HomeMy WebLinkAboutAgenda_HAB_08.15.2016Notice of Meeting for the
Housing Adv isory Board
of the City of Georgetown
August 15, 2016 at 3:30 PM
at Historic Light and Waterworks Bldg 406 W. 8th Street Georgetown, TX 78626
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A Welc o me to gues ts .
Legislativ e Regular Agenda
B Co nsideration and possible actio n to approve the minutes fro m the July 18, 2016 meeting.
C Co nsideration and possible actio n to revis e the Geo rgeto wn Ho using Tax Credit Res o lutio n Sup p o rt
proc es s .--Jennifer C. Bills, AICP, LEED AP, Hous ing Co o rd inato r
D Up d ate on Tax Credit applic ations for Georgetown.--Jennifer C. Bills, Hous ing Co o rd inato r
E Review of the 2030 Co mp rehens ive Plan and the Ho using Element.--Jennifer C . Bills , Hous ing
Co o rd inator
F Up coming items :
The next regular meeting of the HAB will be Septemb er 19, 2016 at 3:30 p.m.
Continue the review o f the comprehens ive p lanning proc es s and how the Hous ing Element will b e
updated .
Adjournment
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Page 1 of 37
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2016, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
____________________________________
S helley No wling, City Sec retary
Page 2 of 37
City of Georgetown, Texas
Housing Advisory Board
August 15, 2016
SUBJECT:
Cons id eration and p o s s ib le ac tion to approve the minutes from the July 18, 2016 meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Karen Fro s t, Rec o rd ing S ecretary
ATTACHMENTS:
Description Type
Minutes _HOUAB 07.18.2016 Backup Material
Page 3 of 37
Housing Advisory Board Page 1
Minutes July 18, 2016
City of Georgetown, Texas
Housing Advisory Board
Minutes
July 18, 2016, at 3:30 p.m.
Historic Light and Waterworks Building, 406 W. 8th Street
Georgetown, Texas 78626
Members present: Richard Glasco, Chair; Brenda Baxter, Vice Chair; Nikki Brennan, Joseph
Gonzales, Marion Goforth, Randy Hachtel and Harry Nelson
Members absent: none
Staff present: Jennifer Bills, Housing Coordinator; Wayne Reed, Assistant City Manager; and
Karen Frost, Recording Secretary
Call to Order by the Chair at 3:30 p.m. with reading of the opening remarks.
A. Welcome to guests. Welcome Suzy Pukys, Director of Community Resources at
Georgetown Health Foundation
Legislative Regular Agenda
B. Consideration and possible action to approve the minutes from the June 20, 2016
meeting.
Motion by Hachtel, second by Brennan to approve the minutes as presented.
Approved 7 – 0.
C. Presentation by Suzy Pukys, Director of Community Resources for the Georgetown
Health Foundation.
Ms. Pukys gave a handout regarding the Southeast Georgetown Needs Assessment that
was conducted in November 2015. She went on to explain the results of the assessment
and there was discussion by the group. There are many things being done to address
some of the needs, but she is still looking for partnerships to increase the aid and help to
this area. There were ten findings that were found to be critical needs. Those are:
1. Better public transportation options.
2. Affordability and availability of quality housing.
3. Access to college readiness programs.
4. Accessibility of daycare, afterschool programs, and play for children.
5. Equitable access to healthy foods and nutrition education.
6. Greater economic security.
7. Treatment at Georgetown Health Care facilities and affordability and access to dental
care.
8. Availability and accessibility of quality mental health services.
9. Acknowledge and reframe power differentials in systems.
10. Leaders to connect with southeast Georgetown Community.
Page 4 of 37
Housing Advisory Board Page 2
Minutes July 18, 2016
D. Discussion on the existing Georgetown Housing Tax Credit (HTC) Resolution of
Support process and possible changes – Jennifer Bills, AICP, LEED AP, Housing
Coordinator
Bills presented a slide show. Currently developers submit an application with required
checklist items. The application is reviewed by the Housing Coordinator and the HAB
at the next meeting. The recommendation from the HAB is forwarded to the next City
Council meeting and there are no set deadlines or disqualifying criteria. Bills is
proposing that the 9% Competitive Credit applications are due to the city by the first
Tuesday in January and will include specific information that is needed for the city to
make a recommendation and approve a Two Times and Support resolution. 4% Non-
competitive applications will be due six weeks before the HAB meeting, leaving enough
time for staff processing and review before posting the meeting.
Bills stated the Board should consider other options as well. Option 1, the site to be
developed must be zoned correctly before the HTC request is processed (recommended
for 4% process also). Option 2, the site must have already submitted the rezoning
request and received staff support. Option 3, the site must have appropriate Future
Land Use, as determined by staff. The site may still need to be rezoned, at which point
the Council support could only be a “no objection” vote. And Option 4, the zoning
request follows the HTC request, which is the current process. These options will be
discussed and action proposed at the next HAB meeting.
E. Update on Tax Credit applications for Georgetown – Jennifer C. Bills, Housing
Coordinator
Bills reported that Live Oak Apartments have received their Special Use Permit which
will allow them to build in a C-1 Zoning District. Merritt Heritage received First
Reading approval of their rezoning, the second reading is being held until July 28th when
they will know if they have received the tax credits, or not. Kai Pointe is ready to go and
waiting for funding. All three developments could be funded. Ten percent of these
units will have to be designated to be used by individuals with income 30% or less of the
average.
F. Upcoming items:
• The next regular meeting of the HAB will be August 15, 2016 at 3:30 p.m.
• The Board will finalize revisions for the Georgetown Housing Tax Credit
process.
• Begin overview of the comprehensive planning process and how the Housing
Element relates.
Motion by Nelson, second by Gonzales to adjourn. Meeting was adjourned at 5:04 pm.
__________________________________ _______________________________________
Approved, Richard Glasco, Chair Attest, Nikki Brennan, Secretary
Page 5 of 37
City of Georgetown, Texas
Housing Advisory Board
August 15, 2016
SUBJECT:
Cons id eration and p o s s ib le ac tion to revis e the Georgetown Hous ing Tax C red it Res olution S upport
p ro cess.--Jennifer C . Bills , AICP, LEED AP, Ho us ing Coordinator
ITEM SUMMARY:
At the las t Ho us ing Ad visory Board meeting, the board d is cus s ed the Texas Department of Hous ing and
Community Affairs (T DHCA) requirements fo r Ho us ing Tax Cred it ap p lications and the Geo rgeto wn
p ro cess fo r reviewing reques t fo r applic ation s upport.
Staff is recommending three main c hanges to the c urrent proc es s :
Recommended Changes:
Applications Deadlines
9% Co mp etitive: F irs t Tues d ay in January fo r all req uests .
R es o lutio n Reques t information for the applic ation to Georgeto wn. This is the info rmation
the c ity feels is nec es s ary to review to make a rec o mmendation and approve a Two Times and
S upport resolution.
The TDHCA applic ation that is due Marc h 1 s t is more d etailed than what is req uested for the
c ity's proc es s and mus t inc lude the Two Times Res o lutio n and S upport resolution from the
c ity as p art o f the p acket.
4% No n-c o mp etitive: 6 weeks before Ho us ing Ad visory Board meeting
Public Meetings and Community Outreach (New Construction)
Developer will notify res id ential developments within ½ mile of the pro p o s ed s ite.
At least o ne p ublic meeting will be held a minimum of three weeks before the City Co uncil meeting.
The City mus t b e no tified o f all meetings .
Does no t ap p ly to existing develo p ments s eeking rehabilitation funds .
Future Land Use and Zoning Map Land Entitlements (four options for consideration)
Op tion 1: Site mu st be zon ed before HT C request. (S taff Recommen d a tion for 4 %)
Op tion 2: S ite must have alread y s ubmitted rezoning reques t and rec eived s taff s upport.
Op tion 3: Site mu st have a p p ropriate F u ture Land Use (d etermined by sta ff). S ite still needin g
rezon in g can only get “No Objection” support from City Cou n cil. (Sta ff Recommen d a tion for 9 %)
Option 4: Zoning c hange and review c omes after HTC reques t. (c urrent proc es s )
For this item, the b o ard reques ted mo re informatio n o n where the Future Land Us e P lan and current
Zoning Map allow multifamily develo p ment. Attac hed are s everal d o cuments .
Future Land Us e Map--this map depic ts the areas for various land us e c ategories and extends
o uts ide o f the city limits to the Extra-Territorial Juris d ictio n (ETJ). T he c ategories are defined in the
fo llo wing doc ument.
Land Us e Category desc rip tions --thes e are the general definitions for the land uses that are planning
o n a 20 year ho rizo n. T his p lan was adopted in 2008 and amended periodic ally. The adopted land
use is o ne c ons id eration when determining rezoning reques ts. The Overall Transportation Plan
(OTP), utility availab ility, and surro unding c ond itions are als o fac tored into the zoning analysis.
Zoning Map --this map d ep icts the current zo ning d es ignations that exis t within the c ity limits .
Page 6 of 37
Zoning Dis trict Des criptio ns--these tab les define the zo ning d is tric ts that allow multifamily, either by-
right, with limitatio ns, or b y Spec ial Us e Permit. T he tables als o list the other s p ecific us es that are
allo wed in the d is tric t.
Next Steps
The s taff reco mmendatio n and Hous ing Advis ory Board recommend ation will b e forward ed to City
Counc il for review and ap p ro val o f the new p ro c es s req uirements.
Onc e finalized, the p ro cess will b e pub lis hed on the Geo rgeto wn web s ite, with the deadline dates and
ap p licatio n materials .
Housing Tax Credit Background for reference (presented 7-18-2016)
The Texas Department of Hous ing and Co mmunity Affairs alloc ates Hous ing Tax C red its thro ugh a 9%
Competitive Proc es s and a 4% Non-Competitive Proc es s . Due to the requirements fo r the ap p licatio n
p ro cess, the C ity is allo wed the ability to review b o th types o f applic ations and p ro vide s upport, o r deny
the applic ation to T DHCA. Thes e rules are outlined in the Qualified Allo cation P lan that is p ublished in
mid -Dec ember eac h year, starting the new Co mp etitive ap p licatio n p ro cess.
The City o f G eo rgeto wn has had a p ro cess in plac e s ince 2014 to review thes e p ro ject reques ts. Onc e the
req uest is made, it is p laced o n the next available Hous ing Advis o ry Bo ard agend a. Once the HAB
recommend atio n is made, the item is plac ed o n the next City Co uncil agenda. Due to the influx o f reques ts
and complexity o f the review, staff and City Counc il have req uested the p roc es s be reviewed and revis ed,
s o the p ublic and d evelopers will kno w what to exp ect during this p ro cess.
The rules and s c o ring c riteria fo r funding HT C d evelopment is determined by TDHCA, but the City has
the ability to make reques ts o f the p ro ject sc ope and lo catio n that may effec t the develo p ers final sc o re.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills , Hous ing Co o rd inato r
ATTACHMENTS:
Description Type
Future Land Us e Category Des criptions Backup Material
Future Land Us e Map Backup Material
Zoning Map Backup Material
Zoning Dis trict Des criptions Backup Material
Page 7 of 37
LAND USE CATEGORIES
Residential Use
The residential land use categories on the Future Land Use Map designate areas that are
intended to be used in the future for residential development. While, in some cases, residential
uses may already exist—and will remain in the future—in other cases the land is presently
undeveloped and subject to future rezonings for residential development. The residential categories
defined below are intended to accommodate a variety of housing types, the variety of household
types and sizes, housing preferences, and income levels among the population. These housing
types include single-family detached and attached dwellings (such as duplexes and townhomes),
and various forms of multi-family housing, both rental units and condominiums. Rural residential
developments are also included under this heading, since the land is primarily committed to
residential use.
The density ranges in these land use categories are provided in terms of dwelling units per
gross acre. It is recommended that the City similarly adopt a density-based zoning system to regu-
late residential concentrations in the zoning districts corresponding to these land use categories,
instead of imposing lot size requirements as the zoning structure does today.
These categories typically include supportive uses such as schools, churches, parks and may
include neighborhood-serving commercial uses that are not depicted on the Future Land Use Map.
An important consideration for these uses is to ensure that they are as compatible as possible with
the adjacent residential use.
Agricultural / Rural Residential
This broad land use designation is intended to accom-
modate very low levels of population, retain rural character
and require a very limited array of public services.
This category applies in areas that are located outside
the present city limits and are part of the proposed Tier
Growth 3 (Long-Term Growth Area). Generally, such
designations represent a “holding zone” for land areas
prior to their future development for more intense urban
development following annexation. Rural subdivisions,
particularly conservation developments that protect open
space in perpetuity, may be considered permanent uses in
some circumstances.
This land use designation is regulated, to some extent,
by the UDC, as granted by the State of Texas. The more limited “agricultural” designation is
intended to retain the viability of agricultural areas and uses involving grazing of livestock or crop
production, while accommodating minimal levels of population growth consistent with agricul-
tural operations. The “rural residential” designation, on the other hand, is intended to permit low
density residential uses, consistent with rural character, but not necessarily retaining agriculture.
Conservation subdivision
Chapter 3. - Land Use Element
3.71Page 8 of 37
In such areas, conservation developments which preserve substantial
open space by clustering development in smaller lots are strongly encour-
aged here over conventional “large lot” development. In addition, for
new subdivisions created adjacent to agricultural operations that use
generally acceptable management practices, a “right-to-farm” easement
should be considered to require acknowledgement by new residents that
nearby agricultural operations will generate noise, odors, light, dust, and
other impacts.
Some commercial uses are anticipated to occur in this district. Such
uses, however, should be limited to retail and service functions that meet the needs of a rural
population and the operational needs of agriculture.
Low-Density Residential
This category includes the city’s predominantly single-family
neighborhoods that can be accommodated at a density between 1.1
and 3 dwelling units per gross acre. Conservation subdivisions are also
encouraged in this land use district. Modifications to development
standards applicable to this category could address minimum open space
requirements, public facility impacts, and greater roadway connectivity.
This category may also support complementary non-residential
uses along arterial roadways such as neighborhood-serving retail, office,
institutional, and civic uses, although such uses may not be depicted on
the Future Land Use Map. Standards should be established to maximize
compatibility of these uses with adjacent land uses, minimize traffic
congestion and overloading of public infrastructure, and also ensure a
high standard of site, landscape, and architectural design.
Moderate-Density Residential
This land use category comprises single family neighborhoods that
can be accommodated at a density ranging between 3.1 and 6 dwelling
units per gross acre, with housing types including small-lot detached and
attached single-family dwellings (such as townhomes).
As in the preceding category, the Moderate-Density Residential
category may also support complementary non-residential uses along
arterial roadways such as neighborhood-serving retail, office, institu-
tional, and civic uses, although such uses may not be depicted on the
Future Land Use Map. Standards should be established to maximize Townhomes
Rural commercial use
Single family home
Small lot residential
City of Georgetown 2030 Comprehensive Plan
3.72 Page 9 of 37
compatibility of these uses with adjacent land uses, minimize
traffic congestion and overloading of public infrastructure, and
also ensure a high standard of site, landscape, and architectural
design.
This category includes most of the land area known as “Old
Town.” This area is planned to remain predominantly residential
and, although this Plan calls for greater density and infill in Old
Town over time, the utility plans for the area are currently antici-
pated for mostly moderate-density development. The reason Old
Town is in the Moderate Density Residential category is because it fits the historic pattern of the
area. The Plan does not seek widespread increases in density or changes in land use that differ
from present-day Old Town. Yet Old Town, like the Downtown area, is expected to face some
increase in density, provide a greater mix of uses in the future and redevelop completely in certain
areas. The historic nature of the buildings, street patterns, natural resources, etc. will continue to
be an important part of Georgetown and a concerted effort to increase the utility capacity in this
area would have to take place for any significant changes to occur.
High-Density Residential
This category provides for residential uses developed at a minimum density of 6.1 dwelling
units per gross acre. These higher density areas provide opportunities to diversify the housing
stock by accommodating dwelling types that still maintain a compatible neighborhood scale and
character, such as patio homes and townhomes, yet respond to
the demographic shift toward smaller households looking for
alternatives to the large-lot single family home and younger
families looking for affordability.
This category accommodates duplexes, triplexes, fourplexes,
apartments, condominiums, life care and other forms of multi-
family housing types. As with the preceding land use category,
creating opportunities for diverse types of housing will become
increasingly important to respond to demographic shifts and the
continued need for affordable housing within Georgetown. This land use classification is ideally
suited near major activity and employment centers and in areas suitable for future transit service.
The High-Density Residential category may also support complementary non-residential uses
along arterial roadways such as neighborhood-serving retail, office, institutional, and civic uses,
although such uses may not be depicted on the Future Land Use Map. Standards should be estab-
lished to maximize compatibility of these uses with adjacent land uses, minimize traffic conges-
tion and overloading of public infrastructure, and also ensure a high standard of site, landscape,
and architectural design.
Apartments / condominiums
Duplexes
Chapter 3. - Land Use Element
3.73Page 10 of 37
Commercial Use
Commercial areas are those where the predominant activities involve the production, distribu-
tion, and/or sale of goods and services. The land use categories described below accommodate
a range of such existing and future commercial activities, consistent with the Future Land Use
Map. These areas strengthen the city’s commercial base and create employment opportunities for
the community. As with the commercial services allowed in the preceding Residential categories,
standards in the Commercial designations should be established to maximize compatibility of
these uses with adjacent land uses, minimize traffic congestion and overloading of public infra-
structure systems, and ensure a high standard of site, landscape, and architectural design.
Community Commercial
This category applies to areas that accommodate retail, professional
office, and service-oriented business activities that serve more than
one residential neighborhood. These areas are typically configured as
“nodes” of varying scales at the intersection of arterial roads, or at the
intersection of arterials and collectors. Community commercial areas
typically will include some neighborhood-serving commercial uses as
well as larger retail uses including restaurants, specialty retail, mid-box
stores, and smaller shopping centers. They may also include churches,
governmental branch offices, schools, parks, and other civic facilities.
Regional Commercial Destination
This category applies to large concentrations of commercial
uses that serve or draw a regional market, such as major shopping
centers, stand-alone big-box retail, tourist attractions and supporting
accommodations, and automobile-oriented commercial uses that rely
on convenient access from major transportation routes and highway
interchanges. Such properties are often configured in a manner or
located in areas that may not be suitable for the introduction of
mixed-uses.
Regional commercial destination
(Wolf Ranch)
Community commercial
City of Georgetown 2030 Comprehensive Plan
3.74 Page 11 of 37
Mixed-Use
The various mixed-use categories refer to areas that combine retail, service, and other
commercial uses with office and/or residential use in the same building or on the same site.
Mixed-use areas can create vibrant pedestrian-oriented urban environments by bringing comple-
mentary activities and public amenities together in one location at various scales. As a historic
city, Georgetown retains mixed-use characteristics in some areas, such as the downtown. New
mixed-use areas are intended to create similar higher density, pedestrian-friendly environments
where the variety of uses enables people to live, work, play, and shop in one place. The proximity
of diverse uses and pedestrian orientation of these areas make it possible to reduce vehicular trips
and to encourage the use of transit. Some of the larger-scale or more intensely developed areas can
become destinations for the city or even the region.
Mixed-uses can be integrated vertically in a single structure, with the upper floors used for
office or residential use and the ground floor for retail or service uses. They can also be integrated
horizontally; for example, when a single structure provides retail or service uses in the portion
fronting the public street and office uses or residential behind. Mixed-use development can also
be horizontally integrated if two or more structures are developed on one site to provide retail,
service, office, and even light industrial uses in part of the structure, usually fronting the public or
private street, and lower intensity uses such as residential in separate structures.
To support new land use policies aimed at promoting more compact, sustainable development
patterns—reducing auto trips, increasing connectivity, encouraging walking and the use of transit,
and expanding the supply of higher density, affordable housing near employment and activity
centers—the Future Land Use Map contains significant amounts of land for a variety of mixed-use
forms throughout the city. These land use categories differ primarily in the scale and intensity of
development encouraged in them, and all of them should be implemented through the application
of zoning and development standards that encourage appropriate form and character.
Mixed-Use Community
This category is intended for large tracts of undevel-
oped land, which are appropriate for larger scale, creatively
planned communities, where a mix of residential types
and densities are complemented by supporting retail, small
to medium-scale office development, and integrated open
spaces, where appropriate. Compatibility among these
various uses will be maintained through design standards
that address the locations, character and relationships
between uses, while affording greater development flexibility
than provided by standard zoning district classifications.
Instead of specifying a range of allowable residential densities, the residential mixed-use
designation encourages a balanced mixture of residential types as the predominant use in this
category, at densities consistent with those provided for each housing type in the base residential
categories described previously. Development in this category is best served in planned unit devel-
opment form or specific mixed-use zoning standards.
Planned development communities
Chapter 3. - Land Use Element
3.75Page 12 of 37
Mixed-Use Neighborhood Center
This designation applies to smaller areas of mixed commercial
use within existing and new neighborhoods. These areas are
primarily proposed adjacent to, or as part of, larger residential
neighborhoods. Neighborhood-serving mixed-use areas abut roadway
corridors or are located at key intersections. They often function as
gateways into the neighborhoods they serve.
These compact and often “walk-to” centers provide limited retail
goods and services to a local customer base, while having minimal
impact on the surrounding residential uses. They accommodate
(but do not require) mixed-use buildings with neighborhood-serving
retail, service, and other uses on the ground floor, and offices or residential units above. They may
also include stand-alone high density residential development.
Uses in these areas might include a corner store,
small grocery, coffee shops, hair salons, dry cleaners and
other personal services, as well as small professional offices
and upper story apartments. They may also include non-
commercial uses such as churches, schools, or small parks.
In new neighborhoods, in particular, the exact size, location,
and design of these areas should be subject to a more specific
approval process, to ensure an appropriate fit with the
surrounding residential pattern
Neighborhood commercial mixed-use area
Neighborhood-serving commercial uses
City of Georgetown 2030 Comprehensive Plan
3.76 Page 13 of 37
Specialty Mixed-Use Area
This designation accommodates large-scale mixed-use devel-
opments that are mostly commercial and usually near intense
regional commercial uses and the I-35 corridor. This category
encourages the creation of well planned “centers” designed to
integrate a variety of complementary uses, with an emphasis
on retail, offices, and entertainment activities. These centers
may also include civic facilities and parks or other green spaces.
Housing, in the form of apartments, townhomes, condominiums,
and live-work spaces, is also encouraged in these mixed-use areas,
generally in higher densities. These areas should be designed in a
pattern of pedestrian-oriented, storefront-style shopping streets,
with shared parking and strong pedestrian linkages to the
surrounding areas.
This category also applies to downtown Georgetown,
reflecting its role as a regional destination for services, cultural,
and civic functions. This emphasizes the urban character and
the mix and intensity of uses uniquely suited to this center of
activity. The designation is intended to permit a true mix of
uses (except industrial and mining), with unique development
standards tailored to the character of the area, such as the down-
town area or TOD site(s). As promoted by the Downtown Master
Plan, the intent is to move the downtown area towards becoming a center of activity not only in
the day, but also at night and on weekends, by promoting a mix of commercial, entertainment,
residential, and civic uses. Creative forms of housing are encouraged, such as attached homes,
“lofts,” and live-work units. To protect the historic character of downtown, the Land Use Element
recommends maintaining the maximum building height in this district, while allowing maximum
residential densities to be controlled by the building height, setback, landscape, impervious cover-
age, and other regulatory limitations.
This land use category will accommodate development that supports light rail and other
forms of transit and is best accommodated by a planned unit development or specific mixed-use
zoning standards.
Employment Center
This designation is intended for tracts of undeveloped
land located at strategic locations, which are designated for
well planned, larger scale employment and business activi-
ties, as well as supporting uses such as retail, services, hotels,
and high density residential development (stand-alone or in
mixed-use buildings) as a conditional use.
Many Employment Center designations will include
undeveloped properties identified by the City as opportunity
sites for centers of commerce or employment. These sites may
be acquired and developed through public-private partnerships. Primary uses include offices, flex
Downtown activity center
Business park
Regional mixed-use development
Chapter 3. - Land Use Element
3.77Page 14 of 37
offices, and technology research and development, as well as environ-
mentally friendly manufacturing. These uses should be encouraged
to develop in a campus-like setting with generous, linked open space
to maximize value, promote visual quality, and encourage pedestrian
activity between employment areas and areas of supporting uses such as
retail, restaurants, and residential.
These areas often act as a transition between more intensely devel-
oped commercial uses and residential neighborhoods. For this reason,
standards should be developed to ensure that development of these activi-
ties is compatible with the character of the surrounding area.
Industrial uses that already exist or are anticipated to continue for
the foreseeable future are a part of this designation. Such uses include
light industrial uses like manufacturing, assembly, wholesale, and
distribution activities. Care should be taken to protect adjacent uses
from adverse impacts potentially associated with these uses (truck traffic,
outside storage, etc.), using buffering and/or performance-based develop-
ment standards.
Mining
This category accommodates existing activities that involve land
excavation for the extraction of minerals and similar substances. They
are primarily located in the northern and southern fringes of the city
along SH 195 and Leander Road. In most cases, these activities are
anticipated to continue for the foreseeable future. Care should be taken
to protect adjacent uses from adverse impacts associated with these
activities. There are some current mining uses not shown on the map, as
they will cease operations in the short-term.
Institutional Use
The institutional category refers to individual or concentrations of
government operations and uses, including government administrative
offices, libraries, police, fire and EMS services, airports, correctional
facilities, and infrastructure. Schools, university and college campuses,
and similar educational uses and centers are also a part of this designa-
tion, as are community institutions that are privately or semi-privately
owned, such as churches and major medical and health care facilities.
Quarrying / mining activities
Educational uses
(Southwestern University)
Light industrial
Offi ce
City of Georgetown 2030 Comprehensive Plan
3.78 Page 15 of 37
Parks, Recreation and Protected Open Space
This designation applies to existing public parks, golf
courses, and protected open spaces of city-wide significance,
which are expected to remain as open space in perpetuity.
Potential future large-scale park acquisitions, as well as smaller
neighborhoods parks and recreational uses are shown in the Parks
and Open Space Master Plan.
Ultimate City Boundary Line
The Ultimate City Boundary Line represents the planned expansion boundary of the city
limits, by virtue of agreements with, and actions taken by, adjacent communities regarding their
intentions to expand to accommodate growth. The Ultimate City Boundary Line is not set in
stone but a guide to plan for future infrastructure and growth.
Public parks (San Gabriel Park)
Chapter 3. - Land Use Element
3.79Page 16 of 37
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FUTURE LAND USE PLAN
Cartographic Data For General Planning Purposes Only
March 2015
The Future Land Use Planrepresents a conceptualvision of desired land usepatterns for the next 30years. It is used as aguide for decision makingand, per Texas law, doesnot constitute zoning.
Legend
River/Stream
Body of Water
Mixed Use Neighbor-hood CenterSpecialty AreaMixed UseEmploymentCenter
Institutional
Parks, Recreation,Open Space
Mining
Low DensityResidentialModerate DensityResidentialHigh DensityResidentialCommunityCommerical
Mixed UseCommunity
RegionalCommericial
!!!!!!!!!!!
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Agricultural /Rural Residential
City Limits
ExtraterritorialJurisdiction (E.T.J.)
Ultimate CityBoundary
Existing Collector
Existing Arterial
Existing Freeway
Proposed Collector
Proposed Arterial
Proposed Freeway
ProposedPassenger Rail
Existing Rail
Ordinance No. 2008-07Approved February 26, 2008
Page 17 of 37
PUD
PUD
SEE INSET"SOU THEAST WILLIAM S DR IVE"
SEE INSET"NORTH CENTRAL"
SEE INSET"SOU TH CENTRAL"
PUD
PUD
PUD
PUD
PUD
P U D
SEE INSET"W EST LAKE"
PUDPUD
PUD
PUD
PUD PUD
PUD
PUD
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NOT IN PUDNOT IN
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PUD
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PU D
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PU D
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WEST LAKE (NO T TO SCALE)
SO UTHEAST WILLIA MS DRIVE (NO T TO SCALE)
NORTH CENTRAL (NOT TO SC ALE)
SO UTH CENTRA L (N OT TO SCALE)
§¨¦35
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Map maintained by:City of Georgetown, TexasDepartment of In fo rmation Technolog y510 W. 9th St.Ge orgetown, Texa s 7862 7Phone: 512-931-7647
Coordinate System: Texa s Sta te Plane /Ce ntral Zone /NAD 83
ZONINGMAP
Ma rch 20 15
***
Cartographic Data For General Planning Purposes O nly
***
1 inch = 1.3 miles
Legend
The accuracy and precision o f this cartograph ic data is lim ited andshould be used for informational/planning purposes only. This datadoes not rep lace surveys con ducted by registered Texas land surveyors nor does it constitute an "official" verification of zoning,land use classification, o r o th er classificatio n set forth in local, state,or federal regulatory processes. The City of Georg etown, nor any of its emp loyees, d o not m ake any warranty, express or im plied,including any warranty of merchantability and fitness for a particular purpo se, or assu mes any legal liability or respon sibility for th e accuracy, com pleteness, or usefulln ess of any such inform ation, nordoes it represen t that its use would not infringe upon privately owned rig hts.
Zoning Districts
City Limits
I
0 1.50.75
Miles
BP (Business Park)
I (Industrial)
C-3 (General Commercial)
C-1 (Local Commercial)
C-N (Neighborhood Commercial)
MU-DT (Mixed Use - Downtown)
MU (Mixed Use)
OF (Office)
TH (Townhouse)
TF (Two Family)
MH (Manufactured Housing)
RS (Residential Single-Family)
RL (Residential Low Density)
O
PUD
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* O nly P.U .D Overlay Districts Shown On This M ap.
Ag-Exempt DevelopmentAgreements
Hunt's Crossing
North Fork San Gabriel River
F M 3 4 0 5
CR 258
WEST LAKE (NO T TO SCALE)
Overlay Districts
Downtown OverlayD
Planned Unit DevelopmentPUD
Old Town OverlayO
Historic OverlayH
AG (Agriculture)
RE (Residential Estate)
MF-1 (Low-Density Multifamily)
MF-2 (High-Density Multifamily)
Page 18 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Group Home (7‐15 residents) Church (with columbarium) Activity Center (youth/senior)
Multifamily Attached Day Care (family/group/commercial) Assisted Living
Multifamily Detached Golf Course Bed and Breakfast (with events)
Rooming/Boarding House Nature Preserve/Community Garden Emergency Services Station
Utilities (Minor) Neighborhood Amenity Center Group Home (16+ residents)
Park (Neighborhood) Halfway House
School (Elementary) Nursing/Convalescent Home
Utilities (Intermediate) Orphanage
Wireless Transmission Facility (<41') School (Middle)
Student Housing
Low Density Multifamily (MF‐1) District
Zoning District Purpose Statements (UDC Section 4.04)
The Low Density Multifamily District (MF‐1) is intended for attached and detached multifamily residential development, such
as apartments, condominiums, triplexes, and fourplexes, at a density not to exceed 14 dwelling units per acre. The MF‐1
District is appropriate in areas designated on the Future Land Use Plan as High Density Residential or one of the Mixed‐Use
categories, and may be appropriate in the Moderate Density Residential area based on location, surrounding uses, and
infrastructure impacts. Properties zoned MF‐1 should have convenient access to major thoroughfares and arterial streets and
should not route traffic through lower density residential areas. The MF‐1 District is appropriate adjacent to both residential
and non‐residential districts and may serve as a transition between single‐family districts and more intense multifamily or
commercial districts.
Specific Uses Allowed within the District (UDC Chapter 5)
Page 19 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Assisted Living Church (with columbarium) Activity Center (youth/senior)
Group Home (7‐15 residents) Day Care (family/group/commercial) Bed and Breakfast (with events)
Multifamily Attached Golf Course Emergency Services Station
Nursing/Convalescent Home Nature Preserve/Community Garden Group Home (16+ residents)
Orphanage Neighborhood Amenity Center Halfway House
Rooming/Boarding House Park (Neighborhood) School (Middle)
Utilities (Minor) School (Elementary) Student Housing
Utilities (Intermediate)
Wireless Transmission Facility (<41')
High Density Multifamily (MF‐2) District
Zoning District Purpose Statements (UDC Section 4.04)
Specific Uses Allowed within the District (UDC Chapter 5)
The High Density Multifamily District (MF‐2) is intended for attached multifamily residential development, such as apartments
and condominiums, at a density not to exceed 24 dwelling units per acre. The MF ‐2 District is appropriate in areas designated
on the Future Land Use Plan as High Density Residential or one of the Mixed ‐Use categories. Properties zoned MF‐2 should
have direct access to major thoroughfares and arterial streets and should not route traffic through lower density residential
areas. The MF District is appropriate adjacent to both Residential and Non‐Residential Districts and may serve as a transition
between single‐family districts and more
intense commercial districts.
Page 20 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Diagnostic Center Restaurant, General Hotel, Boutique
Home Health Care Services Data Center Medical Complex
Medical Office/Clinic Upper‐story Residential Surgery Center
Dental Office/Clinic Home‐Based Business Integrated Office Center
General Office Business/Trade School
Personal Services Day Care (Group/Commercial)
Dry Cleaning Service, Drop‐off Only Church
Printing/Mailing/Copy Services Church w/ Columbarium
Banking/Financial Services Public Park, Neighborhood
Commercial Document Storage Heliport
Emergency Services Station Wireless Transmission Facility (<41')
Government/Postal Office Seasonal Product Sales
Library/Museum Farmer's Market, Temporary
Social Service Facility Business Offices, Temporary
Nature Preserve/Community Garden Concrete Products, Temporary
Parking Lot, Off‐Site Construction Field Office
Parking Lot, Commercial Construction Staging, Off‐site
Park‐n‐Ride Facility Parking Lot, Temporary
Utilities (Minor, Intermediate, Major)
OFFICE (OF) DISTRICT
District Development Standards
Specific Uses Allowed within the District
The Office District (OF) is intended to provide a location for offices and related uses. The uses allowed have relatively low
traffic generation. Small areas of the OF District may be appropriate adjacent to most residential uses and as a transition
between residential areas and commercial areas.
Page 21 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Assisted Living Activity Center (youth/senior) Bar/Tavern/Pub
Consumer Repair Bed and Breakfast (with events) Community Center
Dry Cleaning Service Church (with columbarium) Event Facility
Emergency Services Station Day Care (group/commercial) Restaurant (drive‐through)
Farmer's Market Micro Brewery/Winery
Fitness Center Park (neighborhood)
Food Catering Services Restaurant (General)
General Retail School (Elementary, Middle)
General Office Upper‐story Residential
Government/Postal Office Utilities (Intermediate)
Group Home (7+ residents) Wireless Transmission Facility (<41')
Home Health Care Services
Laundromat
Library/Museum
Medical Office
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (park‐n‐ride)
Personal Services
Printing/Mailing/Copying Services
Utilities (Minor)
Neighborhood Commercial (CN) District
Zoning District Purpose Statements (UDC Section 4.04)
Specific Uses Allowed within the District (UDC Chapter 5)
The Neighborhood Commercial District (CN) is intended to provide areas for small ‐scale office and commercial activities such
as the sale of convenience goods and personal service businesses that primarily serve adjacent residential areas. No uses that
adversely affect the health, safety, welfare, or residential character of neighborhoods are allowed. Neighborhood commercial
areas are generally located within neighborhoods and have pedestrian access to adjacent residential areas.
Page 22 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales Activity Center (youth/senior) Event Facility
Artisan Studio/Gallery Bar/Tavern/Pub Meat Market
Assisted Living Bed and Breakfast (with events)Multifamily Attached
Automotive Parts Sales (indoor) Business/Trade School Personal Services Restricted
Banking/Financial Services Car Wash Private Transport Dispatch Facility
Blood/Plasma Center Church (with columbarium) Student Housing
Consumer Repair College/University
Dry Cleaning Service Commercial Recreation
Emergency Services Station Community Center
Farmer's Market Dance Hall/Night Club
Fitness Center Day Care (group/commercial)
Food Catering Services Fuel Sales
Funeral Home Live Music/Entertainment
General Retail Micro Brewery/Winery
General Office Neighborhood Amenity Center
Government/Postal Office Park (neighborhood/regional)
Group Home (7+ residents) Pest Control/Janitorial Services
Home Health Care Services Self‐Storage (indoor only)
Hospital School (Elementary, Middle, High)
Hotel/Inn (excluding extended stay) Theater (movie/live)
Integrated Office Center Upper‐story Residential
Landscape/Garden Sales Wireless Transmission Facility (<41')
Laundromat
Library/Museum
Medical Diagnostic Center
Medical Office/Clinic/Complex
Membership Club/Lodge
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services
Printing/Mailing/Copying Services
Restaurant (general/drive‐through)
Rooming/Boarding House
Social Service Facility
Surgery/Post Surgery Recovery
Urgent Care Facility
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)
Local Commercial (C‐1) District
Zoning District Purpose Statements (UDC Section 4.04)
Specific Uses Allowed within the District (UDC Chapter 5)
The Local Commercial District (C ‐1) is intended to provide areas for commercial and retail activities that primarily serve
residential areas. Uses should have pedestrian access to adjacent and nearby residential areas, but are not appropriate along
residential streets or residential collectors. The District is more appropriate along major and minor thoroughfares and
corridors.
Page 23 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales Activity Center (youth/senior)Auto. Parts Sales (outdoor)
Artisan Studio/Gallery Athletic Facility, Indoor or Outdoor Auto. Repair & Service, General
Assisted Living Bar/Tavern/Pub Auto. Sales, Rental, Leasing
Automotive Parts Sales (indoor)Business/Trade School Bus Barn
Auto. Repair and Service, Limited Church (with columbarium)Cemetary, Columbaria, Mausoleum, or
Memorial Park
Banking/Financial Services College/University Correctional Facility
Blood/Plasma Center Commercial Recreation Firing Range, Indoor
Car Wash Community Center Flea Market
Consumer Repair Dance Hall/Night Club Hospital, Psychiatric
Dry Cleaning Service Data Center Lumber Yard
Emergency Services Station Day Care (group/commercial) Major Event Entertainment
Event Catering/Equipment Rental
Services Driving Range Manufactured Housing Sales
Farmer's Market Event Facility Meat Market
Fitness Center Heliport Multifamily Attached
Food Catering Services Kennel Recreational Vehicle Sales, Rental,
Fuel Sales Live Music/Entertainment Self‐Storage (indoor or outdoor)
Funeral Home Micro Brewery/Winery Substance Abuse Treatment Facility
General Retail Neighborhood Amenity Center Transient Service Facility
General Office Park (neighborhood/regional)Wireless Transmission Facility (41'+)
Government/Postal Office Pest Control/Janitorial Services
Home Health Care Services School (Elementary, Middle, High)
Hospital Upper‐story Residential
Hotel/Inn/Motel (incl. extended stay) Wireless Transmission Facility (<41')
Integrated Office Center
Landscape/Garden Sales
Laundromat
Library/Museum
Medical Diagnostic Center
Medical Office/Clinic/Complex
Membership Club/Lodge
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services (inc. Restricted)
Printing/Mailing/Copying Services
Private Transport Dispatch Facility
Restaurant (general/drive‐through)
Small Engine Repair
Social Service Facility
Surgery/Post Surgery Recovery
Theater (movie/live)
Transit Passenger Terminal
Urgent Care Facility
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)
General Commercial (C‐3) District
Zoning District Purpose Statements (UDC Section 4.04)
Specific Uses Allowed within the District (UDC Chapter 5)
The General Commercial District (C‐3) is intended to provide a location for general commercial and retail activities that serve
the entire community and its visitors. Uses may be large in scale and generate substantial traffic, making the C‐3 District only
appropriate along freeways and major arterials.
Page 24 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Emergency Services Station Upper Story Residential MF Attached Dwelling Units
Government/Post Office Home Based Business Boutique Hotel
Nature Preserve/Community Garden Trade/Business School Fuel Sales
Food Catering Services Day Care, Group/Commercial Car Wash
Home Health Care Services Church Warehouse/Distribution, Limited
Medical Complex Church with Columbarium
General Office Neighborhood Public Park
Integrated Office Center Hotel (Full/Limited Service)
Data Center Hotel Extended Stay
Small Engine Repair Restaurant, General/Drive Through
Commercial Document Storage General Retail
Event Catering/Equipment Rental Personal Services
Furniture Repair/Upholstery Dry Cleaning, Drop off Only
Office Showroom Printing/Mailing/Copy Services
Wholesale Showrooms Fitness Center
Parking Lot, Offsite/Commercial Heliport
Park‐n‐Ride Facility Seasonal Product Sales
Utilities (Minor, Intermediate, Major) Farmer's market, Temporary
Contractor Services, Limited Mobile/Outdoor Food Vendor
Movie Production Business Offices, Temporary
Printing/Publishing Concrete Products, Temporary
Office/Warehouse Construction Field Office
Research, Testing/Development Lab Construction Staging, Off‐site
Manufacturing, Processing, Assembly Parking Lot, Temporary
Limited Wireless Transmission Facility (>40')
BUSINESS PARK (BP) DISTRICT
Zoning District Purpose Statements (UDC Section 4.04)
Specific Uses Allowed within the District (UDC Chapter 5)
The Business Park District (BP) is intended to provide a location for office, research, and light industrial uses typically located
as part of a large development. The BP District may be appropriate adjacent to residential areas, provided that there is
adequate buffering and pedestrian and vehicular access to the residential area for workers in the business park. The BP
District typically has more traffic than in an office area, but fewer heavy vehicles than in an industrial area. The Business Park
District is a special purpose district because it has a minimum size acreage for limited complementary uses that may expand
with the size of the park. Larger parks often include commercial activities such as restaurants, banks, day care and similar uses
that are intended to serve the on‐site community and may include some limited high‐density residential.
Page 25 of 37
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Single‐family Detached Upper‐story Residential Townhouse
Group Home (6 residents or less) Home‐Based Business Multifamily, Attached
Emergency Services Station Day Care, Family Home Accessory Dwelling Unit
Government/Postal Office Day Care, Group Group Home (7 to 15 residents)
Library/Museum Business/Trade School Assisted Living
Nature Preserve/Community Garden Day Care (Group/Commercial) Hospice Facility
Inn Church Rooming or Boarding House
Restaurant, General Church w/ Columbarium School, College or University
Food Catering Services Public Park, Neighborhood School, Business or Trade
Home Health Care Services Bed and Breakfast Day Care, Commercial
Medical or Dental Office Bed and Breakfast with Events Activity Center, Youth or Senior
Farmer's Market Micro Brewery or Micro Winery Community Center
Artisan Studio and Gallery Live Music or Entertainment Correctional Facility
Personal Services General Office Social Service Facility
Dry Cleaning Service, Drop‐off Only Integrated Office Center Transient Service Facility
Laundromat General Retail Hospital
Printing/Mailing/Copy Services Heliport Hospital, Psychiatric
Banking/Financial Services Utility Services, Intermediate Hotel, Boutique
Consumer Repair Wireless Transmission Facility (<41') Hotel, Full Service
Veterinary Clinic, Indoor Pens only Restaurant, Drive‐through
Parking Lot, Off‐Site Bar, Tavern or Pub
Parking Lot, Commercial Theater, Movie or Live
Park‐n‐Ride Facility Membership Club or Lodge
Transity Passenger Terminal Event Facility
Utilities (Minor, Intermediate, Major) Commercial Recreation
Blood or Plasma Center
Diagnostic Centewr
Medical or Dental Clinic
Medical Complex
Post‐Surgical Recovery Center
Surgery Center
Urgent Care Facility
Fitness Center
Private Transport Service Dispatch
Mixed Use Downtown (MU‐DT) DISTRICT
Zoning District Purpose Statements (UDC Section 4.04)
The Mixed Use Downtown District (MU ‐DT) is intended to provide a location for a mix of land uses including general
commercial and retail activities, office as well as Single ‐family and Multifamily in the downtown area. Developments in the
MU‐DT District are typically smaller in size and scope although there may be occasionally heavy traffic. The Mixed Use
Downtown District is only appropriate in the traditional downtown area of Georgetown. Properties in MU ‐DT shall meet the
design requirements of the Downtown Overlay District, and Downtown and Old Town Design Guidelines.
Specific Uses Allowed within the District (UDC Chapter 5)
Page 26 of 37
City of Georgetown, Texas
Housing Advisory Board
August 15, 2016
SUBJECT:
Update on Tax C red it ap p licatio ns fo r Georgeto wn.--Jennifer C. Bills , Hous ing Coordinator
ITEM SUMMARY:
At the July 28, 2016 Texas Dep artment o f Hous ing and Co mmunity Affairs Board meeting, Kaia Po inte,
Merritt Heritage and Live Oak Apartments were all approved for Hous ing Tax C red it allo catio ns.
The q uestio n has been posed, where d o es this put Geo rgeto wn with respec t to the two time ratio ?
On the two times c alculation, there are fo ur variab les : s tate population, number o f tax credit units
s tatewide, Geo rgeto wn population, and Georgetown tax c red it units. The TDHC A tab le us es 2013 Cens us
p o p ulatio n and 2015 HTC inventory.
As o f No v. 2015 we had 1229 HTC units. With the three projec ts, they will ad d 310 more units. Using the
2015 tab le, our ratio wo uld b e 3.47, ho wever I wo uld expec t that to trend d o wn s ome with p o p ulatio n
growth and the additio n o f more units s tatewid e.
Port Arthur and San Marc o s are the only o ther s imilarly s ized c ities with a greater ratio us ing 2015 d ata.
City
2013
Population
2015
HTC
Units Units/capita Place/State
P o rt Arthur 54,193 2,186 0.040337313 4.585827852
S an Marcos 48,291*1,791 0.037087656 4.216384133
Georgetown 50,380 1,539**0.030547836 3.472891697
*S an Marcos population is now over 50,000
**With 2016 new units
The new tab le us ing updated demograp hic informatio n and invento ry units s ho uld b e availab le in
Novemb er.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills , Hous ing Co o rd inato r
Page 27 of 37
City of Georgetown, Texas
Housing Advisory Board
August 15, 2016
SUBJECT:
Review o f the 2030 Comprehensive Plan and the Hous ing Element.--Jennifer C. Bills , Ho using Coordinato r
ITEM SUMMARY:
Please review the attac hed Intro d uc tion of the 2030 P lan. If yo u would like to review all o f the elements o f
the 2030 Plan, yo u can find them here: https ://2030.georgetown.o rg/
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills , Hous ing Co o rd inato r
ATTACHMENTS:
Description Type
2030 Plan Executive Summary Backup Material
2030 Chapter 1 - Introduction Backup Material
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Executive Summary
2030 Plan Executive Summary
In 1986, the residents of Georgetown decided that an ongoing, functioning compre-
hensive plan was a necessity for the City, requiring it in an amendment to the City Charter.
Georgetown, not unlike many small cities facing continued explosive growth in the future,
has realized the value that an extensive yet practical comprehensive plan brings to the
community. The first comprehensive plan, the Century Plan, was adopted in 1988 and laid
the groundwork for the next twenty years and a new plan. In 2008, the Georgetown City
Council passed The 2030 Comprehensive Plan, which seeks to move Georgetown further
into a new century faced with new opportunities and challenges.
The 2030 Comprehensive Plan (“Plan”) is built on a community-supported Vision
Statement that becomes the policy touchstone and the destination for the comprehensive
plan. The long-term goals and objectives stem from the overall vision of what Georgetown
strives to be in the future. The Plan helps the city push towards those goals using new
policy tools and initiatives, user-friendly applications and a framework for implementation
and monitoring.
The City Charter contains certain elements that should be part of any adopted compre-
hensive plan. These include master plans for parks/open space, transportation, housing,
economic development, etc. The City has existing plans for many of these elements,
although most have been done independently in the past. The new Plan provides a structure
to merge these elements with the newly completed Future Land Use Plan, the first element to
be updated as part of this process. The Vision Statement will be the starting point and the
guide for all future elements, which should be adopted quickly to complete the Plan.
The Plan will be used by all departments in city government and the community
at-large, drawing on its vision and guiding principles to create a more efficient, responsive
government and a collaborative relationship between the City and the builders, designers
and developers of the community. Georgetown’s residents expect first-class development and
amenities and the new plan seeks to foster creativity and teamwork between those who share
a desire to increase the reputation of the city with exciting new development and also protect
the history and uniqueness of Georgetown.
The 2030 Comprehensive Plan puts Georgetown in an advantageious poition to tackle
new problems while continuing to provide superior service to its residents and customers.
The new 2030 Vision can be realized with attention to the details of the new Plan, contin-
ued diligence and responsiveness, and the sustained contributions of Georgetown’s citizens.
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City of Georgetown 2030 Comprehensive Plan
Chapter 1. - Introduction
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Chapter 1. - Introduction
1.1
1. Introduction
HISTORY OF PLANNING IN GEORGETOWN
Section 213.002 of the Texas Local Government Code grants municipalities the authority to
“adopt a comprehensive plan for the long-range development of the municipality.” This section
further allows the governing body of a municipality to define the content and design of the compre-
hensive plan, which may:
Include but not necessarily limit provisions on land use, transportation, and public facilities;
Consist of a single plan or a coordinated set of plans organized by subject and geographic 1.
area; and
Be used to coordinate and guide the establishment of development regulations.2.
Georgetown’s first two comprehensive plans, the first prepared in 1964 and the second in 1976,
were predominantly analytical and either provided few policy recommendations or had little “teeth”
for implementation. Both were prepared with minimal community input.
In 1979, the City initiated a community-based planning effort to supplement and update the
1976 plan, holding public hearings in each of the city’s eight sectors. The input obtained from citi-
zens through this effort was compiled into the “Guide to Growth and Development in Georgetown,
Texas.” While the guide was generally put to use, it was not intended as a long-range planning tool,
focusing instead on immediate and short-term issues.
In 1986, the residents of Georgetown approved, by a wide margin, an amendment to the City
Charter to require a comprehensive plan. This amendment committed the City to plan as a “continu-
ous and ongoing governmental function,” with the common goal of enhancing and maintaining a
high quality of life for the city’s residents. The Charter establishes that the comprehensive plan must
contain the “Council’s policies for growth, development and beautification of the land within the
corporate limits and the extraterritorial jurisdiction of the City, or for geographic portions thereof,
including neighborhood, community or area-wide plans.” The Charter also prescribes that the
comprehensive plan must address the following elements:
Future land use
Traffic circulation and public transit
Infrastructure, including wastewater, electric, solid waste, drainage and potable water
Conservation and environmental resources
Recreation and open space
Housing
Public services and facilities, which shall include but not be limited to a capital improve-
ment program
Public buildings and related facilities
Economic development
Health and human services
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City of Georgetown 2030 Comprehensive Plan
1.2
Historic preservation
Citizen participation
Urban design, and
Public safety
The Charter goes on to explain that:
“The several elements of the comprehensive plan should be coordinated and be internally consistent.
Each element should include policy recommendations for its implementation and should be
implemented, in part, by the adoption and enforcement of appropriate land development regulations.”
Upon approval of the Charter amendment, the City’s first task in preparation for a new
comprehensive plan was to develop a work program. In June 1986, staff prepared and the City
Council approved “A Program Proposal for the preparation and adoption of a Comprehensive Plan
for the City of Georgetown, Texas.” This program defined the process, work tasks, and schedule
to be followed to meet the April 1988 deadline established in the Charter amendment for adoption
of the plan. The Fiscal Year 1986-1987 and 1987-1988 budgets made significant commitments to
the preparation of the comprehensive plan which later came to be known as “The Century Plan.”
Two additional staff planners and a graphics technician were hired, and an extensive base mapping
program was undertaken in support of the Plan. In addition, a series of studies were conducted
during this period in anticipation of the comprehensive plan. The studies included a Development
Impact Analysis, a Thoroughfare Plan, and a Parks and Recreation Plan. The Development Impact
Analysis included a Development Plan to guide land use decisions made by the City. In 1986, the
Intensity Map became the only portion of the previous studies to be adopted by the City Council.
Development of the Policy Plan proceeded through two major steps, including data collection
and analysis and plan formulation. Base studies prepared by staff as part of the first step were
designed to provide the various decision-making groups with a broad understanding of existing
conditions, past trends, and potential future needs of the community as they relate to each of the
base study subject areas. The base studies were used as the basis for development of the policies,
ends, and means included in the Policy Plan.
The second major step in developing the comprehensive plan was plan formulation. The name
“The Century Plan: A New Century Georgetown,” was selected from entries submitted by George-
town school children, and became the official name for the comprehensive plan. A fifteen member
Century Plan Steering Committee was established to lead the process and present recommendations
to the City Council. The Steering Committee was comprised of two Council members, the Mayor,
the seven Planning and Zoning Commissioners, and five citizens at-large. The citizens at-large also
chaired Task Groups charged with preparing goals, objectives and policies related to specific areas
of concern. The documents prepared by the Task Groups, reviewed and refined by the Steering
Committee, became the basis for the Plan, which was presented to the public before City Council
began their review in December of 1987.
The Century Plan was adopted in 1988. The effort garnered praise among the planning
community as innovative and state-of-the art. However, a number of elements were never completed,
and the plan as a whole was not systematically monitored and updated.
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Chapter 1. - Introduction
1.3
THE NEED FOR THE 2030 COMPREHENSIVE PLAN
Georgetown is unique among Texas communities for the importance it places on comprehensive
planning. This is evidenced by the action of City Council in 1986 to amend the City Charter with
the addition of Section 1.08, excerpted as follows:
…(to) establish comprehensive planning as a continuous and ongoing governmental function in
order to promote and strengthen the existing role, processes and powers of the City of Georgetown
to prepare, adopt and implement a comprehensive plan to guide, regulate, and manage the future
development within the corporate limits and extraterritorial jurisdiction of the City to assure the most
appropriate and beneficial use of land, water and other natural resources, consistent with the public
interest.
This action led the City to commence the following sequence of planning activities:
In 1988, the Century Plan – Policy Plan was adopted, which outlined the City’s policies
for growth and development, created the process by which the various elements would be
adopted, and created the administrative requirements by which the comprehensive plan
would operate for the City.
The Century Plan – Development Plan, which was first adopted in 1990 and amended
in 1996, includes land intensity, utilities, and transportation in a combined plan element.
This plan recognized and addressed the linkages between land development and the avail-
ability of services such as water, wastewater, and transportation.
The Future Land Use Plan was approved by the City Council in April 2002. The Plan was
created to provide a basis for making land use decisions. In addition, the Plan provided
a basis by which the City could create growth scenarios for future utility, transportation,
and facility planning. The Thoroughfare Plan (2002) was subsequently replaced with the
Overall Transportation Plan in 2005.
While the City’s past planning activities continue to be a source of community pride, the
Century Plan is now nearly two decades old and no longer addresses today’s challenges in managing
growth and change. Since the adoption of the Policy Plan, the city has tripled in population, along
with a dramatic geographic enlargement of the city limits and the area of extraterritorial jurisdiction
(ETJ). The Century Plan was innovative for its time, providing tools such as the Intensity Map to
help regulate development intensity based on the capacity of roads and infrastructure. However, it
no longer provides an adequate policy response or the tools and strategies that can address the chal-
lenges the city will face in managing growth over the next two decades.
The 2030 Comprehensive Plan builds on the foundation established by the Century Plan and
advances the state-of-the-art of planning for the city’s future in five important ways:
First, the 2030 Comprehensive Plan establishes a definitive Vision Statement reflecting
the shared values and aspirations of citizens, which becomes the policy touchstone and the
destination for the comprehensive plan.
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City of Georgetown 2030 Comprehensive Plan
1.4
Second, it identifies the tools that should be put in place to better manage the
city’s growth so as to realize the Vision. These include a tier system to stage the
city’s growth over time and prevent the consequences of fragmented sprawl, as
well as land use categories and development standards to promote more creative
and efficient development, such as mixed-use and walkable communities. It also
suggests an Adequate Public Facilities Ordinance to ensure that premature devel-
opment does not overburden schools, infrastructure, and public safety resources.
Third, it depicts on its Future Land Use Map the desired patterns and locations for
land use between now and 2030, including the land needed for future employment
uses to strengthen the tax base and enable the city to become more economically
independent.
Fourth, as the city has grown, Georgetown has reached its potential ETJ limits to
the east, south and west, creating an ultimate growth boundary in those directions.
This allows the City the opportunity to begin approaching planning decisions
based on the ultimate buildout, potential redevelopment, and inter-connectivity to
adjacent communities without an endless horizontal growth scenario.
Finally, it provides a framework for implementation that includes a timetable of
actions along with protocols to monitor progress and make amendments thus
ensuring that the plan will remain relevant to emerging challenges and changing
circumstances.
THE PLANNING PROCESS
The City of Georgetown mobilized a significant effort to create the 2030 Compre-
hensive Plan. The first step in the planning process was the preparation of the Land Use
Element, completed through a collaborative structure in which specific responsibilities were
assigned as follows:
A Comprehensive Plan Steering Committee, comprised of a broad cross-section
of citizens, guided policy-making throughout the plan process, including nine
monthly meetings.
A Staff Resource Team, comprised of senior City staff, compiled necessary data
and studies, provided support for all presentations and meetings and took responsi-
bility for much of the mapping.
A Consultant Team, led by Wallace Roberts and Todd, LLC, facilitated the plan-
ning process and drafted the land use policies and strategies for review and refine-
ment by City staff and the Steering Committee.
The Georgetown 2030 Comprehensive Plan is the product of a careful design process
that incrementally built consensus on the desired future of the city and the means to achieve
that future. The Land Use Element led the way in the design of this process, in which the
major steps were as follows:
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Chapter 1. - Introduction
1.5
Step One: Project Mobilization
The “getting ready” step consisted of meetings between City staff and consultants to review
available data and design a coordination protocol, a day-long tour of Georgetown, interviews with
a variety of community leaders and stakeholders to get an initial scan of issues of local concern,
and a Steering Committee Kickoff Meeting to discuss the steps in the planning process, the “job
description” of the Steering Committee, and their expectations about outcomes.
Step Two: Vision Statement
If a comprehensive plan is thought of as a community’s roadmap to the future, then the
Vision Statement should be thought of as the community’s destination: a description of the desired
future character of the community based on the shared values and aspirations of its citizens. The
process to write the Vision Statement for Georgetown’s 2030 Comprehensive Plan included the
following:
Community Forum Series One – “Aspirations and Concerns”
The first of three community forum series were held on November 2, 3 and 4, 2006 to
measure consensus on community aspirations for the desired quality of life and community
character of Georgetown, today and in the future, and the perceived impediments to realizing
those aspirations. Steering Committee members were trained to facilitate small group discussions
using a modified “SWOT” (Strengths, Weaknesses, Opportunities, and Threats) technique. The
results were subsequently tabulated for use in articulating shared values and identifying key issues
of community concern.
Issues Identifi cation
The consultant assisted the Steering Committee in identifying issues raised through the
stakeholders’ interviews and Community Forum Series One, including the identification of key
themes and areas of apparent consensus.
Vision Statement
The Vision Statement, included in Chapter 2.0 of the plan, puts into words and images an
expression of the community character and quality of life desired by residents. The Vision State-
ment is the motivation and the policy touchstone for the Land Use Element, as well as for all
comprehensive plan elements to follow.
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City of Georgetown 2030 Comprehensive Plan
1.6
Step Three: Existing Conditions and Trends – the Dynamics of Change
In this step, a systematic investigation and analysis of existing conditions and trends was
conducted in the following areas:
Existing Conditions
Regional Context
Natural Features
Existing Land Use
Zoning
Current Land Use Policies
Community Facilities
Police/Fire/EMS
Infrastructure (water and wastewater)
Transportation/Road Network (existing and planned)
Development Trends
Annexation History
Development/Permitting Trends
On-going/Planned/Proposed Developments
Community Structure (susceptibility to change and development)
Factors for Change (potential triggers for growth)
Build-out Scenario
A series of meetings of the Steering Committee were facilitated to deliberate potential
policy responses to the emerging development patterns and trends, with a particular focus on
altering these patterns and trends to ensure that in the future they will reflect the 2030 Vision of
Georgetown.
Step Four: Preliminary Goals, Policies and Strategies / Future Land Use Map
The consultant drafted a series of preliminary Land Use Goals, Policies and Strategies to
address the issues that emerged from the existing conditions and trends assessment. In addition,
the consultant and City Staff prepared several iterations of a Future Land Use Map, depicting the
land use and development patterns reflected in the preliminary Goals, Policies and Strategies. In
a sequence of monthly Steering Committee meetings, the “menu” of draft policy directions for
each identified issue, along with the Future Land Use Map and proposed Growth Management
Framework, were incrementally refined until the Steering Committee arrived at consensus.
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Chapter 1. - Introduction
1.7
Step Five: Public Review of Preliminary Goals, Policies and Strategies /
Future Land Use Map
The preliminary Goals, Policies and Strategies, the Future Land Use Map and the Growth
Management Framework were presented to the public at a series of events, including:
• City Council Workshop Presentation
At a workshop on August 13, 2007 the Consultant and City Staff presented the Preliminary
Goals, Policies and Strategies and Growth Management Framework and received City Council
direction to present it for public review.
• Community Forum Series Two
On August 23 and 24, 2007, the Consultant and City Staff presented the Preliminary Goals,
Policies and Strategies and the Growth Management Framework at two community forums
to answer questions, receive public comment, and refine the policy and growth management
frameworks.
• Community Forum Series Th ree
On October 4 and 5, 2007, the Consultant and City Staff presented the proposed Future
Land Use Map, along with the refined Goals, Policies and Strategies and the Growth Management
Framework in a sequence of two community forums, with the aim of answering questions and
receiving public comment.
Step Six: Comprehensive Plan Framework Document / Land Use Plan
Element
The Future Land Use Element, along with the Comprehensive Plan Framework, was docu-
mented to reflect and respond to public input at the final community forums, at the direction of
the Comprehensive Plan Steering Committee.
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