Georgetown intends to add more mixed-use, high-density developments to diversify housing opportunities

The Georgetown Planning Department has prioritized diversification of the city’s mix of residential and non-residential properties and is ultimately aiming for more mixed-use and high-density developments under the city’s comprehensive 2030 plan, which details how the city’s land will be developed should the future.

One factor driving the city’s future land-use map is that Georgetown’s population is expected to surpass 100,000 by 2030, according to the plan and data from the US Census Bureau — a 44.4% growth since 2022.

There are 20 multi-family complexes under construction and other commercial projects are underway in the plan’s density target areas such as Williams Drive and the NE Inner Loop.

“As we continue to grow, our patterns will shift, and the future land-use element in the plan helps guide those development patterns,” said Nat Waggoner, associate director of long-term planning.

Map it out

The comprehensive plan, approved in 2020, identifies 11 land-use categories — such as neighborhoods, community centers, and parks and recreation — that make up the city’s future land-use map, or FLUM. According to the plan, the FLUM and its categories serve as the city’s long-term roadmap to provide an overall framework for the city’s preferred development pattern based on balanced, compatible and diversified land use.

Prior to updating the plan, Wagoner said high-density housing is a standalone use. Now it will exist within the future employment center, community center and regional center land use categories, which could benefit both developers and residents.

“What we’ve heard from the community is that they want more complete neighborhoods – and we recognize that multi-family housing is in some ways a neighborhood – so we wanted to make sure the people who live in those settlements have access to goods.” and have services,” Wagoner said.

According to the plan, the city aims to have 75% non-residential and 25% residential development within a regional center. This ratio allows for developments such as large shopping malls, large retailers and flex office space in close proximity to residential buildings, which the plan says encourages interaction between residents and businesses.

The Sheraton Hotel and Conference Center at 1101 Woodlawn Drive and The Summit at Rivery Park Apartments are examples of regional center development.

Likewise, an employment center should have a ratio of 80% non-residential and 20% residential. Employers are to be supported by the inclusion of medium to high-density housing in these areas.

St. David’s Georgetown Hospital and The Rail at Georgetown Apartments are in one employment office.

“Population growth and housing affordability have led to increased demand for alternatives to low-density single-family homes,” said Cesar Acosta, Georgetown’s director of long-term planning. “The inclusion of employment and regional centers in the plan has been helpful in helping us transition.”

Working on Williams Drive

The plan encourages redevelopment in key areas like Williams Drive.

The Williams Drive Study, designed in 2017 by the Capital Area Metropolitan Planning Organization and the city, focuses on a 558-acre area along Williams Drive between San Gabriel Park and Lakeway Drive. Waggoner said the vision is to create a vibrant mixed-use center and gateway.

Because the study emphasizes traffic flow, the city is working to request engineers to conduct an access management study that will propose the removal and repositioning of access roads along Williams.

Other areas of concern, according to the plan, include pedestrian accessibility, consistent signage and branding, mixed-use infrastructure, and modern touches and features.

One redevelopment project in the works is the former McCoy Elementary School property, a 12-acre site acquired by Partners Capital in December. Located at 1313 Williams Drive, the building housed the Georgetown ISD administrative staff when the new McCoy School was built. In 2018, the staff moved into the Hammerlun Center for Leadership and Learning, leaving the former school empty. Demolition was approved in March 2019.

According to a press release from Partners Capital, the real estate company plans to build a mixed-use, multi-family residential and commercial development that will house retail stores, medical offices and restaurants.

“Williams Drive is a major thoroughfare for the city,” Waggoner said. “Efforts to develop the Williams Drive Study and Comprehensive Plan 2030 included outreach and community conversations.”

affordability and availability

ApartmentData.com’s June report shows that there are approximately 23,995 apartment buildings in the Round Rock and Georgetown submarket.

“Because of buyer fatigue, rising interest rates and general price increases, people are not really sure how best to spend their money,” said Brandy Wünsch, secretary and treasurer of the 2022 Austin Board of Realtors. “This is driving buyers to look for … alternatives to the single-family home.”

An estimated 5,500 multifamily units were submitted to the City of Georgetown for approval from October 2021 to June 2022. Radius Wolf Ranch, a 321-unit complex at W. University Ave. 1845, was recently approved.

“Our timing for delivery couldn’t come soon enough,” said Matt Akin, President of McCann Realty Partners. “It’s very expensive for people trying to find affordable options.”

According to ApartmentData.com, the median rent for June 2022 in the Georgetown and Round Rock submarkets is $1,558 — $20 more than the Pflugerville and Tech Ridge submarkets.

“It’s difficult for us to control or significantly affect housing costs,” Acosta said.

The city is considering updating its development code to align with the 2030 plan, Waggoner said. In addition, the city may consider programs such as down payment assistance and multi-family home tax exemptions.

“We want to be able to support people from all backgrounds who have decided to make Georgetown their home,” Acosta said.