Title
Consider public testimony regarding, and an ordinance amending Chapters 1, 2, and 8 of the Zoning and Development Code, Code of Ordinances (2018 Edition) regarding Downtown Mixed-Use Zoning Districts. (First Reading)*
Body
This is the first of several items related to downtown mixed-use zoning districts. It focuses on amendments to the text of the Zoning and Development Code to implement revised development standards for downtown. It will be followed by items rezoning some properties downtown, a resolution to the downtown sidewalk furniture license agreement program, and a resolution amending Appendix A related to fees for that program.
History:
In 2013, the City of Round Rock adopted three new mixed-use zoning districts for downtown: MU-1 (Mixed-Use Historic Commercial Core), MU-2 (Mixed-Use Downtown Medium Density), and MU-L (Mixed-Use Limited). In 2020, the City adopted its comprehensive plan, Round Rock 2030, which included an implementation strategy to evaluate the standards of these three districts to ensure they continue to be suitable as downtown redevelops. In 2024, in response to development pressure in downtown, City Council directed PDS staff to complete a review of the existing zoning districts and propose amendments to keep the development standards in line with the City's vision and market trends. Significant analysis and public input followed over the next year, culminating in the current proposal.
Proposed Amendments:
Amendments to the Zoning and Development Code would revise the three downtown mixed-use zoning districts:
Sec. 2-71. - MU-1 (Mixed-Use Historic Commercial Core) district
Sec. 2-72. - MU-2 (Mixed-Use Downtown Medium Density) district
Sec. 2-73. - MU-L (Mixed-Use Limited) district
Additional sections of the code pertaining to the downtown districts would also be amended, including:
• Chapter 1, Article III, Sec. 1-50 Definitions;
• Chapter 2, Article VI, Sec. 2-77. - Permitted uses in the Mixed-Use and PUD districts and Sec. 2-78. - Mixed-Use and PUD zoning districts lot and building dimensional standards;
• Chapter 2, Article VIII, Sec. 2-91. - Supplementary use standards, Sec. 2-93(c) Accessory uses and home occupations, and Sec. 2-96. - Height and placement requirements;
• Chapter 8, Article II, Sec. 8-10. - Landscaping;
• Chapter 8, Article VIII, Sec. 8-65. - Outdoor storage and display;
• Chapter 8, Article IX, Signs
• Chapter 8, Article VI, Section 8-49 repealed in its entirety and Sections 8-50 through 8-59 shall be renumbered accordingly.
Goals of Amendments:
The proposed amendments aim to:
• Expand downtown boundaries
• Increase density along corridors (Mays St. and Round Rock Ave.) by allowing buildings up to 8 stories tall
• Propose new and expanded uses along Main/Georgetown Streets in MU-L
• Provide MU-2 design requirements based on building form instead of use
• Propose development and design standards focused on the pedestrian experience
• Encourage greenery/vegetation to soften the built environment
• Require street-facing facades to have more thoughtful design even if not the main entrance to a building
• Require 5-12 story buildings to construct Privately Owned Public Spaces (POPS) as an amenity to the general public
• Clarify design and development standards for expansions, conversions, and tenant changes
• Provide consistency/clarifying language
A proposed amendment prohibiting new bars in MU-1 has been added to the draft ordinance based on recent developments in the district since this item was considered by the Planning & Zoning Commission. Addresses with existing bars and one with an entitlement may continue to use the property for a bar, and limited expansions are permitted, but new bars would not be allowed anywhere and if a bar is converted to a different use it could not revert to a bar. The language for this particular amendment can be found in Sec. 2-91. - Supplementary use standards for Restaurants/bars.
Justification for Amendments:
Since the downtown mixed-use zoning districts were established in 2013, Round Rock has experienced significant growth and change. The recommended amendments align with the current needs and preferences of the community and market. This includes recommendations for greater densities along certain corridors and proposals for an increase in the variety of permitted land uses and building forms. Attached to this item in the packet is a map summarizing the major changes proposed in this ordinance, including the locations of the aforementioned corridors. The map also depicts properties proposed to be rezoned with subsequent agenda items, but the inclusion is important here while considering amendments to the development standards.
Recommended Motion:
On September 3, Planning and Zoning Commission voted 7-0 to recommend the code amendments (1 abstention, 1 absent). The Planning and Zoning Commission requested that a minimum be specified for the required retail component for small-scale manufacturing and assembly uses. The following language was added to Section 2.91: “Not less than 10% of the gross floor area shall be occupied by Retail Sales, including Showroom, gallery, or similar customer-serving uses which shall be accessed from the primary frontage.”
Ten (10) people spoke at the public hearing. Comments included:
• Concerns about property values and property tax increases
• Concerns about the impact of height on the downtown feel and historic preservation efforts
• Concerns that increased height/density will negatively impact air circulation
• Concerns over prohibiting new single-family uses in MU-2 (Mixed-Use Medium Density) and that lot sizes are too small to develop for uses other than single-family
• Need for utility upgrades, including regional detention facilities
• Need for additional parking
• Concern that density could cause congestion for residents and visitors using the primary roads in downtown or necessitate additional public services such as police
Staff recommends approval of all proposed code amendments.