Title
Approving an ordinance on third reading with a caption reading: An ordinance of the City of Pflugerville Texas, amending Ordinance No. 1203-12-02-25 of the City of Pflugerville Texas, as amended, by changing the zoning designation of approximately 10.53-acre of unplatted land situated in the Jacob Casner Survey, Abstract No. 2753, in Travis County,Texas, from Agriculture/Development Reserve (A) to Single-Family Residential (SF-R); to be known as the 1917 and 1931 Rowe Loop Rezoning (REZ2024-000156); providing for repeal of conflicting ordinances; providing for severability; and providing an effective date.
Summary
The applicant is requesting to rezone their approximately 10.53-acre tract of land from Agriculture/Development Reserve (A) to Single-Family Residential (SF-R). The applicant is seeking to develop the land for a single-family subdivision. The subject properties are located in the northeast corner of Rowe Loop, just south of the Steeds Crossing Subdivision, and west of the Commons at Rowe Lane which is an ETJ subdivision.
SURROUNDING ZONING AND LAND USE: The property is currently zoned Agriculture/Development Reserve (A), as are the majority of the properties that front onto Rowe Loop, which are mostly larger estate lots. However, this neighborhood has seen some transition closer to Rowe Lane, with a few parcels rezoning to the Single-Family Mixed Use (SF-MU) district and are proposed for duplex development within a condominium subdivision, which are proposed to be served by internal private streets.
PROPOSED DISTRICT: The applicant has proposed to rezone the property from Agriculture/Development Reserve (A) to Single-Family Residential (SF-R). The SF-R zoning district is intended to be used to master plan a large, low density residential subdivision with an opportunity for a mixture of lot sizes based on overall acreage. In certain cases, the district may also be used where an infill of single-family suburban housing types may be appropriate.
The Single-Family Residential (SF-R) District uses are provided below:
● Permitted residential uses: Accessory Dwelling Unit
● Permitted non-residential uses: Government Facilities, Park or Playground, Place of Worship, Public School
● Conditional uses: Condominium, Single-Family Detached, Amenity Center (Private, Primary Use),
● Specific Use Permit: Golf Course and/or Country Club, School: Private or Parochial
To develop a Single-Family Detached subdivision inside the SF-R zoning district, the UDC requires a minimum site area of 10 acres. Also, if the total property size is between 10 and 50 acres then a minimum of 10% of the lots within the overall preliminary plan shall have a minimum 9,000 sq ft lot area. At no point shall a lot have a lot of area less than 7,500 square feet.
Strategic Plan:
Staff finds the proposed rezoning application meets the Economic and Infrastructure goals of the City's 2021-2025 Strategic Plan, including creating a fiscally-sustainable city with a high quality of life, and preparing robust, resilient infrastructure.
COMPREHENSIVE PLAN: The City of Pflugerville recently adopted the Aspire 2040 Comprehensive Plan at the end of April. In that plan, the Future Land Use Map calls this area out as suburban residential, which encourages a 100-percent residential product, to include cluster subdivisions, single-family; large lot, single-family, suburban lot; single-family, small lot; and accessory dwelling units. In addition to the future land use designation for this area, the comprehensive plan also created sub-districts, which identify this area as “The Commons District”. The plan envisions that this district should focus on improving infrastructure, including enhancements to Weiss/Hodde, Rowe Lane, and Jakes Hill Road to support multi-modal transportation opportunities for residents in this district. In addition, the Transportation and Water/Wastewater Master Plan anticipated a low to medium density residential land use assumption.
The proposed rezoning from Agriculture/Development Reserve (A) to Single-Family Residential (SF-R) will meet the intent of the future land use designation in this area.
TRANSPORTATION: In addition to the comprehensive plan, in January 2022 the City Council approved the design consultant for several street construction projects, one of which is for the improvement of Rowe Loop. Under the reconstruction bond project, a pavement condition analysis was done, and the roadways under that bond are slated to be reconstructed to city standards. The Master Transportation Plan identifies Rowe Lane as a future four-lane divided, minor arterial road, which at full build out is approximately 100’ of right-of-way.
Staff Recommendation
The proposed Single-Family Residential (SF-R) district is consistent with the subdivision to the north (Steeds Crossing), but is proposed to be more dense than the parcels that are immediately adjacent. The proposed SF-R district provides a transition from the adjacent neighborhoods to the north and east to the larger single-family lots that remain throughout Rowe Loop. In evaluating a rezoning request, there are multiple factors to take into consideration, one of which is the Future Land Use Map that’s provided for through the comprehensive plan. The neighborhood has started transitioning along Rowe Lane, as well as along the eastern side of the development, and the proposed parcels for rezoning are one parcel removed from the most recently zoned SF-MU in this neighborhood.
The proposed rezoning to SF-R is less intense than the SF-MU districts to the south, and facilitates a transition being immediately adjacent to Steeds Crossing. If approved, the minimum lot size would be 7,500 sq. ft. with a minimum lot width of 60’ and depth of 125’, and a minimum of 10-percent of the lots would be required to be a minimum of 9,000 sq. ft.
Based on the above findings, staff is recommending approval of the proposed rezoning request from Agriculture/Development Reserve (A) to Single-Family Residential (SF-R).
City Attorney has approved the ordinance as to form.
Planning and Zoning Commission Action
On August 5, 2024 the Planning and Zoning Commission conducted a public hearing and recommended approval of the proposed ordinance with a vote of 4-2.
Prior CIty Council Action
Second reading held on September 24, 2024 and approved
Projected Future City Council Action
The third reading of the ordinance is scheduled for September 24, 2024.
Funding Expected: Revenue __ Expenditure __ N/A _X_
Budgeted Item: Yes __ No __ N/A _X_
Amount: ________
1295 Form Required? Yes __ No _X_
Legal Review Required: _X_ Required __ Date Completed: 8/15/2024
Supporting documents attached:
Staff Report
Ordinance
Location Map
SF-R Development Standards
Suburban Residential
The Commons District
Recommended Action
Approve the first reading of the ordinance to rezone 1917 and 1931 Rowe Loop from Agriculture/Development Reserve (A) to Single-Family Residential (SF-R); to be known as the 1917 and 1931 Rowe Loop Rezoning (REZ2024-000156).