HUTTO, TX, November 6, 2008 – After more than two years of citizen workshops and information sessions, Hutto’s parallel processes to channel future growth drew nearer to conclusion on Thursday night.

In a joint meeting of the City Council, the Planning & Zoning Commission, and the Historic Presentation Commission, consultants for both the downtown master plan and the town’s new regulatory framework presented their work.

“I especially like the fact that the community has bought into this process,” said Hutto Mayor Kenneth Love. For an overview of the process leading up to Thursday night and the reaction of citizens, see the video below:

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Key to the approach of the PlaceMakers’ consulting team was the creation of a regulatory approach called the SmartCode for areas targeted for new growth. The SmartCode is based on a theory that assigns rules based on appropriate development intensity for six “transect zones” (T-zones) going from the most rural to the most urban.

PlaceMakers code specialists, with help from Hutto city staffers, customized a SmartCode with Hutto’s unique traditions and citizen preferences in mind. To see a graphic representation of Hutto, ranging from rural to urban in the same way the Transect does, click here. And getting into the spirit of the town’s famous mascot, the designers even came up with a special transect illustration of Hutto hippos going from the rural hippo at home on the savannah (T-1) to the hip hippo of the city (T-6).

To illustrate the application of SmartCode rules to an actual development project, PlaceMakers worked with a coalition of land owners to master plan an 800-acre set of neighborhoods on the town’s south side. To see a video overview of that project, click here. The model master plan for the 800 acres is below.

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The following architectural renderings, created by PlaceMakers sub-consultant James Wassell, illustrate the look of residences and businesses enabled by the Hutto SmartCode. All of these examples, in fact, would be at home in the Shiloh Community model project – including an innovative design for a retirement facility integrated into the neighborhood fabric of the community.

Here are multiple aspects of the Shiloh vision, arranged along the Transect:

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T-2 – The rural zone
Modeled after a traditional Texas farmstead, this design would be appropriate for a “hobby farm” or large single-family home for horse lovers. The farmstead approach allows for out buildings for stables, utility buildings, or studios.

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T-3 – Sub-urban neighborhood
Inspired by traditional homes in the region, this neighborhood of single-family, large-lot homes vary in scale and style. Parking may be in the rear or on the side of houses, though cars may enter from the street front. Neighborhood-friendly fencing may delineate property lines but doesn’t wall off homes; creating a pleasing pedestrian environment. Very limited neighborhood-serving commercial, such as a small café, is allowed.

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T-4 – Neighborhood general (farm house inspired)
A slightly more urbanized neighborhood square opens up the possibility of multi-family and mixed use. This version offers a linear green with town houses and a church or other civic building opening onto the green. The architectural style reflects the clean lines of the local rural tradition.

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T-4 – Neighborhood general (Georgetown style)
Reflecting the regional architectural vernacular of towns such as Georgetown, this neighborhood has a corner store opening upon a green. Multi-family options are available in two-story “mansion flats” designed to look like single-family homes.

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T-5 – Neighborhood general-plus (with a market building component)
This Texas Hill Country-inspired mixed-use neighborhood is a more neighborhood version of T-5. The covered market building on the square provides a community gathering spot, and retail and restaurants can take advantage of the pedestrian environment.

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T-5 – Town center (with liner buildings)
Here’s a way to address the look of light-industrial metal buildings in a town-friendly context. The working buildings can be lined on the square-facing side with wood or stone offices or retail display space.

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T- 5 – Town center (live, work, play)
If you bring all the components of suburban sprawl back into a town and neighborhood context, this is what it can look like: The covered square provides a venue for special events and gatherings; restaurants provide outdoor dining opening onto the square; and condos and rental apartments are available above retail and office space on the street level.

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Neighborhood-friendly retirement center
With the population aging, the demand of “aging in place” options will only increase. Here’s a design for a 108-unit Continuing Care Retirement Community integrated into a neighborhood. A multi-story skilled nursing facility is at the center. Small bungalows are at the edges, and the wings of the central structure offer independent assisted living units.