Background:
In April 2021, the City selected APD Urban Planning and Management and the project officially kicked off with a tour of the neighborhoods and meetings with the Steering Committees in May 2021. Worked accomplished as part of the neighborhood planning efforts since May 2021 includes:
· Public outreach and community engagement including meetings of the neighborhood Steering Committees (9 each) and the community (3)
· Existing conditions analysis including previous plan reviews, residential market conditions, infrastructure and historic and cultural assets
· Establishment of vision and goals
· Implementation plan
Major milestones of the planning process include:
· 6/2021 Community Meeting #1
· 9/2021Council affirmation of vision, goals of the Plans
· 9/2021 Community Meeting #2
· 11/2021 Community Meeting #3
· 12/2021 Council provided an overview of the Implementation Strategies
At the February 1, 2022 and February 15, 2022 meetings of the Planning and Zoning Commission, staff provided the Commission a review of the draft San Jose and TRG Neighborhood Plans including an overview of the planning process including public outreach, technical studies and implementation plans.
Planning and Zoning Commission Recommendation: At their March 1, 2022 meeting the Planning and Zoning Commission held a public hearing and made a recommendation to the City Council to accept the amendment as required by the Unified Development Code, Sec. 3.04.020, with a unanimous vote of 7-0.
City Council Action: At their March 8, 2022 meeting, the City Council APPROVED the first reading of the ordinance (7-0).
Director’s Report:
Staff has reviewed the request and the criteria for approval under Section 3.04.30 of the Unified Development Code and finds:
1. The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; and
2. The Amendment promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City.
In considering Amendments to the Plan, as required, staff finds the following:
1. The need for the proposed change;
Residents of the TRG and San Jose neighborhoods have voiced their concerns over many years including during the On the Table Georgetown exercise in October 2018, at a community meeting in November 2018, and in the Georgetown Health Foundation Southeast Georgetown Needs Assessments of 2015 and 2019. For the TRG, redevelopment concerns date back to the late the adoption of the Urban Renewal Plan of 1968 which resulted in the demolition of properties and the relocation of residents and culturally important structures. For San Jose, residents have expressed a desire to promote the Hispanic culture that has existed in this part of Georgetown since the 1940s and address flooding concerns which have impacted residents and structures. Concerns raised by both neighborhoods during the small area planning process include public safety, quality infrastructure, the need for cultural programming, the desire for compatibility of development and the ability of long-term residents to stay in the neighborhood with rising property assessments.
The 2030 Comprehensive Plan recognizes small area planning as a tool to preserve or improve a particular area or neighborhood. The development of these two small area plans for the TRG and San Jose neighborhoods supports the policies of the Land Use and Housing Elements of the 2030 Plan. Specifically,
2030 Land Use Policy #5- Identify potential opportunities and selectively target, plan, and promote development/reuse initiatives. Development and reuse initiatives may be promoted through small area planning.
The TRG and San Jose small area planning process, through intentional engagement, provided residents a platform to identify existing neighborhood qualities to promote as well as improve. Both Plans include policies and strategies for residential and nonresidential development.
2030 Land Use Policy #6- Continue to promote diversification of uses while strengthening the historic character and supporting the existing historic neighborhoods. Uses appropriate in historic neighborhoods may include commercial and other neighborhood supporting development built at a scale and intensity that complements the character of neighborhoods identified as historic resources. Utilizing a small area plan approach to the planning of the transition zones identified on the periphery of the downtown overlay district.
The Restoration goal of both the San Jose and TRG includes strategies for the promotion of desired development patterns through the use of tailored future land use plans. Each Plan also includes zoning standards recommendations implemented through the adoption of overlays. The future land use and zoning overlay recommendations of the TRG Plan specifically address the neighborhoods’ vision for development at the periphery of the downtown overlay district.
2030 Housing Policy #H.1- Preserve existing housing stock that contributes to diversity and affordability.
2030 Housing Policy #H.2 - Preserve existing neighborhoods in targeted areas; certain neighborhoods require special consideration of development impacts to ensure character and compatibility are protected. Preservation efforts may be defined through small area planning.
2030 Housing Policy #H.3 - Support owners’ ability to stay in homes in neighborhoods with rapid value increases without limiting the sale of the home.
2030 Housing Policy #H.4 - Maintain and promote neighborhood character and quality.
The Conservation goal of both the San Jose and TRG Plans include strategies to protect existing affordable and diverse housing stock through the creation of a property tax anti-displacement fund, homeowner education of property tax assessment process, will creation for the disposition of property, increased home repair funding and zoning standards for compatible development. The Conservation goal for each Plan also includes strategies to celebrate the history and culture of the neighborhoods.
Beyond supporting the policies of the Land Use Element, the adoption of small area plans for San Jose and TRG fulfills action items H.2.a and H.2.e of the 2030 Housing Element.
2. The effect of the proposed change on the need for City services and facilities;
Both neighborhood plans have implementation action items in the Neighborhood Preservation section of each Plan. Actions identifying the City as the lead will involve future City of Georgetown budget including requests for engineering studies to address traffic and flooding as well as capital improvements for sidewalks, bike lanes and park improvements. Funding strategies are outlined on page 129 of the San Jose Plan and page 136 of the TRG Neighborhood Plan.
3. The compatibility of the proposed change with the existing uses and development patterns of nearby property and with the character of the neighborhood; and
Throughout the neighborhood planning process, community feedback highlighted residents’ desire for San José to remain a single-family neighborhood and retain its existing architectural character. A zoning overlay for San José was developed through analysis of surrounding uses and development patterns. The overlay provides specific guidance to align new development, renovations, and additions with the neighborhood’s existing character. The overlay seeks to identify, conserve, and maintain the sites, structures, and other features that represent the unique history and culture of the San José neighborhood.
Residents of the TRG neighborhood expressed their desire to limit the encroachment of downtown commercial or higher density residential uses into the historic single-family residential core, specifically north of West 10th Street. Similar to the San Jose overlay, the TRG Overlay also provides guidance on new development and was developed with consideration of surrounding uses and development patterns. Additionally, the TRG Overlay includes recommendations for the conservation of unique structures through demolition review for structures included in the City’s Historic Resource Survey.
4. The implications, if any, that the amendment may have for other parts of the Plan.
Strategies included in this Plan support the following 2030 Land Use Goals:
Land Use Goal (1) – “Promote development patterns with balanced land uses that provide a variety of well-integrated housing and retail choices, transportation, public facilities, and recreation options to all parts of Georgetown”.
• Future land use Plans for each neighborhood that promote the integration of recreation and public facilities
• TRG future land use plan integrates and promotes a development pattern that includes nonresidential development
Land Use Goal (2) – “Reinvest in Georgetown’s existing neighborhoods and commercial areas to build on previous City efforts.”
· Both plans integrate capital improvements identified in the Sidewalk, Bike and Parks Master Plans.
Land Use Goal (4) – “Guide, promote, and assist the preservation and rehabilitation of the City’s historic resources.”
· Both Plans include actions to identify and promote cultural resources in both the San Jose and TRG neighborhoods.
Land Use Goal (5) – “Ensure effective communication, outreach, and opportunities for public participation and community partnerships to foster a strong sense of community.”
· The small area planning itself provided intention engagement with residents and community partners.
· Actions in both Plans include the formation of neighborhood associations to increase communication and partnership with San Jose and TRG.
Land Use Goal (7) – “Maintain high quality infrastructure, public safety services, and community facilities.”
· Strategies include studies for traffic and flood mitigation.
Land Use Goal (8)– “Actively partner with GISD, Williamson County, other governmental agencies, and local organizations to leverage resources and promote innovation.”
· Strategies include partnerships with Williamson County, GISD, non-profits, local banks.
Land Use Goal (9) of the 2030 Plan – “Maintain and add to the existing quality parks and recreation”.
• The Plans include recommendations for capital improvements and programming in San Jose and Chataqua Parks.
In consideration of the criteria above, staff recommends adoption of the San Jose Neighborhood and TRG Neighborhood Plans as chapters of the Land Use Element of the 2030 Comprehensive.
The Plans can also be viewed online at: 2030.georgetown.org/neighborhood-plans/