Pulte seeks guidance on Atkinson Ranch MUD; wastewater timing and annexation for commercial areas are key issues

City of Georgetown staff and Pulte Group representatives presented a Municipal Utility District (MUD) proposal and land‑use concept for Atkinson Ranch, a roughly 361‑acre project in the city’s extraterritorial jurisdiction (ETJ) west of Williams Drive, and requested council feedback on whether to entertain an ETJ MUD application.

Nick (city staff) framed key policy issues — annexation, bond issuance and maturity, master development fee, UDC variances, wastewater availability and site connectivity. Pulte Group (Anaya Johnson, land‑planning manager; Steve Ashlock and Brian Beal, senior land executives) explained a revised land plan that responds to updated Atlas‑14 floodplain mapping and described the project’s proposed product mix, amenities and estimated infrastructure costs.

Why it matters: The decision to allow an ETJ MUD vs. insisting on in‑city MUD or annexation affects tax rates, developer financing, long‑term public infrastructure ownership and whether the city can secure sales tax and regulatory control over commercial areas. Wastewater capacity and schedule at the Northlands plant — and the potential need for an on‑site package treatment plant — materially change project economics.

Project summary and developer presentation

Pulte described a repurposed site plan after Atlas‑14 floodplain updates reduced developable acreage. The company now plans approximately 546 Del Webb (active adult) homes in the southern portion of the tract (a reduction of about 43% from an earlier concept) and commercial and medium‑density…