The URL can be used to link to this page

Home My WebLink About1- Downtown Master Plan (Full) i DOWNTOWN MASTER PLAN UPDATE CITY OF GEORGETOWN, TX FINAL PLAN | MARCH, 2014 ii City of Georgetown | Downtown Master Plan Update CREDITS CITY OF GEORGETOWN CITY COUNCIL George Garver, Mayor Patty Eason, District 1 Keith Brainard, District 2 Troy Hellman, District 2 John Hesser, District 3 Steve Fought, District 4 Jerry Hammerlun, District 5 Rachel Jonrowe, District 6 Tommy Gonzalez, District 7 Former Council Members Troy Hellman, District 2 DOWNTOWN MASTER PLAN ADVISORY COMMITTEE Phillip Baker, Arts and Culture Board Anna Eby, Historic and Architectural Review Commission Bob Johnson, Parks and Recreation Board David Kellerman, Main Street Advisory Board Linda Nix, Library Board Roland Peña, Planning and Zoning Commission Georgene Richaud, Convention and Visi- tors Bureau Board Tim Todd, Housing Board CITY STAFF Paul Brandenburg, City Manager Laurie Brewer, Assistant City Manager Jackson Daly, Executive Assistant Matt Synatschk, Historic Planner Jennifer Bills, Housing and Community Development Block Grant Manager Kimberly Garrett, Parks and Recreation Director Shelly Hargrove, Main Street Manager Keith Hutchinson, Public Information Officer Eric Lashley, Library Director Cari Miller, Convention and Visitors Bureau Director Mark Miller, Transportation Services Manager Paul Pausewang, Support Services Manager Andrew Spurgin, Planning Director Mark Thomas, Economic Development Director SPECIAL THANKS A special thank you to all the Downtown Overlay District property owners, tenants and interested persons who participated in the workshops and public hearings dur- ing the planning process. CONSULTANTS Winter & Company 1265 Yellow Pine Avenue Boulder, CO 80304 (303) 440-8445 Urban Advisors, Ltd. 1211 NW Glisan Street Portland, OR 97209 (503) 248-4030 iii TABLE OF CONTENTS INTRODUCTION .................................................................1 PLAN PURPOSE 1 THE PLANNING PROCESS 2 PLAN BOUNDARY 2 MASTER PLAN UPDATE 4 PROGRESS SINCE ORIGINAL MASTER PLAN 4 DOCUMENT ORGANIZATION 7 1-EXISTING CONDITIONS ....................................................9 HISTORIC OVERVIEW 9 GEORGETOWN TODAY 11 PREVIOUS PLANNING EFFORTS 11 ISSUES AND OPPORTUNITIES 12 2-FRAMEWORK STRATEGY ...............................................29 A VISION FOR DOWNTOWN 29 A MARKET STRATEGY 30 THE FRAMEWORK STRATEGY 32 ACTIVITY CENTER CONCEPT 39 3-DEVELOPMENT STRATEGY.............................................43 CHARACTER AREAS 43 DEVELOPMENT PROTOTYPES FOR DOWNTOWN 50 OPPORTUNITY AREAS 59 iv City of Georgetown | Downtown Master Plan Update 4-PEDESTRIAN & BICYCLE CIRCULATION & STREETSCAPE DESIGN ...........................................................................75 PEDESTRIAN CIRCULATION ROUTES 75 SIDEWALK DESIGN 81 CROSSWALKS AND INTERSECTION DESIGN 84 STREETSCAPE STRATEGY 87 5-AUTOMOBILE CIRCULATION & PARKING .........................93 AUTO CIRCULATION 93 PARKING 99 6-GATEWAYS, WAYFINDING & PUBLIC SIGNS ...............................................................105 GEORGETOWN ENTRANCE 105 GATEWAYS 107 WAYFINDING AND SIGNAGE 110 7-PARKS, OPEN SPACE & PUBLIC ART ............................115 PARKS AND PLAZAS 117 PUBLIC ART 119 8-IMPLEMENTATION STRATEGIES ....................................121 A STRATEGY FOR IMPLEMENTATION 121 EXISTING FUNDING SOURCES 122 POTENTIAL FUNDING SOURCES 124 PRIORITIZATION 126 APPENDIX ......................................................................127 PRELIMINARY MARKET OVERVIEW FOR THE GEORGETOWN STUDY AREA 1 Introduction INTRODUCTION PLAN PURPOSE The purpose of this document is to up- date the overall vision for downtown and and revise previous concepts and design ideas in order to enable the city, property owners and citizens to make informed, strategic decisions about future devel- opments and enhancements. Changing demographics, new priorities and recent development success have driven the desire to update downtown priorities and concepts. The concepts provided herein were vetted and largely developed by community members, stakeholders, and political leaders in an intensive public outreach process. This Plan establishes a policy base regard- ing capital improvements and other public investments, new private-sector develop- ment, and opportunities for public-private partnerships. It is a tool to guide policy de- cisions rather than mandate them, i.e. all private development projects still have to follow specific requirements in regulatory documents such as Downtown and Old Town Design Guidelines and Downtown Overlay District standards in the Unified Development Code. However, this Plan, in some cases, might suggest updates to those documents based on the preferred vision as established by the public. The updated plan details a downtown framework system and identifies the ele- ments that interface most closely with it: new development, pedestrian circulation, streetscape design, wayfinding systems, parks and open space, and circulation and parking. Finally, an Implementation chapter lays the steps for the City to fol- low in terms of prioritization and funding. This Plan is based on three fundamen- tal elements for a successful downtown Georgetown: 1. It is a pedestrian-oriented place. 2. It is the heart of the city. 3. It is a key economic center for the entire business community. Over the past ten years the City of Georgetown has worked dili- gently to implement the vision of the Downtown Master Plan, which seeks to maintain the city’s unique character while maximizing op- portunities for economic development and for enhancing the quality of life for its residents. While many decisions have been made and new development has occurred in Downtown, it is time to update the Plan. Many original master plan ideas are still valid and con- tinue to be supported, while others have changed due to various reasons. The Downtown Master Plan Update of 2014 seeks to pro- vide an updated framework for the citizens of Georgetown to use in planning for the future of the downtown through the year 2030. 2 City of Georgetown | Downtown Master Plan Update THE PLANNING PROCESS The City of Georgetown sponsored the development of this plan and established an Advisory Committee, comprised of staff members and heads of local boards and commissions, who helped establish basic goals and objectives. The City of Georgetown embraces open communication and interaction amongst community members, acknowledging that when neighbors work together toward a common goal, positive and proactive planning can occur. Community par- ticipation was a key part of the planning process. Residents, property owners, business and civic leaders participated in a series of public workshops. These in- cluded a design charrette, which allowed participants to illustrate their visions for downtown. Attendees helped identify key issues, goals and objectives and created key concepts for redevelopment. Informa- tion from previous planning efforts, com- munity workshops, committee reviews and on-site observations also inform the plan recommendations. PLAN BOUNDARY The plan boundary follows that of the Downtown Overlay District, which was ad- opted in 2001. It also includes the 9-block Historic Overlay District surrounding the courthouse square. The Downtown and Historic Overlay Districts define an area in which special design guidelines apply for many types of improvements. In terms of permitted land uses, the boundary follows the Mixed Use Downtown (MU-DT) zone in the Unified Development Code (see Chapter 5 of the UDC for permitted uses.) This boundary is used for the Downtown Master Plan because it includes all of the properties that have the potential to rede- velop with a mix of uses. The planning area is framed by established neighborhoods, which the comprehensive plan envisions remaining stable residential places. Through development of this Plan, it became apparent that the Downtown Overlay District should be extended to include city-owned properties that will likely redevelop into a Municipal Center. The extension is shown in a dashed black line throughout the document. There was also discussion of including some proper- ties in the northwest quadrant, however this change would warrant more studies. A series of community workshops helped identify key issues, goals and objectives.Residents, property owners, business and civic leaders came together to discuss critical issues. 3 Introduction 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 2nd St. E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n Ave . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . Elm S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 1 | PLAN BOUNDARY LEGEND: Downtown Overlay District Boundary Historic Overlay District Boundary Proposed Extension of District Boundary 4 City of Georgetown | Downtown Master Plan Update PROGRESS SINCE ORIGINAL MASTER PLAN Since the adoption of the 2003 Master Plan, the citizens and staff of Georgetown have utilized the document as intended and numerous projects have been initi- ated as a result of the planning effort. Even through a national economic recession, the City was able to make smart invest- ments and emerge as a community with momentum focused on advancing quality of life. The numbers speak for themselves: in 2002, the city’s valuation was approxi- mately $2.4 billion and by 2013 the tax base was approximately $4.7 billion. Sales tax generation went from $3.54 million in 2002 to $8.84 million in 2013. The Down- town TIRZ (Tax Increment Redevelopment Zone), which has the same boundaries as this Plan, shows that property values have continually increased over time. In 2004, the downtown TIRZ combined property values equaled about $37 Million. In 2012, that value had increased to over $70 Mil- lion - almost double! The overall bond rating for Georgetown is scored at an AA+. Downtown TIRZ property values have continually increased since its creation in 2004. Downtown TIRZ Property Values $-‐ $10,000,000 $20,000,000 $30,000,000 $40,000,000 $50,000,000 $60,000,000 $70,000,000 $80,000,000 2004 2005 2006 2007 2008 2009 2010 2011 2012 MASTER PLAN UPDATE In the past 10 years, Georgetown has been quite successful in preserving historic resources and promoting economic de- velopment downtown, particularly in the blocks framing and adjacent to the historic courthouse. A new library and arts center add to the civic and cultural purpose of the area and new restaurants, retail busi- nesses and wineries have helped enliven and enrich the downtown experience. New townhomes have also presented new housing options. Pedestrian circula- tion and trails, a major component of the original Master Plan, have improved and each year new capital improvements are made to accommodate more pedestrian activity downtown. Even with recent success, downtown still faces some challenges that could threat- en its competitive advantage. It lies in a corridor of other communities that can attract desirable businesses by offering a “small town” atmosphere. If Georgetown fails to maintain the character of its down- town core and enhance its vitality, then its competitive edge in a broader arena of regional economic and community de- velopment would be diminished. The city has therefore taken the initia- tive to update their master plan to stay competitive. The ideas presented in this document, the Downtown Master Plan Update, are for a future character, one that is not yet realized, but that can eas- ily be achieved if City, County, and busi- ness leaders put forth a concerted effort towards implementation. All of the recom- mendations in this plan are designed to work together, in a cohesive urban design system. 5 Introduction PRIVATE INVESTMENT • Two Rivers Residential Development - not in the study area, but influential to downtown resurgence (Austin Avenue & San Gabriel Village Blvd.) • Grape Creek and Georgetown Winer- ies (downtown square) • El Monumento restaurant (2nd Street & Austin Ave.) • Ruby K’s restaurant (8th Street & Church Street) • Thundercloud Subs restaurant (9th Street & Main Street) • Gumbo’s restaurant (downtown square) • The Hollow restaurant (downtown square) • Hummingbird Hollow retail (9th Street and Austin Ave.) • Union on 8th event center (8th Street and Myrtle Street) • All Things Kids retail (downtown square) • The Escape retail (downtown square) • The Southern Hippie retail (8th Street & Main Street) New restaurants have helped enliven downtown. PUBLIC INVESTMENT • Justice Center, County Jail and Public parking structure (4th Street & Rock Street) • Georgetown Central Library (8th Street and Forest Street) • Public Parking Lot (9th Street and Main Street) • Streetscape improvements (mainly along Austin Avenue and Main Street) • Signage and wayfinding improve- ments (throughout downtown) • Downtown Art Center and Splash Pad (9th Street & Main Street) Streetscape improvements and an upgraded public parking lot along Main Street have helped activate it and make it more walkable. 6 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 2nd St. E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n Ave . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . Elm S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 2 | PROGRESS SINCE 2003 LEGEND: Downtown Overlay District Boundary New Public Project New Private Project New Private Business New Public Streetscape El Monumento JailJusticeCenter Parking Structure Townhomes Tamiro Plaza Monument Cafe New Central Library Courthouse Renovation Art Center Public Parking Lot New Retail Center Proposed Extension of District Boundary 7 Introduction DOCUMENT ORGANIZATION The plan is organized in eight topic areas: 1. EXISTING CONDITIONS • Reviews guiding city policies • Notes opportunities and issues 2. BASIC FRAMEWORK • Explains and illustrates the com- prehensive vision for downtown 3. DEVELOPMENT STRATEGY • Introduces the character areas • Introduces new development pro- totypes • Introduces development scenarios for key opportunity areas 4. PEDESTRIAN AND BIKE CIRCULA-TION AND STREETSCAPE DESIGN • Recommends priorities for pedes- trian improvements • Recommends sidewalk and cross- walk enhancements • Provides hierarchy of design ele- ments 5. AUTOMOBILE CIRCULATION AND PARKING • Recommends circulation improve- ments • Provides parking strategy 6. WAYFINDING AND PUBLIC SIGNS • Identifies locations for wayfinding and public signs • Provides recommendations for sign design improvements • Recommends design solutions for accenting important gateways 7. PARKS AND OPEN SPACE • Identifies sites for new parks, pla- zas and open space in downtown • Public art placement 8. IMPLEMENTATION STRATEGIES • Identifies funding mechanisms • Identifies criteria for setting priori- ties 8 City of Georgetown | Downtown Master Plan Update ILLUSTRATIONS NOTE: The Downtown Master Plan Update incorporates several illustrations that demonstrate design concepts. These include sketches of some specific development opportunities. Note that the sketches illustrate how the principles would be applied to these situations, but they do not dictate that the sites are to be de- veloped as shown. PLAN BOUNDARY NOTE: This plan establishes policies for the Downtown Overlay District only, as shown in the Plan Boundary (Map #1.) In some cases, maps within the document include diagrams that extend beyond this area, for the purposes of illustrating functional relationships with adjoining neigh- borhoods. This does not mean that policy ideas from the Downtown Overlay District should extend be- yond the boundaries and into those areas. 9 1-Existing Conditions HISTORIC OVERVIEW Georgetown was founded in 1848, and named county seat of Williamson County that same year. At that time the “town” was little more than an undeveloped tract overlooking the confluence of the North and South San Gabriel Rivers. Founding father George Washington Glasscock do- nated 173 acres of land which was quickly surveyed and marked off in a uniform grid of lots and blocks and offered for sale at a public auction on July 4, 1848. This grid system of development, with a central public square donated for governmen- tal purposes, is typical of county seats throughout the state. Farming the surrounding land appeared to be the principal endeavor of most George- town families at this time according to census records of 1850. Other occupa- tions listed in the census records were merchant, trader, grocer, hotelkeeper, and lawyer. Commercial and mercantile estab- lishments were concentrated in the center of the community around the square. The expanded labor force included a com- paratively large number of blacksmiths in addition to a tanner, gunsmith, wheel- wright and millwright, each serving a criti- cal need in the settlement activities of the young town. It was not until 1857 that a courthouse stood in its designated central loca- tion. Official county business was origi- nally conducted beneath an oak tree two blocks southeast of the square, at the intersection of 9th and Church Streets (now Founder’s Park.) Next, a log building located on the east side of Main Street across from the square, and later a wood frame residence served as the courthouse before a two-story, rubble stone building was erected on the square in 1857. The last two decades of the 19th century brought great and lasting changes to the appearance of Georgetown. It was a time of robust economic development activ- ity and physical expansion. Having been established as the home of Southwestern University in the late 1870s and tied into a rapidly expanding railroad network in 1878, it was apparent to all that the county seat of Williamson County had a promis- ing future. Arrival of the railroad facilitated expanded retailing activities as well. Local mer- chants could stock their stores with prod- ucts from regional and national manufac- turing centers. Downtown Georgetown became an important commercial center for the surrounding area, which supported widespread agricultural and ranching pursuits. First floor storefronts were de- This chapter of the Downtown Master Plan Update acknowledges recent success and documents existing opportunities and issues that were compiled from the public process. This chapter lays the foundation for ideas presented in subsequent chapters of the plan. 1-EXISTING CONDITIONS 10 City of Georgetown | Downtown Master Plan Update voted primarily to retail activities with the second floors utilized for residential and more commonly, professional occupa- tion. Attorneys were particularly attracted to available spaces with close proximity to the courthouse. Once the construction boom began, it swept throughout the central business district and lasted into the early 20th century. The county constructed its fourth courthouse in 1879, a stylized example of the French Second Empire style designed by architects Preston and Ruffini. This high Victorian structure was deemed too small in the early 1900s and razed to allow construction of the present structure in 1910. The current courthouse, visible for miles in all directions, is a restrained ex- ample of Beaux Arts Classicism, designed by Austin architect Charles Hall Page. When completed, the imposing structure featured terra cotta pediments with base relief carving and a terra cotta balustrade encircling the roof. These decorative ele- ments were removed from the structure in 1965 to relieve potential safety hazards. Though the boom period ended in the early 20th century as the population de- clined slightly between 1910 and 1920, this robust Victorian era left its mark on the city. The growth trend resumed in 1930, but setbacks from the Depres- sion, World Wars, and a regional drought weighed heavily on the local economy. Fi- nancial activities in this agricultural region became decidedly conservative and the face of downtown Georgetown changed very little until later in the 20th century. The advent of the automobile and result- ing increased mobility of the local popu- lation, coupled with the development of regional shopping centers and malls in nearby Austin, caused a tremendous de- cline in downtown Georgetown retailing in the 1970s and early 80s. In response, concerned citizens and property own- ers entered into the Texas Main Street Program in 1982. The program was very successful and resulted in the restoration of the majority of buildings on the square and revitalization of the downtown. The program was enabled because of the prior designation of the Town Square Historic District in 1975 which had helped bring attention to preservation in the area. In 1997, Georgetown was named a “Great American Main Street City.” The district was expanded in 1999 and encompasses the eight blocks that surround the historic courthouse and the block on which it was built, which make up the square. Georgetown Square (Austin Avenue) circa 18?? Georgetown Square (Austin Avenue) today. 11 1-Existing Conditions GEORGETOWN TODAY Today, Georgetown is a community of more than 50,000 located approximately 26 miles north of Austin, Texas. In recent years, the downtown core and adjacent residential neighborhoods have experi- enced revitalization. Recent success has raised Georgetown’s competitive edge as a desirable place to start a career, raise children and retire. Known for its rich history and Victorian architecture, Georgetown has over 200 homes and buildings listed on the Na- tional Register of Historic Places and was the recipient of the Great American Main Street Award in 1997, the first Texas city ever so recognized. The continued success of the Main Street Program and historic district is apparent, which has enabled restoration of the courthouse and other historic downtown buildings to bring back a sense of heritage. The Downtown Overlay District and mixed use designation of the UDC, design guidelines and the 2003 Downtown Master Plan also set forth a modern vision for the future of Georgetown while respecting its past. As growth in Georgetown continues, it will be important to sustain its rich history. A re- evaluation of historic resources, including a historic building survey that follows Na- tional Register standards, is encouraged. PREVIOUS PLANNING EFFORTS Reinvigorating downtown as the heart of the community is well established in ex- isting policies and studies. Background materials that relate to the Downtown Master Plan include the Downtown and Old Town Design Guidelines (2001), Uni- fied Development Code (2003), 2030 Comprehensive Plan (2008/09), Future Land Use Plan (2010), and the Market Study for Downtown District (2011). Major policy documents that relate to this plan are described below. DOWNTOWN AND OLD TOWN DESIGN GUIDELINES The Downtown and Old Town Design Guidelines outline proper treatment and design options for historic and modern properties in downtown. Any modifications to existing historic properties, as well as new construction, additions and signs in the Downtown and Old Town Overlay Districts must follow the parameters set forth in this document. They were adopted in 2001 (revised in 2012) as one of the first products spurred by a commitment to the continued redevelopment of downtown. UNIFIED DEVELOPMENT CODE The Unified Development Code estab- lishes overlay districts which contain spe- cific development and design standards for special areas within Georgetown. The Downtown Overlay District, which cor- relates to the Downtown Master Plan Up- date study area, is intended to provide for 12 City of Georgetown | Downtown Master Plan Update the protection of the aesthetic and visual character of the square and downtown Georgetown. It permits a mix of uses and establishes regulations for building height (40 feet maximum,) setbacks, parking, signs and landscaping and buffering. All development, except for ordinary maintenance and repair, is reviewed in accordance with the adopted Downtown and Old Town Design Guidelines by the Historic and Architectural Review Com- mission (HARC). The location, character, and appearance of proposed develop- ment, renovation or redevelopment activ- ity is considered by the committee. According to Section 4.08.010(C)(2), Gen- eral Review Criteria: • The proposed work complies with the Design Guidelines; • The integrity of an individual historic structure is preserved; • New buildings or additions are de- signed to be compatible with sur- rounding historic properties; and • The overall character of the Downtown Overlay District is protected. 2030 COMPREHENSIVE PLAN The 2030 Vision Statement supports pro- moting and revitalizing the downtown by stating: “In 2030, Georgetown is a growing city, recog- nized throughout the region and the nation as a premier community of choice by virtue of its exceptional livability; proud historic heritage; welcoming, engaging people; safe neighbor- hoods; variety of well-paying jobs; excellent public schools; vibrant arts and cultural offer- ings; and well-planned infrastructure, transpor- tation, and public facilities...” ISSUES AND OPPORTUNITIES Existing issues and opportunities relating to downtown were identified in a number of public meetings, on-site inspections and focus group sessions. In these meet- ings, attendees participated in several exercises designed to discuss the state of downtown Georgetown and elicit public opinion on the future of the downtown. Their observations are included in this section. DOWNTOWN FRAMEWORK Downtown is organized in a grid system, with the courthouse square at its center. The South San Gabriel River winds along the northern and western edges of down- town, establishing a distinct boundary. Well-established residential neighbor- hoods frame the southern, western and eastern edges of downtown, which make up the key users of downtown. Flanking Interstate 35, north and west of the river, lie commercial properties, ho- tels, auto-oriented commercial centers, as well as multifamily housing. University Avenue, the primary east-west axis, lies along the southern edge of downtown. The major north-south street, Austin Avenue, cuts through the center of downtown. Both streets have exits from I-35. These streets establish a linear qual- ity to key circulation patterns and land uses within Georgetown. 13 1-Existing Conditions 1 inch = 1,000 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th S t . E. 8th St. E. 9th St. E. University Ave. W. 3rd St. W. 4th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n A v e . Mai n S t . Ch u r c h S t . Myr t l e S t . .tS mlE As h S t . Fo r e s t S t . Har t S t . .tS tseroF Mar t i n L u t h e r K i n g S t . Wes t S t . Sce n i c D r . Au s t i n A v e . Mai n S t . Ch u r c h S t . My r t l e S t . South Sa n G a b r i e l R i v e r www.winterandcompany.net MAP 3 | EXISTING CONDITIONS LEGEND: Primary Auto Route Recreational Landmark Downtown Overlay District Boundary E. 10th St. W. 7th St. .tS mlE Col l e g e S t . Wal n u t S t . Pin e S t . Hol l y S t . Mar t i n L u t h e r K i n g S t . W. 13th St. W. 14th St. W. 15th St. W. 16th St. W. 17th St. San Gabriel Village Blvd. Morrow St. Spring St. Willi a m s S t . Inters t a t e 3 5 N. M y r t l e S t . N. C h u r c h S t . N. M a i n S t . Residential Edge Secondary Gateway Primary Gateway Institutional Landmark North San Gabr i e l R i v e r Riv e r y B l v d . Existing Trails Proposed Extension of District Boundary To West Georgetown & Sun City To GeorgetownHigh School To I-35Austin/Dallas To I-35/Austin To SouthwesternUniversity / Hwy 130 Southwestern University Snyder AthleticFields GeorgetownElementary School Fields ChurchSteeple VFW Park McMasterAthleticComplex San GabrielPark GeorgetownRecreationCenterRiveryPark RiveryTownCrossing Blue Hole Park Historic Cemetery Justice Center Visitor’s Center Williamson CountyCourthouse City Hall The WilliamsonMuseum Palace Theater Georgetown Library Grace Heritage Center GeorgetownArt Center & Splash Pad Water’sEdgeApartments Historic Bridges Two RiversApartments Chautauqua Park El Monumento 14 City of Georgetown | Downtown Master Plan Update FRAMEWORK ISSUES AND OPPORTU-NITIES: • The downtown core is clean, pedes- trian-friendly and safe • The downtown core has an “urban,” character, but streets like Austin and University Avenues remain auto-dom- inated and “suburban” • The Town Square Historic District of- fers historic downtown charm, but pedestrian circulation and ameni- ties outside the square is lacking • The North and South San Gabriel Riv- ers provide opportunities for open space and views, but connections to the rivers and across them to outly- ing neighborhoods and amenities are lacking • Healthy, close-in neighborhoods abut the downtown core • Southwestern University is close by, but not well connected • Government offices are downtown, but not concentrated • The Central Library serves as a down- town anchor • The Palace Theater is an entertain- ment amenity • The Historic Courthouse is an icon for the county The Courthouse Square has historic charm and is pedestrian-friendly and safe. MARKET CONSIDERATIONS Georgetown’s population is predicted to increase 15.5 percent by 2017, add- ing another 7,000 or more residents in a short amount of time. The largest growth in population is predicted for ages 55 and older, and young families with children. National trends indicate that these co- horts are seeking more active lifestyles in urban environments with cultural, rec- reational, shopping and dining opportuni- ties within walking distance of where they live. In other words, they wish to live near a true downtown. The Main Street Program has somewhat answered the call to this trend, particularly around the courthouse square, by building partnerships, pro- moting a positive image, offering design assistance and identifying new market opportunities to strengthen the downtown core. However, more focus and invest- ment is needed. Commercial Opportunity exists in the appeal of the historic character of downtown to attract more residents from the outlying region, for specialty shopping, dining and en- tertainment. A new conference center (The Rivery) and special events such as downtown festivals and sporting events (Southwestern) will add to commercial market opportunities for downtown. More specialty shopping would support a stron- ger tourist-oriented market as well. A continuing dilemma is the lack of con- sistent hours of operation and limited ser- vices in the evenings. The square is said to feel “closed” after dinner and residents would like longer hours and more sup- portive uses that activate the downtown longer. This in part is a result of a low resi- 15 1-Existing Conditions dent population within the district itself that would patronize evening businesses, as well as the lack of a critical mass of uses that would support businesses being open in the evening hours. New efforts have been made to support students at nearby Southwestern Univer- sity, such as Burger University, a Town/ Gown committee and football events on the square; however, this user group could still use more focus. Providing music and other performances that draw University students, as well as connecting the Uni- versity and downtown via bike routes for students to have better access would be beneficial. Finally, commercial market opportuni- ties exist to provide basic services to existing and future downtown residents. The likelihood of developing high quality residential will be limited without these additional amenities. The following is a list of preferred retail and dining businesses voiced by the public: • More restaurants (including walk-in fast food) • More outdoor dining • Groceries, including natural foods • Bakery • Brewery • Clothing, including men’s clothing • Variety / drugstore • Mail and shipping service • Computers and electronics • Cinema • Art and photography galleries • Furniture stores • Specialty stores (card shops, music, hand crafts) More specialty shopping would support a stronger tourist-oriented market. Professional office Downtown is well established as a center for professional offices, particularly those who provide services to individuals and businesses. Attorneys, architects and accountants are among those who have offices in the area, which are mainly lo- cated in transformed single family homes. Some “high tech” offices also exist, but in limited numbers, which is another market segment could be better addressed. Recent trends nationally and in the region show that many smaller technology-ori- ented businesses will locate in a down- town when floor plate size is adequate (approximately 10,000 square feet,) sufficient telecommunications access is available and amenities for workers are located nearby. Access to restaurants and cafes that may be open late, banks or ATM facilities, and an overall attrac- tive location is desired. For this reason, 16 City of Georgetown | Downtown Master Plan Update developers elsewhere in the country have been successfully locating new offices in downtown mixed-use projects that create a lively retail environment. Tamiro Plaza is an example of a new, modern answer to mixed use with professional offices. Tamiro Plaza is a modern example of mixed use with professional offices. Residential A market opportunity for housing also ap- pears to be un-met. Such housing could be accommodated in upper story apart- ments of mixed-use buildings or newly constructed townhouses, duplexes and apartments. Nationally, trends demon- strate an interest in urban living when the appropriate amenities are in place. These include attractive streets, parks, dining, entertainment, and employment oppor- tunities. Young professionals and empty nesters are major parts of this market, although many families also enjoy this life style choice, especially in communi- ties such as Georgetown where close-in neighborhoods are attractive and good schools are nearby. Finally, retirees and senior citizens that reside in assisted liv- ing facilities are also a potential housing market that can have a positive affect on the downtown. A market for senior hous- ing downtown exists, as well, which is not met adequately. Recent construction of townhomes in downtown should set a precedent for new housing options. Cultural and Tourism While much effort has been made to cel- ebrate cultural aspects and promote tour- ism in the community, there may still be a larger market opportunity for these uses, especially with the addition of the Rivery Conference Center. Community com- ments accentuate the desire to add more arts and culture throughout downtown, such as arts spaces and meeting facili- ties. The recent wine recruitment program could also help boost the viability of more cultural uses and attract tourism. There have been recent efforts to better market downtown’s venues to a larger audience through the Main Street Pro- gram, Visitor’s Center and Williamson Museum. Guided tours of the restored historic courthouse are given on Fridays and Saturdays and various self-guided walking tours are available at the Visitor’s Center on the town square. 17 1-Existing Conditions Downtown Georgetown was recently awarded “cultural district” designation by the state. It’s assets include: • Georgetown Public Library • Georgetown Palace Theater • Williamson Museum and Williamson County Courthouse • Georgetown Art Center • Grace Heritage Center • Downtown art and craft galleries • Festivals on the Square • Public Art • Southwestern University Georgetown should market its cultural assets to establish a unique identity for itself and attract more heritage tourism. Other assets that should be highlighted include Blue Hole Park, river trails and the Shotgun House Living History Museum. Downtown could also benefit from more interpretive markers to highlight the his- tory and attract heritage tourism. Guided tours of the historic courthouse are given on Fridays and Saturdays. MARKET ISSUES AND OPPORTUNITIES: • Georgetown includes a diverse resi- dent group to market to - young fami- lies, University students, and retirees - but some opportunities are missed. • Downtown lacks restaurants, night- life and specialty stores with longer hours to enliven evening activity, serve its diverse resident groups and attract visitors. • City and County government of- fices (and other professional offices) located in the downtown also provide a daytime market that isn’t fully met. • Downtown lacks high-tech profes- sional office space to activate down- town daytime businesses. • Downtown has historic charm that could attract visitors seeking cultural attractions, historic resources and specialty shopping. • Downtown lacks basic services (gro- cery/food, health and personal care and home furnishing stores) that could attract more downtown living. • Downtown lacks housing options to support and encourage more down- town activity and general service needs. More detail about market opportunities is provided in the Urban Advisors, Ltd. study, Preliminary Market Overview for the Georgetown Study Area. 18 City of Georgetown | Downtown Master Plan Update DEVELOPMENT PATTERNS A variety of commercial, institutional and residential uses are permitted within the Downtown Overlay District. In general, the greatest concentration of development is around the courthouse. The intensity of use diminishes in outlying blocks to the east and west and along the Austin Avenue corridor at its northern and south- ern limits. Transition areas, where the Downtown Overlay District meets existing residential neighborhoods, have been an area of concern as some area residents feel the allowable downtown overlay zoning, in some cases, may disrupt the quaint residential character of abutting neighborhoods. Specific exercises were used in public workshops and focus groups to establish the residents’ areas of concern and wishes for future uses and building types. While it is generally agreed upon that more intense uses are needed downtown in order to support the vision, new uses and buildings should be context-sensitive and “good neighbors” no matter where they are located. More discussion on the transition zones is pro- vided in Chapter 3. Governmental and Institutional uses Downtown remains a focus of governmen- tal services (both city and county,) which is an important facet of the city center character that should be maintained. While some city services have been relo- cated to outlying areas, important compo- nents remain downtown but are scattered. A long-range goal should be to refocus city offices that serve the public directly in the core area. A concentration of county offices is also found downtown, most of which is located in the Williamson County Justice Center, which establishes an activity anchor in the northwest section of the business district. The county continues to be a key stake- holder in downtown and their commitment to downtown should be fostered. The county should look at new opportunities that fit their needs, as well as contributes to the overall downtown vision. Other institutional functions are located downtown, most notably churches along the eastern edge. These form a transition into the residential neighborhood and pro- vide a range of services, including child- care, and youth-oriented activities. They also help to fulfill some needs for meet- ing and assembly space. They should be recognized for the positive contribution that they bring to the downtown and the community as a whole. Commercial land use Commercial uses are scattered through- out downtown. There has been a modest increase in retail and dining within down- town, as well as professional office space. Many existing buildings and tenant spac- es have been remodeled to accommodate new uses. Former single family residences have been transformed into professional office space in outlying blocks from the square, which provide a pleasant transi- tion to the residential neighborhoods. This level of activity is good and continues to be desired. More intense mixed-use development should be supported in the future, especially along Austin Avenue, to help bring a more diverse commercial sector offering and desired urban form to Georgetown. 19 1-Existing Conditions Former single family residences have been trans- formed into professional office space. Residential land use The expansion of residential uses down- town is an issue that relates to the viability of the service retail, dining and entertain- ment uses, which are a part of the vision for the area. While a mix of uses exists in the downtown, more housing is needed to help support these uses and to establish a secure, active feeling for the area both daytime and night. There are some loft spaces and apart- ments located in the upper stories of some downtown buildings, but many are unoccupied and need to be rehabilitated. New townhomes within the district and upper-scale multifamily units just out- side the district have begun to respond to this land use gap. In general, there are insufficient amenities, such as parks and service-oriented businesses, to attract people to live in the core as well as a “critical mass” of residential units in close proximity to one another. Property Ownership Downtown properties are owned by a di- versity of groups and individuals, which reflects the tradition of small-scale en- trepreneurial activity. Some exceptions of larger holdings do exist, most notably lands owned by the city and the county. Aside from these large holdings, the task of assembling properties into a parcel large enough for efficient redevelopment could impede improvements in the area. Map #4 on the following page identifies city and county owned properties in the downtown. Individual parcels are also indicated. General character and identity While the town square conveys a distinct identity, the remainder of downtown lacks focus, in terms of built character and iden- tity. Retail tends to diminish away from the square, and outlying blocks have a mix of low intensity uses. Some new develop- ment has added value to the character and identity outside of the square, but has happened intermittently and not been well connected via continuous pedestrian upgrades and streetscapes. This lack of identity is an impediment to desired de- velopment prototypes. DEVELOPMENT PATTERN ISSUES AND OPPORTUNITIES: • Governmental offices located down- town is good, but they should be concentrated to further maximize their benefit. • Commercial uses are thriving, but downtown could benefit from more intense uses that reach a diverse market segment. • Recent higher density residential de- velopment in and around downtown is successful and should continue to be implemented. • Assemblage of smaller parcels for higher intensity development could be difficult. 20 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 2nd St. E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n Ave . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . Elm S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 4 | CITY AND COUNTY OWNED PROPERTIES LEGEND: County-Owned Property City-Owned Property Downtown Overlay District Boundary Proposed Extension of District Boundary 21 1-Existing Conditions PEDESTRIAN CIRCULATION AND TRAILS Pedestrian circulation is well established around the square and some recent up- grades outside the square have occurred. Most notably, the improvements along South Main Street have been a huge suc- cess. Better walkability and use of the upgraded public parking lot (9th & Main) have generated more pedestrian activity along Main Street. However, the pedes- trian system is not continuous, and as a result, outlying businesses miss a lot of potential foot traffic. For example, in some locations (especially along Austin Avenue,) no sidewalks exist and the entire front of the property is allocated to pull- in parking. In these areas, no safe place exists for pedestrians. This discontinuity of clearly defined, safe and comfortable sidewalks is a significant impediment to new development and economic activity. Other safety concerns include the lack of safe crosswalks, especially at busy inter- sections along Austin Avenue. Aesthetic concerns within the pedestrian system include the lack of a consistent design and hierarchy of sidewalks. Over- head power lines are also unsightly, al- though a program is in place to relocate them and should be continued. A recreation trail exists along the banks of both the North and South San Gabriel Rivers, but its location is not identified for downtown users and connections to the trails from downtown are not apparent. This will become even more important when the new conference center is built. Public art also contributes to a positive pedestrian experience. The existing pub- lic art program, which is run by the Arts and Culture Board, has helped escalate the quality of the pedestrian environment and should be continued. Numerous con- temporary sculptures and artistic “wraps” of power transformers can be found sur- rounding the downtown square. PEDESTRIAN SYSTEM ISSUES AND OP-PORTUNITIES: • Sidewalks are deteriorated or miss- ing in outlying areas of downtown, which hurts business. • Handicap accessibility is limited. • More trash and recycling receptacles are needed. • More public art to enhance the walk- ing experience is needed. • More trees and landscaping are needed. • Continue program to relocate over- head power lines. • Austin Avenue crosswalks are unsafe because of the lack of signalized crossings. • Pedestrian scaled lighting in outlying blocks is lacking. • More bicycle racks are needed. • A bike rental program would promote bicycling downtown. Sidewalks are missing in areas of downtown and overhead power lines are unsightly. More bike racks are needed downtown. 22 City of Georgetown | Downtown Master Plan Update AUTOMOBILE CIRCULATION While convenient automobile access into downtown is an important consideration, and a certain degree of “busy-ness” in traffic helps to animate the area, it should not constrain pedestrian activity. Achiev- ing a balance of efficient automobile and pedestrian circulation is a key concept. Reallocating Austin Avenue from a state highway to a local street has helped automobile circulation and volumes im- mensely. While Austin Avenue traffic has improved, it is still seen as a major bar- rier between the east and west sides of downtown. A more defined streetscape with trees, landscaping, on-street parking and other amenities would help to reduce the scale of the street and slow down traf- fic. More traffic or pedestrian-activated signals along the corridor could also help facilitate slower speeds and invite pedes- trian activity, which would contribute to the overall sense of identity and entrance to downtown. University Avenue, the main east-west entrance into town, continues to be a concern. Its auto-oriented uses promote high traffic volumes and speeds which makes it very unpleasant to walk along. New sidewalks and streetscaping are pro- posed for this corridor. One special asset to note is the fact that all downtown streets are two-way. This is generally a positive element for promoting retail development and is an asset to be maintained. AUTO CIRCULATION ISSUES AND OP-PORTUNITIES: • Austin and University Avenues con- tinue to be auto-dominated and un- comfortable for pedestrians. • A more defined streetscape will help slow down traffic and accommodate pedestrians better. • More signalized pedestrian cross- ings on Austin Avenue are needed. • More public transit options are needed. Austin Avenue (shown) and University Avenue carry high traffic volumes but are unpleasant for pedestrians to walk along. 23 1-Existing Conditions PARKING Parking downtown is provided in a variety of on-street and off-street configurations (see Map #5.) The classic comments about lack of sufficient parking arise in George- town, as it does in most communities of this size. However, survey results suggest that most people only find downtown parking to be an issue at peak times and most people will walk at least four blocks to get to their destination once parked. To some extent, additional parking may be needed and a public parking struc- ture with a retail component is desired. But first, the community should confirm that existing parking resources are used to their highest potential. A recent staff parking count suggests that within a two to three block radius of the courthouse, there are approximately 1,270 spaces. However, a more detailed parking inven- tory could be useful to evaluate potential growth impacts on parking supply. In some cases, off-street lots are re- stricted for use by individual businesses and their patrons. Others are public, but not well identified. These lots and their restrictions should be made apparent through proper signage and pedestrian links should be enhanced. Effective management of on-street parking is an improving, but continuing issue. Close-in spaces are restricted to three hours to insure short-term turnover for customers. Programs to encourage employees to park farther away are still cited as being less effective than they should. A key issue is the lack of a formal parking district, which could address management and enforce- ment of existing parking resources and construction of new facilities. A special issue is the relationship of parking to development density. Ideally, parking would be concentrated in mul- tilevel structures, to reduce the amount of land area that is allocated to it. This then permits more intensive development of preferred uses on nearby parcels. The dilemma is that construction costs of structured parking are high and current land values may not justify it when as- sociated with market rate development. In almost every community of this scale, structured parking must be developed through a district mechanism (more dis- cussion on parking districts is discussed in Chapter 5,) to overcome these costs. In time, the benefit to the community is realized through increased value and eco- nomic activity. This means that structured parking must be addressed more as a policy decision rather than a short term cost/benefit question. It is in essence an economic development strategy. PARKING ISSUES AND OPPORTUNI-TIES: • Existing surface parking lots are not clearly marked and accessible. • Surface parking lots take up valuable land. • Public parking is not evenly dispersed throughout downtown. • Time limits for parking are not strictly monitored. • Employee parking should be limited to nearby off-street surface lots to free up convenience (on-street) spaces for customers. • A public parking structure and park- ing district could increase develop- ment opportunities. 24 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 2nd St. E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n Ave . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . Elm S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 5 | EXISTING PARKING RESOURCES LEGEND: Parking Available for Public Use Private Parking Lot Downtown Overlay District Boundary 3-hour On-Street Parking Proposed Extension of District Boundary 25 1-Existing Conditions GATEWAYS, SIGNAGE AND WAYFINDING Many of the resources of downtown are well-kept secrets. To the infrequent user and visitor, even the location of downtown as a whole may be a question. A Wayfind- ing and Signage Master Plan was created in 2005 and numerous signs around town were implemented as a result of it. How- ever, the program ceased shortly after it was implemented and so downtown still lacks proper signage and wayfinding in many areas. The public recommended sprucing up the signs with better graphic appeal, perhaps incorporating something like the poppy icon to bring a local iden- tity to them. Residents also desired more interpretive signs around town. Gateways provide a sense of “arrival” to a destination or place. Major gateways into downtown have been identified as the intersection of University Avenue and Austin Avenue to the south and at the historic bridges crossing the San Gabriel Rivers to the north. These areas still lack a sense of arrival and should be enhanced. The bridge over the South San Gabriel River could be enhanced to become an apparent gateway into downtown. GATEWAYS, SIGNAGE AND WAYFIND-ING ISSUES AND OPPORTUNITIES: • There are only a few signs along auto- mobile routes that tell motorists where destinations are. Most of these signs are too close to the destination itself and do not help with wayfinding. • Signs to and from downtown parks and surrounding hike and bike trails are limited. • Signs along river trails and urban trails are needed that tell pedestrians where downtown resources are located. • Coordinated signs to locate parking facilities are needed. • Signage is lacking for downtown amenities and public restrooms. • No directories are provided in parking lots for pedestrians. • Gateways are not clearly marked, so it is not apparent that one has entered downtown. The signage program should be reimplemented and improved with better graphics. 26 City of Georgetown | Downtown Master Plan Update PARKS & OPEN SPACE The courthouse square remains the most important piece of open space downtown. It is a symbolic focus, as well as the lo- cation for many events. Founder’s Park is historically significant, but residents complain that the size of it is too small to be actively used. In addition, portions of some streets around the square are occa- sionally closed to accommodate festivals and market days, which are successful events that should be continued. Blue Hole Park, located at the edge of downtown on the South San Gabriel River, is a wonderful amenity, although the pe- destrian connections to it for downtown and other area users are not well devel- oped or defined. The new trail along the western edge of the district, flanking Scenic Drive, will improve connections to the park, but more connections and vis- ibility are needed, as well as more active uses along the park to increase safety. New user groups such as families should be targeted and more active uses such as housing and a playground could help activate the park and make it more of a destination. Blue Hole Park should be better promoted and pe- destrian connections to it and the river trails from downtown should be improved. Other park space is limited. The down- town lacks a sufficient amount of plazas and green spaces to attract the diversity of users that is desired. This is particu- larly an issue for providing amenities that downtown residents would seek. Even providing sufficient playground space for day care services is an issue. Providing sufficient space for larger outdoor events is also a need. PARKS & OPEN SPACE ISSUES AND OPPORTUNITIES: • More public art is needed. • More shaded plazas with seating is needed. • Downtown lacks space for festivals and events outside the square. • Outdoor amenities for families and children such as tot lots/playgrounds are lacking. • Blue Hole Park is a wonderful ame- nity, but not successfully marketed as such. Founder’s Park is a wonderful amenity, but is too small to be actively used. 27 1-Existing Conditions SUMMARY OF ISSUES AND OPPORTUNITIES The recent and projected growth of the City of Georgetown presents great oppor- tunities. In response, the issues as out- lined in this chapter, need to be addressed and a sustainable vision must be guided. The issues facing the long-term success of downtown can be summarized into the following eleven general statements. These “summary statements” form the basis for key strategies in this plan. This plan addresses these issues and recom- mends appropriate actions for improving them. 1. While the square is an attractive place to do business, activity dimin- ishes just past the four primary block faces. The intensity of uses in these outlying areas should be built up and redevelopment of under-utilized land should be promoted. Redevelopment of underutilized land should be promoted. 2. Georgetown should cater to its di- verse population and market segments while also attracting outsiders through cultural offerings and heritage tourism. 3. There is a strong need for more basic services, retail, restaurants and enter- tainment venues, and for businesses to stay open longer. 4. There is a need for more downtown residential development to help sup- port the retail and commercial uses. 5. The pedestrian system is good around the square, but it erodes once away from it. While some recent im- provements have been made, the sys- tem as a whole is still unconnected. Priorities for downtown sidewalks need to be made and implemented. Priorities for downtown sidewalks need to be made and implemented. 6. Traffic volumes and speeds along Austin Avenue, as well as the lack of marked crossings, discourage pedes- trian activity. 28 City of Georgetown | Downtown Master Plan Update 7. Parking that is currently available is not clearly marked and managed to the extent possible and excess surface parking lots take up valuable land for redevelopment. Parking that is currently available is not clearly marked and managed to the extent possible. 8. Some downtown assets are not well- known and others are not used to their potential levels. Some downtown assets (Blue Hole Park and river trails) are not well-known or used to their potential levels. 9. There is a lack of signage to lead visitors into the downtown and to sur- rounding amenities and downtown lacks an identity outside of the square. There is a lack of signage and identity outside the square. 10. The primary gateways into down- town (University/Austin intersection and San Gabriel River bridges) should be enhanced to provide an identity and awareness that one is entering the downtown. 11. The downtown lacks formal parks and plazas with amenities for all ages. 29 2-Framework Strategy A VISION FOR DOWNTOWN Downtown should remain the heart of the community, with an even more vigorous economy and diversity of offerings. It should be the center of specialty retail, dining and entertainment. In the business sector, it should maintain a key position in professional services and establish it- self as a focus of high technology firms, especially innovative start-ups. Downtown also should strengthen its role as the center of government, with major concentrations of city and county offices in the form of a Municipal Center as well as some state and even federal workers. In addition, it should be the cultural center of the city. Museums, galleries and per- formance venues should thrive here and the central library should continue to be a key activity center. Conferences from the Rivery should bring regional residents to downtown, and festivals and outdoor markets should continue to add accent to daily life here. Downtown also should be an affordable place for people to live. In that regard, new housing should be developed that caters to “urban” markets. HOW WILL THE DOWNTOWN APPEAR? With the implementation of this plan, downtown will be an exciting, attrac- tive place to work, live and visit. As one approaches the downtown, one sees established residential neighborhoods that are well maintained, and that are easily accessible to downtown. Within the downtown district itself development along the edges of these established neighborhoods blends, with compatible buildings housing services for downtown residents. In some areas townhouses and apartments/condos create a transitional edge between single-family homes and the commercial core. People of all ages come downtown to make use of many community facilities, including youth and senior centers, the- aters, outdoor parks and plazas. Visitors find their way about through a series of custom-designed signs that are attrac- tive and easy to understand. Outlying signs highlight entry into the city core. Gateways into downtown are apparent and the feeling that one has entered a special place is recognized. As one nears parking facilities, it is easy to find parking lots by following other specially illustrated The Downtown Master Plan Update is based on a framework of organizational concepts that should guide investment in the area. All of the components of the plan build on these general pre- cepts. This chapter presents a summary of all of the components of the plan as they would work in concert in a basic framework. These are then explained in more detail in subsequent chapters. 2-FRAMEWORK STRATEGY 30 City of Georgetown | Downtown Master Plan Update signs. One can park in a landscaped lot that is screened from pedestrian view by storefronts and other buildings or in a well-designed, multi-level parking struc- ture with retail to activate the ground floor. Landscaped sidewalks invite pedestri- ans to walk comfortably for four or more blocks while they conduct their business, visit with friends and check out entertain- ment venues. Sidewalks are extended throughout the downtown and crosswalks with special decorative paving identify key intersections and enhance safety. The east and west sides of downtown are seamlessly connected with an attractive, pedestrian-friendly atmosphere along Austin Avenue, where pedestrian-activat- ed crosswalks make crossing it more safe and convenient. At the western edge of downtown near the library, a Municipal Center includes a new city hall and various city service offices. The northern portion of Austin Avenue has redeveloped with a mix of retail, office and residential buildings. Within the historic district, buildings are restored to a functional beauty. Numerous institutional facilities provide services for those who live, work and visit downtown. In the southern portion of downtown, a mix of offices, retail and residential uses have filled out vacant lots and helped to create a pedestrian-friendly environment. In the core area, street level storefronts are occupied by specialty retail establish- ments, including clothing, gifts, galleries, housewares and furnishings. Restau- rants, theaters and youth activity centers enliven this mix of customer-oriented activities. With more people living in the downtown core, streets remain active into the eve- ning, such that the area genuinely func- tions as a twenty-four hour place—busi- ness and cultural activity during the day and evening and residential throughout the night. Citywide residents and visitors enjoy using the downtown’s evening busi- ness hours and entertainment venues. A MARKET STRATEGY The vision for a vital downtown is based on some key market-driven principles. These provide opportunities for strength- ening the core. This renaissance must concentrate on enhancing the core with a mix of uses, including higher density residential, commercial and cultural at- tractions. The downtown revitalization strategy fo- cuses on several key market segments: CITY RESIDENTS The spending power of many Georgetown residents is comparatively high. Taking advantage of this disposable income is important for downtown. Expanding the market of people that want to live in the core will help. Residents of Sun City and other established neighborhoods throughout the city are also part of the general market. DOWNTOWN WORKERS New venues are needed for innovative technology-based enterprises. Goods and services targeted at this group should be expanded. 31 2-Framework Strategy A special target group consists of gov- ernment employees who work down- town. Providing coffee shops, cafes and personal services are among the uses that will appeal to this group. While this segment is well established, it does not patronize downtown businesses as much as it could. REGIONAL VISITORS Regional visitors with sufficient dispos- able income will come downtown for specialty retail, restaurants, cultural at- tractions and special events if the setting is appealing and access is easy. This in- cludes those who come for performances and festivals as well as conferences. Busi- nesses that cater to visitors also should be expanded, including lodging for visi- tors and tourists. HERITAGE TOURISM Heritage tourism, a growing national movement, includes travel to natural, his- toric and cultural attractions and focuses on historical authenticity, accessibility and local involvement. Heritage tourism balances visiting inter- esting places with preservation of history and the built environment. Georgetown is well positioned to expand its market to include those visitors interested in visiting a historic Texas city. Downtown, therefore, should be designed to appeal to this group. The Visitor’s Cen- ter is a wonderful asset that promotes this type of tourism with special flyers, guided tours and advice. The wineries have also helped elevate heritage tourism in Georgetown. Promoting other heritage icons like Blue Hole Park and the Shot- gun House Museum is desired. Gifts and other specialty retail, entertainment and exhibits should be available. STUDENTS Georgetown is home to the oldest char- tered institution of higher learning in the state: Southwestern University. With an enrollment of nearly 1,400 students, the university provides an opportunity for businesses to address students’ needs and interests. Expanding the dining and entertainment venues, as well as other goods and services that appeal to this group is a priority. SENIOR CITIZENS Services that cater to independent se- nior citizens who choose to live within walking distance of downtown are also encouraged. These include services such as cleaners, drugstores and restaurants, as well as cultural opportunities, com- munity services, churches and medical practitioners. Living downtown could be a very attractive housing opportunity for this market segment that makes up nearly 25% of Georgetown’s population. URBAN DWELLERS For the first time in post-World War II his- tory, city centers are growing faster than their suburban counterparts. Nationally, cities of this size are demonstrating that approximately 4% to 6% of area residents would choose to live downtown if high quality housing is provided in an enriched environment with sufficient amenities. People considered “empty nesters” and “young professionals” are among those in this group that should be targeted to help enliven downtown. 32 City of Georgetown | Downtown Master Plan Update THE FRAMEWORK STRATEGY Downtown should be strengthened by providing safe connections for pedestri- ans, offering adequate parking for both local and tourist traffic, enhancing the visual character and encouraging devel- opment of key “opportunity areas.” All of this can and should be accomplished while respecting its heritage. Map #6 on the following page illustrates this basic strategy. MAJOR FRAMEWORK STATEMENTS The following statements and their intents are described to explain the major themes for this plan. Each element is described in more detail in later chapters. They all relate to Map #6 on the following page. EXPAND THE PEDESTRIAN-ORIENTED CORE. While enhancing the pedestrian environ- ment throughout downtown is a general goal, a key concept is to expand the area in which the appeal to pedestrians is the strongest. Conceptually, the expanded pedestrian-oriented core would extend an additional block and a half, or approxi- mately one-eighth of a mile radius in each direction from the historic courthouse. (This area is shown in yellow on the map.) In some cases, specific existing devel- opments and abutting land uses would modify the actual layout of this area, but diagrammatically, this should be consid- ered to be a larger city center. ENHANCE THE PEDESTRIAN EXPERI-ENCE Pedestrian ways, trails and streets should be considered in a broader context. They are a means of circulation that strengthen business centers and link neighborhoods. Therefore, roadways, sidewalks and trails should be coordinated in a comprehensive hierarchical system that assures continu- ity of circulation, especially for pedestri- ans and bicyclists. Installing streetscape improvements throughout the area will help, as well as pedestrian-related signs, such as ones that indicate walking dis- tance or time to certain destinations. ACCENT GATEWAYS “Gateways” should be established at key points along Austin Avenue. They would incorporate design elements that convey the theme for downtown and should fit within a hierarchy of wayfinding signs and landscapes. Other wayfinding signs and landscaping should be installed at key intersections. CREATE A DESTINATION WITH A DI-VERSE MIX OF USES Downtown Georgetown should retain its role as the community’s center. Retail uses, government services, county offic- es, professional offices, cultural, art and entertainment facilities, support services, and residential uses should combine to create the mix that is downtown. A diver- sity of employment opportunities should be provided to encourage a diversity of people, ages and income levels. Doing so means that a wide variety of personal services are necessary to meet the needs of these people. Improved parking and pedestrian systems should support ac- cess to these features. 33 2-Framework Strategy 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Aus t i n Av e . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Ave . Mai n S t . Ch u r c h S t . My r t l e S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 6 | BASIC FRAMEWORK STRATEGY LEGEND: Close-in Gateway Courthouse Square Development Anchors P P P Primary Circulation Axis Enhanced Pedestrian Core Opportunity Areas Active Frontage Existing Traffic ControlProposed Pedestrian Control P Public Parking 34 City of Georgetown | Downtown Master Plan Update ANCHOR ACTIVITY Certain “anchors” of activity will pull pe- destrians outside the courthouse square. These anchors of activity should offer a range of services and amenities that do not exist in the downtown core. Some of these anchors already exist, or are begin- ning to be developed, while others should be cultivated in time. They include: • North Anchor: the Monument Café and Tamiro Plaza at 5th and Austin offer a mix of uses that currently draw pedestrians from the square. More development should follow in this di- rection, continuing north along Austin Avenue to the river, while also activat- ing Rock and Main Streets. • West Anchor: the new central library serves as an important anchor of ac- tivity. Existing government facilities should be reconfigured and expanded into a Municipal Center at this location to further anchor this area and draw people from the downtown core. • East Anchor: a collection of churches and a new events center, Union on 8th, serves as an informal anchor east of the square. Grace Heritage Center and the redevelopment of the old post of- fice, once city offices relocate, should also contribute to the east anchor of activity. • South Anchor: new mixed-use devel- opment along Austin Avenue south of the square will help anchor the south- ern edge of downtown. This could in- clude the redevelopment of the blocks around 10th Street and Austin Avenue, where a new pedestrian-activated crossing is proposed. New develop- ment should orient to Austin Avenue to create a more pedestrian-friendly at- mosphere and southern entry to town. ACTIVATE PUBLIC REALM Encouraging new development to include active ground-floor uses in targeted areas of downtown (shown on Map #6 in purple lines) will help to create the sense of identity and desired vision for downtown. Currently, the blocks directly facing the square are the block faces in downtown that include a majority of active front- ages. This vision would help extend this building type and uses into outlying areas as well. Expanding concentrations of ac- tive ground floor uses like specialty and service retail, dining and entertainment will help position the entire downtown as an exciting place, distinct from regional suburban mall models. IMPROVE ACCESS FOR VISITORS It is important for all users to know the most convenient route to their destina- tion. Signs that identify these routes, as well as the location of parking lots and other regional attractions are necessary. Re-implementing a town-wide sign sys- tem, with design improvements, would greatly aid both downtown entities and other local facilities and attractions. MARKET DOWNTOWN ASSETS Establish a Retail Recruitment Program to target specific businesses and industries, and strengthen marketing and events pro- gramming. Implement a heritage tourism plan and facilitate compatible develop- ment projects. 35 2-Framework Strategy URBAN DESIGN SYSTEMS Urban design systems should be coordi- nated to achieve this plan’s objectives. Among these are: circulation systems for pedestrians, bicyclists and automobiles, as well as street design, public informa- tion, parks and open space. Urban design system improvements to be made include: • Enhancing the pedestrian experience • Extending streetscape elements be- yond the historic core • Expanding and enhancing parks and open space in downtown • Balancing auto circulation with other circulation and functional require- ments for pedestrians • Improving the use of existing parking resources and developing new parking such that it will stimulate construction of other desired uses • Re-implementing a cohesive wayfind- ing and signage system • Managing and promoting historic re- sources PEDESTRIAN SYSTEMS Pedestrians circulate throughout down- town using the grid of sidewalks that frame the city blocks. Enhanced sidewalks exist in the Town Square Historic District and in some locations along Main Street and Austin Avenue. The city has been quite aggressive with previous pedestrian cir- culation systems and this plan will build on top of those recommendations to offer priority treatment and updated designs. Pedestrian system enhancements to be made include: • Improving connections from major destinations to public parking. • Enhancing connections between downtown and the University. • Providing pedestrian-controlled cross- walks at key intersections on primary pedestrian routes. • Enhancing pedestrian connections to the river trails to access residential and overnight accommodation es- tablishments across the South San Gabriel River. Enhance pedestrian connections to the river trails. 36 City of Georgetown | Downtown Master Plan Update STREETSCAPE ELEMENTS Streetscape enhancements, which fol- low recommendations from the original Master Plan, have been provided for the Town Square Historic District and along portions of Main Street and Austin Av- enue. The enhancements include deco- rative paving, ornamental street lights, benches, waste receptacles, signs and plantings. These landscape and furniture palette elements are organized in a hierar- chical system that relate to the pedestrian circulation recommendations, but they are not continuous. Some signs have also been implemented to direct users to the retail core. Streetscape enhancements to be made include: • Establishing priorities for sidewalk improvements and streetscapes. • Reimplementing the signage program. Enhance pedestrian systems and connections. PARKS AND OPEN SPACE Parks and open spaces help establish a network that relates to both the built envi- ronment and the pedestrian systems that connect them. Public open spaces also serve a wide range of downtown users and should provide a diverse range of venues for activities, events and recreation. The downtown needs more of such park space in order to attract new residential and commercial uses. Parks and open space enhancements to be made include: • Expanding active and passive parks and plazas in the downtown core. • Providing additional space for events and festivals. • Establishing an integrated parks system by linking them with clearly marked pedestrian trails. Expand active and passive parks and link them with clearly marked pedestrian trails. 37 2-Framework Strategy AUTOMOBILE SYSTEMS The character of the streets downtown greatly influences the type of develop- ment that will occur and therefore they should be planned to help create distinct neighborhoods and not be perceived as thoroughfares. That is, street designs should focus on improving access into the core, not through it. Buildings and streetscapes should help frame the street and make it inviting to pedestrians. Automobile system enhancements should include: • Basing street improvements on up-to- date data and coordinated planning. • Avoiding widening any streets in the downtown. Instead, consider reducing street sections by widening sidewalks, adding parking or bicycle lanes. • Providing a coordinated sign system to direct traffic efficiently. Buildings and streetscapes should help frame the street and make it inviting to pedestrians. PARKING SYSTEMS The City and County should coordinate a system of parking structures and surface lots within downtown and manage them in an aggressive fashion to promote high utilization rates. Parking coordination and management is a major public investment strategy that could set the stage for pri- vate investment. This includes physical improvements, in the parking facilities themselves, enhanced pedestrian con- nections to them, and ongoing marketing and promotions. Additional public parking facilities should be planned in conjunc- tion with key development projects as well. Existing downtown facilities such as churches could also be targeted for inclu- sion in a parking district as they are prime candidates for shared parking. While new parking structures are sug- gested as a part of this plan, there are a few basic principles to keep in mind. First, the city and county should actively man- age current parking resources. Second, a clear understanding is needed of who the users are and of their needs. The actual demand for additional parking may be less than expected. Parking system enhancements should include: • Enhancing streetscape connections to and enhancing landscapes in existing parking facilities. • Instituting a parking district to effec- tively manage parking resources. • Installing appropriate signage to direct autos to parking and pedestrians to their destinations. 38 City of Georgetown | Downtown Master Plan Update HISTORIC RESOURCES Historic buildings are a major part of what makes downtown a unique destination. In fact, this genuine heritage is often what developers try to recreate in newer devel- opments that compete with downtown. Strengthening the role that these impor- tant buildings play is a fundamental part of the basic framework strategy. The historic courthouse located in the heart of downtown is a special asset to the community, and its preservation is critical. Williamson County should con- tinue to rehabilitate it and promote its significance through guided tours. Private rehabilitation efforts should also be con- tinued. Owners are encouraged to follow city, state and federal guidelines in order to be eligible for incentives. Existing building codes can have mea- surable impact on rehabilitation projects. When extensive rehabilitation work is planned for an older building, it may trig- ger code compliance actions that may in- crease costs and/or significantly alter the historic character of the building. Inroads have been made by city agencies around the country that address this issue. Many cities have adopted Guidelines for the Re- habilitation of Existing Buildings, formerly the Uniform Code for Building Conser- vation (UCBC). This document contains guidelines for preserving existing build- ings while achieving appropriate levels of safety. It discusses repairs and altera- tions, change of occupancy, enforcement and permits, historic buildings, life-safety requirements for existing high-rise build- ings, accessibility, energy conservation, and more. It may be adopted as a code or used as a guideline. Historic resource enhancements should include: • Develop a heritage tourism program. • Provide grants and loans for the reha- bilitation of historic resources. • Study the benefits of offering tax re- bates for appropriate rehabilitation of historic buildings. • Install interpretive markers throughout the downtown. • Make use of special historic building code provisions that are available. • Study the benefits of rehabilitating historic buildings/homes in all overlay districts, which could directly benefit downtown. DESIGN CHARACTER Overall, buildings throughout downtown should have a sense of “relatedness” in their design character, while at the same time allowing room to express individual variations in details and styles. Within the historic district, buildings should more closely relate to the older traditional buildings. Outside the historic district, buildings should relate at a basic level, in terms of building to the street edge, being of a human scale and creating a pedestrian-friendly context, as stipulated in the Downtown and Old Town Design Guidelines. 39 2-Framework Strategy ACTIVITY CENTER CONCEPT One special concept is to organize de- velopment around a series of activity centers. Much like the “anchors of activ- ity” shown on the Framework Map, this concept serves to draw people outside of the downtown core and into the rest of downtown. Providing community focal points for development will strengthen the overall civic, cultural and business environment in downtown, and will also provide “mini-destinations” that help to reduce the scale of downtown. The court- house square should continue to serve as the primary activity center, or a central anchor for wayfinding and community activities. Each activity center should include uses that will attract people to downtown and encourage pedestrian activity. They also should include opportunities for outdoor spaces where people can gather. The Activity Centers should be: 1. El Monumento Cafe 2. Historic Williamson County Jail Re- use 3. Monument Café/Tamiro Plaza/New Development 4. Justice Center 6. New Municipal Center/Festival Street 6. New Mixed Use Development at 10th and Austin 7. New Gateway Activity at University and Austin 8. New Public Parking Structure with Retail Wrap 9. Neighborhood Church & Event Center EL MONUMENTO CAFE This city icon already acts as an activity center in its own right. Improved trail con- nections to the river trails and pedestrian connections along Austin Avenue will further activate this area. New modest liner buildings could be built along Austin Avenue on this property to help frame and activate the street. l Monumento terrace helps establish an activity center focused on the river. PROPOSED REUSE OF HISTORIC WIL-LIAMSON COUNTY JAIL The block containing the historic William- son County Jail, built in 1888, offers an opportunity to build on the heritage tour- ism strategy. Re-purposing the old jail at 4th and Main Streets was a very popular idea proposed by community residents. Some ideas for reusing the jail consist of a Bed and Breakfast, Art Gallery, Museum or Visitor’s Center. The addition to the jail should be demolished to re-enact the original setting, and a park-like setting should surround the jail. 40 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 2nd St. E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 11th St. W. University Ave. Au s t i n Av e . Ma i n S t . Ch u r c h S t . Myr t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . West S t . Sc e n i c D r. Au s t i n Av e . Ma i n S t . Ch u r c h S t . Myr t l e S t . Elm S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 7 | ACTIVITY CENTERS LEGEND: Primary Activity Center(Courthouse Square) Secondary Activity Center Downtown Overlay District Boundary Support Area El Monumento Cafe Justice Center Proposed Municipal Center Proposed New Gateway Activity Employment Center Public Parking with Proposed New Retail Churches, Event Centers, Restaurants Monument Cafe / Tamiro Plaza / Proposed New Development Proposed Reuse of Historic Williamson County Jail Proposed New Mixed Use Development Proposed Extension of District Boundary 41 2-Framework Strategy The historic jail is envisioned as redeveloping into a bed and breakfast, art gallery, museum or similar use to benefit the public and activate this area of downtown. MONUMENT CAFÉ/TAMIRO PLAZA/PROPOSED NEW DEVELOPMENT Indicated as one of the major activity centers in the Framework Strategy, this intersection at 5th and Austin already includes increased activity due to Monu- ment Café and Tamiro Plaza. New mixed- use development on the northern corners of the intersection should further activate this area. The Monument Cafe and Tamiro Plaza have added a new level of energy north of the square. New development north of the 5th & Austin intersection will help further activate this area. JUSTICE CENTER The Justice Center acts as a civic activity and employment center. It is important to locate commercial uses that serve Justice Center employees to help enliven this area with daytime activity. The new jail and justice center acts as a civic activ- ity and employment center. PROPOSED MUNICIPAL CENTER AND FESTIVAL STREET This site is also proposed as a major activ- ity center in the Framework Strategy. It lies between Rock Street and Martin Luther King, and is centered along 8th Street. The existing civic icon is the central library. In the long term, this area should develop as a campus for city offices. The street would be designed as a flexible space, to be closed for festivals and markets, to complement activities around the court- house square. A few build-out scenarios are proposed in Chapter 8. The old police station is envisioned as becoming part of a new municipal center centered around 8th Street, which will be a flexible-use festival street for special events. 42 City of Georgetown | Downtown Master Plan Update PROPOSED NEW MIXED USE DEVELOP-MENT AT 10TH AND AUSTIN Another major activity center as pro- posed in the Framework Strategy is the intersection of 10th & Austin. This area has potential to redevelop into more ur- ban buildings of 2 to 4 stories that frame Austin Avenue and extend the character of the courthouse square south. PROPOSED NEW GATEWAY ACTIVITY AT UNIVERSITY AND AUSTIN This area is well suited for commercial development because of the high traffic this intersection experiences. Primarily, the street edge should be defined by a storefront wall along Austin and Univer- sity. A small entry plaza/park or expanded pedestrian zone would be included at the corner(s). This site should also include an important visual link to help guide visitors towards the downtown. The building use is not as important as the provision for landscaping and directional signage. The new retail center at the northwest corner of the intersection is a good example of development orienting to the street. The new retail center at the northwest corner of the intersection is a good example of how new develop- ment should orient to the street. PUBLIC PARKING WITH PROPOSED NEW RETAIL The southeastern block of 9th and Main includes a public parking lot. The long- term vision for this block would be to redevelop into a public parking structure that is wrapped with a retail component to activate Main Street. CHURCHES, EVENT CENTERS, RES-TAURANTS This area is designated as the major east- ern development anchor in the Framework Strategy. The churches that are clustered in this area form an anchor for the eastern edge of the downtown and the new Union on 8th Event Center will help enliven this area with small local events. The Grace Heritage Center, redevelopment of City Hall (once offices relocate) and new res- taurants also add to the vibrancy of this area. These uses would be enhanced with extension of sidewalks, redesign of some on-street parking and perhaps develop- ment of a small park. These facilities have some open space associated with them, which should be preserved to the extent feasible. The existing parking lot at 9th and Main Streets should redevelop into a public parking structure with a “wrap” of retail uses fronting Main Street. 43 3-Development Strategy CHARACTER AREAS The Character Areas are: 1. Downtown Core The retail, dining and entertainment des- tination of Georgetown and Williamson County. 2. Downtown North A residentially-focused mixed-use area with housing, offices and other retail venues. 3. Government Center The civic spine for the community. 4. Downtown South A commercially-focused mixed-use area with retail, offices and some housing. The development strategy for downtown is composed of a set of char- acter areas, development prototypes, and development opportunity areas. The character areas suggest concentrating uses and special features within certain areas of downtown. Development prototypes explore a variety of new building and site configurations for new downtown development. These are broad concepts that could apply to various sites and blocks. The development “opportunity areas” are located within the character areas, and show different scenarios of how redevelopment could occur over time. Focusing development into these character and opportunity areas will help establish a “criti- cal mass” of desired uses and development pattern. A Transition Zone is also indicated, which overlaps with the designated character and opportunity areas. For all new development, it is important that it be consistent the Downtown and Old Town Design Guidelines. 3-DEVELOPMENT STRATEGY ILLUSTRATIVE CONCEPT NOTE: The goal of this chapter is to provide an overall, long-term vision for new development in the study area. The development scenarios illustrate new buildings throughout down- town, with suggestions about how the character of development might vary, according to the context, as defined by the Character Areas, and by abutting zoning categories. Most new development is likely to occur as two and three story structures, but in some cases, four stories may be appropriate. This added build- ing height may only be achieved through a special review process, which includes a recommendation from HARC. This includes consider- ation of view corridors, and impacts on adjacent properties. 44 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Aus t i n Av e . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Ave . Mai n S t . Ch u r c h S t . My r t l e S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 8 | CHARACTER AREAS LEGEND: Downtown Core Downtown North Government Center Downtown South Opportunity Areas Transition Area 45 3-Development Strategy DOWNTOWN CORE CHARACTER AREA While the success of the block faces immediately surrounding the historic courthouse is evident, extending this traditional urban form and atmosphere into more of the surrounding blocks will strengthen downtown’s role as a regional shopping center, living place and destina- tion. Specialty retail, dining and entertain- ment venues should be present to position the downtown core as an exciting place distinct from regional suburban shopping centers. Generally, everything within a block and a half of the historic courthouse is termed the “Downtown Core” in this plan. The Downtown Core is shown in red on Map #8. KEY FEATURES This area retains the best definition of a retail-oriented street edge surrounding the Town Square Historic District. It has a collection of historic buildings that pro- vide interest and is served by on-street parking. The existing streetscape ame- nities consist of brick pavers, benches, decorative lights with banners and way- finding signs. It is, by far, the most active part of downtown. DEVELOPMENT RECOMMENDATIONS This area should strengthen as the spe- cialty shopping and dining destination for the county; it should be entertaining and highlight the unique qualities of a down- town shopping experience, including shops, restaurants and specialty stores. Office space and apartments on upper floors should be promoted that will help energize this area and support the street level businesses. Existing historic assets should be preserved whenever feasible, and be adapted to a new uses as needed. Surface parking should be kept to a mini- mum and landscape standards should be applied that will maintain an attractive street edge for pedestrians. RECOMMENDED PROJECTS • Promote individual retail store reha- bilitations through the Main Street Program. • Facilitate adaptive reuse of historic buildings and redevelopment of va- cant lots. • Continue to promote the historic sig- nificance of the courthouse through guided tours and allow flexible use of the interior space (Georgetown His- torical Society, Arts & Culture, etc.) • Continue outdoor activities in the square, including the Poppy Festival, Christmas Stroll, Market Days, First Fridays and Music on the Square. • Promote new activities such as a Farmer’s Market or Wine/Art Walk. • Stage small outdoor arts venues. • Continue to promote dining and spe- cialty retail businesses, such as the wineries. • Promote development of downtown living and professional offices on upper floors. • Promote development of more cul- tural facilities and entertainment venues. • Continue to improve pedestrian cir- culation with upgraded, continuous and accessible sidewalks with a higher level of streetscapes and landscapes than other parts of downtown. 46 City of Georgetown | Downtown Master Plan Update DOWNTOWN NORTH CHARACTER AREA The neighborhood north of the downtown core along Austin Avenue is positioned to orient development towards the South San Gabriel River, which was a popular theme at community workshops during the downtown planning process. Doing so will engage the river with the downtown environment as an actively used ame- nity. Main and Rock Streets should serve as popular pedestrian and bike routes that link to the river trails and therefore new development should orient to those streets as well as Austin Avenue. The Downtown North Character Area is shown in purple on Map #8. KEY FEATURES This area includes many residential struc- tures that have been converted to com- mercial uses as well as vacant lots. New commercial and mixed use buildings such as El Monumento, Monument Café and Tamiro Plaza have helped activate this area and draw more people to the river; however continuity of circulation and a distinct identity are still lacking. The river, including historic Blue Hole Park, provides a wonderful amenity, but it is not developed to its potential as a major amenity to downtown. The historic Wil- liamson County Jail also is located in the Downtown North Character Area, which could be repurposed as a community- wide amenity in a way that supports heri- tage tourism initiatives. DEVELOPMENT RECOMMENDATIONS This area is envisioned as a new “urban village,” where a mix of moderately higher density single family and multifamily infill housing should be promoted, much like the Two Rivers project north of the river. Office space and restaurants are also en- couraged for this area, as well as mixed use projects that overlook the river. New development opportunities also exist along Austin Avenue to help create a more pedestrian-friendly environment along the corridor. Chapter 8 explores develop- ment ideas for the Austin Avenue North Opportunity Area, which is highlighted in a dashed yellow line on Map #8. There is an opportunity to provide a stron- ger pedestrian connection to the river trails along Main and Rock Streets and from the bridge. From the bridge, a stair and ramp leading to the trail below and an overlook area should be considered, to provide a direct connection to the river trail. This would be an amenity that would aid in stimulating development along Austin Avenue, and would be especially appealing to visitors. This also could in- clude interpretive markers, which would be a key element in a heritage tourism program. Upgrading the sidewalks along Rock and Main Streets should also occur to promote pedestrian access from down- town to the river trails. RECOMMENDED PROJECTS • Retail along Austin Avenue • Repurpose the historic jail • Hotel or Bed and Breakfast • Restaurants • Multifamily housing • Law and professional offices • Neighborhood-based services, in- cluding day care • Neighborhood parks • Amphitheatre at the river’s edge • Improved sidewalks, streetscapes and landscaping 47 3-Development Strategy GOVERNMENT CENTER CHARACTER AREA Three government centers have emerged in the history of downtown’s develop- ment. One is around the historic Wil- liamson County Courthouse. A second consists of the various city offices, police department and fire department, scat- tered throughout the downtown area. The last is the Williamson County Justice Center located to the northwest of the downtown core. Map #4, City and County Owned Properties, illustrates this current distribution of governmental office space. The Government Center Character Area is identified in blue on Map #8. The City has relocated some of its office space to areas outside of the downtown area. This decentralization of space weak- ens the role of downtown as the govern- ment center. In time, those offices that are oriented to serving the public should return to downtown. The Police headquar- ters have outgrown their current space in the historic Light and Water Works build- ing and are relocating in late 2013. This provides opportunity for city offices to relocate into this iconic building, creating a civic synergy with the central library. KEY FEATURES The area defined as the Government Cen- ter currently is home to the police depart- ment, justice center, county jail, public library a number of law office buildings and support services. Several surface lots also are used for parking. These existing buildings and undeveloped lots form the basis of a potential municipal center. This area is prime for redevelopment, espe- cially surrounding the new library, which is a prominent civic space for the com- munity and could help pull the downtown core energy to this area. DEVELOPMENT RECOMMENDATIONS City government functions should be con- solidated into a single Municipal Center anchoring the western edge of downtown. Chapter 8 explores ideas for a consoli- dated Municipal Center surrounding the new library with new buildings and re- purposing old buildings such as the old library and Light and Water Works build- ing. The City should consider extending the Downtown Overlay District to include the old library and the block south of the old library housing the GCAT building, as these blocks would potentially be used as part of an expanded Municipal Center. Special attention to design and building use should be given to areas abutting the existing west-side residential area, to be compatible with the residential character of that area. Chapter 8 explores develop- ment scenarios for the Municipal Center Opportunity Area, which is highlighted in a dashed yellow line on Map #8. RECOMMENDED PROJECTS • New City Hall (potentially phased,) housing city offices, Municipal Court and Council Chambers • New public plaza/amphitheater, festi- val street and park • New public parking structure (could be phased from surface lot to structure) • Flexible meeting space • Incubator space for start-up busi- nesses • Improved sidewalks, streetscapes and landscaping 48 City of Georgetown | Downtown Master Plan Update DOWNTOWN SOUTH CHARACTER AREA The area south of the downtown core along Austin Avenue and University Av- enue is an important “service” area for the primary retail and entertainment focus of the Downtown Core. Today, it contains many buildings that have a strip commer- cial character, but in the future it should be more urban in character, with build- ings constructed to the street edge and continuous sidewalks accommodating pedestrian activity. The Downtown South Character Area is identified in green on Map #8. KEY FEATURES University Avenue is a major point of access into the downtown and the his- toric Old Town neighborhood from the interstate. It does not provide, however, a strong image for the downtown experi- ence. It is not pedestrian-friendly. This southern portion of Austin Avenue has followed this auto-dominated pattern. Sidewalks are lacking with the exception of the new retail center on the northeast corner of University and Austin. New sidewalk upgrades have occurred along Main Street in this area, which has helped elevate the character and identity of this area. This area includes a mix of traditional commercial storefronts, transitional busi- ness uses and residential structures that have been converted to commercial uses. Other houses remain residential in use. A recent adaptive use project, the con- version of Wesleyan Retirement Center to office space, has demonstrated the potential for larger companies to locate in the downtown when adequate space is available. At the same time, more ser- vices are needed in this area to cater to this employment base. DEVELOPMENT RECOMMENDATIONS Commercial uses that support the sur- rounding residential neighborhoods are encouraged to locate in this area. A mix of retail and office space should be pro- vide with new buildings that are located at the street edge with parking to the rear are preferred. The eastern, western and southern edges, should continue to serve as a transition to the abutting neighbor- hoods. Development along Austin Avenue and University Avenue should be the most intense uses. The intersection of Univer- sity and Austin should be enhanced as a pronounced “gateway” into downtown with signage and landscaping. The inter- section of Main and University should also be upgraded as a secondary gateway. Chapter 8 explores development ideas for the Southeast Quadrant Opportunity Area, which is highlighted in a dashed yellow line on Map #8. RECOMMENDED PROJECTS • Mixed-use buildings with retail on the ground floor along Austin Avenue • Restaurants • Multifamily housing • Professional offices, including start- up incubator space • Neighborhood-based services, in- cluding day care • Neighborhood parks • Improved sidewalks, streetscapes and landscaping 49 3-Development Strategy DOWNTOWN TRANSITION AREA The area shown in gray on Map #8 indi- cates an area of transition between the Downtown Overlay District and the sur- rounding residential neighborhoods. This “transition area” is of special opportunity for unique design solutions. Here, de- velopment that is compatible in design and scale with abutting residential uses is especially important. Providing places that serve residents nearby is also key and measures to mitigate impacts of new uses should be a priority. Improved streetscape amenities should occur in this transition area as well, where sidewalks are to be enjoyed by neighbor- hood residents as well as downtown us- ers. In the private sector, it is important to include small plazas or courtyards that residents may use and to provide pedestrian connections among buildings to invite interaction along these edges. The UDC assumes setbacks in the entire overlay district to be zero feet, however HARC reviews setbacks on a case-by- case basis. This is an area where varia- tions in setbacks may be appropriate. Compatible building designs that draw upon residential forms, have variation in massing, and maintain view opportunities and pedestrian circulation through blocks should be particularly welcomed. Note that while the transition area is shown on both sides of the overlay district, the recommendations herein relate only to the Downtown Overlay District properties. However, there may also be opportunities to add more moderate density residential uses in some lots presently zoned resi- dential that abut the mixed use context of the downtown zone. Uses such as townhouses and duplexes would offer compatible transitions between the two zones. Please note that permitted uses, standards and guidelines of the Old Town District Overlay would still apply, i.e. this Plan does not recommend inserting a mix of uses into established residential zones. DEVELOPMENT RECOMMENDATIONS Some compatible redevelopment, such as repurposing existing single family homes into professional offices or restaurants, has already begun and is particularly wel- comed by the abutting residents. In addi- tion, new construction of townhomes and small lot single family homes have been built, which help increase the density of downtown and provide new housing op- tions, and are welcomed by the commu- nity. Other transitional uses such as Bed and Breakfast establishments, profes- sional offices and light commercial uses may be considered in this area as long as their architecture is context sensitive and responds to the surrounding residential character and their business hours and uses are limited in hours and intensity. For example, a late night bar with live music and an outdoor patio would not be an ideal use for the transition area. RECOMMENDED PROJECTS • A bed and breakfast or boutique hotel • Multifamily housing of 2-3 stories • Townhomes, duplexes and small lot single family homes • Professional offices • Neighborhood-based services, in- cluding day care • Small parks, plazas and courtyards 50 City of Georgetown | Downtown Master Plan Update DEVELOPMENT PROTOTYPES FOR DOWNTOWN In order to remain competitive, downtown should offer a range of building types and site configurations that can help to estab- lish a pedestrian-oriented environment and accommodate desired uses. This in- cludes projects of moderately increased densities, of two to four stories (where view protection policies and the UDC Code permit.) Recent trends in successful downtowns include mixed-use projects, which incorporate retail, professional of- fices and residential together. These uses may be distributed horizontally across a property, or they may be stacked verti- cally. New development will happen in different fashions. In some cases, a whole block might redevelop at once if it is individually owned or parcels are assembled. In other instances, single property owners within a block might decide to redevelop on their own. This is called “infill” development. In any case, development that helps to de- fine the street edge with features that are appealing to pedestrians is a major goal. New development in the transition zone, or properties along the border of the Downtown Overlay Zone, should comply with the guidelines established in the se- ries of workshop activities. These areas will most likely redevelop in a piecemeal fashion, one property at a time. This incre- mental, small-scale type of development is ideal for those edges to blend the com- mercial with the residential. The prototypes presented on the follow- ing pages reflect development successes in other communities that can serve as models for new development in downtown Georgetown. Note that many of these also reflect a response to the local context in terms of building materials, scale and de- sign character and that literal translation of some of these projects to Georgetown may not be appropriate. Each of these projects does, however, demonstrate principles of compatible infill that would apply when adapted to the local setting. The following new development proto- types are likely to occur throughout the district: 1. Commercial Infill 2. Mixed Use Infill 3. Horizontal Mixed Use Block 4. Vertical Mixed Use Block 5. Moderate Density Residential 6. Transitional Infill 7. Parking Structure with Retail Wrap 51 3-Development Strategy Diagram illustrating a commercial infill develop- ment and parking scenario. Comm e r c i a l Comm e r c i a l Surface Parking Commercial infill development could occur in one or two stories, depending on the location and zoning requirements, but should orient to the street and activate the sidewalk. COMMERCIAL INFILL The following images are of new commercial buildings that are constructed in the core and on the edges of traditional downtowns. They reinterpret traditional design elements with a “contemporary” feel. Parking is usually provided on-site in a surface lot configuration, but is subordinate to the building and pedestrian. 52 City of Georgetown | Downtown Master Plan Update Diagram illustrating a mixed use infill development and parking scenario. Surface Parking Retai l Office o r R e s i d . Resid e n t i a l Mixed use infill from 2 to 4 stories could occur in the downtown and should respond to their surrounding context. MIXED USE INFILL These images show how a mixed use building can be incorporated into a larger block within a single parcel or group of parcels. These buildings should respond appropri- ately to their surrounding context with similar mass and scale. The ground floor should include an active use to animate the sidewalk while the upper stories could be office or residential uses. Parking is usually provided on-site in a surface lot condition or shared amongst neighboring properties in a parking structure. 53 3-Development Strategy Comm e r c i a l Comm e r c i a l Resid . Resid . Surface Parking Diagram illustrating a horizontal mixed use block development and parking scenario. A horizontal mixed use block incorporates a mixture of uses within a single block, but the uses are iso- lated. For example, a small grocery store might be located on a prominent corner with an office building or multifamily residential units surrounding it. HORIZONTAL MIXED USE BLOCK Horizontal mixed use is where various uses are provided on a block, but each use is isolated within an individual building. This configuration is useful when multiple uses on a site is desirable, but a vertically mixed-use building is not financially or logisti- cally feasible. 54 City of Georgetown | Downtown Master Plan Update Diagram illustrating a vertical mixed use block de- velopment scenario. Vertical mixed use blocks tend to be larger in mass and scale. Stepping back upper floors, as shown in some of these examples, is one way to reduce the scale of the building from the street level. Parking is generally located underground or in a structure. (Note that a fourth floor, such as the one illustrated at the left, would require special review in Georgetown, but is used to illustrate principles of varied massing.) VERTICAL MIXED USE BLOCK A vertical mixed use block is usually more intensive than a horizontal mixed use block, often requiring underground or above-grade structured parking to accommodate the on-site needs. These examples show how vertical mixed use development can be suc- cessfully integrated into a historic downtown with similar form and massing as historic buildings, but with a contemporary feel. 55 3-Development Strategy New residential prototypes of moderate density should be added to the downtown district. Stacked flats, apartments, rowhouses, townhouses, duplexes and small lot single family homes are all ways too accom- plish additional density in a manner that is responsive to the context of downtown. Diagram illustrating a moderate density residential development and parking scenario. MODERATE DENSITY RESIDENTIAL Downtown Georgetown could benefit from an increase in residential density within the downtown core. These prototypes express ways to accommodate higher density within a downtown context. Parking could be provided in a surface lot condition, tucked under the building or in attached or detached garages. 56 City of Georgetown | Downtown Master Plan Update NARROW LOT WIDTH In some areas of Georgetown, especially along South Austin Avenue, narrow lot widths will pose a challenge for intensifying the parcel and still being able to provide parking on-site. One solution to increasing intensity while providing parking is to offer a multi- story building with “tuck-under” parking. This allows the “front” side of the building, facing the prominent street edge, to include a narrow depth retail use and the “back” side, facing an access drive, to include parking on the ground floor that is covered by the upper floors of the building. Another solution, as shown in the diagram below, is to include an urban, mixed use building along the street edge with carriage houses, or small apartments, behind the mixed use building that include parking on the ground floor in a tuck-under condition with the housing units on the upper floor(s). Diagram illustrating a narrow lot width development and tuck-under parking below carriage houses. Tuck-under parking can be provided with secure garage doors (for residential) or open-air (for com- mercial) 57 3-Development Strategy Diagram illustrating a transitional infill development and parking scenario. Transitional infill architecture should blend the commercial feel of downtown with the surrounding resi- dential neighborhoods. TRANSITIONAL INFILL Development along the edges of the Downtown Overlay District should be sensitive to the existing established residential neighborhoods. These examples show how new development can positively contribute to both a downtown context and a neighbor- hood context. 58 City of Georgetown | Downtown Master Plan Update PARKING STRUCTURE WITH RETAIL WRAP Structured parking is mentioned several times in this plan and is anticipated for down- town as the density increases. If the structure flanks a significant street, it is important to “wrap” the parking structure with an active use to animate the sidewalk and make the walking experience to and from more destinations more pleasant. Diagram illustrating a parking structure with retail wrap scenario. In locations where space is limited, active uses can be “inserted” into the parking bays, which serve to activate the sidewalk, but some parking may be lost on the ground floor. Whenever feasible, a building “wrap” that abuts the parking structure and adds activity to the street edge is desired. 59 3-Development Strategy would also provide an additional space to have festivals, farmer’s markets and other special events. This street could serve vehicle traffic on most days, but would be closed for special events and become a pedestrian plaza. This would result in less road closures around the square and provide another place within downtown to host special events, thus helping to broaden activities within downtown. SOUTHEAST QUADRANT The Southeast Quadrant includes the area along Austin Avenue from 10th to University and along University from Austin to Myrtle. Multiple development scenarios are shown for this area which is envisioned as being more commer- cially focused. Just as new development in the Austin Avenue North opportunity area is intended to pull activity north of the square, the Southeast Quadrant op- portunity area is intended to pull activity south of the square. Recent pedestrian improvements along Main Street set the stage for new development to orient to this important street in downtown. The southern gateway to town, at the intersec- tion of University and Austin, should also be enhanced with new development and streetscaping. OPPORTUNITY AREAS Three opportunity areas are determined as focus areas for redevelopment in the near future. Multiple scenarios are shown for each opportunity area as a basis for envisioning future development opportu- nities. The Opportunity Areas are: AUSTIN AVENUE NORTH Development scenarios are shown for the Austin Avenue corridor from ap- proximately 5th Street to the river. This area is envisioned as redeveloping into a pedestrian friendly corridor with active uses along Austin Avenue that encourage people to walk from Downtown to the river and vice versa. This area also has a lot of opportunity for infill residential uses that could complement downtown businesses and help activate the downtown core. Residential uses would also help create a seamless transition into the Old Town residential area as well as the residential neighborhood west of the study area and north of the Justice Center. MUNICIPAL CENTER Relocating and consolidating city offices downtown in a campus-like environment is desired. Multiple scenarios are shown for this area which runs along 8th Street from Rock Street to West Street. It in- cludes multiple city-owned properties, some of which consist of existing build- ings that could be repurposed for Munici- pal Center uses. Multiple amenities for the public are showcased in each scenario, including enhanced public parking and numerous parks, plazas and pedestrian ways. A “festival street” along 8th street 60 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n Ave . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 9 | OPPORTUNITY AREAS LEGEND: Austin Avenue North Municipal Center Downtown Overlay District Boundary Southeast Quadrant Proposed Extension of District Boundary 61 3-Development Strategy The recommended land uses are based on the principles of this plan and preliminary market analyses. In general, new develop- ment should: • Positively engage the pedestrian realm, i.e. the sidewalk and street. • Include more development intensity along major streets such as Austin Avenue and less intense uses in areas abutting existing residential areas. • Provide uses and services that are cur- rently lacking in downtown. • Incorporate more housing choices to activate downtown. • Incorporate more open space in the form of small parks and plazas for residents and visitors to enjoy. The following list explains intentions of the land uses shown in the following op- portunity area development scenarios: EXISTING BUILDINGS Buildings remain in their current state. Interior and exterior renovations may be necessary. MEDIUM INTENSITY MIXED USE Buildings are more urban in form, much like the historic buildings around the square. Ground floor uses should activate the pedestrian realm and upper floor uses could include residential or office space. LOW INTENSITY COMMERCIAL Buildings are lower in intensity and height than medium density mixed use and more commercially focused, i.e. retail or office uses. RESIDENTIAL Buildings consist of residential uses in the form of small lot single family, attached two-family, or multifamily configurations. HOTEL Buildings consist of lodging uses. These could be in the form of a small, boutique style hotel or a larger, more regional hotel. MUNICIPAL CENTER Buildings consist of Municipal Center uses such as Council Chambers, Munici- pal Court, City Manager’s Office, Finance and Administration, Economic Develop- ment, Planning and Downtown Commu- nity Services, among others. PARKS Open space which includes more green- ery. These could include playgrounds, workout equipment, performance areas or general passive open space. PLAZAS Open space which is more formal and hardscaped. These could include outdoor seating areas or performance spaces. ILLUSTRATIVE CONCEPT NOTE: Many variables will determine how new development actually occurs, and it should be noted that while multiple scenarios are shown, other development scenarios are pos- sible as well. Phasing will be an important consideration. Property ownership, infrastructure improve- ments, financing options and other incentives and opportunities will determine the evolution of down- town development. 62 City of Georgetown | Downtown Master Plan Update AUSTIN AVENUE NORTH OPPORTUNITY AREA A key development opportunity exists along Austin Avenue from 5th Street to the river (see Map #9.) New development in this area will help build on the momen- tum of recent projects (Monument Café, Tamiro Plaza, Townhomes, and El Momu- mento) and develop a stronger northern gateway and connection from the river to downtown. Basic Objectives Any development on these blocks should be knit into the surrounding downtown context and should serve to extend Austin Avenue as a pedestrian-oriented street by adding retail activity at the sidewalk edge. Residential prototypes are ideal in this area, especially in the transition areas adjacent to Old Town. New development in this area should also strengthen Main and Rock Streets as major pedestrian spines to the river from downtown. Automobile Access and Parking Automobile access and visibility is ideal, as this area is located along Austin Av- enue, the city’s main north-south spine. An existing public parking lot, owned by the city, exists on the northwest block of 5th and Austin. Any development should replace these existing spaces. Some blocks in this area could take advantage of topography to create a two-level park- ing deck with upper and lower entrances. Any large parking areas on these sites should be planned such that they can help to serve the historic district as well. All parking should be located to the interior of parcels and should be well landscaped per design guidelines. A public parking lot exists on the northwest block of 5th & Austin, across from Monument Cafe. Pedestrian Connections Pedestrian connections across Austin Avenue are weak and many blocks lack basic sidewalks. Austin Avenue should be enhanced with improved crosswalks and preferential treatment for pedestrian crossings at intersections. At least one pedestrian-activated control should exist between 2nd and 7th Streets. Connec- tions to other amenities in the area, such as Blue Hole Park and the Courthouse Square should be provided. 63 3-Development Strategy Edges to Abutting Neighborhoods Edges to abutting neighborhoods should be considered. The eastern side lies along Main Street and is flanked by the established residential neighborhood of Old Town. Development should be sensi- tive along this edge. Residential functions will be most appropriate, to serve as a transition into the residential context. The county Justice Center frames the western edge, along Rock Street. This edge could work well as a service-oriented side for some development scenarios, such as parking. New residential development west of Rock Street and north of 2nd Street should also be considered to help activate Blue Hole Park and its pedestrian connections along Rock Street. Neigh- borhood parks are also an appropriate transitional use. The existing townhomes along Main Street, flanking Old Town, is a good example of a way to transition into the residential neighborhood while densifying downtown. OVERALL ADVANTAGES: • Good automobile access • Many blocks include large, assembled properties • Ability to engage river as major devel- opment amenity • Builds off of recent development mo- mentum • New retail could serve employees from Justice Center during daytime OVERALL ISSUES: • High traffic volumes and speeds im- pede pedestrian flow across Austin Avenue • Institutional use on the western edge could limit the ability to stimulate nearby redevelopment for residential • Residential neighborhood along the eastern side is a sensitive edge • Austin Avenue in this area has a sig- nificant grade change, limiting retail building prototypes (would have to be stepped) and willingness to walk long distances. DEVELOPMENT SCENARIOS With these basic planning principles in mind, two alternative scenarios are il- lustrated to demonstrate potential rede- velopment that would be compatible with the objectives of this downtown plan. In these scenarios, the area redevelops with a combination of vertical mixed use buildings (retail at the street level and professional offices and residential above), purely residential buildings, one- story retail buildings and lodging uses. New open space is proposed to support the area as well. The presented ideas are only conceptual at this point. Timing, land ownership and willingness to redevelop, among other factors, may change how the area actually redevelops. 64 City of Georgetown | Downtown Master Plan Update Scenario A – Mixed Use Development In this scenario, Austin Avenue includes a mixture of commercial and residential uses. More intense mixed use develop- ment is placed closer to the square, while lower intensity buildings would be pres- ent further from the square and along the transition edges. Two new parks are pro- posed: one at the historic jail site (which includes an addition and repurposed use) and one at the western terminus of 2nd Street, which would move the existing detention into an underground tank with access points. A new pedestrian-activat- ed signalized crossing is provided at 4th Street in this scenario, which connects into the new hike and bike trail along the river to the west. A large mixed-use de- velopment is proposed at 2nd Street east of Austin to help activate the river trails. Key Features: • Buildings orient to Austin Avenue. • A mixture of residential uses, includ- ing apartment/condos, townhomes and small lot single family homes are provided. • Two new parks provide passive open space for residents to enjoy. • The historic jail is repurposed as a Bed and Breakfast, museum or other use with a proposed compatible addition. • A new mixed use development and large plaza is proposed across Austin Avenue from El Monumento. • The historic bridge over the South San Gabriel River includes an expanded sidewalk with an overlook area and a grand staircase and ramp connecting into the existing trails on either side of Austin Avenue. Existing Building Medium Intensity Mixed Use Low Intensity Commercial Residential Parks Plazas Austin Avenue North Opportunity Area - Scenario A MonumentCafe Tamiro Plaza TownhomesOld Jail El Monumento 65 3-Development Strategy Scenario B – Mixed Use Development with Hotel In this scenario, Austin Avenue includes a mixture of commercial and residential uses and numerous existing buildings are retained. A hotel is placed at 2nd and Austin, across from El Monumento, which engages the river with a terraced land- scape and small stage for performances or special events such as weddings. Some existing buildings are repurposed such as the historic jail and adjacent county office building. A park is provided at the historic jail and above the existing detention fa- cility at 2nd and Rock. New pedestrian- activated crossings are proposed along Austin Avenue at 5th Street and mid-block between 3rd and 4th Streets. Key Features: • Buildings orient to Austin Avenue. • A mixture of residential uses, includ- ing apartment/condos, townhomes, multiplexes and small lot single family homes are provided. • Two new parks provide passive open space for residents to enjoy. • A new terraced park at the river’s edge provides open space and a venue for outdoor entertainment. • The historic jail is repurposed as a Bed and Breakfast, museum or other use with a proposed compatible addition. • A new hotel brings lodging into down- town. • The historic bridge over the South San Gabriel River includes an expanded sidewalk with an overlook area and a grand staircase and ramp connecting into the existing trails. Existing Building Medium Intensity Mixed Use Low Intensity Commercial Residential Parks PlazasHotel Austin Avenue North Opportunity Area - Scenario B MonumentCafe Tamiro Plaza Townhomes Old Jail El Monumento 66 City of Georgetown | Downtown Master Plan Update MUNICIPAL CENTER OPPORTUNITY AREA The Municipal Center opportunity area lies along West 8th Street and is framed by Rock Street on the east and West Street on the west. It is envisioned as a new municipal center for city government and related services that builds off the synergy from the popular new Central Library. Basic Objectives The focus of this development would be a new city hall that would accommodate key administrative and service functions in one central location. Ideally, offices that are presently distributed downtown as well as in outlying areas would relo- cate there, although some could remain in satellite locations within walking dis- tance. The existing police station build- ing, which is a historic resource, would be retained and repurposed when the police headquarters are relocated. The old li- brary building could also be retained and converted into a civic or arts use. A se- ries of new, connected walkways, plazas and small pocket parks would help serve employees and the larger public as well. The existing police station should be retained and repurposed when the police headquarters relocate. Automobile Access and Parking Automobile access for this area is pro- vided by 8th Street from Austin Avenue or by MLK Street. Parking for the library and surrounding buildings is currently provided per individual site with overflow parking provided across 8th Street from the library on land owned by the county. A parking structure is envisioned for the long-term in this area to serve govern- ment facilities as well as businesses in the area. However, an interim solution might be to use the existing county land for an upgraded surface parking lot that could be flexible in use. The existing overflow parking lot on county land could serve as an interim surface parking lot until a parking structure is built. Pedestrian Connections Pedestrian connections from the court- house square to this area are weak. Al- though a signalized intersection exists at Austin and 8th which makes crossing Austin Avenue quite easy, sidewalks along 8th Street to the library are deteriorating and not handicap accessible. These side- walks should be a major priority for the city to improve access from the square to the library and the potential future mu- nicipal center. One concept that is carried over from the previous master plan is to develop 8th Street from Rock to Martin 67 3-Development Strategy Luther King Street as a “festival street” that can be closed off to autos for street fairs, farmer’s markets, and other special events and performances. This would of- fer more opportunities for large events downtown, in addition to the festivals in the square. Another pedestrian corridor that is recommended in each of these scenarios is the Forest Street right-of- way. Restoring this as a pedestrian con- nection between 7th and 8th Streets will be consistent with new development in the area and provide a focal point for the library’s main entry and spine. The Forest Street right-of-way should be preserved for a pedestrian spine, which would provide a view corridor to the central library’s main entry and spine. Edges to Abutting Neighborhoods Edges to the abutting residential neigh- borhood to the west should be consid- ered. Buildings proposed along these edges should serve as a transition into the residential area and be compatible in mass and scale. Commercial and retail uses could be sprinkled into the civic buildings to help serve these residents as well, much like the cafe at the library does. OVERALL ADVANTAGES: • Provides a centralized location for city government offices such that services are convenient to patrons. • Creates a focus of activity for the west- ern edge of the downtown. • Creates additional outdoor space for general public use as well as for spe- cial events. • Supports job creation and economic development programs. OVERALL ISSUES: • North side of 8th Street is currently primarily owned by the County and would require a land swap or purchase in order to develop city hall in this location. • Reusing existing buildings would save time and money, but would still separate government uses that might function better together. DEVELOPMENT SCENARIOS With these basic planning principles in mind, three alternative scenarios are il- lustrated to demonstrate future oppor- tunities for a new municipal center. Each scenario suggests future development for the county and surrounding private properties as well to illustrate the overall vision of this plan. Participation from the county is encouraged and future county uses could fit in with the theme of a mu- nicipal center. The presented ideas are only conceptual at this point. Timing, land ownership and willingness to redevelop, among other factors, may change how the area actually redevelops. *A detailed Municipal Center Study was conducted separately and is provided as an appendix to this Plan. 68 City of Georgetown | Downtown Master Plan Update Scenario A.1 – City Hall North In this scenario, a new city hall is proposed north of the library to bring a true civic presence to 8th Street. Another building is illustrated just west of city hall on 8th Street, which could serve the county or private development. This area could be temporarily used as a surface parking lot until a parking structure is developed. The existing police station, GCAT building and old library are kept and reused as munici- pal center and/or public space. A parking structure is considered at the corner of 7th and Rock Streets, which would serve the municipal center and surrounding busi- nesses. The placement of the structure would allow for vehicles to not interfere with the pedestrian-focus of 8th Street, as drivers could use 7th Street for ac- cess. New private development is shown south of 8th Street along Rock Street as well to help strengthen Rock Street as a pedestrian corridor. A series of connected public walkways, plazas and pocket parks are provided throughout, with the main fo- cus on 8th Street, the Forest Street spine and behind the library. Key Features: • New City Hall north of Central Library • Retain and reuse old library, GCAT building and police station • Temporary parking lot at corner of 8th and MLK (on County land) • Festival Street along 8th Street • Series of connected public walkways, plazas and pocket parks that could transform into event spaces • New public parking structure at 7th and Rock Streets Municipal Center Opportunity Area - Scenario A.1 Existing Building Medium Intensity Mixed Use Low Intensity Commercial Municipal Center Parks Plazas Parking Structure 69 3-Development Strategy Scenario A.2 – City Hall East In this scenario, reuse of existing facilities (old library, GCAT building and old police station) would be the same as scenario A.1. A new city hall would be constructed east of the library at the corner of 8th and Rock Streets. A parking structure is placed at the intersection of 9th and Rock Streets, which would be shared with the bank (existing spaces would be replaced in structure.) It would include a small retail component on the ground floor facing 9th Street to help activate the sidewalk. New private (or county) development could oc- cur north of the library along 8th Street to enclose the festival street space. This area could be temporarily used as a sur- face parking lot until new development is built. A series of connected public walkways, plazas and pocket parks are provided throughout, with the main focus on 8th Street, the Forest Street spine and behind the library. Key Features: • New City Hall east of Central Library • Retain and reuse the old library, GCAT building and police station • Temporary parking lot at corner of 8th and MLK (on County land) • Festival Street along 8th Street • Series of connected public walkways, plazas and pocket parks that could transform into event spaces • New public parking structure at 9th and Rock Streets Municipal Center Opportunity Area - Scenario A.2 Existing Building Medium Intensity Mixed Use Low Intensity Commercial Municipal Center Parks Plazas Parking Structure 70 City of Georgetown | Downtown Master Plan Update Municipal Center Opportunity Area - Scenario B Scenario B – City Hall West In this scenario, a new city hall (either an addition to the old library or new construc- tion) is illustrated on the old library block. This new building would become the civic anchor to 8th Street and the Municipal Center campus. The old police station and GCAT buildings would be retained and repurposed with municipal uses as well. A new parking structure would be provided at 8th and Rock Streets to serve the Municipal Center, Library and sur- rounding businesses. It would include a building “wrap” of retail uses to activate 8th Street. New private (or county) devel- opment could occur north of the library along 8th Street to enclose the proposed festival street space. This area could be temporarily used as a surface parking lot until the parking structure is developed. A series of connected public walkways, plazas and pocket parks are provided throughout, with the main focus on 8th Street, the Forest Street spine and behind the library. Key Features: • A new City Hall (addition or new construction) is proposed on the old library block • Retain and reuse GCAT building and police station • Temporary parking lot at corner of 8th and MLK (on County land) • Festival Street along 8th Street • Series of connected public walkways, plazas and pocket parks that could transform into event spaces • New public parking structure at 8th and Rock Streets Existing Building Medium Intensity Mixed Use Low Intensity Commercial Municipal Center Parks Plazas Parking Structure 71 3-Development Strategy SOUTHEAST QUADRANT OPPORTUNITY AREA The Southeast Quadrant opportunity area lies along Austin and Main Streets from 9th Street to University Avenue. This area along Austin could benefit from pedestri- an prioritization. Main Street has recently been upgraded with pedestrian facilities and is quite pleasant to walk along. New development could help energize this area and accent it as a major gateway into downtown. Basic Objectives Any development in this area should be carefully knit into the surrounding down- town context and should serve to extend Austin Avenue and University Avenue as pedestrian-oriented corridors by adding retail activity at the sidewalk edge. New development in this area should also strengthen Main Street as a major pedes- trian spine. Automobile Access and Parking Austin Avenue provides good automo- bile access, but because of high traf- fic volumes and relatively high traffic speeds, it effectively divides downtown into two halves. An existing public park- ing lot, owned by the city, is located on the northeast block of 10th and Main. Each scenario proposes to replace the existing surface lot with a public parking structure that incorporates ground floor retail along Main Street, a concept that has been previously explored. Any large parking areas on these sites should be planned such that they can help to serve the historic district as well. They should be located to the interior of parcels and be well landscaped per the required design guidelines. Pedestrian Connections Pedestrian connections across Austin are weak and many blocks lack basic side- walks. Austin Avenue should be enhanced with improved crosswalks and preferen- tial treatment for pedestrian crossings at intersections. At least one pedestrian- activated control should exist between University and 8th Streets. Main Street has been upgraded with pedestrian ame- nities in this area and should continue to be a focus for new development in order to accent the priority the city has placed on it. Austin Avenue in this area lacks basic sidewalks and marked crossings. Sidewalks and pedestrian amenities along Main Street in this area have been upgraded and should continue to be the focus for new development. 72 City of Georgetown | Downtown Master Plan Update Edges to Abutting Neighborhoods Edges to abutting neighborhoods should be treated with sensitivity. East, west and south of this opportunity area lie exist- ing residential uses and/or single family homes that have been converted into commercial uses. Development along these edges should be sensitive to the existing building form and uses. Some single family homes have been converted to commercial offices in this area, which provide smooth transitions into the abutting residential neighborhoods. OVERALL ADVANTAGES: • Good automobile access and visibility • Opportunity to create a distinctive gateway and image for downtown • New retail could serve employees from medical office building at University and Church during daytime OVERALL ISSUES: • High traffic volumes and speeds im- pede pedestrian flow across Austin Avenue • Residential neighborhood along the eastern side is a sensitive edge • Parcels could be challenging to as- semble for large redevelopment op- portunities • Narrow lot widths could be challenging for urban prototype development ALTERNATIVE DEVELOPMENT SCE-NARIOS With these basic planning principles in mind, two alternative scenarios are illus- trated to demonstrate potential develop- ment that would be compatible with the objectives of this downtown plan. In these scenarios, the area is developed with a combination of vertical mixed use build- ings (retail at the street level and profes- sional offices and residential above) and one-story retail buildings. Many existing buildings in the opportunity area are retained. A new plaza and pocket park is proposed at the First Texas Bank of Georgetown site to celebrate the beau- tiful existing trees on that block. Other open space is provided within individual developments. The presented ideas are only conceptual at this point. Timing, land ownership and willingness to redevelop, among other factors, may change how the area actually redevelops. 73 3-Development Strategy Scenario A – Infill Development In this scenario, new development care- fully considers property ownership and building age and integrity. It retains many existing buildings, although the uses may change over the years. It provides a bal- anced urban form with new, multi-story urban buildings as well as smaller-scale infill buildings. It provides a prominent gateway at University and Austin. A new public parking structure is proposed where the existing lot exists with a “wrap” of retail uses to activate Main Street. Some parcel widths are constrained in this area. A solution for these sites is proposed which allows for “tuck-under” parking to exist on the ground floor with a retail edge along Austin or University and commercial office or residential uses could then be located on the upper level(s). Key Features: • Infill development throughout op- portunity area, carefully considering property ownership and existing build- ing inventory • Parking structure with retail wrap lo- cated at the northwest corner of 10th and Main Streets • New plaza and pocket park at 10th and Austin • A pedestrian-activated signalized crossing at 10th and Austin Southeast Quadrant Opportunity Area - Scenario A Existing Building Medium Intensity Mixed Use Low Intensity Commercial Parks Plazas Parking Structure Church Church Bank Georgetonian Retail Center Dos Salsas 74 City of Georgetown | Downtown Master Plan Update Scenario B – Mixed Use Block Devel- opment In this scenario, new mixed-use block development is proposed that would require assembling key properties be- tween Austin Avenue and Main Street. This scenario would greatly intensify the area with both residential and commercial activity and help frame Austin Avenue as a pedestrian-oriented street, as well as greatly intensifying Main Street. It would provide a prominent gateway at University and Austin that includes a small park on the corner. A new public parking structure is proposed where the existing lot exists with a “wrap” of retail uses to activate Main Street. Many new buildings incor- porate courtyards or plazas that provide outdoor amenities for the building users. Key Features: • Large-scale block redevelopment along Austin Avenue • Parking structure with retail wrap lo- cated at the northwest corner of 10th and Main Streets • New plaza and pocket park at 10th and Austin • A pedestrian-activated signalized crossing at 10th and Austin Southeast Quadrant Opportunity Area - Scenario B Church Bank Georgetonian Retail Center Existing Building Medium Intensity Mixed Use Low Intensity Commercial Parks Plazas Parking Structure 75 4-Pedestrian & bicycle Circulation & Streetscape Design Presently, sidewalks are still intermittent in the downtown, with substantial gaps in the overall system. This discontinuity in the pedestrian system is a major impedi- ment to development of a healthy retail sector and it also negatively affects the ability to attract offices and residences into the area. The sidewalk system should be extended to all block faces within the planning area. Priorities for constructing sidewalks are shown on Map #10. PEDESTRIAN CIRCULATION ROUTES Pedestrian ways, bike trails and streets should be considered in a broad context. They should facilitate non-motorized cir- culation that strengthens business cen- ters and link neighborhoods. Therefore, roadways, sidewalks and trails should be coordinated in a comprehensive system that assures continuity of circulation for pedestrians and bicyclists. Links for pedestrian and bike circulation between downtown development an- chors are defined in the basic framework strategy. These links should be enhanced to connect established improvements to nearby neighborhoods. Connections should also be expanded to regional trail connections. In recent years, the City has constructed new sidewalks and enhanced existing ones in the historic core with brick pavers, lighting, benches, signs and plantings. This has established a distinct and attractive im- age around the square. In addition, the city has been working diligent- ly to implement pedestrian and streetscape improvements elsewhere throughout downtown as recommended in the original master plan. This chapter seeks to update the pedestrian and bicycle circulation needs throughout downtown and offer priorities for implementation. 4-PEDESTRIAN & BICYCLE CIRCULATION & STREETSCAPE DESIGN 76 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. Au s t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . .tS mlE Ash S t . Fore s t S t . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sce n i c D r. Au s t i n Av e . Ma i n S t . Ch u r c h S t . Myr t l e S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 10 | PEDESTRIAN PRIORITIES To Southwestern University To San Gabriel Park Blue Hole Park VFW Park LEGEND: Existing Open Space Proposed Open Space Downtown Overlay District Boundary Existing Sidewalks (Good Condition) 1st Priority Upgrades2nd Priority Upgrades3rd Priority Upgrades Proposed Trail Connections Existing Controlled Intersection (Auto)Proposed Controlled Intersection (Pedestrian)Existing River Trails Proposed District Boundary Extension Two Rivers Apts. ? 77 4-Pedestrian & bicycle Circulation & Streetscape Design ESTABLISH PRIORITIES Priorities for upgrading sidewalks in the Downtown Overlay District are shown on Map #10. Some of these block faces have sidewalks that exist, but are in poor con- dition or have significant grade change issues that need to be addressed. Others do not have sidewalks at all. 1st priorities (dotted blue line) include: • “connecting the dots” within the his- toric overlay district • extending sidewalks along Austin Avenue north to the river and south to University • improving University Avenue at the major intersections, and • connecting to the library and future Municipal Center along 8th Street. 2nd priorities (dotted red line) include: • “connect the dots” within the oppor- tunity areas • connect to Southwestern University via 7th Street, and • link into the San Gabriel River trails at various locations. 3rd priorities (dotted brown line) include: • filling in all the missing links within the Downtown Overlay District, including more connections to the river trails. A 1st priority should be improving connections along 8th Street to the Library. ESTABLISH HIERARCHY The primary routes that pedestrians are expected to use the most should receive hierarchy for design and streetscape de- tail. Improved intersections with pedes- trian controls are proposed along Austin Avenue based on hierarchy of the pedes- trian system to help facilitate crossing Austin Avenue. Map #11 shows the level of sidewalk designs that should be used downtown in order to establish a hierar- chy of primary, secondary and tertiary pedestrian routes. Within this hierarchy, the amount of decorative paving used varies, in response to the levels of use anticipated. The city has already begun implementing upgrades as a response to the 2003 Downtown Master Plan. This plan updates those recommendations. STRENGTHEN FUNCTIONALITY The pedestrian system is a complex net- work of sidewalks, paths, trails, alleys, and crosswalks. Lighting, benches, waste receptacles, bicycle racks and signs ac- company the pedestrian systems and strengthen their functionality. These com- ponents should be assembled in various ways, from block-to-block to respond to specific conditions. Expanding the pe- destrian system “kit of parts” throughout much of the downtown will strengthen the role pedestrians play in Georgetown’s economy. To strengthen functionality, the pedes- trian system should include: • Plazas, parks and other places to rest and refresh • Directional signs and wayfinding devices tailored to the pedestrian, including possible integration of signs that indicate walk times and distances for “healthy walking trails” and, 78 City of Georgetown | Downtown Master Plan Update • A series of destinations that make downtown a fun place to explore at all times during the day, week, and year. A series of destinations and mini plazas and parks with amenities for pedestrians will help strengthen the overall functionality of the system. TRAIL CONNECTIONS The City of Georgetown’s Parks and Recreation Department has an expansive trails system in and around Georgetown. Connections to these trails to and from the downtown area should be provided. Prior- ity should be given to trail improvements that would link downtown to outlying neighborhoods. Of particular importance are the trails found along the banks of the North and South San Gabriel Rivers. Providing better connections from apart- ment complexes and overnight accom- modations located to the north of the river from downtown is an important action. Presently there are no convenient routes for these residents and visitors to walk to the downtown, which is conveniently close. Because connections to down- town are less attractive and accessible, these residents may be more inclined to patronize other commercial areas of Georgetown. Trail improvement actions: • Provide clearly defined paths between the river and downtown. • Install markers as important parts of these regional trail connectors. • Study the feasibility of providing pe- destrian connections across both the rivers, that are separate from those used by automobiles. • Study the feasibility of adding a can- tilevered sidewalk with a look-out area to the historic bridge over the South San Gabriel River with a grand staircase and accessible ramp to the existing trail. • Study the feasibility of installing a pedestrian bridge across the river to link downtown with development to the west. Provide clearly defined paths between the river and downtown. 79 4-Pedestrian & bicycle Circulation & Streetscape Design BICYCLE CIRCULATION Bicyclists do use the many regional trails in and around Georgetown. Strengthen- ing the linkages to the downtown and improving signage to key destinations will improve the role in which this user group plays in the economy. This includes link- ing existing and planned trails, as well as providing designated routes for bicyclists on some streets. Map #11 indicates sug- gested on-street bicycle routes within downtown. (Bicycle routes are indicated with signs or sharrows and do not nec- essarily mean that bikes have their own dedicated lanes. Shared streets are often a part of this system.) Bicycle system actions: • Bike routes should be clearly defined and implemented to provide continuity of access from outlying areas to the downtown. • Bicycle racks should be provided at activity centers. Bike routes should be clearly defined with sharrows and signs on specific city streets. CONNECT TO UNIVERSITY An important asset to the community and market for the downtown businesses is the student body at Southwestern University. Clear and safe pedestrian routes should be provided. The most popular pedestrian route from Southwestern to downtown is 7th Street, which has been labeled as a 2nd level priority and is shown as a sug- gested bike route to serve students. Note that this particular pedestrian connection should be well lit as an extra measure of security for those students who travel this route at night. University connection actions: • Improve walking conditions to the university with new sidewalks, where conditions permit. • Install decorative lighting and direc- tional signs along the route. • Improve crosswalks as indicated on the intersection improvements plan. 80 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. W. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 8th St. Au s t i n Ave . Ma i n S t . Ch u r c h S t . Myr t l e S t . .tS mlE As h S t . For e s t S t . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Ave . Ch u r c h S t . Myr t l e S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 11 | SIDEWALK AND CROSSWALK DESIGN To Southwestern University LEGEND: Type C Crosswalk Downtown Overlay District Boundary Level I Sidewalk Level II Sidewalk Level III Sidewalk Type A Crosswalk Type B Crosswalk Proposed Bike Route Existing River Trails Proposed District Boundary Extension Ro c k S t . 81 4-Pedestrian & bicycle Circulation & Streetscape Design SIDEWALK DESIGN To help guide pedestrian activity in and around the downtown, four types of sidewalk designs are recommended. The designs range from basic scored concrete to routes with brick pavers, benches and decorative lighting to help establish the hierarchy of the pedestrian system. Map #11 illustrates where these different levels of sidewalk designs should occur. Decorative paving should be used stra- tegically, to express a visual theme for downtown. Decorative paving should denote special activity zones, such as intersections and pedestrian crossings, street furniture areas and public plazas. The decorative paving design proposed in the sidewalk typologies that follow are based upon those developed for the Town Square Historic District. The basic approach here is to expand these exist- ing elements into the surrounding blocks. In some areas of intense pedestrian activ- ity, decorative paving should be installed throughout the entire intersection. This will help to identify these intersections as places of major pedestrian use and will establish the downtown as a strongly pedestrian-oriented area. LEVEL I SIDEWALK In this classification, the entire sidewalk is constructed of brick paving, in order to indicate its high level of pedestrian use. These sidewalks offer the highest level of pedestrian enhancement. This design is currently in place on the four blocks facing the Courthouse Square and along Main Street from 5th to 10th Streets. It should be continued along 8th Street from the courthouse to the new library and proposed Municipal Center festival street. KEY FEATURES • Brick pavers laid in a herringbone bond • Brick paver bands on both sides of central pavers, laid in a stack bond (use of both single and double bands of these accent bricks are seen) • Concrete band (curb and gutter) on street side of pavers • Tree and flower planters • Decorative lights, benches and waste receptacles • A 10’ width is preferred in Level I. Level I sidewalk 82 City of Georgetown | Downtown Master Plan Update LEVEL II SIDEWALK This sidewalk has a band of brick pavers at the outside edge of the walk. The re- mainder of the walk is finished concrete, scored in 2-foot square modules. This provides texture and interest in a more economical manner, and helps to distin- guish these streets from those that are all brick. KEY FEATURES • Modular pavers along the sidewalk edge, laid in a common bond • Concrete bands (curb and gutter) on street side of pavers • Tree and flower planters • Decorative lights, benches and waste receptacles • An 8’ width is preferred in Level II. Level II sidewalk LEVEL III SIDEWALK In this classification, the sidewalk is con- structed of scored concrete, in the 2-foot square module. Brick pavers would be used for accents, at special seating areas or corner landscape features. These side- walks can either be installed detached from the street and separated by a land- scaped planting strip or attached to the street with a concrete curb and gutter. Installation is dependent upon the exist- ing streetscape character along the block. KEY FEATURES • Scored concrete in 2-foot modules • Decorative lights, benches and waste receptacles should be in- stalled on the 7th Street route to Southwestern University, which is one route designated for this application. • A 6’ width is preferred in Level III. Level III sidewalk 83 4-Pedestrian & bicycle Circulation & Streetscape Design LEVEL IV SIDEWALK In this classification, the entire sidewalk is constructed of scored concrete. These sidewalks may be installed as detached from the street and separated by a land- scaped planting strip or they may be at- tached to the street with a concrete curb and gutter. Installation depends upon the existing streetscape character along the block. KEY FEATURES • Scored concrete sidewalk • A 6’ width is preferred in Level IV. Level IV sidewalk SIDEWALK IMPLEMENTATION A key issue in downtown is how a con- sistent sidewalk layout can occur when irregular setbacks exist and parking var- ies from diagonal to perpendicular to parallel. On-street parking configurations are described in Chapter 5 and should be consulted in conjunction with this chapter for establishing a cohesive street design and sidewalk system. Because of varied conditions throughout downtown, each situation must be considered on a case- by-case basis. The sidewalk system may be extended incrementally, as properties redevelop. When this occurs, the site should be eval- uated to determine which sidewalk layout is most appropriate, taking the use of the property and the setback of the building into consideration. Wherever feasible, pull-in parking that obstructs pedestrian flow should be eliminated or redesigned. Sidewalks with curb and gutter should then be installed, and on-street parking should be re-established. While incremental construction of the sidewalk system is possible, a preferred alternative is to construct several blocks of sidewalks at one time. In order to do so, an improvement district should be considered, as described in Appendix A. ACTIONS • Develop an improvement district to construct sidewalks. (See Appendix A for potential funding tools.) • Construct sidewalks in a phased pro- gram, as described in Map #10. 84 City of Georgetown | Downtown Master Plan Update CROSSWALKS AND INTERSECTION DESIGN Safe street crossings are essential for a pedestrian-oriented environment. Cross- walks should be clearly identified and ample space should be provided to allow groups of pedestrians to cross. Attractive crosswalks are especially im- portant in encouraging downtown patrons to use off-street parking lots. Because sidewalk amenities and pleasant street crossings enhance the walking experi- ence from these locations, they can help to reduce traffic congestion and relieve demand for on-street parking spaces. In particular, Austin Avenue crossings should be given high priority, as crossing Austin Avenue has been stated as a major barrier to pedestrian movement down- town. There are a few simply marked pe- destrian crossings along Austin Avenue, including signalized auto intersections at 2nd, 7th, 8th and University. A couple pedestrian-controlled signals along Aus- tin Avenue should be placed at key inter- sections. These should include detailed and highly visible intersection treatment with flashing lights and signage to direct autos to slow down when a pedestrian is present. One popular method that could be considered is using rapid rectangular flashing beacons (see illustration.) This maps and diagrams within this Plan shows pedestrian controls at 5th and 10th Streets, as they are evenly spaced between the traffic lights at 7th and 8th Streets. However, more traffic and pe- destrian analysis should be studied to place them at the best possible loca- tion for pedestrian usage and safety. For example, 4th, 6th and 9th Streets could also be viable options. The questions to ask when deciding on pedestrian control placement is: • How do the priorities for auto traffic flow and pedestrian system continuity interact? • How do current pedestrian crossing patterns relate to future patterns? • What are the policies for traffic flow and speeds, pedestrian counts, etc.? • What is the benefit of slowing traffic to make a more pedestrian-friendly environment? An RRFB pedestrian crossing control signals to autos to slow down when pedestrians are present and allows them to safely cross at their leisure. In response to the varying levels of use of intersections within Georgetown, a range of crosswalk designs should be employed. Many of the intersection de- signs include the use of decorative pav- ing to more clearly identify the crossings, establish visual continuity and enhance the pedestrian experience downtown. Intersection typologies are identified on Map #11. The following intersection design catego- ries should be used: 85 4-Pedestrian & bicycle Circulation & Streetscape Design TYPE A INTERSECTION Type A intersection In this classification, the intersection is constructed of decorative paving, in order to indicate its high level of pedestrian use. In some cases, the existing curb line and corner radius should be retained, but in some special conditions, “bulb-outs” at corners may be expanded to better delin- eate parking lanes and provide additional area for street furniture and plantings, similar to those around the square. This also increases visibility and decreases pedestrian crossing time, thereby improv- ing pedestrian safety. The radius of the ex- panded corner should also be designed to facilitate turning for large delivery trucks. KEY FEATURES • Decorative paver at corners • Decorative paver in center of intersec- tion • Scored concrete crosswalks • Pedestrian controlled crossing signals TYPE B INTERSECTION Type B intersection In this category, either decorative pav- ers or scored concrete is used within the sidewalk boundaries at corners. The crosswalk areas are defined by scored concrete. The “paver” treatment is de- pendent upon the type of sidewalk des- ignation for the intersection and should be consistent. KEY FEATURES • Decorative pavers at corners • Scored concrete crosswalk Type B intersections include a band of pavers with scored concrete crossings. 86 City of Georgetown | Downtown Master Plan Update TYPE C INTERSECTION Type C intersection In this category, scored concrete is used within the sidewalk boundaries at corners only, while the crosswalk areas are de- fined by conventional stripes. This level of intersection design is appropriate in areas of lower crossing conflict. KEY FEATURES • Striped crosswalk • Scored concrete corners Type C intersections include a striped crosswalk. TYPE D INTERSECTION In this category, intersections appear as conventionally designed. No upgrades or enhancements are necessary. INTERSECTION IMPLEMENTATION ACTIONS • A series of intersections should be constructed at one time, as a set, such that one of the key pedestrian routes is completed. These may be financed as a part of the city’s capital improve- ments program, or through a special improvement district. These tech- niques are described in the appendix. • As an initial step, detailed designs must be developed, based on the con- ceptual sketches provided in the plan. 87 4-Pedestrian & bicycle Circulation & Streetscape Design FURNITURE COMBINATIONS #1 - Historic District Street furniture within the historic district should continue the use of the wood slat benches and wood slat waste recepta- cles, along with the historic acorn street light design. Ornamental hanging flower baskets and banners should be used within the historic district. The courthouse square has implemented this streetscape strategy, but the surrounding blocks of the historic district are lacking formal streetscape elements. Street furniture throughout the historic district should continue to use wood slat benches and waste receptacles. STREETSCAPE STRATEGY Streetscapes refer to elements that com- plement pedestrian circulation. Elements include benches, trash receptacles, light- ing, public art, trees and landscaping. The design recommendations for side- walks and crosswalks are based on hier- archy of how much they are currently used in addition to their anticipated future use based on new development and destina- tions. The streetscape strategy should also relate to this hierarchy with varied design and content based on its location within downtown (see Map #12.) STREETSCAPE KIT OF PARTS The Town Square Historic District has sev- eral streetscape features that give it a dis- tinct identity: street trees in grates, period lighting fixtures with banners, decorative paving and landscape elements at several corners. While these elements contrib- ute to an identity for a few blocks in the downtown, extending these elements into the surrounding blocks would enhance the overall pedestrian experience. The design and treatment should help create a more pleasant downtown experience, and help identify the downtown area as a cohesive, inviting place to work, live, shop and conduct business. Different combinations and materials of street furniture should be placed in the two sub-areas of downtown to distinguish the historic core from the surrounding areas of downtown. 88 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 2nd St. E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n Ave . Ma i n S t . Ch u r c h S t . My r t l e S t . .tS mlE As h S t . Fore s t S t . Ha r t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sc e n i c D r. Au s t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . Elm S t . South San Ga b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 12 | STREETSCAPE STRATEGY LEGEND: Downtown Overlay District BoundaryProposed Extension of District Boundary Furniture Combination #1 Furniture Combination #2 Lighting Strategy #1 Lighting Strategy #2 89 4-Pedestrian & bicycle Circulation & Streetscape Design #2 - Downtown District Street furniture outside of the historic district, but within the Downtown Over- lay District, should continue to use black metal slat benches and waste recepta- cles, along with the historic acorn street light design. These should remain simple, without use of hanging baskets. This will provide a subtle distinction between the two areas. Portions of area 2 have incorporated the black metal streetscape furniture, which should be continued. Street furniture in area 2 should use black metal slat benches and waste receptacles. LIGHTING STRATEGY Lighting is one of the most important methods of creating a sense of place with- in a streetscape environment. Hierarchy in where certain lights are placed within downtown can send important wayfinding messages. For downtown Georgetown, lighting should consist of 3 types: Lighting Strategy #1 - historic lights with banner. Lighting Strategy #1 - historic lights without banner. 90 City of Georgetown | Downtown Master Plan Update #1 - Historic Lights with Banners These lights are currently present only around the courthouse square. They should be extended throughout Austin Avenue, on University from Main to Rock Streets, along 8th Street to the Library/ Municipal Center and along Main Street from 6th to 9th Streets. These lights will include banners to give a unique identity to these streets and alert visitors of spe- cial events coming up. #2 - Historic Lights Continuation of the historic light design, without banners, will provide a secondary hierarchy of lighting design. These lights will highlight certain streets as “pedes- trian-focused” and direct people to the downtown core. #3 - New Lights A new light design should be incorporated everywhere else throughout downtown. These lights should be noticeably dif- ferent from the historic lights, but still complement them. PUBLIC ART Public art should be a part of the streetscape enhancement program. As such, it may be integrated into sidewalks, street furnishings and signage. A few con- temporary sculptures, such as Growing Old Together (shown to the right,) have been wonderful additions to the George- town streetscape around the square and library. A new effort to wrap utility boxes with artwork has also been initiated down- town, which positively contributes to the streetscape. These efforts should be continued. When public art is to be part of the streetscape, it should be designed to complement the basic urban design principles set forth in this plan. That is, it should help to reinforce the visual continuity of the downtown at large, while also expressing the distinguishing characteristics of the different character areas that are envisioned. It also should be consistent the hierarchy of sidewalk and intersection designs and should be compatible with the palette of paving materials and street furniture that are set forth in the plan. Public art in a broader sense should also be installed in plazas and other gathering spaces. A description of range of types of public art to be used in downtown appears in Chapter 7. 91 4-Pedestrian & bicycle Circulation & Streetscape Design Contemporary sculptures have added to the down- town streetscape and should be continued. The effort to wrap utility boxes with artwork posi- tively contributes to the streetscape and should be continued. Streetscape elements such as bike racks can be designed in an artful manner. Whimsical lighting can add an artistic sense to an otherwise “overlooked” space. 92 City of Georgetown | Downtown Master Plan Update TREES AND LANDSCAPES The hot and humid Georgetown climate needs to be considered when designing trees and landscapes for the downtown. Shade is highly desirable and therefore, more street trees were a popular recom- mendation in public meetings. Integrating more shade into the streetscape by plant- ing more trees will increase the willing- ness of patrons to walk longer distances. Street trees should be installed in mid- block locations wherever possible. How- ever, in some cases, room may only exist at corners where expanded “bulb-outs” provide additional room. One particular treatment for new street trees that should be considered is the use of Silva Cell technology. Urban conditions do not allow for the best tree life due to constrained conditions and compacted soil, which constrain air and water. The Silva Cell is a modular underground frame that uses lightly compacted soil volumes to support larger tree growth. It also man- ages stormwater efficiently at the same time. Street trees, and more shade in general, were highly recommended in public meetings. Silva Cell technology is a modular underground frame that uses lightly compacted soil volumes to suport larger tree growth. 93 5-Automobile Circulation & Parking In many ways, auto traffic and some level of congestion is a good sign that downtowns are thriving. There needs to be a balance between healthy levels of automobile traffic and the ability and ap- peal to walk along it at the same time. Automobile access should focus on being efficient and convenient to bring people into downtown. A hierarchy for streets should be established, just as it was for sidewalks, in order to direct automobile traffic most efficiently. Parking should also be convenient, as congestion is often caused by people driving around looking for places to park. While several locations are shown for po- tential parking structures (see Map #12,) it is important to remember that it is not necessary that they all get built. This study provides several possible locations for structures as they relate to the over- all proposed urban design framework so that the city has options to consider. Any parking structure should happen in con- junction with other future development. AUTO CIRCULATION The network of streets should be well or- ganized and hierarchical. On-street park- ing configurations, curbs and sidewalks should be consistent to help organize the street system and therefore help the flow of auto circulation. A few street designs and layouts are proposed on the follow- ing pages for the most common street right-of-ways in downtown. In general, improvements should follow the same prioritization as sidewalks from Chapter 4. AUSTIN AVENUE Downtown Georgetown is bisected by Austin Avenue. While much effort has been put into turning it from a state high- way to a local street, it still is seen as a barrier. Traffic flow has improved, espe- cially because interstate business route traffic is diverted, including large trucks. However, the character along the corridor is still auto-dominated along some por- tions and does not lend itself to foot traf- fic. Instead, pedestrians use other routes or hop in their cars to cross it. Parking and automobile circulation are always popular topics for downtowns. Citizen concerns in Georgetown have to do with high traffic volumes and speeds, specifically along Austin and University Avenues, and proper designation of and access to public parking. Many community members were unaware that so many public park- ing lots exist downtown, as they are not properly designated as such with signage. They community also thought that pedestrian safety and comfort should not be compromised for traffic flow. 5-AUTOMOBILE CIRCULATION & PARKING 94 City of Georgetown | Downtown Master Plan Update 1 inch = 1,000 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th S t . E. 8th St. E. 9th St. E. 11th St. E. University Ave. W. 3rd St. W. 4th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n A v e . Mai n S t . Ch u r c h S t . Myr t l e S t . .tS mlE Ash S t . Fo r e s t S t . .tS tseroF Mar t i n L u t h e r K i n g S t . Wes t S t . Sce n i c D r . Aus t i n A v e . Mai n S t . Ch u r c h S t . Myr t l e S t . South Sa n G a b r i e l R i v e r www.winterandcompany.net MAP 13 | OVERALL CIRCULATION LEGEND: Primary Auto Route Downtown Overlay District Boundary E. 10th St. W. 7th St. .tS mlE Col l e g e S t . Wa l n u t S t . Pin e S t . Hol l y S t . Map l e S t . Pin e S t . Co l l e g e S t . Ma r t i n L u t h e r K i n g S t . E. 13th St. E. 14th St. E. 15th St. E. 17th St. San Gabriel Village Blvd. Morrow St. Spring St. Willi a m s S t . Inters t a t e 3 5 N. M y r t l e S t . N. C h u r c h S t . N. M a i n S t . Secondary Downtown Gateway Primary Downtown Gateway Destination North San Gab r i e l R i v e r Riv e r y B l v d . (Future) Primary I-35 Gateway Primary Pedestrian Zone Primary Bike Route Proposed Extension of District Boundary Interstate 35 To West Georgetown & Sun City To GeorgetownHigh School To I-35Austin/Dallas To I-35/Austin To SouthwesternUniversity / Hwy 130 Southwestern University McMasterAthleticComplex Water’sEdgeApartments Blue Hole Park Two RiversApartments San GabrielPark GeorgetownRecreationCenter RiveryPark RiveryTownCrossing Future Conference Center VFW Park CourthouseLibrary 95 5-Automobile Circulation & Parking The historic bridges crossing the North and South San Gabriel Rivers should be modified to accommodate pedestrians better. These bridges are assets that fit into an overall heritage tourism opportu- nity that would have positive benefits to the city’s economy if properly promoted as part of a historic tour experience. The primary role of Austin Avenue should be to serve downtown circulation. This includes pedestrians as well as motorists. First and foremost, Austin Avenue should be engineered to support the vision for development of the downtown as outlined in this plan. This includes wide sidewalks, streetscape designs, on-street parking and pedestrian crossings. As an initial action, pedestrian crossing problems should be minimized by providing better signs, installing pedestrian-controlled crossing signals and constructing “tex- tured” crosswalks in prominent locations that encourage slower speeds. Recommendations for Austin Avenue (80’ ROW): • Two narrow (11’) travel lanes in each direction • Parallel on-street parking (8’) on either side of the street (except between 7th and 8th streets where the existing condition - diagonal parking along the courthouse side - should be kept.) • 10’ sidewalks on either side of the street • Consistent placement of street trees in grates, decorative lighting, streetscape clusters and signage. • New buildings should be built to the property line, as the UDC suggests. • Textured crosswalks at key intersec- tions • Downtown-sensitive speed limits 10’8’11’11’11’11’8’10’ 80’ R.O.W. TLTL TL TL P SPS Au s t i n A v e . TL = Travel Lane P = Parking S = Sidewalk Bu i l d i n g Bu i l d i n g Bu i l d i n g 96 City of Georgetown | Downtown Master Plan Update MAIN STREET Main Street curb, gutter and sidewalk has been recently upgraded from University to 9th Street. The following design rec- ommendations build off of the work that has already been completed. Main Street should therefore include two travel lanes (one in each direction) and an asymmetri- cal on-street parking configuration with one side being diagonal and the other side being parallel. The diagonal parking should be placed in the northbound direc- tion from University Avenue to the Square and in the southbound direction from 2nd Street to the Square. If residential uses exist on both sides of Main Street, then the traditional neighborhood street con- figuration (parallel parking on both sides) should be used. Street trees should be placed consistently and depending on the adjacent building form and use, could either be placed in grates, or in a tree lawn. Main Street lends itself to smaller scale buildings than Aus- tin Avenue and therefore could include mid-block pedestrian walkways to break up the rhythm of the block and offer ad- ditional pedestrian access points. Recommendations for Main Street (70’ ROW): • One travel lane (12’) in each direction • Parallel on-street parking on one side and diagonal parking on the other side. • 10’ sidewalks on either side of the street • Consistent placement of street trees in grates or a tree lawn. • Decorative lighting, streetscape clus- ters and signage as needed. • Textured crosswalks at key intersec- tions (refer to Chapter 4.) 10’8’12’12’18’10’ 70’ R.O.W. TLTL P SPS Ma i n S t . Bu i l d i n g Bu i l d i n g Bu i l d i n g Bu i l d i n g WalkwayWalkway TL = Travel Lane P = Parking S = Sidewalk 97 5-Automobile Circulation & Parking 7TH & 8TH STREET (FROM CHURCH TO ROCK) One unique street section includes diago- nal parking on both sides of the street. This condition should occur on 7th and 8th Streets within the historic district from Church to Rock Streets where the right-of-way supports this configuration. This additional parking will help support the downtown retail core. This configura- tion already exists, for the most part, but sidewalk conditions are sub-par in this location and need upgraded. The street should be redesigned with new curb, gutter and sidewalks. Sidewalks should be upgraded and grade issues re- solved. A wide, 10-foot sidewalk should be provided and street trees should be placed consistently in grates. Refer to Map #11 for actual sidewalk design rec- ommendations. Recommendations for 7th & 8th Streets (80’ ROW): • One travel lane (12’) in each direction. • Diagonal parking on both sides of the street. • 10’ sidewalks on either side of the street. • Consistent placement of street trees in grates. • Decorative lighting, streetscape clus- ters and signage as needed. • Textured crosswalks at key intersec- tions (refer to Chapter 4.) 10’18’12’18’10’ 80’ R.O.W. TLTL P SPS 12’ 7t h & 8 t h S t . Bu i l d i n g Bu i l d i n g Bu i l d i n g TL = Travel Lane P = Parking S = Sidewalk 98 City of Georgetown | Downtown Master Plan Update NEIGHBORHOOD STREET Another common street configuration in downtown includes a 60-foot right-of- way. This is typical of a neighborhood street. Uses along these streets could be commercial or residential. The configuration includes a 12-foot travel lane in each direction and parallel parking on either side of the street. Street trees should be placed consistently and mainly in a tree lawn, although if a more urban condition is desired for commercial uses, tree grates could be used as well. Refer to Chapter 4 and Map #11 for actual sidewalk design recommendations. Recommendations for Neighborhood Streets (60’ ROW): • One travel lane (12’) in each direction. • Parallel parking on both sides of the street. • Either a 6’ sidewalk with a 4’ tree lawn or a 10’ sidewalk with trees in grates. • Decorative lighting, streetscape clus- ters and signage as needed. 10’8’12’12’10’ 60’ R.O.W. TLTL P SPS 8’ Bu i l d i n g Bu i l d i n g Bu i l d i n g Walkway TL = Travel Lane P = Parking S = Sidewalk 99 5-Automobile Circulation & Parking PARKING There is some perception that more parking is needed downtown. However, truly successful downtowns are ones in which parking spaces are in high de- mand because the activities there attract large numbers of users. That means that parking demand is related to the quality of businesses, services and amenities in the area that attract users. Parking strategies for downtown also must be carefully considered in terms of the im- age they convey. The “urban” experience involves walking, albeit with limitations of climatic conditions in mind. Nonethe- less, if Georgetown’s downtown is to be the preferred choice in the region, parking must be subordinate to the mix of uses that is envisioned. When considering the need for more park- ing, the first step is to assure that the existing parking resources are being used to their maximum efficiency. The variables to consider are: • current number of spaces available, • convenience of their location, • ability of users to find them and • policies used to manage turnover, including charging a fee for parking. While there are a number of existing park- ing lots in Georgetown (see Map #5), the connections between them and points of activity are weak. In addition, little has been done to mitigate their visual impact (except for the city lots along Main Street at 9th and 6th.) They should be buffered from the public right-of-way with land- scaping or other appropriate design ele- ments, per the adopted design guidelines. The public parking lots at 6th/9th and Main Street are examples of improved surface lot design. Landscaping make them more attractive, and in combination with the streetscape improvements that enhance the connections to them and sig- nage to direct users to them, has resulted in downtown parking resources that are much more actively used. Attractive landscaping, improved streetscapes and signage make using public parking lots more attractive. Not having a policy for downtown em- ployee parking is a problem. Without des- ignated employee parking, or a charge for on-street parking, employees take prime on-street spaces which reduces spots available for patrons. 100 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Aus t i n Av e . Mai n S t . Ch u r c h S t . My r t l e S t . .tS mlE Ash S t . Fore s t S t . Har t S t . Rai l r o a d Ave . .tS tseroF Ma r t i n L u t h e r K i n g S t . West S t . Sc e n i c D r. Au s t i n Av e . Mai n S t . Chu r c h S t . Myr t l e S t . South San G a b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 14 | PROPOSED PARKING STRATEGY LEGEND: Existing Public Parking Lot Existing Parking Structure Downtown Overlay District Boundary Potential Locations for New Parking Structures 2.5-minute Walk Primary Auto Access Parking Access Routes 5-minute Walk Proposed Extension of District Boundary Existing Auto Control Proposed Pedestrian Control 101 5-Automobile Circulation & Parking On-street parking also plays an impor- tant role. Most on-street parking in the downtown is provided in both diagonal and parallel layouts. In many places, these have generous time limits and are not monitored diligently. For example, the area bounded by 6th and 9th Streets and Rock and Church Streets includes a 3-hour maximum time limit for on-street spaces. With these permissive policies, it is difficult to shift employee parking to outlying areas. Map #14 shows the locations of existing parking lots and the one county parking structure that is available for public use. Potential locations for a new parking structure are also illustrated. Perhaps one or two of these might get built over time in conjunction with new development; this plan does not assume a need for four or more public parking structures in down- town. A detailed parking study would be helpful to examine existing needs and ideal locations. PARKING FACILITIES In general, there are three basic types of parking facilities that may be considered in downtown Georgetown: surface lots, parking decks and parking structures. Each type of facility has features that are appropriate for different applications. SURFACE LOT Surface lots can be stand-alone park- ing facilities (e.g., the City block-sized, asphalt-covered lot), or parking lots at- tached to a specific commercial building (e.g., beside an office building). They are used when expense is a concern, visual aesthetic expectations are low, or when the dedication to parking is not long-term. PARKING DECK A parking deck is a simple structure of only two levels, with the lower level con- structed into the grade of the site. This will frequently allow the two levels of the deck to be accessed from the street by separate access points, if the topography slopes sufficiently to do so (as is the case for many blocks in downtown.) This allevi- ates the added expense of constructing ramps to connect the levels. The funda- mental design principle for a deck is that the street edge be designed to provide interest to pedestrians. In the simplest model, the edge of the deck would be screened with decorative railings or plantings. In more elaborate models, the perimeter of the deck is animated with commercial space. PARKING STRUCTURE Parking structures generally have two to four levels of parking with at least one ingress and one egress point. Also, many communities now require a parking structure, which is otherwise an unat- tractive addition to the streetscape, to be “wrapped” with retail spaces to activate important street edges. Parking structures should be “wrapped” with active ground floor uses on prominent streets to activate the sidewalk and street. 102 City of Georgetown | Downtown Master Plan Update PARKING MANAGEMENT A parking district is a tool used by many communities to provide for an adequate supply of well-managed parking in a cost- effective manner. In a district, funds are generated by a dedicated mechanism, usually an assessment program or a tax increment financing action. (These meth- ods are described in Appendix A.) In either case, an income stream is established that can be used to finance construction, maintenance and opera- tions of parking facilities. Parking districts are particularly useful in small cities for the financing of structured parking, which otherwise would not be cost effective to build. By voting to establish a parking district, businesses and property owners within the boundary of the district are able to create public parking facilities that make more efficient use of land, thereby facilitating redevelopment of individual parcels. Having a parking district is also a useful promotional tool, in that users understand that major public parking fa- cilities exist and that a reasonable supply will be available. In a parking district, en- forcement can be managed in a focused manner. Issues of employee parking and time limits can be addressed as well. Modern-day technology can also be used to support programs such as a parking district, where a phone application could be developed to identify parking locations and availability. PARKING CONSIDERATIONS There are a number of considerations that should be factored into parking planning and development. • Think of parking as a utility, not a land use (i.e., it provides a service that customers use.) Viewing parking from this perspective makes one ask the question of “where should parking be located to best serve demand?” This also means setting limits on its use, either through time limits or charging for this service. • Take a systems approach to viewing parking decisions. This requires that all parking structures, lots and on- street spaces be viewed holistically to evaluate how well they are serving overall demand. A systems approach evaluates how well the facilities func- tion together, and whether they are integrated so that customers know where to go to find the next lot if the first one they go to is full. Parking facilities should be located so that they form a loop within the downtown such that traffic around the courthouse square itself is avoided when access- ing parking. It also should be well marked and be accessible. Signage that notes the location of additional nearby lots also should be installed. • Combine other uses with new public facilities whenever possible. Multi- ple-use parking facilities that include parking are preferred from an urban design perspective because they are more attractive than just a single-use parking facility. They are desirable from the public’s point of view because they can often park closer to their destination. 103 5-Automobile Circulation & Parking • Design a public parking facility to be flexible in use so that it might serve as a temporary event space for down- town festivals or events. Designing a surface parking lot as an “event space” is an example. Parking lots can be designed to serve as temporary event spaces for downtown. • Create pedestrian-friendly edges with landscaped edges and interiors of lots to better encourages the use of these parking facilities. See also the Design Guidelines for the Downtown Overlay District. • Locate a new public parking facil- ity where it will serve the broadest range of users and not just one spe- cific commercial site. • Ensure that new public facilities have enough spaces not only to meet the expected demand from the com- mercial or civic uses the facility is ex- pected to support but also to provide “extra” parking spaces for use by other developments in the area. • • Encourage workers to park in less- er-congested areas, to free up close- in parking in the more intensively used areas for customers. If this is too much of an inconvenience, then the City or County should consider an employee satellite lot with shuttle service. • Seek opportunities to share park- ing. For example church parking lots sometimes lie vacant much of the time that businesses are open. Sharing these spaces is more efficient and can result in cost savings to all. RECOMMENDED ACTIONS While there are a number of significant parking projects being discussed for de- velopment in the downtown, it is not nec- essarily clear that three (or more) separate parking structures are currently needed for a community the size of Georgetown. When it does become clear that additional off-street parking is needed in the down- town, the following concepts should be considered. ESTABLISH PARKING IN THE FOUR QUADRANTS City and County planners should resist the temptation to put surface lots randomly throughout the downtown area, since they do little to enhance the urban land- scape. Instead, parking facilities should be concentrated in the four quadrants of downtown to service the entire area. One way to illustrate this concept is by drawing circles around proposed parking locations that represent a distance that a pedestrian can comfortably walk - gener- ally 2 to 5 minutes (see Map #13.) 104 City of Georgetown | Downtown Master Plan Update An initial surface parking lot should be constructed as soon as possible in the lot across from the library at 8th & MLK. This land is currently owned by the County and would need to be leased. This lot should be constructed much like the one at 9th & Main, with attractive landscaping and streetscape improvements, and should consider being designed to accommodate flexible uses such as events. New developments around parking facili- ties should be comprehensive, with initia- tives to revitalize the area. The strategy should be to stimulate activity with a mix of uses, including retail and office and residential functions. COORDINATE A WAYFINDING AND SIG-NAGE SYSTEM Clearly identify routes to parking with a comprehensive wayfinding and signage system that minimize potential conflicts with primary pedestrian routes. This should have a distinctive image that is unique to downtown and should be easily readable. See also Chapter 6: Wayfinding & Public Signs. INITIATE A PARKING STUDY Additional parking is likely to be needed in the downtown as development increases the density of uses. While this plan iden- tifies possible locations for new parking structures, the estimates of required new parking need to be refined as the plans for new development and redevelopment downtown materialize. As an initial step, the city should confirm the current quan- tity and distribution of parking in order to determine projected parking needs and whether a parking structure is feasible, as well as its location. ESTABLISH A PARKING DISTRICT A district would help manage parking as a “utility” that is provided by the City and County, as well as some private sources. It should be regularly inventoried and its use should be managed and monitored. This includes the use of metered or time- limited parking spaces. It will also help fund construction of a parking structure. TRANSIT OPPORTUNITIES Currently there are no public transit facili- ties in Georgetown. Community members are interested in a number of different transit opportunities. These range from a shuttle or trolley that circulates through the downtown, to the possibility of a pas- senger rail line being established between Georgetown and Austin. These opportunities should be kept in consideration during the development of the plan recommendations. Potential transit stops are not located on the frame- work map, but could be integrated into the plan on an as-needed basis. Future stops should be located by activity centers and at key sites. New street designs, especial- ly along Austin Avenue, should take into consideration the long-term possibility of incorporating bus stops. If a rail line were to be developed, links between the depot or end point of the train and the downtown would need to be investigated further. 105 6-GATEWAYS, Wayfinding & Public Signs GEORGETOWN ENTRANCE The primary source of entry into the historic downtown from the interstate is currently by way of University Avenue, which runs on an east-west axis. This approach forces automobiles to have to turn at the intersection of University and Austin Avenues, which is not pronounced and therefore is easily overlooked. An- other issue, which is confusing to users, is that the City of Round Rock also has a University Avenue exit off I-35. The city has recently begun dialogue about the potential to re-sign the George- town I-35 exits to direct visitors to enter from the north and south, rather than from the west, or University Avenue. This would include a primary northbound exit from the new service road to Austin Avenue and a primary southbound exit from Williams Drive to Austin Avenue. Directing traffic into the city on a north- south axis provides direct access to downtown and offers natural wayfinding opportunities with vistas of the historic Williamson County Courthouse dome, which naturally informs people that they are approaching their destination. Downtown Georgetown has a strong base of local users as well as seasonal tourists and visitors. Many first-time visitors, and those who only visit downtown infrequently, do not know how to get to downtown or where individual destinations are once they arrive. Providing a highly visible, and distinctive wayfinding system is an essential component of a downtown plan. In response to original master plan recommendations, the city adopted a Wayfinding and Signage Master Plan in 2005 and subsequently installed several wayfinding signs downtown. However the program ceased shortly afterward, so the system remains incomplete. Prominent thresholds into downtown should also be celebrated as iconic “gateways.” 6-GATEWAYS, WAYFINDING & PUBLIC SIGNS SIGNAGE GRAPHICS NOTE: All signage designs shown herein are conceptual, and are not intend- ed to be exactly replicated. Actual sign designs should be bid on and reviewed by the City. Vehicular and Pedestrian Signs, are as shown in the Wayfinding and Sig- nage Master Plan of 2005 as devel- oped by Barbendure Design Group. 106 City of Georgetown | Downtown Master Plan Update 1 inch = 1,000 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th S t . E. 8th St. E. 9th St. E. 11th St. E. University Ave. W. 3rd St. W. 4th St. W. 6th St. W. 8th St. W. 9th St. W. 10th St. W. 11th St. W. University Ave. Au s t i n A v e . Ma i n S t . Ch u r c h S t . Myr t l e S t . .tS mlE As h S t . Fo r e s t S t . Har t S t . .tS tseroF Mar t i n L u t h e r K i n g S t . Wes t S t . Sce n i c D r . Au s t i n A v e . Mai n S t . Ch u r c h S t . Myr t l e S t . South San G a b r i e l R i v e r www.winterandcompany.net MAP 15 | WAYFINDING & SIGNAGE STRATEGY LEGEND: Primary Auto Route Pedestrian Sign Downtown Overlay District Boundary E. 10th St. W. 7th St. .tS mlE Col l e g e S t . Wa l n u t S t . Pin e S t . Hol l y S t . Map l e S t . Pin e S t . Col l e g e S t . Mar t i n L u t h e r K i n g S t . W. 13th St. W. 14th St. W. 15th St. W. 16th St. W. 17th St. E. 13th St. E. 14th St. E. 15th St. E. 17th St. San Gabriel Village Blvd. Morrow St. Spring St. Willi a m s S t . Inters t a t e 3 5 N. M y r t l e S t . N. C h u r c h S t . N. M a i n S t . Vehicular Sign Identifier Sign North San Gab r i e l R i v e r Landscaped Gateway Close-in Gateways P V I G Proposed Extension of District Boundary River Trails To West Georgetown & Sun City To GeorgetownHigh School To I-35Austin/Dallas To I-35/Austin To SouthwesternUniversity / Hwy 130 P I G G I I V V V V V VV V V V V V V V V V VV V V V VV P P P PP P P P P P P P P P P P P P P P 107 6-GATEWAYS, Wayfinding & Public Signs CLOSE-IN GATEWAYS Close-in gateways to downtown are still not well defined and therefore it is not overly apparent when one has entered the downtown. Close-in downtown gateways should be identified with coordinated directional signs, distinct landscaping, iconic urban design gateway elements and clear pedestrian crossings. These gateways should indicate a unique iden- tity for the city and appear as “grand entrances” into downtown. New develop- ment should orient to the gateways and complement them as special places. The two close-in gateways are identified as: • Northern Gateway - South San Gabri- el River Bridge (and adjacent proposed development) • Southern Gateway - intersection of University and Austin Avenues (and adjacent proposed development) New development should orient to the gateways and complement them as special places. GATEWAYS LANDSCAPED GATEWAYS Landscaped gateways should be con- structed at key traffic decision points. These should serve as “previews” of downtown and all should have a consis- tent landscape palette that is associated with the downtown streetscape. Landscaped gateways should serve as “previews” of downtown and include a similar landscape pal- ette. 108 City of Georgetown | Downtown Master Plan Update NORTHERN GATEWAY The northern gateway is identified as the historic bridge over the South San Gabriel River. There are opportunities to create a significant identity here. Public com- ments suggested the idea of cantilever- ing a wider sidewalk on either side of the bridge to accommodate pedestrians bet- ter. This new sidewalk could incorporate a “look-out” area with benches and other amenities to provide views up and down the river and overlooking the trails (also refer to Chapter 3 North Austin Avenue opportunity area concepts.) The existing trails could then be accessed by a grand staircase and ramp. The stair access point could be a pronounced architectural element that would accent the threshold into downtown and therefore significantly pronounce this area as a “gateway.” Other ways to pronounce this area as a major gateway is to provide lighting, perhaps incorporated into the existing bridge rail- ing, and to significantly landscape the area just south of the bridge as one enters downtown. A “look-out” area could be incorporated into a new sidewalk over the South San Gabriel River. 109 6-GATEWAYS, Wayfinding & Public Signs SOUTHERN GATEWAY The southern gateway is identified as the intersection of University and Austin Avenues. This intersection is currently a missed opportunity to pronounce the major entry into downtown as something special. Incorporating an iconic “gateway” with a pronounced threshold into downtown will serve as a reminder that one has entered a special place. This could be accom- plished in various ways. Two possible options are shown below: one with pylons (or other vertical elements), and a banner or sign overhead, and one showing im- proved landscaping and a smaller-scaled gateway sign. Other streetscape and landscape im- provements should be made along each block face of the intersection to make it more pedestrian-friendly and inviting and new building should be encouraged to orient to the streets and intersection. The intersection of Main and University should also include improvements as a secondary southern gateway. New Bldg. The intersection of University and Austin should include a prominent gateway sign over Austin Avenue and include streetscape and landscape improvements. University Ave. Au s t i n A v e . New Building New Building An overhead sign establishes a threshold and lets one know they are crossing into a special place. Corner signs, perhaps made from area limestone, and improved landscaping also serves as a gateway. 110 City of Georgetown | Downtown Master Plan Update WAYFINDING AND SIGNAGE Georgetown’s current signs begin to con- vey a distinct image for the downtown, but more signs are needed for the wayfinding strategy to become truly effective. The public critiqued the existing signs, saying that a more unique identity is needed. Community members expressed ideas about adding graphic icons such as an historic courthouse dome or poppy emblem to signage or changing the color scheme to be more vibrant. Moving for- ward, there may be ways to use the al- ready implemented signs while sprucing up the design of new ones. The important thing is to propel the existing system, not start over. Georgetown should also consider inte- grating technology into new signs. Includ- ing QR codes on pedestrian signs that sync to the city’s smart phone application or website. Other ideas about interactive kiosks throughout downtown, especially around the square, were also expressed through the public process. This type of technology could allow user interaction through touch screen options and would also allow information on upcoming events to be updated in real time. The wayfinding and public signs strategy should include the following components: • Identification signs at major entries into the city. • Vehicular signs that lead autos to key community resources and public park- ing and improve overall circulation. • Pedestrian signs that orient users with maps of downtown, give informa- tion about a particular place, or note the direction and walking distance or time it takes to walk to a specific destination. Map #15 illustrates locations for the way- finding strategy elements. At this point, the locations shown are approximate, and more detail would be needed moving forward. 111 6-GATEWAYS, Wayfinding & Public Signs IDENTIFICATION SIGNS Provide large signs in combination with landscaping and streetscape elements at key locations to call out the entry to the City of Georgetown. This level of sig- nage should be placed at predominant intersections or locations along major vehicular routes into the city. They should be designed with a grand appearance and large enough text to be read at higher traffic speeds. Identification Signage Plan St r e e t Pl a n t i n g S t r i p Sid e w a l k Street Planting Strip Sidewalk Planting Area Sign Bench Sign Identification Signage Elevation 112 City of Georgetown | Downtown Master Plan Update VEHICULAR SIGNS This level of signage is the majority of what has been implemented since the 2003 Master Plan. These signs provide information to help visitors locate broad resources within downtown. These signs are located in close proximity to the actual site and consideration for turning and en- try points should be integrated into circu- lation framework actions. Consideration should be given to redesigning them for higher visibility and identity. There are different levels within the ve- hicular signage package, as identified in the Signage and Wayfinding Master Plan. Vehicular Directional These signs are larger to accommodate higher speeds of vehicles. They should be placed on major arterials, such as University and Austin Avenues. The text on vehicular directional signs should be generic, such as to direct visitors to “park- ing,” “shopping,” or “historic downtown” as opposed to identifying specific busi- ness names. Vehicular Trailblazer These signs should also be used on major arterials. These allow single destinations to be called out, such as “post office” or “courthouse.” Small Vehicular Directional These signs should be placed on minor arterials within downtown. They include similar content as the larger signs, but can be smaller in scale based on lower traffic speeds. Vehicular Directional Sign - major arterials Vehicular Trailblazer Sign - major arterials Small Vehicular Directional Sign - minor arterials EXISTING WAYFINDING DESIGNS 113 6-GATEWAYS, Wayfinding & Public Signs PEDESTRIAN SIGNS This level of signage should be provided where the highest level of foot traffic is an- ticipated. Therefore, placement of these signs should coordinate with Map #11 in Chapter 4. As in the vehicular category, there are multiple levels of design within the pedestrian signs. Refer to the Signage and Wayfinding Master Plan for more de- tailed information. Pedestrian Directory Provide orientation maps at key gathering points in the downtown. Areas such as parking facilities, government offices and other key pedestrian destinations should provide maps of downtown that identify important civic, entertainment, dining, emergency and personal facilities. There is potential to make these signs interactive through the use of high-tech- nology. These signs could use touch- screen technology to engage the user and provide more detailed information when prompted. Local advertising could be in- tegrated into the system as well. Pedestrian Interpretive These signs should be used to iden- tify significant buildings or events/places within downtown. These signs could help elevate the heritage tourism sector that has been mentioned throughout this plan. Pedestrian Trailblazer These signs are intended to notify pe- destrians of a singular destination. These signs could also indicate the distance to or time it takes to walk to certain destina- tions to give people comfort in walking to such places. Pedestrian Directory Sign - major destinations and pedestrian ways Pedestrian Interpretive Sign - historic locations Pedestrian Trailblazer Sign - major pedestrian ways EXISTING WAYFINDING DESIGNS 114 City of Georgetown | Downtown Master Plan Update RECOMMENDED ACTIONS Installation of the major gateways and wayfinding system should have high prior- ity, because it yields substantial benefits for reasonably low investment costs. Ini- tial funding may come from the city’s CIP program, although a more comprehensive system could be better accomplished with an improvement district, using tax incre- ment financing and assessments. IMPLEMENT IMPROVED DESIGNS AT THE MAJOR GATEWAYS Close-in gateways, as identified previ- ously, need to be called out with im- proved designs to accent the arrival into downtown. Designs for gateways should incorporate notions of the public wayfind- ing sign system, as well as incorporate a familiar landscape palette and perhaps include notable public art installations. RE-IMPLEMENT AND IMPROVE SIG-NAGE PROGRAM A well-designed, cohesive signage program will make visitors feel at ease and could boost tourism and therefore, economic development. The city should re-implement the signage and wayfind- ing plan, but with refined designs that provide a unique identity for Georgetown. The city should secure funds to assure that a complete signage package can be implemented. 115 7-Parks, Open Space & Public Art Outside of the courthouse square lawn, only a few plazas and one small park ex- ist in downtown Georgetown today. These are used daily as places of rest and also serve as the location for festivals and other productions. While many success- ful events are orchestrated downtown, such as the Poppy Festival, Christmas Stroll, Market Days on the Square, First Fridays, and Concerts on the Square, there is a need for enhanced venues for these and future events. The challenge in creating a variety of places such as these is that many of them are used only for limited periods of the year. While space is needed for large ceremonial events at times, on many other days, such space is not required and, if developed to be used exclusively for such uses, will be empty at times. In response, the city should provide some spaces that can flex with differing use requirements throughout the year. Parks provide recreation opportunities for residents and visitors and enhance the liv- ability of the community. Parks within the city center should serve the Georgetown community at-large, regional residents and visitors, as well as downtown dwellers and employees. The green lawn that surrounds the historic courthouse building should continue to be actively promoted and used as open space in the downtown. While it is cur- rently used this way for events like Market Days and Concerts on the Square, these efforts should be continued and expanded to bring other users downtown. Visual and performing art venues would work very well in this grand, central space. The following parks, plazas and open spaces should be added to the downtown: • Large plaza(s) for organized events • Playground for children • Passive green space to serve nearby residents • Seating areas for pedestrians to relax • Small outdoor space for modest as- semblies • Performance space for outdoor con- certs and for other cultural events • The farmer’s market should be brought back downtown and in an en- hanced venue that can be adapted to market days but also can serve other purposes at other times This chapter provides recommendations for the expansion of new parks, plazas and open space that serve the many user groups target- ed for downtown. Providing parks and open space that accommodate different types of activities is essential to the vitality of downtown Georgetown, especially if it is to serve as an active place for resi- dents as well as customers, workers and visitors. Public art should also be rigorously incorporated to the downtown landscape to make Georgetown memorable and accent its focus on arts and culture. 7-PARKS, OPEN SPACE & PUBLIC ART 116 City of Georgetown | Downtown Master Plan Update 1 inch = 500 feet±Georgetown Master Plan Update Georgetown, TX March, 2014 E. 3rd St. E. 4th St. E. 5th St. E. 6th St. E. 7th St. E. 8th St. E. 9th St. E. 10th St. E. 11th St. E. University Ave. W. 4th St. W. 5th St. W. 6th St. W. 8th St. Au s t i n Av e . Mai n S t . Ch u r c h S t . Myr t l e S t . .tS mlE Ash S t . Fore s t S t . .tS tseroF Ma r t i n L u t h e r K i n g S t . Wes t S t . Sce n i c D r. Au s t i n Av e . Ma i n S t . Ch u r c h S t . My r t l e S t . South San G a b r i e l R i v e r San Gabriel Village Blvd. www.winterandcompany.net MAP 16 | PARKS AND OPEN SPACE STRATEGY LEGEND: Existing Open Space Proposed Open Space Downtown Overlay District Boundary 2.5-minute Walk Existing Trail Planned Trail 5-minute Walk Proposed Trail To Southwestern University To Old Town Park To San Gabriel Park To North San Gabriel Trail VFW Park Courthouse Square Monument Cafe Founders Park Edwards Park School Playground Historic Jail Municipal Center Park Chautauqua Park Proposed Park/Plaza Proposed Neighborhood Park Proposed Pocket Park & Plaza Proposed Plaza Splash Pad Blue Hole Park 117 7-Parks, Open Space & Public Art PARKS AND PLAZAS A series of new parks and plazas are pro- posed for the Downtown Overlay District. Each park/plaza listed should be open to the public and be flexible to accommo- date for special events. In addition to the public parks/plazas listed, new develop- ment should also incorporate semi-public and private open space for tenants and building users to enjoy. The following is a list of proposed parks and plazas from north to south: TERRACE AND/OR PARK ON THE RIVER A terrace or park overlooking the South San Gabriel River on the site just east of the Austin Avenue bridge should be incor- porated as it redevelops. This open space could be part of a nice restaurant, resi- dential development, hotel or other but regardless of the building use, the space should be open to the public. A small riv- erside amphitheatre or performance area could bring events down to the river. be activated by new residential uses that are proposed for the area, as well as county employees from the nearby Jus- tice Center. This park is proposed in the current location of the district stormwater detention area, which would need to be reconfigured into an underground tank. The terrace and/or park on the river could include a small riverside amphitheatre or performance area. PROPOSED POCKET PARK AND PLAZA The block where First Texas Bank sits, at 10th and Austin Avenue includes signifi- cant trees that should be saved. There is an opportunity to create a small pocket park and plaza at the northwest corner of 10th and Austin, where the new crosswalk is proposed, which would help activate this area of Austin Avenue while keeping the existing building and trees. A new neighborhood park with playground should be provided to support new residential uses. NEIGHBORHOOD PARK A small neighborhood park with a play- ground is proposed at the western termi- nus of 2nd Street. This new park would A pocket park and plaza along Austin Avenue could help activate this area. 118 City of Georgetown | Downtown Master Plan Update OLD JAIL PARK A portion of the block that contains the historic jail building could be developed as an interpretive park, with markers ex- plaining the history of the site. This also could serve as an amenity for the adjacent neighborhood. MUNICIPAL CENTER PARK A park should be developed in conjunction with the proposed municipal center. This should be designed to serve as an amenity for the library and for use during festivals. It could include a small amphitheater for outdoor concerts or performances and should also include an area for a small playground or “tot lot” for children. FESTIVAL STREET IN THE MUNICIPAL CENTER One effective means of providing flexibil- ity in open space is to design a parking lot or a street such that it can be converted into a plaza for special events. To do so, decorative paving, trees, shrubbery and ornamental lighting should be provided. In addition, utility hookups should be in- stalled to accommodate use of electrical equipment and water. 8th Street between Rock and Martin Luther King Streets is proposed as a “festival street” where downtown farmer’s markets and other events could be held. 8th Street between Rock and Martin Luther King Streets is proposed as a “festival street” where downtown farmer’s markets and other events could be held. More flexible space is needed downtown to accom- modate a range of public events. Library Ro c k S t . 119 7-Parks, Open Space & Public Art PUBLIC ART Public art can help to establish a unique identity that cannot be copied elsewhere and it can contribute to a special image beyond conventional streetscape ele- ments. Public art may include individual art objects that are installed in gateways to downtown, along sidewalks and in as- sociation with public buildings, parks and open space. It also may include spaces or sites that can accommodate perfor- mances and other cultural events. Other art installations may incorporate decora- tive painting, murals and modifications to street furniture that provide surprise and delight in the urban setting. Freestanding sculptures, wall murals and decorative sidewalk mosaics are some examples of familiar public art media. Other more unusual forms may include wind, water and even plant materials. An- other unusual example is the “wrapping” of utility boxes throughout downtown that Georgetown has begun to initiate, which should be continued. A series of such art installations can add accent to the down- town’s fabric while also challenging a new awareness on behalf of viewers. Art in public places should be defined broadly to include a wide range of media and experiences. In most cases, the City should seek out professionally executed public art installations. Public art installa- tions in the downtown should include the following types: PERFORMANCE OR EVENTS SITES These include small plazas or amphithe- aters designed to accommodate perfor- mances. ART SITES These sites should be installations that are strategically located to serve as ac- cents in the community, such as at gate- ways into the downtown or as focal points in public parks. In general, art sites should consist of objects placed in or integrated into the urban environment. Art sites are strategically located to serve as ac- cents to the community STREETSCAPE ART These installations should be designed as integral components of the streetscape elements. In these cases, the artist would “customize” or reinterpret conventional features of a streetscape design. For ex- ample, an artist might design a special decoration for a selection of public plant- ers, or reinterpret a bench or bike rack design as art. Streetscape art should be designed as integral components of the streetscape elements. 120 City of Georgetown | Downtown Master Plan Update SCULPTURE GARDENS Sculpture gardens are small spaces like plazas or courtyards that incorporate a series of sculptures. These are to be enjoyed as passive outdoor spaces used for leisure, relaxation and contemplation. One area in Georgetown that has been envisioned as such a space is the “alley” behind the row of buildings just south of the courthouse, on the block between 8th and 9th Streets and Austin and Main. ART PARKS These are sites where artists would be commissioned to develop an entire site as an art installation that would be con- sidered a part of the parks system. An art park could expand on a theme, such as an interpretation of the city’s agricultural heritage. In some cases, the artist could collaborate with landscape architects or other design professionals. MURALS Murals on buildings, as long as they do not damage historic materials, also con- tribute to a downtown arts appeal and provide interest along an otherwise empty facade. This would mainly happen on pri- vate property. RECOMMENDED ACTIONS • Adopt a policy to allocate a percent- age of construction costs for public buildings to public art. • Adopt an incentive program for private individuals to donate or loan art to be used in public places. • Develop a process for evaluating and selecting public art for the downtown. Art parks are sites where artists are commissioned to develop an entire site as an art installation (art credit: Joe McGrane - Longmont, CO) Murals add interest to an otherwise empty facade. 121 8-IMPLEMENTATION STRATEGIES A STRATEGY FOR IMPLEMENTATION A key concept is that the City should use a bilateral approach for implementing the recommendations contained in the Plan: It should be both proactive and respon- sive. The community should follow the priorities presented later in this chap- ter, which provides some scheduling for implementing specific plan recommenda- tions and at the same time, they should be poised to modify strategies to respond to projects that may be proposed by private developers. Also, the City should coordi- nate its planned actions with the work of other city departments and be ready to refine its schedule to be responsive to the activities of others. For example, if Public Works plans to construct new curbs and repair sidewalks along a section of a street, then the inter- section improvements recommended in this plan should occur at the same time. In essence, implementation should pro- ceed in the order recommended in the plan and yet the schedule should remain flexible to accommodate changing condi- tions, especially where opportunities to share construction costs and administra- tion arise. In order to help the community execute refinements in the implementa- tion schedule in an orderly manner, a se- ries of prioritization criteria is presented later in this chapter. These can be applied when such changing conditions merit. However, there are clear catalyst projects that should be pursued with great focus. They are: • A new Municipal Center • A well-designed public parking lot across from the Library at 8th and MLK • Improved gateways • Streetscape enhancements within the historic district, along Austin Av- enue, and along 8th Street connecting to the Library and proposed Municipal Center. The urban design improvements recom- mended in this plan are ambitious, and a concerted effort on the part of downtown organizations, the City of Georgetown, its residents and business and property own- ers, and Williamson County is needed to realize their completion. To do so, multiple funding mechanisms must be employed. This chapter provides a strategy for implementing the actions con- tained in the Downtown Master Plan Update. Successful implemen- tation requires a coordinated effort between public and private enti- ties. Economic development and revitalization of the downtown will require vision, investment and commitment from a broad base within the city—private citizens, public officials and many City departments. 8-IMPLEMENTATION STRATEGIES 122 City of Georgetown | Downtown Master Plan Update EXISTING FUNDING SOURCES The following is a list of existing funding sources that could be explored for various types of development both in the public and private realms. FOR PUBLIC INVESTMENT MEASURE 4B Measure 4B (Type B) is an extension of Type A sales tax increment. For George- town, it includes 1/2 cent sales tax incre- ment and generates approximately $4.5 Million per year. Type B funds in George- town are mainly used for transportation and community development. In recent years, Type B monies have been used as the main road fund. Other possible projects could include parks, a parking structure and signage (10% may be used for marketing.) DOWNTOWN TAX INCREMENT REDE-VELOPMENT ZONE (TIRZ) The Downtown Overlay District is part of a TIRZ district that generates approxi- mately $130,000 per year. The district was established in 2004 in order to “facilitate a program of public improvements to al- low and encourage the development and redevelopment of downtown Georgetown into a mixed use, pedestrian oriented environment consistent with the goals of the City’s Downtown Master Plan.” TIRZ funding is particularly useful where a major improvement will increase value or generate substantial sales tax. For example, El Monumento was able to use TIRZ funds for street lights and sidewalk improvements. The program is designed to fund sidewalks, crosswalks, pedestrian crossing systems, storm and sanitary sys- tems, landscaping, streetscaping, public art and furniture, plazas, parks, parking, public transportation, signage, and other public benefit projects. Since its incep- tion, combined property values in the district have nearly doubled. CAPITAL IMPROVEMENT PROJECTS FUND Each year, the City may allocate a portion of its General Fund toward implementa- tion of improvements within public rights- of-way. Generally, $200,000 to $600,000 per year is allocated to this fund. These funds are well-suited for improvements that benefit the community at-large. Projects that can be completed within a single year or that can be phased without a multi-year commitment are best. For example, a limited portion of sidewalks may be constructed each year, or a fixed number of street furnishings may be ac- quired annually. It does require strategic planning to allocate projects within the annual CIP plan. Recommended application of CIP funds include streetscape improvements, wayfinding, gateways and parks. In ad- dition, these funds could be used as a contribution to larger projects, such as the construction of parking facilities, when joint ventured with private development or a not-for-profit organization. 123 8-IMPLEMENTATION STRATEGIES FACADE IMPROVEMENT PROGRAM The Main Street Program has initiated a program to help with facade upgrades and signage within the downtown. Each year, City Council designates $15,000 to the fund and the rest is generated through various fundraising efforts. In the past few years, the program has provided $30,000 to $45,000 per year for these improve- ments. The funds are allocated through a grant application process and must be matched by the property owner. A maxi- mum of $10,000 is available for facade improvements and $500 is available for signage. PARKS BOND A bond measure was passed in 2008 which is dedicated to parks. This fund in- cludes anticipation of a festival area/am- phitheater. This was originally thought to be placed in San Gabriel Park, however recent thinking suggests that downtown is a better location for such a facility in order to expand festival and event op- portunities. COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM The CDBG program is a federal program of the Housing and Urban Development (HUD) department. It provides communi- ties with resources to address a range of unique community development needs. The CDBG program provides annual grants to Williamson County and the County allocates the funds to municipali- ties. In Georgetown, CDBG funds have mainly been used for sidewalk improvements, not actual housing. Funds are re-priori- tized every year, however, and any non- profit can apply for them. FOR PRIVATE INVESTMENTMEASURE 4A Measure 4A (Type A) is a state-wide sales tax measure to promote economic devel- opment. For Georgetown, this measure includes a sales tax increment of 1/4 cent and generates approximately $450,000 per year. Type A funds may be used for manufacturing and industrial facilities, research and development, job training facilities and corporate headquarters fa- cilities. It is tied to private development and could help fund land, buildings, equipment, facilities, expenditures, infrastructure and other improvements that are for the creation and retention of jobs. Example projects in Georgetown that have utilized Type A funds include: • Lone Star Circle of Care - offices cat- egorized as Headquarters. • Grape Creek Winery - on-site manu- facturing • Gumbos - grease trap considered “in- frastructure” 124 City of Georgetown | Downtown Master Plan Update POTENTIAL FUNDING SOURCES The following is a list of potential funding sources that should be explored to help fund new development, both public and private, in Georgetown. FOR PUBLIC INVESTMENT SPECIAL IMPROVEMENT DISTRICT A Special Improvement District should be considered for key public works proj- ects. In a special improvement district, a group of properties is defined that will be assessed a designated amount for a specific time period. An agreement from the majority of assessed property own- ers is necessary for the creation of a SID. Therefore, property owners must recog- nize the direct benefits the improvements (and their investment) will have on their properties. This will take leadership from both the public and private sectors in order to educate other assessors of the benefits. (Note that local governments can also participate in special improve- ment districts as property owners.) Bonds may be issued based on the as- sessment’s income stream, which allows a large project to be constructed in one stage. The advantage is that this can ac- celerate construction of improvements that would otherwise have to wait for a CIP allocation. Such districts are often used to construct sidewalks and related streetscape improvements in a downtown area. Recommended application of SID funds include streetscape improvements, park- ing facilities and wayfinding and signage. Recommended target areas include Aus- tin and University Avenues. Note that this tool also can be used to fund maintenance of improvements. BONDS General Obligation Bond General obligation bonds (GO bonds) commit a portion of the City’s annual in- come stream to designated projects. City Council authorizes GO bonds and the cost is spread over the entire tax base (sup- ported by property taxes.) Therefore, they do not require tax hikes which tends to make them less controversial. Bonds are then issued for the work, based on the projected revenues. GO bonds are best suited for projects that provide general public benefit. This approach spreads the costs of improve- ments over a wider population and can speed up implementation schedules. Recommended application of General Obligation Bonds include the proposed Municipal Center with new City Hall, parks/plazas and parking facilities. A transportation bond is being considered for November 2014. The City should con- sider packaging a GO bond for transporta- tion needs as well as a Municipal Center. Revenue Bonds A separate bonding source is a Revenue Bond, which does not require public vote, and in which sales tax revenues are pledged for a specific project. It could be used for some of the same projects as GO bonds. 125 8-IMPLEMENTATION STRATEGIES Certificate of Participation Bonds A Participation Certificate (PC) bond al- lows investors to purchase shares of lease revenues of a particular program. They are often used to construct a facility that is leased to the municipality - such as a Municipal Center. GRANTS In some cases, foundations and public agencies may provide funding to assist with projects. Federal and state agency funding, for example, may be available for economic development projects, as well as development of certain types of housing products. Other, smaller grants may help with installation of public art and construction of small parks. The City should continually research and apply for grants that could fit the needs of down- town as outlined in this plan. Some rec- ommended application of grants include: incubator space for start-up/high-tech businesses, parking facilities, environ- mental clean-up (EPA Brown Field), and special housing types (e.g. affordable and senior housing.) FOR PRIVATE INVESTMENT COMMUNITY DEVELOPMENT FINANCIAL INSTITUTION A CDFI is a mission-driven financial insti- tution backed by a diverse group of inves- tors, mainly including individuals, banks, non-depository financial institutions (e.g. finance and insurance companies, mutual funds, etc.) and corporations. CDFI’s are appealing because of their financial as well as social returns. They provide loans and financial services to communities/ individuals that are otherwise difficult for traditional financial institutions to serve. There are more than 900 certified CDFI’s in the Department of Treasury’s CDFI Fund in all 50 states (54 exist in Texas.) They are all united in their primary mission of community development. CDFI’s could be explored to help fund pri- vate investment such as affordable/mixed income housing, new businesses, or com- munity facilities such as health centers, daycares and education facilities. TAX CREDITS Tax credits are abatements of funds for a specific period of time that would other- wise be paid by a taxpayer to a govern- mental entity. They are mainly granted to encourage private investment and could help offset costs for a developer. Federal 381 tax credits could be explored, which include sales or property tax reimburse- ments and are negotiated on a case-by- case basis. State rehab tax credits could be explored for historic structures. Finally, New Market tax credits could be explored to encourage mixed income housing in the downtown. PRIVATE FUNDS Finally, some improvements are best suited for funding directly by private sources. Landscaping of private parking lots and construction of new commercial and residential buildings are examples. In some cases, private sources also may purchase individual street furnishings and install them on or near private properties. 126 City of Georgetown | Downtown Master Plan Update PRIORITIZATION Recommendations for phasing of im- provements are made later in this chapter. However, projects should be considered to be dynamic and should be changed in response to plans and projects by other agencies and individuals that may pres- ent opportunities to combine efforts and maximize benefits. In general, the community should set a high priority on an improvement when it can help support private development that is consistent with the vision and economic development goals of the Downtown. However, there will still be times when decision-makers need to reassess the priority of a recommended action or one of the tasks necessary to implement it. When this occurs, the community should use the following criteria. Projects that meet several of the criteria should be given the highest priority for near-term implementation. PRIORITIZATION CRITERIA FINANCING 1. The project will generate funds to cover portions of development costs. (For example, resulting uses will generate rental income or sales tax revenues.) 2. The project will leverage invest- ment from other sources. (For example, property owners will finance a portion of sidewalk construction costs through an assessment program.) 3. Grant funds are available to cover portions of development costs. 4. The project fits within a larger capi- tal improvement project, such that cost savings will be realized. (For example, sidewalks could be constructed when a street is to be repaved.) 5. Funding for maintenance of the improvement is provided. (This is an important consideration for streetscape, gateways and parks improvements.) 6. The project yields significant results for the level of investment. LOCATION 7. The project is located in a focus area of the Downtown Plan. The high priority areas are: • Downtown Core • Municipal Center • Austin Avenue 8. The project will have high public visibility. (For example, a project visible along Austin Avenue or other major public right-of-way). 127 8-IMPLEMENTATION STRATEGIES OWNERSHIP AND PROJECT CONTROL 9. The project is under the appropriate ownership or control. 10. The project ownership or control can be acquired with reasonable effort. PUBLIC BENEFIT 11. The project will provide a direct benefit to local residents. (For example, a new park or public building.) 12. The project will serve multiple us- ers or interest groups. (For example, an outdoor plaza that may be used by local residents as well as visitors and that may be used for festivals.) RELATIONSHIP TO OTHER PROJECTS 13. The project will connect to exist- ing public improvements. (For example, extension of an existing sidewalk into adjoining blocks.) 14. The project will enhance existing improvements and will not cause other desired improvements to become obso- lete. 15. The project provides opportunities to connect with other future public improvements. (For example, a gateway that can later serve as a trail head for a river connection) 16. The project will function well upon its completion and later phases of con- struction are not required for this phase to perform adequately. COMPLIANCE WITH COMMUNITY PLANS AND ADMINISTRATION 17. The project will help to accomplish broader goals of the community. 18. The project fits within work plans of downtown organizations and city staff. 19. Adequate administrative oversight is available for the project. 128 City of Georgetown | Downtown Master Plan Update PRIORITIZATION CATEGORIES Based on consideration of the criteria described above, priorities for implemen- tation are arranged in the following five categories: PRIORITY A 1-2 Years Post-Plan Adoption - these are the highest priority and should be implemented as soon as possible. Many of these must be set in place before other projects can be accomplished. PRIORITY B 2-4 Years Post-Plan Adoption - these are also of high priority, but usually require more ground work to accomplish. In some cases, a different Priority A category must be in place first. PRIORITY C 3-5 Years Post-Plan Adoption - these are projects that require more ground work, fund-raising and coordination with other groups. PRIORITY D 5-10 Years Post-Plan Adoption - these are more complex projects, and those that require that a strong market be established first. They also include later phases of special projects of systems im- provements that may have been initiated in early stages. PRIORITY E 10+ Years Post-Plan Adoption - these are long-range projects, final phases of staged improvements, and more complex undertakings. IMPLEMENTATION CATEGORIES Refer to following pages for recommended prioritization and funding strategies, lead and support roles and estimated costs for the five implementation categories: 1 - NEW DEVELOPMENT IN OPPORTU-NITY AREAS Strategies for encouraging/implementing new development in the 3 opportunity areas: • Austin Avenue North • Municipal Center • Southeast Quadrant 2 - PEDESTRIAN/BIKE CIRCULATION & STREETSCAPE DESIGN Strategies for extending sidewalks, im- proving intersections, implementing bike routes, encouraging river trail connec- tions and initiating streetscape improve- ments. 3 - AUTO CIRCULATION & PARKING Strategies for parking management and construction of facilities as well as im- proved street design and implementation. 4 - GATEWAYS, WAYFINDING & PUBLIC SIGNS Strategies for improving gateways and re-implementing a comprehensive way- finding and signage plan. 5 - PARKS, OPEN SPACE & PUBLIC ART Strategies for implementing new parks and open space for residents and visitors to enjoy, as well as public art to enhance the experience of downtown. 129 8-IMPLEMENTATION STRATEGIES 1 - ‐ N E W D E V E L O P M E N T I N O P P O R T U N I T Y A R E A S Re c o m m e n d e d A c t i o n s Pr i o r i t y Le a d Su p p o r t Fu n d i n g No t e s 1. 1 Au s t i n A v e n u e N o r t h Co m m e r c i a l a n d m i x e d u s e d e v e l o p m e n t a l o n g A u s t i n A v e n u e A/ B Pr i v a t e d e v e l o p e r Ec o n o m i c D e v e l o p m e n t TIR Z , P r i v a t e Ne w d e v e l o p m e n t ( r e s i d e n t i a l / h o t e l / m i x e d u s e ) f r o n t i n g r i v e r B Pr i v a t e d e v e l o p e r Ec o n o m i c D e v e l o p m e n t TIR Z , P r i v a t e Re d e v e l o p m e n t o f h i s t o r i c j a i l + a d d i t i o n B Cit y / P r i v a t e d e v e l o p e r Ec o n o m i c D e v e l o p m e n t Ta x c r e d i t s , B o n d s , G r a n t s , P r i v a t e Cu r r e n t l y o w n e d b y C o u n t y Me d i u m d e n s i t y r e s i d e n t i a l d e v e l . a l o n g n e i g h b o r h o o d e d g e s B/ C Pr i v a t e d e v e l o p e r Ec o n o m i c D e v e l o p m e n t CB D G , T a x c r e d i t s , P r i v a t e 1. 2 Mu n i c i p a l C e n t e r Re n o v a t i o n o f e x i s t i n g s t r u c t u r e s A Cit y Gr a n t , B o n d , T a x c r e d i t s , C i t y r e a l e s t a t e se e a l s o M u n i c i p a l C e n t e r F e a s i b i l i t y R e p o r t Ne w C i t y H a l l B Cit y Gr a n t , B o n d , C i t y r e a l e s t a t e se e a l s o M u n i c i p a l C e n t e r F e a s i b i l i t y R e p o r t 1. 3 So u t h e a s t Q u a d r a n t Co m m e r c i a l a n d m i x e d u s e d e v e l o p m e n t a l o n g A u s t i n A v e n u e A/ B Pr i v a t e d e v e l o p e r Ec o n o m i c D e v e l o p m e n t TIR Z , P r i v a t e , S I D Co m m e r c i a l a n d m i x e d u s e d e v e l o p m e n t a l o n g M a i n S t r e e t B Pr i v a t e d e v e l o p e r Ec o n o m i c D e v e l o p m e n t TIR Z , P r i v a t e Co m m e r c i a l a n d m i x e d u s e d e v e l o p m e n t a l o n g U n i v e r s i t y A v e . B Pr i v a t e d e v e l o p e r Ec o n o m i c D e v e l o p m e n t TIR Z , P r i v a t e , S I D de v e l o p m e n t a t G a t e w a y s e n c o u r a g e d A S A P 2 - ‐ P E D E S T R I A N / B I K E C I R C U L A T I O N & S T R E E T S C A P E D E S I G N Re c o m m e n d e d A c t i o n s Pr i o r i t y Le a d Su p p o r t Fu n d i n g No t e s 2. 1 Ex t e n d s i d e w a l k s t h r o u g h o u t D o w n t o w n O v e r l a y Di s t r i c t 1s t p r i o r i t y u p g r a d e s ( r e f e r t o M a p # 1 0 ) A Cit y CIP , S I D co i n c i d e s w i t h o n - ‐ s t r e e t p a r k i n g / s t r e e t re c o n f i g u r a t i o n s 2n d p r i o r i t y u p g r a d e s ( r e f e r t o M a p # 1 0 ) B Cit y CIP , S I D co i n c i d e s w i t h o n - ‐ s t r e e t p a r k i n g / s t r e e t re c o n f i g u r a t i o n s 3r d p r i o r i t y u p g r a d e s ( r e f e r t o M a p # 1 0 ) C Cit y CIP , S I D co i n c i d e s w i t h o n - ‐ s t r e e t p a r k i n g / s t r e e t re c o n f i g u r a t i o n s 2. 2 In t e r s e c t i o n i m p r o v e m e n t s Au s t i n A v e . p e d e s t r i a n c o n t r o l s ( R R F B ) A Cit y 4B , C I P co o r d i n a t e w i t h s i d e w a l k a n d s t r e e t i m p r o v e m e n t s on g o i n g Cit y 4B , C I P co i n c i d e s w i t h o n - ‐ s t r e e t p a r k i n g / s t r e e t re c o n f i g u r a t i o n s 2. 3 Im p r o v e b i k e r o u t e s ( s h a r r o w s / s i g n a g e ) Ma i n S t r e e t a n d 7 t h S t r e e t ( t o U n i v e r s i t y ) A Cit y 4B , C I P Ro c k S t r e e t a n d 2 n d S t r e e t ( w i t h c o n n x . ' s t o r i v e r t r a i l s ) B Cit y 4B , C I P 6t h a n d 3 r d S t r e e t s ( w / c o n n x . ' s t o r i v e r t r a i l s ) a n d 1 0 t h t o A s h S t . C Cit y 4B , C I P In s t a l l b i k e r a c k s t h r o u g h o u t d o w n t o w n on g o i n g Cit y CIP , T I R Z , S I D 2. 4 Im p r o v e r i v e r t r a i l c o n n e c t i o n s t o / f r o m D o w n t o w n So u t h S a n G a b r i e l R i v e r b r i d g e ( c a n t i l e v e r e d s i d e w a l k s a n d st a i r s / r a m p t o t r a i l ) A Cit y 4B , C I P , T I R Z In s t a l l w a y f i n d i n g s i g n s B Cit y 4B , C I P Co n s t r u c t p e d e s t r i a n b r i d g e t o w e s t ( W a t e r ' s E d g e A p a r t m e n t s ) D Cit y Pr o p . O w n e r s a c r o s s r i v e r CIP 2. 5 In s t a l l s t r e e t s c a p e e l e m e n t s St r e e t s c a p e k i t o f p a r t s ( b e n c h e s , t r a s h r e c e p t a c l e s ) - ‐ His t o r i c D i s t r i c t A Cit y CIP , T I R Z , S I D St r e e t s c a p e k i t o f p a r t s ( b e n c h e s , t r a s h r e c e p t a c l e s ) - ‐ Do w n t o w n D i s t r i c t B Cit y CIP , T I R Z , S I D Li g h t i n g ( c o o r d i n a t e w i t h s i d e w a l k i m p r o v e m e n t s ) on g o i n g Cit y CIP , T I R Z , S I D 130 City of Georgetown | Downtown Master Plan Update 3 - ‐ A U T O C I R C U L A T I O N & P A R K I N G Re c o m m e n d e d A c t i o n s Pr i o r i t y Le a d Su p p o r t Fu n d i n g No t e s 3. 1 De v e l o p p a r k i n g m a n a g e m e n t p l a n In v e n t o r y e x i s t i n g p a r k i n g r e s o u r c e s A Cit y Ci t y Es t a b l i s h e x i s t i n g a n d f u t u r e p a r k i n g n e e d s / m a n a g e m e n t o p t i o n s A Cit y Ci t y 3. 2 De v e l o p d e t a i l e d s t r e e t d e s i g n s Au s t i n A v e n u e A Cit y Ci t y 8t h S t r e e t F e s t i v a l S t r e e t A Cit y Ci t y Ma i n S t r e e t ( n o r t h o f s q u a r e ) A Cit y Ci t y 7t h / 8 t h S t r e e t s ( f r o m C h u r c h t o R o c k ) B Cit y Ci t y Ro c k S t r e e t B Cit y Ci t y Ot h e r N e i g h b o r h o o d S t r e e t s C Cit y Ci t y 3. 3 Co n s t r u c t s t r e e t i m p r o v e m e n t s Au s t i n A v e n u e A/ B Cit y 4B , C I P , G r a n t s 8t h S t r e e t F e s t i v a l S t r e e t A/ B Cit y 4B , C I P , B o n d , G r a n t s Ma i n S t r e e t ( n o r t h o f s q u a r e ) B Cit y 4B , C I P , G r a n t s 7t h / 8 t h S t r e e t s ( f r o m C h u r c h t o R o c k ) C Cit y 4B , C I P , G r a n t s Ro c k S t r e e t C Cit y 4B , C I P , G r a n t s Ot h e r N e i g h b o r h o o d S t r e e t s C/ D Cit y 4B , C I P , G r a n t s 3. 4 Co n s t r u c t p a r k i n g l o t s / s t r u c t u r e s 8t h & M L K s u r f a c e l o t A Cit y Co u n t y 4B , C I P Mu n i c i p a l C e n t e r p a r k i n g s t r u c t u r e B/ C Cit y Co u n t y / P r i v a t e Bo n d , C I P , P r i v a t e 9t h & M a i n p a r k i n g s t r u c t u r e C Cit y Pr i v a t e CI P , P r i v a t e 4 - ‐ G A T E W A Y S , W A Y F I N D I N G & P U B L I C S I G N S Re c o m m e n d e d A c t i o n s Pr i o r i t y Le a d Su p p o r t Fu n d i n g No t e s 4. 1 Im p r o v e g a t e w a y s So u t h S a n G a b r i e l R i v e r b r i d g e a n d A u s t i n A v e n u e A Cit y ad j a c e n t p r o p e r t y o w n e r s CI P , S I D , G r a n t s Au s t i n A v e n u e a n d U n i v e r s i t y A v e n u e A Cit y ad j a c e n t p r o p e r t y o w n e r s CI P , S I D , G r a n t s 4. 2 Re - ‐ i m p l e m e n t W a y f i n d i n g a n d S i g n a g e P l a n Min o r r e - ‐ d e s i g n ( i m p r o v e d i d e n t i t y ) A Cit y Ci t y Up d a t e l o c a t i o n p l a n A Cit y Ci t y 4. 3 In s t a l l u p d a t e d s i g n a g e a n d w a y f i n d i n g In s t a l l s i g n a g e on g o i n g Cit y Ci t y , C I P 5 - ‐ P A R K S , O P E N S P A C E & P U B L I C A R T Re c o m m e n d e d A c t i o n s Pr i o r i t y Le a d Su p p o r t Fu n d i n g No t e s 5. 1 Im p l e m e n t n e w p a r k s a n d o p e n s p a c e Te r r a c e a n d / o r p a r k o n t h e r i v e r AD O Pr i v a t e d e v e l o p e r / p a r k s Cit y TI R Z , P r i v a t e , P a r k s b o n d , C I P Ne i g h b o r h o o d p a r k ( N o r t h A u s t i n O p p o r t u n i t y A r e a ) AD O Pa r k s d e p t . Cit y TI R Z , P a r k s b o n d , C I P Ol d J a i l p a r k AD O Pr i v a t e d e v e l o p e r / p a r k s Cit y TI R Z , P r i v a t e Mu n i c i p a l C e n t e r p a r k s a n d p l a z a s A Pa r k s d e p t . Cit y Bo n d Pr o p o s e d p o c k e t p a r k a n d p l a z a ( a t b a n k o n A u s t i n A v e . ) B/ C Pa r k s d e p t . Cit y / P r i v a t e TI R Z , S I D , P a r k s b o n d Po c k e t p a r k / p l a z a a t U n i v e r s i t y / A u s t i n g a t e w a y A Pa r k s d e p t . Cit y CI P , S I D 5. 2 Pu b l i c A r t Pu b l i c a r t ( c o o r d i n a t e w i t h s i d e w a l k / p a r k i m p r o v e m e n t s ) on g o i n g Cit y TI R Z , S I D , A r t s P r o g r a m , P r i v a t e AD O = a s d e v e l . o c c u r s