ZAPCO Regular Meeting

NOTICE IS HEREBY GIVEN THAT THE ZONING AND PLANNING COMMISSION OF THE CITY OF LAKEWAY, TRAVIS COUNTY, TEXAS WILL MEET IN REGULAR SESSION on Wednesday, June 4, 2025 1102 Lohmans Crossing Road, Lakeway, TX 78734 9:00 AM Individuals who do not plan to attend the meeting, but wish to submit comments during the public hearings and citizen participation at the meeting may submit a comment through our online form: https://lakeway-tx.civicweb.net/Portal/CitizenEngagement.aspx Comments received by the 12:00 p.m. deadline Monday, June 2nd, 2025 will be provided to the Zoning and Planning Commission. Page 1 ESTABLISH QUORUM AND CALL TO ORDER. 2 PLEDGE OF ALLEGIANCE. 3 ADMINISTER OATHS TO ZAPCO MEMBERS: GRETCHEN VANCE, ED HERMANN, LOGAN BROWN, WESLEY HOOK, JOSH COBB, ANDREW SMITH, PAT HALL AND ALTERNATES: FRITZ WEISS, ED LEBLANC 4 WORKSHOP: ZONING AND PLANNING COMMISSIONER TRAINING 5 CITIZEN PARTICIPATION FOR THE CONSENT AGENDA. CONSENT AGENDA All items listed under the consent agenda may be approved by one motion. Members of the Commission may pull items from the consent agenda for discussion. 6 APPROVAL OF MINUTES: WEDNESDAY MAY 7TH, 2025, REGULAR ZAPCO MEETING. 25-05-07 Regular ZAPCO Meeting Minutes 4-6 END CONSENT AGENDA 7 CITIZENS PARTICIPATION FOR ITEMS NOT ON THIS AGENDA. Page 1 of 67 8 REPORT: ZONING AND PLANNING RELATED ITEMS FROM THE CITY COUNCIL MEETING MAY 19, 2025.  Staff report and presentation  Public Hearing  Discussion Staff Report and Materials 7 9 ZONING AMENDMENT – SERENE HILLS DR. AN ORDINANCE ESTABLISHING THE ZONING CLASSIFICATION OF APPROXIMATELY 3.182 ACRES OF LAND DESCRIBED AS TCAD PROPERTY ID 805249 AND 827481; LOCATED ON THE WEST SIDE OF SERENE HILLS DR APPROXIMATELY 700 FEET FROM THE SERENE HILLS AND HWY 71 W INTERSECTION; FOR A ZONING CHANGE FROM R-3 (SINGLE FAMILY – ZERO LOT LINE) TO GUI (GOVERNMENT, UTILITY, INSTITUTIONAL); PROVIDING FOR FINDINGS OF FACT; SEVERABILITY; REPEALER; EFFECTIVE DATE; AND PROPER NOTICE AND MEETING.  Staff report and presentation  Public Hearing  Recommendation to City Council Staff Report and Materials 8 - 25 10 ZONING AMENDMENT – THE SQUARE AT LOHMANS AMENDMENT NO. 2. PLANNED UNIT DEVELOPMENT AMENDMENT: THE SQUARE AT LOHMANS AMENDMENT NO. 2. AN ORDINANCE AMENDING CITY OF LAKEWAY ORDINANCE NO. 2021-10-18-04, THE SQUARE AT LOHMANS PLANNED UNIT DEVELOPMENT (PUD) APPROXIMATELY 62.979 ACRES OF LAND LOCATED AT 1935 LOHMANS CROSSING ROAD; AND PROVIDING FOR: FINDINGS OF FACT; SEVERABILITY; REPEALER; EFFECTIVE DATE; AND PROPER NOTICE AND MEETING. Withdrawn by applicant. 11 VARIANCE: BUILDING AND MONUMENT SIGNS – 50 BELLA TOSCANA. CONSIDER A REQUEST FROM EXECUTIVE SIGNS, THE AGENTS FOR THE OWNER OF JOVIE, FOR THE INSTALLATION OF A BUILDING SIGN AND MONUMENT SIGN FOR THE PROPERTY.  Staff Report and Presentation  Public Hearing  Determination Staff Report and Materials 26 - 42 Variance Justification Letter 43 12 VARIANCE: BUILDING AND MONUMENT SIGNS – 16728 HWY 71 W. CONSIDER A REQUEST FROM 4D SIGNWORX LTD., THE AGENT FOR Page 2 of 67  THE OWNER OF SERVICE STREET AUTO, FOR THE INSTALLATION OF TWO BUILDING SIGNS AND A MONUMENT SIGN FOR THE PROPERTY.  Staff Report and Presentation  Public Hearing  Determination Staff Report and Materials 44 - 64 Variance Justification Letter 65 - 67 13 ADJOURN. ATTEST: Attested to this the 29 day of May, 2025 . Ashby Grundman, Assistant City Manager CERTIFICATE: I certify that the above notice of Meeting was posted on the bulletin board of the Lakeway City Hall on this the 29 day of May, 2025 . Sally Buckovinsky, Plans Examiner III THE CITY OF LAKEWAY ZONING AND PLANNING COMMISSION MEETINGS ARE AVAILABLE TO ALL PERSONS REGARDLESS OF ABILITY. IF YOU REQUIRE SPECIAL ASSISTANCE, PLEASE CONTACT THE CITY SECRETARY AT 512-314-7506 AT LEAST 48 HOURS IN ADVANCE OF THE MEETING. THANK YOU. The Zoning and Planning Commission may adjourn into Executive Session at any time during the course of this meeting to discuss any matters listed on the agenda, as authorized by the Texas Government Code including, but not limited to, Sections: 551.071 (Consultation with Attorney), 551.072 (Deliberations about Real Property), 551.073 (Deliberations about Gifts and Donations), 551.074 (Personnel Matters), 551.076 (Deliberations about Security Devices), 551.087 (Economic Development), 418.183 (Deliberations about Homeland Security Issues) and as authorized by the Texas Tax Code including, but not limited to, Section 321.3022 (Sales Tax Information). A quorum of the Lakeway City Council may attend this meeting in their individual, personal capacities, and might discuss items posted on the agenda as separate, private citizens (not as a collective group). No City Council deliberations or decisions will occur at this gathering. Page 3 of 67  CITY OF LAKEWAY ZONING AND PLANNING COMMISSION MEETING Action Minutes of Regular Session May 7, 2025 9:00 a.m. Lakeway City Hall, 1102 Lohmans Crossing Road, Lakeway, Texas 1) Establish Quorum and Call to Order. Commission Members Present: Commissioners Dan Vardell, Judy Donahue, Nina Davis, Wes Hook, Ed LeBlanc and Chairman Louis Mastrangelo. Also present: City Council Liaison, Jennifer Szimanski. 2) Pledge of Allegiance. 3) Citizens Participation for items not on the agenda. • No one spoke. 4) Citizens Participation for the consent agenda. • No one spoke. CONSENT AGENDA - All items listed under the consent agenda may be approved by one motion. Members of the Commission may pull items from the consent agenda for discussion. 5) Approval of Minutes: March 5, 2025, Regular Meeting. END CONSENT AGENDA 6) Report: Zoning and Planning related items from the City Council meetings on March 17, 2025, and April 21, 2025. • Staff report and presentation by Erin Carr, BDS Director • Public Hearing: No one spoke. • Commission discussion – No action taken 7) PUD Amendment No. 5 – The Oaks at Lakeway Phase 2. Oaks at Lakeway Planned Unit Development: Amendment No. 5. An Ordinance amending City of Lakeway Ordinance No. 2022-09-12-02, Oaks at Lakeway Planned Unit Development (PUD), to amend approximately 34.745 acres out of the original 89.724 acres of land comprising the full planned unit development known as the Oaks, concerning the development of roadway and related infrastructure related to multi-family housing and public park dedication to be known as the Oaks at Lakeway PUD Phase 2; providing for: Findings of Fact; Severability; Repealer; Effective Date; and Proper Notice and Meeting. • Staff report and presentation by Erin Carr, BDS Director Page 1 of 3 Page 4 of 67  • Applicant Jon Andrus, Stratus Lakeway Center LLC, was present. • Public Hearing: Andrea King spoke in opposition to the bridge and would like to see the land remain undeveloped. Ted Boyle expressed concerns about traffic noise during construction. • Commission discussion/action – A motion was made by Commissioner Vardell to recommend that City Council approve the request for The Oaks at Lakeway PUD Amendment No. 5. The motion was seconded by Chairman Mastrangelo with a friendly amendment to eliminate Paragraph 5 (third party building the other section of Main Street) of the proposed amendment. The motion carried by a vote of 6-0. 8) Special Use Permit – 1101 Ranch Road 620 North. Consider from Drenner Group, PC, the agent for the owner of approximately 1.3684 acres of land located at 1101 Ranch Road 620, N (Lots 37 and 38, Cardinal Hills Estates, Unit 11), for a Special Use Permit to operate an automobile gallery/private car club at this location. • Staff report and presentation by Erin Carr, BDS Director • Applicant, Drew Raffaele was present. Also present were Tim Noe, owner and founder of Texas Car Club and Fred Gans, with Garages of Texas. • Public Hearing: Andrea King stated that it is a very elitest proposition and she would like to see more places for young people (such as a music arena) and more places for workers to work and live. Dilum Chandrasoma spoke in support of the request. • Commission discussion/action o Motion 1: A motion was made by Commissioner Le Blanc to recommend that City Council approve the request for a Special Use Permit to operate an automobile gallery/private car club at 1101 RR 620 North. The motion was opposed by Commissioners Davis, Donahue, Hook and Mastrangelo. o Motion 2: A motion was made by Commissioner Davis to recommend that City Council deny the request for a Special Use Permit to operate an automobile gallery/private car club at 1101 RR 620 North. The motion was seconded by Commissioner Hook. The motion was opposed by Commissioners Le Blanc and Vardell. The motion carried by a vote of 4-2. 9) Ordinance Amendment. Consider an Ordinance of the City Council of the City of Lakeway, Texas regarding withdrawal of Zoning Applications; amending the City Code of Ordinances at Title II (Building and Development Regulations); Chapter 30 (Zoning); Article 30.08, (Amendments); Section 30.08.002 (Procedure to Initiate a Change); and providing for Savings, Severability, Repealer, and an Effective Date. • Staff report and presentation by Erin Carr, BDS Director • Public Hearing: No one spoke. • Commission discussion/action – A motion was made by Commissioner Davis to recommend that City Council approve the Ordinance Amendment regarding withdrawal of Zoning Applications with clarification of the number of withdrawals allowed, the addition of postponement clauses and additional clarifying language. The Page 2 of 3 Page 5 of 67  motion was seconded by Commissioner Mastrangelo. Before the vote, Chairman Vardell proposed a friendly amendment to clarify that a request for postponement from the Developer is the same as a withdrawal request was made by Commissioner Vardell. This friendly amendment was not accepted. Another friendly amendment was made by Commissioner Davis to add that a request by the applicant to withdraw or postpone an application shall be made in writing prior to the meeting. A third friendly amendment was proposed by Commissioner LeBlanc to clarify that once an item is agendized, whether it involves a request for postponement or withdrawal, citizens’ participation will still be allowed. Commissioner Mastrangelo accepted the second and third friendly amendments. The motion to recommend that City Council approve the Ordinance Amendment regarding withdrawal of Zoning Applications with the discussed clarifying language, deletions and accepted friendly amendments carried by a vote of 5-1. The motion was opposed by Commissioner Vardell. 10) Adjourn. • Chairman Louis Mastrangelo adjourned the meeting at 11:13 a.m. Minutes approved on , 2025, by a vote of . Erin Carr, BDS Director Page 3 of 3 Page 6 of 67  Erin Carr Director, Building & Development Services ___________________________________________________________________________ Staff Report MEETING DATE: June 4, 2025 AGENDA ITEM: Report: Zoning and Planning related items from the City Council meeting May 19, 2025. BACKGROUND: Staff will provide a summary report of zoning and planning related items that were taken to City Council the month prior to update ZAPCO on items they heard with recommendation to City Council. Three items heard by the zoning and planning commission were on the May 19th City Council agenda. The status/determination is as follows: DISCUSSION AND POSSIBLE ACTION TO CONSIDER A REQUEST FROM DRENNER GROUP, PC, THE AGENT FOR THE OWNER OF APPROXIMATELY 1.3684 ACRES OF LAND LOCATED AT 1101 RANCH ROAD 620, N (LOTS 37 AND 38, CARDINAL HILLS ESTATES, UNIT 11), FOR A SPECIAL USE PERMIT TO OPERATE AN AUTOMOBILE GALLERY/PRIVATE CAR CLUB AT THIS LOCATION. • This item was withdrawn by the applicant. DISCUSSION AND POSSIBLE ACTION REGARDING ORDINANCE NO. 2025-05-19-01 - OAKS AT LAKEWAY PLANNED UNIT DEVELOPMENT: AMENDMENT NO. 5. AN ORDINANCE AMENDING CITY OF LAKEWAY ORDINANCE NO. 2022-09-12-02, OAKS AT LAKEWAY PLANNED UNIT DEVELOPMENT (PUD), TO AMEND APPROXIMATELY 34.745 ACRES OUT OF THE ORIGINAL 89.724 ACRES OF LAND COMPRISING THE FULL PLANNED UNIT DEVELOPMENT KNOWN AS THE OAKS, CONCERNING DEVELOPMENT OF ROADWAY AND RELATED INFRASTRUCTURE RELATED TO MULTI-FAMILY HOUSING AND PUBLIC PARK DEDICATION TO BE KNOWN AS OAKS AT LAKEWAY PUD PHASE 2; PROVIDING FOR FINDINGS OF FACT; SEVERABILITY; REPEALER; EFFECTIVE DATE; AND PROPER NOTICE AND MEETING. • This item was withdrawn by the applicant. DISCUSSION REGARDING POSSIBLE ORDINANCE FOR THE WITHDRAWAL OF ZONING APPLICATIONS. • City Council reviewed draft language and passed the amendment as updated by ZAPCO. Page 7 of 67  Erin Carr Director, Building & Development Services __________________________________________________________________________ Staff Report MEETING DATE: June 4, 2025 ADDRESS: Serene Hills Dr. ACREAGE: 3.815 acres LEGAL LOT DESCRIPTION: ABS 645 SUR 547 POLVADO J A ACR 3.8150 APPLICANT: Dan Brown of Malone Wheeler engineers on behalf of owners Travis County Emergency Services District 6. REQUEST: Zoning change from R-3 (Single Family residential - Modified Zero Lot Line) to GUI (Governmental, Utility, and Institutional) in order to develop a new fire station. HISTORIC CONTEXT: This is a vacant lot that has not been developed or platted. There is an existing driveway that faces a crossover on Serene Hills Dr. GEOGRAPHIC CONTEXT: The site is on the crest of a hill and a straight section of Serene Hills Dr, providing good visibility for vehicles entering the road. The properties to the north, west, and east are owned by WCID#17. The property to the south is owned by HEB. There are no residential uses immediately adjacent to the property, but the Serene Hills subdivision is about 0.2 miles north and the Berkshire Apartments about 0.2 miles to the southeast. Property Zoning FLUM 16728 Hwy 71 Vacant R-3 (Single Family Residential) GUI North Vacant R-3 (Single Family Residential) GUI East Water tanks R-3 (Single Family Residential) GUI South Vacant C-1 (Office/Retail) Commercial West Vacant R-3 (Single Family Residential) GUI Page 1 of 18 Page 8 of 67 PLANNING CONTEXT: Zoning categories are required to be consistent with the Future Land Use Map (FLUM). As the FLUM for this property is GUI, this zoning change is appropriate and necessary and does not require an amendment to the FLUM. Plan Notes & Issues Comprehensive Plan • Requested use is consistent with the Comprehensive Plan goals. • Designated for GUI, so requested use brings the current zoning Future Land Use Map into conformity with the FLUM. • The 2020 plan has a project to expand Serene Hills Dr to 4 lanes Thoroughfare Plan from Hwy 71 to Flintrock Rd. • Expansion of the sidewalks to both sides of Serene Hills Dr; they Trails Plan are currently only on the east side. Parks & Open Space • Serene Hills Park is within the ½ mile buffer. Master Plan Page 2 of 18 Page 9 of 67 STAFF ANALYSIS: The existing R-3 (Single Family residential - Modified Zero Lot Line) zoning allows for about 18 houses on this lot. A fire station on this lot would be within ½ mile of 262 single-family houses, 302 apartment units, and 38,000 square feet of commercial space. The next closest fire stations are 4.1 miles away in Bee Cave, 4.7 miles away in Lakeway, or 5.8 miles away in Spicewood. The proposed second fire station on Flintrock Rd in Lakeway will be 2.9 miles away. BASIS FOR ACTION: Zoning districts define the acceptable parameters for each land use category within the city limits. The districts define parameters such as building height, setbacks, density, impervious cover, and parking requirements. No specific criteria are listed for approving a zoning classification, but the general intent is that they are the “...minimum requirements adopted for promotion of the public health, safety, and general welfare.” PUBLIC NOTICE: A sign was placed on the property, advertisement in the paper and notification letters were mailed out to all property owners within 200 feet of this property. No comments were received at the time of writing this report. ACTION REQUESTED: ZAPCO recommendation to City Council regarding the rezoning of 3.815 acres of property on Serene Hills Dr from R-3 (Single Family residential - Modified Zero Lot Line) to GUI (Governmental, Utility, and Institutional) in order to develop a new fire station. ENCLOSURES: ATTACHMENTS: • Context Map • Code Reference - Existing R-3 • Aerial and Zoning Map • Code Reference - Requested GUI • Aerial Map • Conceptual Site Plan & Aerial • Future Land Use Map (FLUM) • Zoning Map • Engineer’s Letter • ZONE-0006-2025 Plan Summary • 200’ Notification Area Map • 200’ Notification Area List • Public Notice Page 3 of 18 Page 10 of 67 Location Map Page 4 of 18 Page 11 of 67 Aerial and Zoning Map Page 5 of 18 Page 12 of 67 Aerial Map Page 6 of 18 Page 13 of 67 Future Land Use Map (FLUM) Page 7 of 18 Page 14 of 67 Engineer’s Letter Page 8 of 18 Page 15 of 67  ZONE-0006-2025 Plan Summary Page 9 of 18 Page 16 of 67 200’ Notification Area Map Page 10 of 18 Page 17 of 67  200’ Notification Area List Owner Address City State Zip KYLE ADEROHUNMU 1102 LOHMANS CROSSING RD LAKEWAY TX 78734 TRAVIS COUNTY WCID #17 3812 ECK LN AUSTIN TX 78734 TRAVIS COUTNY EMERGENCY SERVICE DISTRICT NO 6 PO BOX 340196 AUSTIN TX 78734 H E B GROCERY COMPANY LP % PROPERTY TAX DEPT PO BOX 839999 SAN ANTONIO TX 78283 Page 11 of 18 Page 18 of 67 Public Notice Page 12 of 18 Page 19 of 67 Code Reference - Existing R-3 (Single Family residential - Modified Zero Lot Line)1 § 30.03.004. District R-3 (Single-Family Residential - Zero Lot Line-Modified). (a) Purpose. This district is intended to establish and preserve peaceful, attractive, and safe low- density residential neighborhoods of single-family detached dwelling units and to protect the integrity of such districts by prohibiting the mixture of residential and incompatible nonresidential uses. (b) Permitted uses. (1) One-family dwelling limited to no more than one (1) such building per lot occupied by no more than one (1) family; (2) Accessory structures incidental to the foregoing permitted use; and (3) Home occupation use as set forth in sections 30.05.002 through 30.05.005. (c) Special uses. (1) Short-term rental use, subject to the approval of a special use permit pursuant to article 30.05. (d) Minimum lot dimensions. Organized Sewer Minimum area: 7,500 sq. ft. Depth (min. ft.): 125 Width (min. ft.): 50 *Private sewerage facility not authorized. Lot coverage (max. percentage): See development ordinance. (e) Minimum building setbacks. Organized Sewer Street(s) 25 Side: 5 (golf course 25) Rear: 5 (golf course 25) Page 13 of 18 Page 20 of 67 Code Reference - Existing R-3 (Single Family residential - Modified Zero Lot Line)2 (f) Minimum floor area. Each dwelling unit shall contain a minimum floor area of heated and air-conditioned space, exclusive of garages, porches or similar additions, of 1,800 square feet. (g) Maximum height. No part of any structure within this district, except for chimneys, attic ventilators and plumbing vent stacks, may exceed 32 feet in height above the highest natural grade under the slab. Maximum heights for additions constructed after the primary residence has been occupied shall be determined in the manner set forth in section Page 14 of 18 Page 21 of 67 Code Reference - Requested GUI (Governmental, Utility, & Infrastructure)1 § 30.03.015. District GUI (Governmental, Utility and Institutional). (a) Purpose. This district is intended to provide appropriate areas for uses that provide important community services sometimes requiring large amounts of land. The site should also contain adequate space for required off-street parking and for buffering from residential districts. (b) Permitted uses. (1) Church; (2) Facility owned and operated by the federal government, the state or political subdivisions thereof (e.g., municipal utility districts, water districts, etc.); (3) Fire station; (4) School, either public or private nonprofit; (5) Library; (6) Uses required by both public and private utilities; and (7) Accessory uses incidental to any of the foregoing permitted uses. (c) Special uses. (1) As permitted by the city council pursuant to article 30.05. (2) Commercial wireless communications systems. (3) Temporary, portable buildings, necessitated by growth of the organization, for a period not to exceed 5 years, or until permanent facilities are constructed to take their place, whichever comes first. Construction, placement, and screening of portable structures will be governed by the building and development ordinances. (d) Minimum lot dimensions. Area (minimum): Subject to approval Depth (min. ft.): Subject to approval Width (min. ft.): Subject to approval Lot coverage (max. percentage): See development ordinance. Page 15 of 18 Page 22 of 67  Code Reference - Requested GUI (Governmental, Utility, & Infrastructure)2 (e) Minimum building setbacks. Street(s): 25 Side: 10* Rear: 10* *A minimum of 10 feet except a minimum of 25 feet for any side(s) that adjoin residential usage (e.g. R-1 through R-6) or golf course. (f) Maximum height. No part of any structure within this district, except for chimneys, attic ventilators and plumbing vent stacks, may exceed 32 feet in height above the highest natural grade under the slab. (Ordinance 2003-09-15-1, sec. 3.15, adopted 9/15/03; Ordinance 2005-07-18-1, sec. 1 (rev. 3), adopted 7/18/05; Ordinance 2011-04-18-06, rev. 3 (ex. B (15)), adopted 4/18/11) Page 16 of 18 Page 23 of 67 Conceptual Site Plan & Aerial Page 17 of 18 Page 24 of 67 Zoning Map Page 18 of 18 Page 25 of 67  Erin Carr Director, Building & Development Services ________________________________________________________________________________ Staff Report MEETING DATE: June 4, 2025 ADDRESS: 50 Bella Toscana, previously addressed as 1931 Lohmans Crossing. ACREAGE: 5.7235 acres. LEGAL LOT DESCRIPTION : LOT 4 LAKEWAY M U D E5 TANK - PHS 2 RESUB. APPLICANT: Shallan Dotson of Executive Signs. REQUEST: ZAPCO approval is required for all new signs. The applicant is requesting a monument sign and a building sign with a variance for exceeding the maximum allowable size. HISTORIC CONTEXT: These are new signs for a building currently under construction. GEOGRAPHIC CONTEXT: This property is one lot out of the Tuscan Village Phase 2 PUD. All the immediately adjacent properties are either other lots in the PUD or the Lakeway Police Department. Property Zoning FLUM 50 Bells Toscana Jovie PUD PUD North Jovie PUD PUD East Police Station GUI GUI South Tuscan Village PUD PUD West Jovie PUD PUD Page 1 of 17 Page 26 of 67 PLANNING CONTEXT: Plan Notes & Issues • Mixed residential area with a commercial component, located Comprehensive Plan in the newly developing city core. Future Land Use Map • Designated for PUD. • Connected to proposed City of Lakeway road projects in the city Thoroughfare Plan core area. • The PUD will develop an SUP along one side of the Lohmans Trails Plan Spur extension. Parks & Open Space • 0.1 miles south of the proposed park on Main Street. Master Plan Page 2 of 17 Page 27 of 67 STAFF ANALYSIS: The maximum size for a monument sign is 24 sq ft for properties which do not have frontage on RR 620 or Hwy 71. The proposed sign is 4’ x 8’, but the area is calculated based on the text only, so it is within the limits. Commercial Monument Sign §26.04.005(a)(1) Area Width Height Address Material Content Landscaping Code 24 sq ft 12 ft 8 ft 8 sq ft Masonry Name, logo, address 100 sq ft Proposed OK 8 ft 6 ft 0.8 sq ft OK OK The maximum size for a building sign is 16 sq ft for properties which do not have frontage on RR 620 or Hwy 71. The proposed sign is 4’ x 26’, with an area of 104 sq ft. This is 90 sq ft or 650% over the maximum. Commercial Building Sign §26.04.005(b) Area Width Content Color Number Code 16 sq ft 8 ft Name, logo Two colors, minor accents 1 Proposed Sign 104 sq ft 4 ft OK OK OK PRECEDENT: Building signs in Lakeway are generally set flush with the building. There is a precedent for a 2-sided blade sign; it is allowable in the Master Sign Package for the Oaks PUD. The projecting blade sign for Vivel, however, is facing a sidewalk and is intended for viewing by pedestrians, so it is scaled much smaller. The proposed blade sign is intended for car traffic on Lohmans Spur, roughly 130’ away. There is also precedent for building signs larger than the code; all the examples are in the Lakeway Medical Village. They include the signs on the hospital, medical office buildings, and assisted living centers, which are set back from RR 620 by 500’ to 1,100’. Page 3 of 17 Page 28 of 67 PUBLIC NOTICE: Public notices are not required for new signs or for sign variances. BASIS FOR ACTION: All new construction signs require ZAPCO approval. This requested sign will also require a variance for its size. Variances and waivers in the sign code may be granted in certain circumstances as specified in §26.06.001: § 26.06.001. Standards for approval. (a) General. (1) Waivers and variances may be granted only when consistent with the general purposes and intent of this chapter so that public health, safety and welfare may be secured and substantial justice done. (2) Pecuniary hardship to the applicant, standing alone, shall not be deemed to constitute undue hardship. (3) No waiver or variance shall be granted if it would provide the applicant with any special privileges not enjoyed by owners of other similarly situated property with similarly timed development. (b) Waivers. Waivers of the strict application of this chapter may be granted or required if they meet all of the following requirements: (1) The request is a relatively insignificant deviation from the requirements of this chapter; (2) The request would not have any material adverse effect on the property rights of others; (3) The request would not affect applicable zoning and other regulations of the city; (4) The request would, in a particular situation, enhance public safety more than strict compliance with a provision of this chapter; and (5) The request would, in a particular situation, be more satisfactory to the overall plan of the city than strict compliance with a provision of this chapter. (c) Variances. Variances to the provisions of this chapter may be granted if the variance meets all of the following requirements: (1) A special individual reason makes the strict application of this chapter impractical; (2) There are special circumstances or conditions affecting the land involved such that the strict application of the provisions of this chapter would deprive the applicant of the reasonable use of his land; (3) The applicant will incur specific hardships should the variance not be Page 4 of 17 Page 29 of 67  granted. A hardship may result from the size, shape or dimensions of a structure, from the location of the structure, from topographic or physical conditions on the site or in the immediate vicinity, or from other physical limitations, locations or traffic conditions in the immediate vicinity; (4) The modification is in conformity with the intent and purpose of this chapter; (5) The granting of the variance will not be detrimental to the public health, safety, or welfare, convenience or injurious to the property in the area; (6) The granting of the variance will not create the probability of harmful environmental consequences; (7) The variance will not negatively impact traffic conditions; and (8) The granting of the variance will not have the effect of preventing the orderly development of other land in the area in accordance with the provisions of this chapter. ACTION REQUESTED: ZAPCO action regarding a new monument sign and a new building sign at 50 Bella Toscana, with a variance for an oversized building sign. Enclosures: • Location Map • Aerial and Zoning Maps • Aerial Map • Future Land Use Map (FLUM) • Sign Locations • Building Sign Location • Building Sign Rendering • Monument Sign Location • Monument Sign Rendering • Code Reference for a Building Sign • Code Reference for a Monument Sign Page 5 of 17 Page 30 of 67 Location Map Page 6 of 17 Page 31 of 67 Aerial & Zoning Maps Page 7 of 17 Page 32 of 67 Aerial Map Page 8 of 17 Page 33 of 67 Future Land Use Map (FLUM) Page 9 of 17 Page 34 of 67 Sign Locations Sign Location Building Sign Page 10 of 17 Page 35 of 67  Building Sign Location Page 36 of 67 Page 11 of 17  Building Sign Rendering Page 37 of 67 Page 12 of 17  Monument Sign Location Page 38 of 67 Page 13 of 17  Monument Sign Rendering Page 39 of 67 Page 14 of 17  Code Reference for Building Signs (b) Building signs (1) Purpose: To identify the occupant(s) of a building through use of a mounted sign. (2) Maximum size: (A) On property with frontage on RR 620 and/or SH 71: Twenty-four (24) sq. ft. and no greater than sixteen (16) ft. wide. (B) All others: Sixteen (16) sq. ft. and no greater than eight (8) ft. wide. (3) Maximum height: Below the roof eaves. (4) Number: One (1) sign per occupant of the building. If there are public entrances on more than one (1) street or parking area, proposals for additional signs may be approved by the zoning and planning commission. (5) Location: On the building. (6) Design: (A) Only the name of the occupant and associated logo is permitted. (B) All signage in a multi-tenant center must be uniform in material and lighting. (C) No more than two (2) principal colors may be used for text and logos per sign and no more than two (2) principal colors may be used throughout a multi-tenant center. The use of additional colors for minor accents may be approved by the zoning and planning commission. (D) Letters shall be attached directly to the face of the building or to a raceway painted to match the building (no “cabinets”) and shall be flat-cut or channel (reverse or face-lit). Reflective surfaces and molded plastic or molded acrylic backgrounds are not permitted. (7) Lighting: Subject to approval of the commission. (8) Duration: Permanent. (9) Landscape: None required. (10) Additional: Permit requires zoning and planning commission approval. Page 15 of 17 Page 40 of 67 Code Reference for Monument Signs1 (a) Monument signs. (1) General. (A) Purpose: To identify the occupant(s) of a building through use of a freestanding monument. (B) Maximum size: (i) On property with frontage on RR 620 and/or SH 71: Text and logo shall be no more than thirty-six (36) sq. ft.; address numbers shall be no more than eight (8) sq. ft.; and the monument shall be no greater than twelve (12) ft. wide. (ii) All others: Text and logo shall be no more than twenty-four (24) sq. ft.; address numbers shall be no more than eight (8) sq. ft.; and the monument shall be no greater than twelve (12) ft. wide. (C) Maximum height: The monument shall be no more than eight (8) ft. high. (D) Number: One (1) sign on the primary access street. If there are public entrances on other streets, proposals for additional signs may be approved by the commission. (E) Location: On premises within the property lines. (Monument signs may also be approved for stand-alone pad site buildings that are part of a multitenant center but are not platted as individual lots. Pad site buildings may not have separate monument signs and also be included on the multitenant center’s monument sign.) (F) Design: (i) The monument shall be solid masonry (stone, brick and/or stucco) to match the building(s). Depending on the proposed design, metal that matches the building(s) may be approved by the zoning and planning commission. (ii) Only the name of the building, business, complex or subdivision (no description), the associated logo, and the address numbers are permitted. (iii) The name, logo and address numbers shall be the same color. The use of additional colors for minor accents may be approved by the zoning and planning commission. Page 16 of 17 Page 41 of 67 Code Reference for Monument Signs2 (iv) Letters shall be a minimum of six (6) inches in height. Address numbers shall be a minimum of eighteen (18) inches in height on property with frontage on RR 620 and/or SH 71 and twelve (12) inches in height for all other streets. (v) Letters and address numbers shall be attached directly to the face of the monument (no “cabinets”) and shall be flat-cut or channel (reverse or face-lit). Stencil-cut letters that appear flush with the monument and have a background that matches the monument may be approved by the commission. Reflective surfaces and molded plastic or molded acrylic backgrounds are not permitted. (G) Lighting: Spot lit or individual letter internal illumination. (H) Duration: Permanent. (I) Landscape: A minimum of one hundred (100) sq. ft. at the base of the sign. Landscaping shall be installed and maintained so that the visibility of the address numbers is not obstructed. (J) Additional: (i) If located in public utility easement, the owner of the property is responsible for removal, relocation or replacement at a utility company’s request. (ii) Permit requires zoning and planning commission approval. Page 17 of 17 Page 42 of 67 Date: May 28, 2025 To: Kathy Sierra From: Shallan Dotson RE: Building Sign Variance Request for the Jovie project – 50 Bella Toscana Ave. Per your request – below you will find our reasoning for this building sign variance request. 1) Sign exposure is difficult given the topography, as well as current and future landscaping surrounding this project. 2) Building elevation is being used to allow for exposure out towards the main roadways. 3) Building signage requested is actually 18.28 total square feet of copy area – mounted to an opaque background of 99.67 sq. ft. – this is .13 sq ft more copy area than the monument sign being proposed 4) Intent is to ID this 5+ acre property with only two signs as allowed – designed and positioned as noted. 5) The granting of this variance will have no adverse effects on the surrounding properties. 6) The granting of this variance will not create any harmful consequences. 7) The granting of this variance will not impact traffic in any way around this project. 8) The granting of this variance will not have any adverse impact on the surrounding land in this development. Electrical Sign Contractor License #: 18330 Regulated by the Texas Department of Licensing and Regulation PO Box 12157, Austin, TX 78711 1-800-803-9202, 512-463-6599, www.license.state.tx.us/complaints Executive Signs Enterprises Inc. 5621 Central Texas Dr San Marcos, Texas 78666 (210) 492-9436 Fax (210) 492-9483 Page 43 of 67  Erin Carr Director, Building & Development Services ________________________________________________________________________________ Staff Report MEETING DATE: June 4, 2025 ADDRESS: 16728 Hwy 71 W ACREAGE: 1.2160 acres. LEGAL LOT DESCRIPTION : LOT 3 SERENE HILLS COMMERCIAL EAST SUBD. APPLICANT: Gary Houser of 4D Signworx Ltd. REQUEST: The applicant is requesting a monument sign and two building signs for a new construction site. ZAPCO approval is required for all new signs, and several options and variances are proposed. HISTORIC CONTEXT: There applicant has responded to staff comments with revised designs, but some items require variances from the sign code. GEOGRAPHIC CONTEXT: This property lies on the north side of Hwy 71 on the southern edge of the city. The Hwy 71 right-of-way is in the ETJ, but the land to the south is in the County. All the immediately adjacent properties are commercial, but the Berkshire Apartments are about 160’ from the edge of the property. Property Zoning FLUM 16728 Hwy 71 Service Street C-1 (Retail/Office) Commercial North Offices C-1 (Retail/Office) Commercial Berkshire Apts R-8 (Medium Density Multifamily Residential Residential East Vacant C-1 (Retail/Office) Commercial Berkshire Apts R-8 (Medium Density Multifamily Residential Residential South 7-11, vacant County County West Chase Bank C-1 (Retail/Office) Commercial Page 1 of 21 Page 44 of 67 PLANNING CONTEXT: Plan Notes & Issues • Commercial use concentrated along RR 620 in already- developed area. Comprehensive Plan • Not adjacent to any residential areas. • Requested use is consistent with the Comprehensive Plan goals. Future Land Use Map • Designated for Commercial. • Not connected to proposed City of Lakeway road projects, but Thoroughfare Plan TxDOT has planned medians on Hwy 71. • There is a sidewalk on one side of Serene Hills Dr from Hwy 71 to Flintrock Rd. Trails Plan • The proposed trail on Serene Hills Dr will connect Hwy 71 to Lakeway Blvd. Parks & Open Space • 0.4 miles south of Serene Hills Park. Master Plan Page 2 of 21 Page 45 of 67  STAFF ANALYSIS: The monument sign is to be located along the Hwy 71 frontage of the property, next to the entrance driveway. The applicant is seeking an approval for an option for the proposed monument sign - the code specifies that the material must be solid masonry, but that a metal sign that matches the building may be approved by ZAPCO. The proposed sign material is a stone veneer base topped with an aluminum sign with a smooth sand stucco finish. Landscaping at the base of a monument sign is required by code; the applicant’s sign plan neglected to show this requirement. Area Width Height Material Content Color Landscaping Code 36 sq ft 12' 8' Masonry Name, logo, address One color; minor accents 100 sq ft Proposed 17 sq ft 8' 4" 5' 0" Metal OK OK Not shown One option and three variances are needed for the proposed building signs for their number and size. The sign code allows for one building sign for each building, but ZAPCO may approve additional signs if the building has public entrances on more than one street or parking area. The proposed building has frontage on Hwy 71 on the south, an entrance off a driveway from Hwy 71 on the east, and an entrance off a driveway from Serene Hills Dr on the west. The proposed building signs are Sign A on the south side and Sign B on the east side. Driveway Chase Bank Serene Hills Dr Sign A Driveway Sign B Monument Sign Hwy 71 Page 3 of 21 Page 46 of 67 The building signs will also require variances for their size and width: • Sign A, on the south side facing Hwy 71, is two feet wider than the maximum allowable by code and 68.6 sq ft more than the maximum allowable area. • Sign B, on the east side facing the parking lot, is 0.2 sq ft larger than the maximum allowable area. Commercial Building Sign §26.04.005(b) Area Width Content Color Number Code 24 sq ft 16 ft Name, logo Two colors, minor accents 1 Proposed Sign A 92.6 sq ft 18.1 ft OK OK 2 Proposed Sign B 24.2 sq ft 6.9 ft OK OK PRECEDENT: There is precedent for building signs larger than the code; all the examples are in the Lakeway Medical Village. They include the signs on the hospital, medical office buildings, and assisted living centers, which are set back from RR 620 by 500’ to 1,100’. The proposed building sign would be roughly 75 ft from Hwy 71. PUBLIC NOTICE: Public notices are not required for new signs or for sign variances. BASIS FOR ACTION: All new construction signs require ZAPCO approval. The building sign is proposed with a metal material, which explicitly may be approved by ZAPCO. The need for landscaping at the base is simply an omission in the application. Additional building signs explicitly may be approved by ZAPCO; the building has more than one public entrance facing a street or parking area. Variances and waivers in the sign code may be granted in certain circumstances as specified in §26.06.001: Page 4 of 21 Page 47 of 67 § 26.06.001. Standards for approval. (a) General. (1) Waivers and variances may be granted only when consistent with the general purposes and intent of this chapter so that public health, safety and welfare may be secured and substantial justice done. (2) Pecuniary hardship to the applicant, standing alone, shall not be deemed to constitute undue hardship. (3) No waiver or variance shall be granted if it would provide the applicant with any special privileges not enjoyed by owners of other similarly situated property with similarly timed development. (b) Waivers. Waivers of the strict application of this chapter may be granted or required if they meet all of the following requirements: (1) The request is a relatively insignificant deviation from the requirements of this chapter; (2) The request would not have any material adverse effect on the property rights of others; (3) The request would not affect applicable zoning and other regulations of the city; (4) The request would, in a particular situation, enhance public safety more than strict compliance with a provision of this chapter; and (5) The request would, in a particular situation, be more satisfactory to the overall plan of the city than strict compliance with a provision of this chapter. (c) Variances. Variances to the provisions of this chapter may be granted if the variance meets all of the following requirements: (1) A special individual reason makes the strict application of this chapter impractical; (2) There are special circumstances or conditions affecting the land involved such that the strict application of the provisions of this chapter would deprive the applicant of the reasonable use of his land; (3) The applicant will incur specific hardships should the variance not be granted. A hardship may result from the size, shape or dimensions of a structure, from the location of the structure, from topographic or physical conditions on the site or in the immediate vicinity, or from other physical limitations, locations or traffic conditions in the immediate vicinity; (4) The modification is in conformity with the intent and purpose of this chapter; (5) The granting of the variance will not be detrimental to the public health, safety, or welfare, convenience or injurious to the property in the area; Page 5 of 21 Page 48 of 67  (6) The granting of the variance will not create the probability of harmful environmental consequences; (7) The variance will not negatively impact traffic conditions; and (8) The granting of the variance will not have the effect of preventing the orderly development of other land in the area in accordance with the provisions of this chapter. ACTION REQUESTED: ZAPCO action regarding a monument sign and two building signs at 16728 Hwy 71 with approval for two building signs, variances for two oversized building signs, and a variance for a metal monument sign. Enclosures: • Location Map • Aerial and Zoning Maps • Aerial Map • Future Land Use Map (FLUM) • Certificate of Assumed Name • Location • Monument Sign Site Plan • Building Sign Site Plan • Monument Sign Specifications • Building Sign A Specifications • Building Sign B Specifications • Code Reference Page 6 of 21 Page 49 of 67 Location Map Page 7 of 21 Page 50 of 67 Aerial & Zoning Maps Page 8 of 21 Page 51 of 67 Aerial Map Page 9 of 21 Page 52 of 67 Future Land Use Map (FLUM) Page 10 of 21 Page 53 of 67 Certificate of Assumed Name1 Page 11 of 21 Page 54 of 67 Certificate of Assumed Name2 Page 12 of 21 Page 55 of 67 Location Page 13 of 21 Page 56 of 67 Monument Sign Site Plan Building Sign Site Plan Page 14 of 21 Page 57 of 67  Monument Sign Specifications1 Page 58 of 67 Page 15 of 21  Monument Sign Specifications1 Page 59 of 67 Page 16 of 21  Building Sign A Specifications Page 60 of 67 Page 17 of 21  Building Sign B Specifications Page 61 of 67 Page 18 of 21 Code Reference1 26.04.005. Authorized permanent signs in a commercial district. (a) Monument signs. (1) General. (A) Purpose: To identify the occupant(s) of a building through use of a freestanding monument. (B) Maximum size: (i) On property with frontage on RR 620 and/or SH 71: Text and logo shall be no more than thirty-six (36) sq. ft.; address numbers shall be no more than eight (8) sq. ft.; and the monument shall be no greater than twelve (12) ft. wide. (ii) All others: Text and logo shall be no more than twenty-four (24) sq. ft.; address numbers shall be no more than eight (8) sq. ft.; and the monument shall be no greater than twelve (12) ft. wide. (C) Maximum height: The monument shall be no more than eight (8) ft. high. (D) Number: One (1) sign on the primary access street. If there are public entrances on other streets, proposals for additional signs may be approved by the commission. (E) Location: On premises within the property lines. (Monument signs may also be approved for stand-alone pad site buildings that are part of a multitenant center but are not platted as individual lots. Pad site buildings may not have separate monument signs and also be included on the multitenant center’s monument sign.) (F) Design: (i) The monument shall be solid masonry (stone, brick and/or stucco) to match the building(s). Depending on the proposed design, metal that matches the building(s) may be approved by the zoning and planning commission. (ii) Only the name of the building, business, complex or subdivision (no description), the associated logo, and the address numbers are permitted. (iii) The name, logo and address numbers shall be the same color. The use of additional colors for minor accents may be approved by the zoning and planning commission. (iv) Letters shall be a minimum of six (6) inches in height. Address numbers shall be a minimum of eighteen (18) inches in height on property with frontage on RR 620 and/or SH 71 and twelve (12) inches in height for all other streets. (v) Letters and address numbers shall be attached directly to the face of the monument (no “cabinets”) and shall be flat-cut or channel (reverse or face-lit). Stencil-cut letters that appear flush with the monument and have a background that matches Page 19 of 21 Page 62 of 67 Code Reference2 the monument may be approved by the commission. Reflective surfaces and molded plastic or molded acrylic backgrounds are not permitted. (G) Lighting: Spot lit or individual letter internal illumination. (H) Duration: Permanent. (I) Landscape: A minimum of one hundred (100) sq. ft. at the base of the sign. Landscaping shall be installed and maintained so that the visibility of the address numbers is not obstructed. (J) Additional: (i) If located in public utility easement, the owner of the property is responsible for removal, relocation or replacement at a utility company’s request. (ii) Permit requires zoning and planning commission approval. Page 20 of 21 Page 63 of 67  Code Reference3 (b) Building signs (1) Purpose: To identify the occupant(s) of a building through use of a mounted sign. (2) Maximum size: (A) On property with frontage on RR 620 and/or SH 71: Twenty-four (24) sq. ft. and no greater than sixteen (16) ft. wide. (B) All others: Sixteen (16) sq. ft. and no greater than eight (8) ft. wide. (3) Maximum height: Below the roof eaves. (4) Number: One (1) sign per occupant of the building. If there are public entrances on more than one (1) street or parking area, proposals for additional signs may be approved by the zoning and planning commission. (5) Location: On the building. (6) Design: (A) Only the name of the occupant and associated logo is permitted. (B) All signage in a multi-tenant center must be uniform in material and lighting. (C) No more than two (2) principal colors may be used for text and logos per sign and no more than two (2) principal colors may be used throughout a multi-tenant center. The use of additional colors for minor accents may be approved by the zoning and planning commission. (D) Letters shall be attached directly to the face of the building or to a raceway painted to match the building (no “cabinets”) and shall be flat-cut or channel (reverse or face-lit). Reflective surfaces and molded plastic or molded acrylic backgrounds are not permitted. (7) Lighting: Subject to approval of the commission. (8) Duration: Permanent. (9) Landscape: None required. (10) Additional: Permit requires zoning and planning commission approval. Page 21 of 21 Page 64 of 67  2022 Pech Road • Houston, Texas 77055 • P: 713.984.2010 • F: 713.984.1992 May 30, 2025 City of Lakeway Zoning & Planning Commission (ZAPCO) 1102 Lohmans Crossing Rd. Lakeway, TX 78734 Re: Variance Request- 212586 – Service Street Auto – 16728 Hwy 71, Lakeway, TX 78738 Dear Planning Commission, We are requesting a variance for a proposed monument and two proposed wall signage for Service Street Auto @ 16728 Hwy 71, Lakeway, Tx 78738. The first sign I will be addressing is the monument. The proposed monument has a stone veneer base topped with an aluminum sign with a smooth sand stucco finish, esthetically akin to, but not solid masonry. The reasoning for this is that metal is known for its durability and resistance to corrosion and weather, making it a long-lasting option. Metal finishes require less maintenance than masonry as they are less prone to cracking, staining and erosion. Secondly, I will be addressing sign A of the wall signage which is on the south elevation facing Hwy 71. The proposed square footage is 92.6 for the wall signage, which is 68.6 sq ft more than the maximum allowable area. Thou the size difference is substantially larger, the distance from Hwy 71 to the proposed location of the wall signage is approximately 130’, which is a far distance for the 24 sq. ft. sign that’s allowed, especially off of a state highway with a speed limit of 55 mph. With the smaller sign of 24 sq. ft., customers may be prone to sudden stopping on Highway 71, which may increase the probability of car accidents, which is most unideal for the community. Effective wayfinding is paramount to moving around safely. Lastly, I will be addressing sign B of the wall signage which is on the east elevation facing the parking lot. The proposed square footage is 24.2 for the wall sign, which is on .2 over the allowed signage square footage. We can adjust this easily to the allowed sign code, but the sign code allows for one building sign for each building, but ZAPCO may approve additional signs if the building has public entrances on more than one street or parking area. Service Street Auto has two entrances off what’s considered private roads that are accessible to all the surrounding lots and their customers. We need ZAPCO to approve this additional signage due to the future development of the surrounding lots that will cause limited visibility for Service Street Auto customers. All three signs will be beneficial to the community as they will enhance visibility and accessibility to the property. Page 65 of 67  2022 Pech Road • Houston, Texas 77055 • P: 713.984.2010 • F: 713.984.1992 Permit Submittal Addendum: Since our initial submittal, Service Street Auto has decided to add 3 feet of height to the masonry base of the monument, which will bring it to the max height allowed by code of 8 ft. This will provide continuity of the signs in this area along Hwy 71 as Chase is next door to them and they have the same base. Jason Larry Permit Department 4D Signworx, LTD Page 66 of 67 Monument (sign-0018) 1. Metal is known for its durability and resistance to corrosion and weather, making it a long-lasting option. Adding 3’ to the base of the monument for overall height of 8’. 2. The monument will require less maintenance and less cost-effective for owners. 3. N/A 4. Yes, it will be conformity 5. N/A 6. No 7. No 8. No Wall Sign A(sign-0041) 1. The size of the proposed wall sign is due to visibility for the future customers & advertisement for Service Street Auto. 2. The setback of the building for visibility to future customers. 3. A hardship that may result may be traffic conditions, if the future customers driving down the state highway don’t see a clear advertisement, it may cause accidents. 4. Yes, it will be conformity 5. N/A 6. No 7. No, it will help 8. No. Wall Sign B(sign-0042) 1. The proposed square footage is 24.2 for the wall sign, which is on .2 over the allowed signage square footage. We need ZAPCO to approve this additional signage due to the future development of the surrounding lots that will cause limited visibility for Service Street Auto customers. 2. The Driveway Road that goes behind the property and has a exit onto Serene Hills Drive, should allow Service Street Auto to have an additional sign due to the traffic that will be going through. 3. N/A 4. Yes, it will conformity 5. N/A 6. No 7. No, it will improve the traffic flow 8. No Page 67 of 67