Title
Consider public testimony regarding, and an ordinance rezoning 66 parcels of land located in the area defined as Downtown to the MU-2 (Mixed-Use Downtown Medium Density) district, said parcels being listed on Exhibit “A” 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 66 parcels downtown that will be rezoned to MU-2 (Mixed-Use Medium Density). See Exhibit A 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 purpose of the MU-2 District is:
(1) To establish areas of mixed land uses primarily devoted to combining moderate density residential and commercial development with allowances for higher density development on major corridors. Mixed-use zoning for this district refers to the combining of complementary residential and commercial uses in the same building, on the same site, or in the same block.
(2) To create an active, pedestrian-oriented downtown that respects the integrity of the historic commercial core while expanding opportunities for mixed-use development in the surrounding area.
(3) To encourage high-quality construction and development that fits the proportions and functional characteristics of a mixed-use district with a grid-oriented block structure.
A combination of factors justifies the proposed rezoning:
• MU-2 district expands to parcels to the north of Round Rock Avenue in order to bring mixed-use zoning to that part of downtown.
• Some MU-1 parcels are proposed to become MU-2. The MU-1 (Mixed-Use Historic Commercial Core) district is proposed to shrink slightly to be more focused around the two-block National Register Historic District in the first two blocks of East Main Street. The goal is to ensure that building form for those parcels that remain MU-1 can be complementary to the existing historic district.
• MU-L parcels located on McNeil Road are now better suited for MU-2 zoning given the connection of McNeil to Georgetown.
• Parcels along the IH 35 frontage that are currently zoned commercial are proposed to be rezoned to MU-2 to ensure cohesive design and interaction with downtown.
Recommendation:
At its September 3, 2025, meeting, the Planning and Zoning Commission recommended approval of the rezonings to the MU-2 zoning district by a vote of 8-0 (1 absent). There was 1 speaker during the public hearing. The speaker had concerns that infrastructure in MU-2 (particularly in the area commonly referred to as the flats) is insufficient to support development allowed in zoning proposal.
Staff recommends approval of the rezonings as presented.