----j
PARKING STREET MEDIAN STREET PARKING
LANDSCAPE ---- -LANDSCAPE
Three Forks Ranch - Planned Unit Development Page 13 of 26
Street C: Two Lane Divided Collector with Angled Parking
11
kNDSCAPEJ ,I PARKIN STREET MEDIAN
SIDEWALK
LANDSCAPE/ ,
SIDEWALK I ARKING
on
STRE7ETt__7PARKING ILANDSCAPI
SIDEWALK
31,
BOC TO BOC
0 11 i- --e zi -11
STREET MEDIAN STREET PARKING LANDSCAPE/
SIDEWALK
Three Forks Ranch - Planned Unit Development Page 14 of 26
Street D:
Two Lane Collector with Angled Parking
rmr-r-
ALK 11 PARKING
LANDSCAPE/
SIDEWALK PARKING
STREET
61'
BOC TO BOC
93
R.O.W.
I-K
PARKING l;;-----'-'
SIDEWALK
—18'
0*1
LANDSCAPE/
PARKING SIDEWALK
Three Forks Ranch - Planned Unit Development Page 15 of 26
Street E: Two Lane Collector with Parallel Parking
WALI<
SIDE- I LAND- I LAND-1 SIDE
SCAPE1 SCAPE WAL
_51- 6`30,
BOC TO BOC
(10') 52'
* 10' LANDSCAPE PARKWAY WHEN USED AS RESIDENTIAL STREET
VVALF% W-Alt
STREET PARKING LAND- SIDE-
SCAPE WALK
Three Forks Ranch - Planned Unit Development Page 16 of 26
Street F:
Two Lane Local with Angled Parking
EM
M
MR7,47N
LANDSCAPE/ PARKING
SIDEWALK
61'
BOC TO BOC
93
R.O.W.
PARKING
M2
LANDSCAPE/
PARKING SIDEWALK
Three Forks Ranch - Planned Unit Development Page 17 of 26
Street G:
Two Lane Local with Parallel Parking
SIDE LANDSCAPOI ANDSCA SIDE
WALK WALK
10, _10,
PLE FCsC 266' I a C �— 10 — PL
E
RION,
SIDE LAND— PARKING STREET PARKING LAND— SIDE
WALK SCAPE SCAPE WALK
Three Forks Ranch — Planned Unit Development Page 18 of 26
Street H: Alley
VANYA
In addition to the alternative roadway sections within Three Forks Ranch, the following
roadway standards shall apply:
1. Horizontal Curve
In order to provide flexibility within the roadway design, Table I.1 outlines the
minimum horizontal curve radius for each roadway classification.
Table I.1— Minimum Horizontal Curve
Roadway Classification
SOW,
Street .:
Street
Street
Street"
Street
Street
Street: ,
Design Standard
AR
,
C'.
`, :D
E'
F
+ ,
Horizontal Curve
400
200
200
200
50
50
50
50
minimum feet.
Design Speed
35
30
30
30
25
25
20
20
miles per hour
2. Landscape Islands
The preservation of existing trees will be a significant consideration during the
design and platting of the community. As a result, this PUD permits the
preservation of existing trees and vegetation in medians which are located within
the public right-of-ways and allows the planting of additional trees and vegetation
in medians and public right-of-ways. Said landscape tracts may be platted as
private lots deeded to the Developer or Owners Association.
The Developer or Owners Association is responsible for landscape maintenance and
irrigation within said landscape lots and right of way. The maintenance areas and
responsibility will be determined at final plat. Landscape and irrigation plans for
proposed improvements will be submitted for review and approval prior to Final
Plat approval. The plans will be reviewed to ensure compliance with utility
placement standards and sightline standards established in the UDC.
Three Forks Ranch - Planned Unit Development Page 19 of 26
3. Driveways
For detached residential lots, Georgetown UDC Section 12.03.010.c.3 shall be
modified as follows: On local streets, no driveway is permitted closer to a corner
lot than 40' .
J. Parkins Requirements
The Three Forks Ranch is designed to encourage pedestrian activity and mixed use to
reduce emphasis on vehicular trips per day. Due to the mix of higher density
residential products in close proximity to retail and office, the internal demand for
parking may be reduced. Additionally, with the incorporation of on street parking
along the community roadway , network, parking requirements can be distributed
throughout the mixed use areas.
The blend of office and retail uses within the compact area also provides the
opportunity for shared parking arrangements. The following parking requirements shall
apply within the Three Forks Ranch:
On street parking within the public right of way as defined by the roadway sections
within Section I of this PUD, may be included in the parking requirement calculations
for a specific use within Three Forks Ranch.
Table JA - Parkins Requirements
SPECIFIC USE
GENERAL REQUIREMENT
ADDITIONAL
REQUIREMENT
MIXED USE
Eating Establishments
1 per 125 s.f. of Seating Area including
outdoor seating area
Office
1 per 350 s.f. of GFA
Medical Office
1 per 350 s.f. of GFA
Retail Sales and Service
1 additional per 500 s.f. FA
(Shopping Centers larger
1 per 300 s.f. of net retail floor area
over 20, 000 s.f.
than 100,000 s.f.)
Retail Sales and Services
1 per 350 s.f. FA for first 20,000 s.f. net
1 additional per 500 s.f. FA
(All other Retail Sales
retail floor area
over 20, 000 s.f.
and Services)
(GFA - Gross Floor Area)
(FA - Floor Area (Net))
Three Forks Ranch - Planned Unit Development Page 20 of 26
K. Architectural Criteria
Once the design of the non-residential components of the development is refined and
finalized, a comprehensive architectural theme will be developed which will specify the
architectural style, materials and colors. In order to convey the architectural theme,
items such as architectural elevations, material sample boards and color samples may
be submitted to the City for review at the time of Site Plan Submittal.
In order to maintain a comprehensive and complementary architectural style
throughout Three Forks Ranch, the Developer will establish a community Design
Review Committee (DRC) composed of an Architect, Landscape Architect and a
representative of the Developer. The approval of the DRC does not take the place of
any and all required submittals to the city, county or other governmental agency as
necessary to receive regulatory approvals.
Additionally, to emphasize the overall community theme of automobile trip reduction
and environmentally responsible design, all buildings within the community are
required to be LEEDO Certified.
L. Signage
The control and placement of all signs is especially important to the aesthetic harmony
of Three Forks Ranch. A critical component of a cohesive community is the sense of
place and identity. The Three Forks Ranch community signage is intended to
accentuate the features of the existing historic ruins on the property. Water may also
be incorporated into the primary subdivision signage to symbolize three river forks
combining into one body of water, which is the basis of the land owner's origination of
the name "Three Forks".
All sign types within Three Forks Ranch shall employ the use of common forms,
materials and colors to emphasize a cohesive appearance. Exhibits H, I, and J have
been included with this PUD to illustrate the conceptual theme for the overall family of
signage.
In compliance with UDC Section 10.01.050, Master Sign Plan, a sign plan has been
developed as a component of the Three Forks Ranch PUD. Exhibit G, Master Signage
Plan identifies the primary sign components of Three Forks Ranch. Approval of this
PUD is intended to permit the number and locations for the primary intersections and
entrances to the community as indicated on Exhibit G and allow a consistent signage
package for those locations as illustrated on Exhibits H, I and J.
Approval of the Three Forks Ranch PUD shall permit signage at the indicated locations
on Exhibit G, but shall not be interpreted as approval of a sign permit. Each proposed
sign within this PUD must be submitted to the inspection department for review and
permit.
Three Forks Ranch - Planned Unit Development Page 21 of 26
Due to the complexity of Three Forks Ranch as a multi use, complex project, not all
uses have been defined or specifically sited within the community. Thus, every
potential internal sign type and location has not been indicated on Exhibit G. As
individual lots or blocks are platted within Three Forks, the signage areas, sizes and
quantities for those lots shall be governed by the UDC Section 10, unless modified
within this PUD.
1. Boundary Marker
The Boundary Marker, as illustrated in Exhibit G, identifies Three Forks Ranch as
one drives north along Airport Road. The feature is intended to be an
architectural feature with the community logo to create a sense of arrival and
identify the boundary for the Three Forks Ranch.
2. Free Standing Monument Signs
Up to five (5) freestanding monument signs are allowed at the intersections of the
internal community roads and Airport Road, as indicated on Exhibit G. The signs
will identify the secondary access points to the community (see Exhibit 1).
Individual non-residential lots within Three Forks Ranch may request additional
free standing monument signs. Any additional free standing signs must comply
with the sign design and quantity standards described in UDC Section 10.
3. Multi -Tenant Signs
Multi Tenant Signs shall be allowed per Section 10.06.050. Exhibit J illustrates
the design theme and intent for the multi tenant signage. The location of each of
sign must receive the approval of the City prior to construction.
4. Subdivision Entry Signs
Three (3) freestanding, monument signs are proposed at the primary community
entrances from major arterials per UDC Section 10.03.020.0.1. One subdivision
sign is proposed along Airport Road, one on the southern boundary of the
property and one on the eastern boundary. The size and form of such signs will
generally comply with the conceptual sign design established in Exhibit H.
5. Neighborhood Entry Signs
Up to four (4) freestanding, monument signs along the collector roads to create
identification for the various neighborhoods within Three Forks Ranch. The
Neighborhood Entry Signs will be smaller in scale while remaining consistent
with the theme of the overall sign program.
Three Forks Ranch - Planned Unit Development Page 22 of 26
M. Miscellaneous Provisions
Counterparts. This Agreement may be executed in any number of counterparts, any
one and all of which shall constitute the Agreement of the parties and each of which
shall be deemed an original.
Amendment. This Agreement may be canceled, changed, modified or amended, in
whole or in part, only by the written and recorded agreement by the City and the then
current owner of the Property. In the event that the Property shall be owned by more
than one owner, then this Agreement may be cancelled, changed, modified or amended,
in whole or in part, only by the written and recorded agreement by the City and the
owners of sixty (60%) of the land area of the Property; provided, however, that so long
as Developer or its Designated Successors and Assigns has at least a ten percent (10%)
ownership interest in the Development Areas, it shall be required to join in any
cancellation, change, amendment or modification of this Agreement.
Section and Paragraph Headin s. The section and paragraph headings herein
contained are for the purposes of identification only and shall not be considered in
construing this Agreement.
Governing Law. This Agreement shall be interpreted in accordance with the laws of
the State of Texas, both substantive and remedial.
Entire Agreement. This Agreement sets forth the entire agreement between City and
Developer relating to the Property and all subject matter herein, and supersedes all
prior and contemporaneous negotiations, understandings, and agreements, written or
oral, between the parties.
Successors and Assigns. This Agreement shall inure to the benefit of and be binding
upon the permitted successors and assigns, heirs, and legal representatives of the
parties hereto.
Construction of Agreement. All of the parties to this Agreement have participated
freely in the negotiation and preparation hereof, accordingly, this Agreement shall not
be more strictly construed against any one of the parties hereto.
Gender. As used in this Agreement, the masculine shall include the feminine and
neuter, the singular shall include the plural and the plural shall include the singular as
the context may require.
Venue. Venue shall be Williamson County, Texas.
Severability. The provisions of this Agreement are severable. If a court of competent
jurisdiction finds that any provision of this Agreement is unenforceable, the remaining
provisions of this Agreement will remain in effect without the unenforceable parts.
Three Forks Ranch - Planned Unit Development Page 23 of 26
Exhibits. All exhibits described herein and attached hereto are fully incorporated into
this Agreement by this reference for all purposes.
Waiver. The failure of any party to exercise any right given hereunder or to insist upon
strict compliance with any term, condition or covenant specified herein shall not
constitute a waiver of such party's right to exercise such right or to demand strict
compliance with any such term, condition or covenant under this Agreement.
Assiannient. This Contract may be assigned by Developer to any other person,
individual, entity, or otherwise, related or non -related to Developer, without notice to
or consent of City and, upon such assignment, Developer shall be relieved of any
further duties or obligations hereunder. This Contract shall inure to the benefit of and
be binding on the parties hereto, the Developer and City, their respective heirs, legal
representatives, successors, and assigns.
Force Maieure. City and Developer agree that the obligations of each party shall be
subject to force majeure events such as unavailability of materials, labor shortages,
natural calamity, fire, or strike.
Cooperation. The parties shall cooperate with each other as reasonable and necessary
to carry out the intent of this Agreement, including but not limited to the execution of
such further documents as may be reasonably required.
Authority. The signatories to this Agreement represent and warrant that they have the
authority to execute this Agreement on behalf of the City and Developer.
Government Approvals. The City agrees to cooperate with Developer regarding any waivers,
permits, or approvals Developer may need or desire from Williamson County, Texas
Department of Transportation, Texas Commission on Environmental Quality, or any other
governmental authority in order to develop the PUD in accordance herewith.
Notices. Any notice or other communication to be given or served upon any party
hereto in connection with this Contract must be in writing, and delivered (i) in person,
(ii) by facsimile (with the original and a copy of the facsimile confirmation following
in the United States mail), (iii) by overnight delivery service (including FedEx), or (iv)
by certified mail, return receipt requested. If such notice is given in person or by
facsimile transmission, such notice will be deemed to have been given when received
or transmitted. If such notice is given by overnight delivery service (including FedEx),
such notice will be deemed received the day following delivery to the delivery service
of such notice. If such notice is given by certified mail, return receipt requested, such
notice will be deemed received three (3) days after a certified letter containing such
notice, properly addressed with postage prepaid, is deposited in the United States mail.
Notice will go to the parties at the following addresses:
Three Forks Ranch - Planned Unit Development Page 24 of 26
ff to City:
With a copy to:
If to Developer:
Attention:
Tel.
Fax
Attention:
Tel.
Fax
Tel.
Fax
Three Forks Ranch - Planned Unit Development Page 25 of 26
Exhibit B
Field Notes
Three Forks Ranch - Planned Unit Development Page 26 of 26
355.96 ACRES
THREE FORKS PARTNERSHIP, LTD.
DESCRIPTION
FN NO 1053
NOVEMBER 16, 2007
PROJECT NO.20347.01.30
OF A 355.96 ACRE TRACT OF LAND OUT OF THE DAVID WRIGHT SURVEY,
ABSTRACT NO. 113, THE JOHN BERRY SURVEY, ABSTRACT NO. 51 AND THE
WILLIAM ROBERTS SURVEY, ABSTRACT NO. 524, SITUATED IN WILLIAMSON
COUNTY, TEXAS; SAID 355.96 ACRE TRACT BEING A PORTION OF THAT TRACT
DESCRIBED AS 370.893 ACRES IN A DEED TO THREE FORDS PARTNERSHIP,
LTD. AS RECORDED IN DOCUMENT NO. 2005003918 OF THE OFFICIAL PUBLIC
RECORDS OF WILLIAMSON COUNTY, TEXAS; SAID 355.96 ACRE TRACT BEING
MORE PARTICULARLY DESCRIBED, BY METES AND BOUNDS, AS FOLLOWS:
BEGINNING at a 1/2 inch iron rod found for the southwest corner of the said 370.893acre tract,
same being in the north line of a 92.98 acre (Second Tract) conveyed to George Wood Taylor as
recorded in Document No. 9713945 (1997013945) of the Official Public Records of Williamson
County, Texas, also being an ell corner of a 32.34 acre tract conveyed to Williamson County
Park Foundation, Inc., as recorded in Document No. 2001070825 of the Official Public Records
of Williamson County, Texas;
THENCE along the south line of said 370.893acre tract, same being the north line of said 92.98
acre tract the following four (4) courses and distances:
1) S65°5454"W, a distance of 168.94 feet to a calculated angle point,
2) S68°33'54"W, a distance of 472.61 feet to a calculated angle point,
3) S68°46'54"W, a distance of 513.86 feet to a calculated angle point, and
4) S68°54'25"W, a distance of 934.59 feet to a calculated point for the northwest corner of
said 92.98 acre tract,, same being the northeast corner of a 64.84 acre (First Tract)
conveyed to George Wood Taylor as recorded in Document No. 9713945 (1997013945)
of the Official Public Records of Williamson County, Texas;
THE, leaving the north line of said 9298 acre tract, along the south line of said 370.893acre
tract, same being the north line of said 64.84 acre tract the following three (3) courses and
distances:
1) S61 °45'22"W, a distance of 809.74 feet to a calculated angle point,
2) S62°17'08"W, a distance of 897.18 feet to a 3/8 inch iron rod found, and
FN 1053
Page 2
3) S61°39'27"W, a distance of 105.36 feet to a 1/2 inch iron rod found for the northwest
corner of said 64.84 acre tract, same being the northeast corner of a 4.66 acre tract
conveyed to Gail Rosson as recorded in Volume 969, Page 56 of the Official Public
Records of Williamson County, Texas;
THENCE leaving the north line of said 64.84 acre tract, along the south line of said 370.893acre
tract, same being the north line of said 4.66 acre tract, S62°07'22"W, a distance of 437.33 feet to
a 1/2 inch iron rod found for the northwest corner of said 4.66 acre tract, same being an ell corner
of the remainder of a 30.02 acre tract conveyed to Thomas J. and Gertrude E. Rosson as recorded
in Volume 512, Page 450 of the Official Public Records of Williamson County, Texas;
THENCE leaving the north line of said 4.66 acre tract, along the south line of said 370.893acre
tract, same being the north line of the remainder of said 30.02 acre tract, S61 °58' 19"W, a
distance of 632.04 feet to a calculated point for the southwest corner of said 370.893acre tract,
same being the northwest corner of the remainder of said 30.02 acre tract, also being in the east
line of Airport Road;
THENCE leaving the north line of the remainder of said 30.02 acre tract, along the west line of
said 370.893acre tract, same being the east line of Airport Road, the following two (2) courses
and distances:
1) N18°46'11"E, a distance of 889.06 feet to a 1/2 inch iron rod found, and
2) N23°20' 13"E, a distance of 1265.00 feet to a calculated angle point;
THENCE leaving the east line of Airport Road, through said 370.893acre tract, the following
ten (10) courses and distances:
1) N83°54'56"E, a distance of 860.79 feet to a calculated angle point,
2) N82°37'26"E, a distance of 246.74 feet to a calculated angle point,
3) N57°30'53"E, a distance of 146.28 feet to a calculated angle point,
4) N49°42'49"E, a distance of 168.80 feet to a calculated angle point,
5) N10°38'01"W, a distance of 421.76 feet to a calculated angle point,
6) N89°56'53"E, a distance of 50.80 feet to a calculated angle point,
7) N05°37'34"E, a distance of 155.81 feet to a calculated angle point,
8) N10°58'24"W, a distance of 141.69 feet to a calculated angle point,
FN 1053
Page 3
9) S86°41'42"W, a distance of 187.27 feet to a calculated angle point, and
10)N72°33'35"W, a distance of 624.34 feet to a calculated angle point in the west line of
said 370.893aere tract, same being the east line of said Airport Road;
THENCE along the west line of said 370.893acre tract, same being the east line of Airport
Road, the following nine (9) courses and distances:
1) N25048'35"E, a distance of 538.75 feet to a calculated angle point,
2) N23014'43"E, a distance of 517.18 feet to a calculated angle point,
3) N23040'43"E, a distance of 490.92 feet to a calculated angle point,
4) N23003'43"E, a distance of 386.41 feet to a calculated angle point,
5) N24102'43"E, a distance of 398.89 feet to a calculated angle point,
6) N16°40'43"E, a distance of 354.86 feet to a calculated angle point,
7) N08°27'14"W, a distance of 132.38 feet to a calculated point for the south coiner of a
1.457 acre tract (First Excepted Tract) recorded in said Document No. 2005003918,
8) along the east line of said 1.457 acre tract, same being the west line of said 370.893acre
tract, also being the east line of Airport Road, N11110'10"E, a distance of 205.36 feet to a
concrete monument found, and
9) NO2°13'54"W, a distance of 580.81 feet to a calculated ell comer in the center of Berry
Creek, same being the northwest comer of said 370.893acre tract, also being the
southwest corner of a remainder of a 371.05 acre tract conveyed to Joe L. Lykes as
recorded in Document No. 199932320 of the Official Public Records of Williamson
County, Texas;
THENCE leaving the east line of Airport Road, along the north and east line of said 370.893acre
tract, same being along the center of Berry Creek, the following twenty-one (21) courses and
distances:
1) along the south line of a remainder of said 371.05 acre tract, N86°13'43"E, a distance of
73.48 feet to a calculated angle point,
2) N80°43'43"E, a distance of 483.11 feet to a calculated angle point,
3) N68°02'43"E, a distance of 410.81 feet to a 1/2 inch iron rod found,
4) N73058'01"E, a distance of 383.18 feet to a 1/2 inch iron rod found,
FN 1053
Page 4
5) S75008143"E, a distance of 580.95 feet to a calculated angle point at the southeast corner
of a remainder of said 371.05 acre tract, same being the southwest comer of a 0.3 acre
remainder of a 72.67 acre tract conveyed to Jahn W. Bishop, recorded in Volume 160,
Page 171 of the Official Public Records, Williamson County, Texas,
6) leaving the south line of a remainder of said 371.05 acre tract, along the south line of
said 0.30 acre tract, N78°58' 17"E, a distance of 61.36 feet to a calculated angle point at
the southeast corner of said 0.3 acre tract, same being the southwest corner of a
remainder of said 371.05 acre tract,
7) N75059' 17"E, a distance of 111.60 feet to a calculated angle point,
8) S64158'43"E, a distance of 365.81 feet to a calculated angle point,
9) S31°24'43"E, a distance of 317.39 feet to a calculated angle point in the west line of a
51.99 acre tract conveyed to LBJ Properties, LLC recorded in Document No.
2004066950 of the Official Public Records of Williamson County, Texas,
10) SO4°10'43"E, a distance of 612.64 feet to a calculated angle point,
11) S09038' 17"W, a distance of 372.90 feet to a calculated angle point,
12) S36046' 17"W, a distance of 223.80 feet to a calculated angle point,
13) S06°30' 17"W, a distance of 229,62 feet to a calculated angle point,
14) S28031'43"E, a distance of 220.90 feet to a calculated angle point,
15) S01 °28' 17"W, a distance of 205.62 feet to a calculated angle point,
16) S32°26' 17"W, a distance of 189.19 feet to a calculated angle point,
17) S03°13'43"E, a distance of 19894 feet to a calculated angle point,
18) S06°10' 17"W, a distance of 260.12 feet to a calculated angle point,
19) S07°09' 17"W, a distance of 159.68 feet to calculated angle point in the west line of a
14.354 acre tract conveyed to Dean A. and Martha Edwards recorded in Document No.
9540790 (1995040790) of the Official Public Records of Williamson County, Texas,
20) S10°16'43"E, a distance of 381.82 feet to a calculated angle point in a west line of said
32.34 acre tract,
21) S36°44' 17"W, a distance of 35.53 •feet to a calculated angle point, and
22) S32011'43"E, a distance of 578.93 feet to a calculated ell corner;
FN 1053
Page 5
THENCE leaving Berry Creek, along the south line of said 370.893acre tract, same being the
north, east and west line of said 32.34 acre tract, the following six (6) courses and distances;
1) S53°45/19"W, a distance of 62.02 feet to a 3/8 inch iron rod found,
2) S61 °28' 10"W, a distance of 61.39 feet to a 3/8 inch iron rod found,
3) N26°55' 54"W, a distance of 563.70 feet to a 1/2 inch iron rod found,
4) .S67'22'03"W, a distance of 523.88 feet to a 1/2 inch iron rod found,
5) S21°15'31"E, a distance of 764.94 feet to a 1/2 inch iron rod found, and
6) S21120'45"E, a distance of 227.46 feet to the POINT OF BEGINNING, containing
355.96 acres of land, more or less, within these metes and bounds.
This fieldnote description has been prepared in conjunction with a digital survey , map identified as Stanley
Consultants, Inc., drawing file "FN1053SKETCH.dwg".
STATE OF TEXAS
KNOW ALL BY THESE PRESENTS §
COUNTY OF TRAVIS §
THAT I, BLAINE J. MILLER, A REGISTERED PROFESSIONAL LAND SURVEYOR, DO
HEREBY CERTIFY THAT THE ABOVE DESCRIPTION IS TRUE AND CORRECT TO THE
BEST OF MY KNOWLEDGE AND BELIEF AND THAT THE PROPERTY DESCRIBED
HEREIN WAS DETERMINED BY A SURVEY MADE ON THE GROUND DURING THE
MONTH OF OCTOBER, 2007, UNDER MY DIRECTION AND SUPERVISION.
WITNESS MY HAND AND SEAL AT AUSTIN, TRAVIS COUNTY, TEXAS THIS 16th
DAY OF NOVEMBER, 2007 A,D.
OF
BLAINE.r MILLER, RPLS
STATE OF TEXAS NO.5121 a !OIL
STANLEY CONSULTANT'S, INC.
6836 AUSTIN CENTER BLVD., SUITE 350 '0 �r,6tSTE� q�
AUSTIN, TX 78731 ��tC SUR'i�A
(FN-1051— FN 1100\FN-1053)
l..rVly Y..,,Gr � rtJ11v
11jt—G1W lonjivf1VIPU\ 1
WALKING DISTANCE ANALYSIS
"°"°`"'"`ry' T[IJHLJVVHi OUIVII IAMi
MASTER SIGNAGE PLAN
11 architectural clement
to 111"Itch to%vct. 1eatill-C
of phultilig, I-Clifilliscelit. -
ol'a4pictilture
tower I*Calllre —
LR
ne toer ii,itin, of the histoli4-al
-,"e, e'e"'eo'% "o"', "'nee
struclury hic-aled oil file Inopem. 1111ve haler Clentents Collibille into
one, fxx)] to svliilx)lize flit- continence of timrs. %Ailich Was the
inspir-alioo ib r lit: name of lite 14mily ranch.
17 f
Monument Tower Option
Scale: 1/16"= 1'
EXHIBIT H
existing building ruin on site
incorporate
6.5'
FREESTANDING SIGN A
Scale: 114* = V
e
FREESTANDING SIGN B EXHIBIT I
Scale: 114"= 1' FREESTANDING MONUMENT SIGNAGE
tapered column and sign base
MULTI -TENANT SIGN A
Scale: 114" = V EXHIBIT J
MULTI -TENANT SIGNAGE