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 127.203 ACRES OF LAND LOCATED GENERALLY NORTHWEST OF THE CELE RD AND MELBER LN INTERSECTION, FROM AGRICULTURE/CONSERVATION (A) TO SINGLE FAMILY RESIDENTIAL (SF-R); TO BE KNOWN AS THE 127.203 ACRES NW CORNER OF MELBER AND CELE REZONING (REZ1509-02); 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 approximately 127 acres of the overall tract to the Single Family Residential (SF-R) zoning district. The remaining 20 acres is proposed to be rezoned to the Single Family Mixed Use (SF-MU) district and will be considered as a separate request (REZ1509-01) on the same agenda. According to the Unified Development Code, the SF-R district may be used to master plan a large, low density residential subdivision with an opportunity for a mixture of lot sizes based on overall acreage. As an example, a development with greater than 50 acres may have lots with a minimum lot width of 50 feet and minimum lot area of 6,250 square feet provided that a minimum of 25% of the total lots within the overall preliminary plan have a minimum 7,500 sq. ft. lot area, and a minimum of 10% of the lots within the overall preliminary plan have a minimum 9,000 sq. ft. lot area.
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.
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, the 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 Residential (SF-R) zoning district is to allow an opportunity for neighborhoods to be developed with varying lot sizes without having to pursue a Planned Unit Development. 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. The proposed rezoning is consistent with the future expectations identified in the preferred vision plan.
The addition of single family homes on typical residential lot sizes 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 as 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