Title
To receive public comment and consider an ordinance amending the City of Pflugerville Code of Ordinances Title XV Land Usage, Chapter 153 Planning, by amending the Future Land Use Map in the Downtown District Overlay from Suburban Residential to Mixed-Use Neighborhood for the following Travis County Property Id: 274591; to be known as the 104 W Hall St Comprehensive Plan Amendment (CPA2026-00361)
Summary
LOCATION: The subject property is located within the Downtown Transitional Compatibility Zone, located north of West Hall Street and east of South 2nd Street.
PROPOSED REQUEST
The applicant is seeking to change from Suburban Residential to Mixed-Use Neighborhood. During review of a separate rezoning request, it was identified that the Future Land Use Map (FLUM) in the Aspire 2040 Comprehensive Plan identifies the subject property as Suburban Residential. The Suburban Residential future land use supports a variety of single-family residential housing. The Mixed-Use Neighborhood supports a variety of residential as well as low intense commercial meant to support the surrounding neighborhood. The applicant is seeking a change in the Future Land Use designation to support a rezoning of the property to Office (O).
The proposed amendments remain consistent with the intent of the Downtown District Overlay for the subject properties and do not adjust any development requirements that are required for the Downtown Core or Transitional Compatibility Zone. Similarly, the amendments do not change any zoning and do not affect the current use of any property.
ZONING
The property is currently zoned Single Family-Suburban. This district is intended to include land which is being used, or intended to be used for low density, single-family suburban housing types. The district is designed to provide sufficient, suitable residential neighborhoods, protected from incompatible uses, and provided with necessary facilities and services.
The subject property is located within the Downtown District Overlay, specifically within the Downtown Transitional Compatibility Zone as noted in Subchapter 4.5.1 of the Unified Development Code. The Transitional Compatibility Zone is an area along the perimeter of the Downtown Core Subdistrict that provides specific development regulations to ensure improved compatibility with the surrounding residential neighborhood. Properties in the South Transitional Compatibility Zone are south of Pecan Street, north of Hall Street and are zoned Retail (R), Single Family Suburban (SF-S), and Office (O) district. The Office zoned property along 3rd Street recently transitioned to a professional office.
COMPREHENSIVE PLAN
The Aspire Pflugerville 2040 Comprehensive Plan has multiple components, Land Use Growth and Development, which includes the Future Land Use Map (FLUM), as well as chapters related to the City’s vision with guiding principles and goals, economic development and fiscal resilience, transportation and mobility, and healthy communities and neighborhood vitality. The FLUM currently designates the identified property as Suburban Residential which is described as follows:
Existing: Suburban Residential
The Suburban Residential land use category is intended to create a suburban atmosphere. According to the Comprehensive Plan, clustering should be encouraged to preserve open space and environmentally sensitive areas. Development standards should ensure adequate open space and efficient roadway and pedestrian connectivity to schools, neighborhood amenities, and parks. Supporting nonresidential uses should be similar in scale to the residential properties, including appropriate landscaping and buffering, and be located on major thoroughfares. The Suburban Residential land use category is intended for 100-percent single-family type development with an ability for nonresidential provided as civic/recreation at major collectors or arterial roadways when serving the nearby neighborhood.
The applicant is requesting the Mixed-Use Neighborhood land use category, which is described as follows:
Proposed: Mixed-Use Neighborhood
According to the Comprehensive Plan, the Mixed-Use Neighborhood land use category is intended to create a development pattern that incorporates different uses such as office, retail, commercial and residential in one area. Mixed-use development can be either vertical or horizontal. Vertical mixed-use describes a single structure with multiple uses within the structure where typically retail or office is located on the ground floor while residential or office utilizes the upper floors. Horizontal mixed-use describes multiple uses next to each other in a single development or in proximity. Uses can be located within a single structure, or in separate buildings adjacent to each other. The mixed-use neighborhood developments are intended to encourage users to not rely on vehicles and promote a pedestrian friendly experience. By mixing uses and having them in proximity, developments are more walkable than traditional suburban commercial development. These types of developments generally, incorporate amenities like plazas, public seating, and pedestrian features.
The Mixed-Use Neighborhood land use category identifies a variety of housing options including bungalow/cottage court, triplex/fourplex, duplex, and townhomes to be appropriate residential building types. It also finds mixed-use neighborhood scale as an appropriate building type for commercial land uses and single-family small lot, accessory dwelling units, mixed-use community scale, neighborhood office and commercial, and neighborhood shopping center are listed as conditional as a primary use.
Additional Land Use Goals, Policy Statements, and Action Items: The Aspire Pflugerville 2040 Comprehensive Plan also makes recommendations through Goals, Policy Statements, and Action Items, among which include the following which remain applicable to both designations:
Land Use, Development and Growth:
- Diversify the housing supply, types, and locations to meet community needs through each phase of life.
- Provide homeownership opportunities that encourage residents of diverse backgrounds and housing preferences to make Pflugerville home.
- Foster transit-ready development patterns and combinations of land use that support walkable access to goods, services, entertainment, opportunity, and quality of life while also providing appropriate transitions of intensity and scale between uses.
- Support resilient development patterns that encourage non-residential and residential developments to adapt and change with market needs and consumer preferences, avoiding future obsolescence.
Transportation and Mobility:
- Develop 10-minute neighborhoods.
- Invest in designated areas to create an urban mixed-use environment to attract people and create a sense of place.
Economic Development and Fiscal Resilience:
- Diversify the tax base to create a sustainable revenue stream to provide high-quality public sector services to residents and businesses.
o Support commercial and industrial development that result in at least 30 percent of the property tax base coming from non-residential land uses.
o Encourage and promote sales tax generating businesses to locate in Pflugerville to increase taxable retail sales per capita. Partner with large landowners to increase the supply of shovel-ready sites within Pflugerville.
- Develop offices and other environments that are attractive to innovative, growing companies that have demonstrated agility in responding to market needs and that provide job opportunities aligned to Pflugerville residents.
o Increase inventory of nonresidential sites that are shovel-ready to be responsive to business recruitment opportunities. Use utility infrastructure to incentivize where appropriate.
Neighborhood Districts:
The Comprehensive Plan also includes subdistricts within the plan that identify aspirational actions for each neighborhood area. The subject property is located within the historic Downtown which is included within the Central District subdistrict. Among the Central District aspirational actions, emphasis is provided on the development of locally owned businesses and dining options, walkability, context sensitive design, and fostering communications and relationships within established neighborhoods. The Central District is envisioned to have a diversity of housing and seek opportunities for aesthetic improvements of older commercial centers. The proposed amendment will continue to support the identified aspirational actions of the Central District subdistrict.
APPROVAL CRITERIA AND STAFF ANALYSIS
Per Section 3.4, Comprehensive Plan Amendment Process, in the Unified Development Code, the following is the approval criteria regarding proposed comprehensive plan amendments.
A. The City Council shall consider the following approval criteria in an analysis of immediate needs and consideration of the long-term effects.
1. The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action;
Staff has found the application complete, and applicant has provided adequate information for the proposed amendment.
2. The amendment promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City.
The request will provide a conforming land use category to the properties that are consistent with the goals of the Downtown District Overlay in the Unified Development Code.
B. In considering amendments to the Comprehensive Plan, the City Council should be guided by the following:
1. The need for the proposed change;
The request for the proposed amendments will provide a conforming land use category to the property that is consistent with the current zoning and the Downtown District in the Unified Development Code.
2. The effect of the proposed change on the need for City services and facilities;
The proposed amendment is not anticipated to have an effect on the need for City service or facilities given the proximity to properties with the same land use designation.
3. The compatibility of the proposed change with the existing uses and development patterns of nearby property and with the character of the neighborhood;
The proposed amendment will provide a consistent land use category with the surrounding properties in the Downtown District Overlay. The proposed amendment does not change the zoning or current use of the properties.
4. The implications, if any, that the amendment may have for other parts of the Plan.
The proposed amendment will continue to support the purpose of the Transitional Compatibility Zone and the vision of balancing opportunities to live, learn, work, and play in Downtown. The amendment also maintains the Land Use Goals, Policy Statements, and Action Items of the Comprehensive Plan as identified above.
STAFF RECOMMENDATION
The proposed amendment will ensure the land use categories included in the Future Land Use Map in the Aspire Pflugerville 2040 Comprehensive Plan are consistent with other surrounding properties and allow for the flexibility that is provided in the Transitional Compatibility Zone. The proposed amendments will continue to support the vision of Old Town and goals and actions identified in the Aspire Pflugerville 2040 Comprehensive Plan. The amendments do not change any zoning and do not affect the current use of any property. Based on the above analysis, staff recommends approval of the Future Land Use Map Comprehensive Plan Amendment.
NOTIFICATION:
Notification was published in the newspaper in accordance with state law.
Drafter
Kristin Gummelt, AICP
Planner II
ATTACHMENTS:
Location Map
Future Land Use Map
Suburban Residential Details
Mixed-Use Neighborhood Details
Neighborhood District: Central District