Title
Approving an ordinance on second reading with the 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 APPROXIMATELY 19.95 ACRES OF LAND LOCATED GENERALLY NORTHWEST OF THE CELE RD AND MELBER LN INTERSECTION, FROM AGRICULTURE/CONSERVATION (A) TO SINGLE FAMILY MIXED USE (SF-MU); TO BE KNOWN AS THE 19.95 ACRES NW CORNER OF MELBER AND CELE REZONING (REZ1509-01); PROVIDING FOR REPEAL OF CONFLICTING ORDINANCES; PROVIDING FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
Summary
The applicant owns a 147-acre tract of land at the northwest corner of Cele Rd. and Melber Ln., and has interest in developing a new single family neighborhood. The proposed request is to rezone the corner, consisting of approximately 19.95 acres of the overall tract to the Single Family Mixed Use (SF-MU) zoning district. The intent is to develop the area with single family detached lots that are smaller than permitted by the SF-R district. Single family attached (townhome) and some minor neighborhood commercial may also be considered in the SF-MU district with conditions. The remaining 127 acres is proposed to be rezoned to the Single Family Residential (SF-R) district and will be considered as a separate request on this agenda. According to the Unified Development Code (UDC), the SF-MU district is intended to address small lot, single family detached and single family attached (townhome) housing opportunities at a low to medium density. The district is limited in acreage (max 20 acres) with the intent of being used in infill opportunities, but also only when located with direct access to major thoroughfares. Non-residential land uses may be considered if cohesively designed as a mixed use development.
The subject property was annexed into the City of Pflugerville in 2006 (ORD No. 853-06-12-12) as part of a plan to extend the City extra-territorial jurisdiction (ETJ) to the east. The area included in the annexation was contiguous to the existing City limit of the time, and did not require a three year plan. Upon annexation, the land was subsequently zoned to the current Agriculture/Conservation (A) zoning district. The property to the west and east are outside of the City limits, but within the City’s ETJ. To the south is Cele Rd., followed by a tract with a portion of the property located within the City limits (zoned Agriculture/Conservation) and a portion within the ETJ. Cele Rd. and Melber Ln. are currently two-lane, rural, roadways with roadside ditches. Both roadways are predominantly located within Travis County, with minor exception of an approximate 1,300 linear foot segment of Cele Rd. included in the 2006 annexation. No improvements are currently planned for either roadway, however as development is pursued, a Traffic Impact Analysis (TIA) will be required, which will identify necessary improvements and the development’s pro-rata share associated with any said improvements.
The Pflugerville 2030 Plan identifies a service area boundary generally along the eastern edge of the Wilbarger Creek watershed, generally between Weiss Ln and Melber Ln in the northern portion of the jurisdiction. Areas east of the boundary were given a preferred land use of agricultural in order to encourage efficiency of services, as well as preserve existing farmland and open space. Two neighborhood centers are identified outside of the service area boundary, intersections of Cele Rd with Melber Ln, and Cele Rd with FM 973, providing more intense land uses and possible immediate services to future neighborhoods in these areas.
Staff Recommendation
The purpose of the Single Family Mixed Use (SF-MU) zoning district is to allow for an opportunity for infill development through the use of small lots. The Future Land Use Plan identifies the proposed area as Agriculture and Neighborhood Center, and outside of the immediate service boundary. The land use plan designation of agriculture was intended to retain the immediate rural character and provide guidance to the year of 2030, however it is also a guiding document that recognizes eminent growth pressure into the areas east of SH 130. The inclusion of a neighborhood center at the intersection of Cele Rd. and Weiss Ln. identifies the expectation for more intense development to occur at the intersection, with diminishing intensity the further away from the intersection. While the intent of the district was to be used in infill situations, the proposed zoning district will establish an opportunity for a greater amount of residential intensity at the intersection of two arterial roads, which is consistent with the future expectations identified in the preferred vision plan.
The addition of small lot, single family homes within the proposed development will be a change to the landscape, and an increase in traffic associated with the development can be expected on both Cele Rd. and Melber Ln. A Traffic Impact Analysis will be required with a future preliminary plan, and will identify any required right of way dedication, improvements, or related pro-rata share costs towards those improvements. Utility capacity will also be further evaluated with a future preliminary plan and extension of lines and other utility improvements are likely to serve the property.
The proposed zoning request is generally in conformance with the Comprehensive Plan and Staff recommends approval of the ordinance on second reading.
Planning and Zoning Commission Action
On October 5, 2015 the Planning and Zoning Commission conducted a public hearing and recommended approval of the proposed ordinance with a vote of 5-0.
Prior City Council Action
The City Council held a public hearing and approved the ordinance on first reading on October 27, 2015.
Drafter
Emily Barron, AICP
Planning Director