Challenging Design Program Never Seemed so Simple

Offering Georgetown a different way to live

The developer was taking a significant market risk. Georgetown had a substantial population of buyers age 55 and older, and its familiar housing choice was a one-story stone home on an acre lot. Attached homes with several levels, narrow lots, and rooftop decks offered something very different.

The attraction was a walkable neighborhood where residents could reach restaurants and shopping on foot. Every home included a residential elevator and an enclosed two-car garage, addressing practical concerns about stairs and parking.

The development succeeded, becoming a sought-after address for residents who wanted to live close to Georgetown’s restaurants, shops, and community life.

Making individual ownership possible

The developer needed fee-simple ownership to make financing easier. The brownstone model also called for attached homes built to zero lot lines. Georgetown’s zoning ordinance did not then allow the combination this development required.

Working through those approvals was part of the architectural task. The ownership arrangement, lot pattern, and building design had to support the same development plan.

A rooftop with two purposes

To achieve the intended density and provide outdoor space, the design extended to a fourth level: an individual rooftop deck. Georgetown granted a project-specific exception allowing that arrangement under the International Residential Code.

The decks met the city’s requirement for private outdoor space while giving each household a place outdoors above the street. The fourth level was a rooftop deck, rather than another enclosed residential floor.

Fitting the street together

The streetscape had to accommodate utilities and fire access without becoming unnecessarily wide. Maintaining a pedestrian scale required coordination of street dimensions, trees, and driveways. Some garages were reached from alleys; others opened onto the street.

Tree placement followed that access pattern. Garage openings also required architectural and structural coordination, including portal-frame conditions supporting the homes above.

A familiar brownstone entrance

With the main living level on the second floor, the homes needed raised entrance stoops. Those stoops also reinforced the character of the Brooklyn and Chicago brownstone neighborhoods that inspired the development.

Limestone, balconies, and individual entrances gave the attached homes a recognizable street presence. Private elevators connected their levels, while rooftop decks and enclosed garages provided amenities buyers might otherwise associate with a larger detached home.

Recognition for the completed development

Texas Brownstone Homes received the 2020 Texas Association of Builders Star Award for Best Semi-Custom Home. The Summit at Rivery Park also received Best Overall Community, up to 50 acres. These awards were presented to Novak Brothers, the builder and developer.