Title
Consider public testimony regarding, and an ordinance rezoning 40 parcels of land located in the area defined as Downtown to the MU-L (Mixed-Use Limited) district, said parcels being listed on Exhibit “B” and being shown on the accompanying map. (First Reading)*
Body
History:
In 2013, three mixed-use zoning districts were created and applied to certain parcels downtown. These included MU-1 (Mixed-Use Historic Commercial Core), MU-2 (Mixed-Use Medium Density), and MU-L (Mixed-Use Limited). Along with text amendments to the Zoning and Development Code presented on this agenda for adoption, 114 parcels downtown are proposed for rezoning. PDS staff examined the existing zoning of each parcel in the downtown area to determine whether the zoning should remain or change.
Location:
The subject tracts are located downtown. A new definition for “Downtown” is provided in the Zoning and Development Code text amendments: “Downtown is defined geographically beginning with the eastern edge of the northbound frontage road of Interstate Highway 35 where it crosses the approximate centerline of Brushy Creek, then proceeding south along said edge of the northbound frontage road to the approximate centerline of the northern most track of the Union Pacific Railroad, then proceeding northeast along the approximate centerline of the northern most track of the Union Pacific Railroad, then proceeding north along the property line between 1099 East Main Street and 1201 East Main Street, then proceeding east along East Main Street, then proceeding north along the eastern property line of 1280 East Main Street, then proceeding north along the western property line of 1116 East Austin Avenue to the approximate centerline of Brushy Creek, then proceeding west along the approximate centerline of Brushy Creek to the eastern edge of the northbound frontage road of Interstate Highway 35, being the point of beginning.” Creating a singular definition of downtown enables all stakeholders to understand the geographic limits of the area being discussed.
This agenda item pertains to 40 parcels downtown that will be rezoned to MU-L (Mixed-Use Limited). See Exhibit B in the ordinance for a map and list of addresses. The map depicts each parcel proposed to be rezoned as well as its current zoning designation.
Justification:
The Comprehensive Plan 2030 Future Land Use Map designates all subject tracts as Downtown Mixed-Use. No amendments to the Comprehensive Plan are required.
The MU-L (Mixed-Use Limited) district is located in the east end of downtown. Parcels which are currently zoned Single-Family on Circle Avenue and on Austin Avenue, as well as 3 Single-Family parcels on Liberty Avenue, are proposed to be rezoned to MU-L. The development standards of the MU-L district are designed to maintain a residential look; therefore, while there is an allowance for limited commercial uses, MU-L will maintain its compatibility with existing single-family uses.
The purpose of the MU-L district is to allow single-family and commercial uses in a neighborhood setting with buildings that exhibit a traditional residential style and preserve the historic character of the east end of downtown. For the purposes of this district, commercial uses include businesses that are complementary to and minimally impact single-family homes. Expanded uses shall be permitted on lots fronting Main Street and Georgetown Street as major corridors through this district. Standards herein are in conformance with the recommendations in the adopted downtown and comprehensive plans.
Recommendation:
At its September 3, 2025, meeting, the Planning and Zoning Commission recommended approval of the rezonings to the MU-L zoning district by a vote of 8-0 (1 absent). No one spoke during the public hearing.
Staff recommends approval of the rezonings as presented.