Title
Conduct a public hearing and consider approving an ordinance on first reading with a caption reading: An ordinance of the City of Pflugerville, Texas, amending Ordinance No. 1203-15-02-24 of the City of Pflugerville, Texas, as amended, by changing the zoning designation of an approximate 192.755-acre unplatted tract in the Alexander Walters Survey, Abstract No. 67 of the real property records of Travis County, from Agriculture/Development Reserve (A) to Single Family Mixed Use (SF-MU) District for approximately 19 acres, from Agriculture/Development Reserve (A) to Single Family Residential (SF-R) District for approximately 151.4 acres, and from Agriculture/Development Reserve (A) to General Business 1 (GB1) District for approximately 21.3 acres; to be known as the Lisso Tract Rezoning (REZ1812-02); providing for repeal of conflicting ordinances; providing for severability; and providing an effective date.
Summary
The property consists of approximately 192 acres located at the northeast corner of Wells Branch Pkwy, an east/west arterial, and Immanuel Rd, a north/south collector roadway. The property has historically been used as rangeland and includes one of the original home sites within the Pflugerville area. When Wells Branch Pkwy was created, the subject property became divided, leaving the majority of the tract located along the north side of Wells Branch Pkwy and a smaller tract along the south side of Wells Branch Pkwy. The proposed rezoning request is to rezone the majority of the north side from Agriculture/Development Reserve (A) to the Single Family Residential (SF-R) district (151.4 acres), Single Family Mixed Use (SF-MU) district (19.0 acres), and General Business 1 (GB1) district (21.3 acres). The rezoning to the SF-R and SF-MU district is at the request of a professional homebuilder and intended to enable a new single family neighborhood with a variety of lot sizes as permitted within the SF-R and SF-MU zoning districts. Existing floodplain and associated contributing areas located within the rezoning area are anticipated to be incorporated into the development as drainage and amenity areas and will be reviewed with the subdivision process. The area located at the corner and along Wells Branch Pkwy is proposed to be rezoned to the GB1 district, and will remain in the control of the current owner for future commercial development.
The Comprehensive Plan identifies the area with a mixture of low-density residential, medium to high density residential and neighborhood center, with parks and open space provided along the creek/floodplain. The proposed request is consistent with the development goals of the land use plan to provide a diverse supply of housing to meet the needs of the community, while preserving the sensitive creek areas. A continuation of the trail network and open space within the neighborhood will be required to remain consistent with the goals of the Parks and Recreation master plans, providing connectivity and park opportunities within close proximity to residential neighborhoods. Goal 2 of the Comprehensive Plan encourages infill and new development to be focused around a hierarchy of centers to provide employment and shopping districts in areas where infrastructure is currently available. Action items associated with Goal 2 also encourage new and infill development to accommodate basic services within walking distance of residential areas and provide facilities that serve multiple neighborhoods. Goal 3 of the Comprehensive Plan further states the “amount of commercial and industrial land uses will accommodate opportunities for employment, services, and growing the municipal tax base.” The addition of commercial development potential along an arterial roadway that provides services to the region appears consistent with the goal.
Staff Recommendation
The purpose of the Single Family Residential (SF-R) and Single Family Mixed Use (SF-MU) zoning district requests is to allow an opportunity for a neighborhood to be developed with varying lot sizes in the city without having to pursue a Planned Unit Development (PUD). The proposed General Business 1 (GB1) district is consistent with other similarly situated properties along Wells Branch Pkwy. The proposed GB1 zoning will not provide conforming zoning to the existing vehicle storage land use currently on the property.
While there is concern with establishing residential zoning and development opportunities for new single family neighborhoods adjacent to potentially incompatible land uses, the expectation is the existing land use will transition once the area begins to receive further development pressure. The Comprehensive Plan is the long range plan for the City which supports the proposed rezoning request, and Staff recommends approval of the rezoning requests from Agriculture/Development Reserve (A) to General Business 1 (GB1) district for approximately 21.3 acres, Single Family Residential (SF-R) district for approximately 151.4 acres, and Single Family Mixed Use (SF-MU) district for approximately 19 acres.
Planning and Zoning Commission Action
On February 4, 2019 the Planning and Zoning Commission conducted a public hearing and recommended approval of the proposed ordinance with a vote of 7-0.
Deadline for City Council Action
Conduct a public hearing on February 26, 2019 as advertised with action required within 60 days.
Projected Future City Council Action
The second reading of the ordinance is scheduled for March 12, 2019.
Supporting documents attached:
1. General Location Map
2. Staff Report
3. Ordinance
Recommended Actions
1. Conduct the public hearing.
2. Close the public hearing.
3. Approve the ordinance on first reading rezoning the property from Agriculture/Development Reserve (A) to General Business 1 (GB1) district for approximately 21.3 acres, Single Family Residential (SF-R) district for approximately 151.4 acres, and Single Family Mixed Use (SF-MU) district for approximately 19 acres.