Council takes first reading on zoning text amendment to allow mixed-use planned developments and change density calculations

The Georgetown City Council on June 23 held a lengthy first reading of a zoning text amendment that would revise several sections of the Georgetown-Scott County zoning ordinance to introduce mixed-use planned unit developments in multiple zones and change how residential density is calculated (from net acreage to gross acreage) in several zoning districts.

Holden, a planning staff member presenting the item, described two primary themes: introducing planned unit developments to allow mixed-use projects in more zones, and shifting density calculations from net to gross to simplify early-stage planning. "For new developments, typically utilize gross; net density is typically utilized for infill developments," Holden said, explaining that gross acreage is a simpler, earlier-stage calculation and net acreage removes roads or other infrastructure before calculating allowable units.

Council members expressed concern that changing to gross acreage could increase theoretical unit counts and thereby allow denser development. "So you are gonna be able to have more houses. Is that correct?" asked one council member; Holden acknowledged the calculation change can increase the base number of units but stressed that lot size, setback and dimensional rules would remain in place and that planned unit developments still must go through the development-review process.

Fire and public-safety considerations were discussed. A fire chief present said taller buildings can change operational needs; he noted ladder-truck reach and collapse-zone considerations for structures above four to five stories. Council members pressed planning staff on open-space protections, whether net acreage would still be used for infill, and whether the forthcoming housing needs assessment should inform any change.

Holden and other planning staff said the amendment is intended as a first step toward implementing the comprehensive plan's call for more mixed-use development. The ordinance text would amend multiple sections and the schedule of dimensions to calculate maximum residential density by gross acreage and to increase the maximum height in R3 to three stories or 50 feet; it would also add planned-development provisions and clarify neighborhood-commercial limits in B1 and V4 zones. The item was introduced and publicly read for the first time on 06/23/2025; the council did not take a final vote and directed continued review and stakeholder engagement.

Why this matters: The change alters how allowable density is calculated and introduces a vehicle for mixed-use projects in zones beyond the downtown central business district. Both changes could affect future housing supply, neighborhood character and infrastructure demand; council members asked for more data, including the housing needs assessment and examples from other jurisdictions.

Next steps: Staff will continue outreach with stakeholders and may return with edits; the planning department indicated this is a first-step, phased approach rather than an immediate blanket rezoning.

Speakers (selected): - Holden, planning staff (presenter) — government (planning department). First reference: 2970.695 - Kim Minkie, councilmember (sponsor of text amendment) — government (council). First reference: 2950.3198 - Leslie Mitchell, councilmember — government (council). First reference: 2409.3948 - Fire Chief, public safety (speaker not fully identified in transcript) — government (fire department). First reference: 3732.845

Authorities explicitly referenced in the discussion and ordinance text: Georgetown-Scott County Zoning Ordinance, Articles 4 (sections 4.3, 4.4) and schedule of dimensions. The full text was made available in the city clerk's office and was publicly read for first reading on 06/23/2025 (transcript starting 2970.215).

Actions extracted from the meeting: first reading introduced (no final vote). The transcript shows sustained questions from multiple council members and staff exchanges about density calculation (gross vs. net), open-space credit, planned unit development practice, and how infill differs from greenfield calculations.

Provenance (evidence spans): first presentation block (2970.215'') and later Q&A and discussion blocks through 4613.755 where council debate continued.

Ending note: Because this item made extensive cross-zone edits, planning staff and the council indicated additional outreach, a housing needs assessment and further technical edits before any final passage.