Additionally, the changes would add space for new housing and small businesses, encourage walkable streets and preserve Round Rock’s older buildings.
The update, which the Planning and Development Services Department has been working on for more than a year, will go for a final vote before City Council on Oct. 23.
The local impact
The proposal would update rules for three parts of downtown—MU-1, or the mixed-use historic commercial core district; MU-2, or the mixed-use downtown medium density district; and MU-L, or the mixed-use limited district.
In the city’s MU-1 district, which covers the Main Street area, the proposed rules would protect historic buildings while encouraging small business growth.
New construction must match historic storefronts and have flat roofs with parapets. Stone and brick facades can no longer be painted unless they show severe deterioration.
The update would ban new bars and existing bars could expand with restrictions. Furthermore, if an existing bar converts to a different use, it would not be allowed to change back to a bar.
Other restrictions include new game rooms and vape shops, but allow for small-scale manufacturing and artisan businesses, such as coffee roasters, furniture makers or print studios.
Additionally, new drive-thrus are prohibited; existing ones can only make changes if they follow design rules.
The MU-2 district update encourages taller, denser and more walkable mixed-use buildings.
Developers would have to choose one of four building types, each with its own design limits:
- Type 1: Smaller buildings, up to 2.5 stories tall, meant to fit in with nearby bungalows and older homes.
- Type 2: Medium-sized commercial or mixed-use buildings up to four stories tall.
- Type 3: Mid-rise buildings between five and eight stories, with a three-part facade design and at least half of the ground-floor frontage used for shops, restaurants or offices.
- Type 4: The tallest buildings—nine to 12 stories—allowed near I-35. These must include privately owned public spaces, such as plazas or courtyards and have active, nonresidential ground floors facing streets and public areas
In the updated plan, new single-family homes would no longer be allowed in the MU-2 district. Existing houses can stay and be rebuilt if damaged.
All housing would fall under a new “Downtown Residential” category that includes apartments, condos, accessory dwelling units and upper-story homes above shops.
The MU-L district covers the eastern end of downtown Round Rock, including many of the city’s older and historic residential streets, particularly along Main Street and Georgetown Street.
This district acts as a buffer zone between the denser downtown area and nearby single-family neighborhoods.
The proposal also clarifies rules for expansions, tenant changes, and building conversions, ensuring that older structures undergoing renovations meet updated landscaping, screening and accessibility standards.
If approved, the new rules would mark the first major downtown zoning overhaul in nearly a decade.
Items worth mentioning
During the council’s agenda packet briefing, Brad Dushkin, Round Rock director of planning, pointed out that while the focus is on land use and zoning changes for downtown, the broader effort will also examine how taller, denser development affects city infrastructure.
Dushkin confirmed there is ongoing coordination with the parks and public works departments to explore regional stormwater detention options that could make new construction more feasible, with a more detailed infrastructure report expected to be presented in the future.
