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 for the property addressed as 20811 FM 685 (Travis County Property Id: 482818), from Mixed-Use Commercial and Suburban Residential to Mixed-Use Commercial, to be known as the Harmony Public School Comprehensive Plan Amendment (CPA2026-00344).
Summary
LOCATION
The subject property is located generally North of Steeds Crossing and East of SH-130. It is bounded by the Steeds Crossing Subdivision on the south, and the Ridge at Steeds Crossing Subdivision on the northern and eastern sides.
PROPOSED REQUEST
The applicant is requesting a change to the Future Land Use Map (FLUM) designation from Mixed-Use Commercial and Suburban Residential to Mixed-Use Commercial. If the request is approved, the applicant will proceed with a rezoning application from Agriculture (A) to Urban Level - 4(CL4). The intended use of this property is a school.
The current FLUM designation shows two different designations on the property, and it is ideal to have a consistent designation to the property, prior to development.
ZONING
The property of approximately 13.67 acres is a single tract of land and is currently zoned Agriculture (A). This is described in the Unified Development Code (UDC) as a district identifies where agricultural use may be appropriate and may be used as an interim zoning district for land that is relatively undeveloped but identified with growth potential in the Comprehensive Plan. Utilizing the district in an interim period will assist in efficient development while recognizing current conditions.
SURROUNDING ZONING AND LAND USE
The property has a frontage along FM 685, which also faces the SH-130. The properties south of it are zoned Urban Level 4 (CL-4). The residential subdivisions surrounding this property are zoned Single Family - Suburban.
COMPREHENSIVE PLAN
The Aspire Pflugerville 2040 Comprehensive Plan includes multiple components. The Land Use, Growth, and Development section contains the Future Land Use Map (FLUM), and additional chapters address the City’s vision, guiding principles and goals, economic development and fiscal resilience, transportation and mobility, and healthy communities and neighborhood vitality.
Existing: Mixed-Use Commercial
The Mixed-Use Commercial future land use category applies to areas designated for significant development or redevelopment with high intensity mixed-use activity centers attracting large corporations, specialty shopping, dining, entertainment, and high-density residential development. These areas are typically a minimum of 100 acres and include mid- to high-rise buildings with a compact block structure, and human-scale street and building design, which create a highly walkable urban form.
Existing: Suburban Residential
Suburban residential should focus on creating a suburban atmosphere. 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.
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 results 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 non-residential 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 Commons District. Among the Commons District aspirational actions, emphasis is provided on trail connections to the Village District and allowing improved access to Schools and Parks and Open Spaces. Investing in infrastructure as well as strategic deployment of incentives to support development along SH 130 as a commercial mixed-use area, albeit less intense than other areas due to limited site depth and proximity to low-density residential uses.
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 uniform land use category to the property that is consistent with the intended commercial rezoning as per 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 will provide a uniform land use category to the property that is consistent with the intended commercial rezoning as per the Unified Development Code.
2. The effect of the proposed change on the need for City services and facilities;
The property is served by Manville Water and is located within the City's Wastewater CCN. Although adequate utility connection points are available to serve the site, the development may be required to construct necessary improvements, including traffic-related upgrades, to accommodate the anticipated increase in vehicle flow.
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 amendment aims to provide a uniform zoning designation to the property which is consistent with the corridor level zoning designations of the surrounding property. It is also consistent owing to its location, facing the SH-130.
4. The implications, if any, that the amendment may have for other parts of the Plan.
The proposed amendments does not have implications to other parts of the plan. The amendments also maintain 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 category included in the Future Land Use Map in the Aspire Pflugerville 2040 Comprehensive Plan is consistent with the rezoning that the applicant is trying to pursue. The proposed amendment will continue to support the goals and actions identified in the Aspire Pflugerville 2040 Comprehensive Plan. 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
Clevan Rodrigues
Planner I
ATTACHMENTS
General Location Map
Future Land Use Map
Mixed Use Commercial
Suburban Residential
Neighborhood District: Commons District