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 TWO SEPARATE TRACTS CONSISTING OF APPROXIMATELY 38.465 ACRES OF LAND OUT OF THE JOHN VAN WINKLE SURVEY NO. 14, AND APPROXIMATELY 6.279 ACRES OF LAND OUT OF THE ALEXANDER WALTERS SURVEY NO. 67, ABSTRACT 791, FROM GENERAL BUSINESS 1 (GB1) AND AGRICULTURE/CONSERVATION (A) DISTRICTS TO PLANNED UNIT DEVELOPMENT (PUD); TO BE KNOWN AS THE COMMONS AT HEATHERWILDE AND PECAN PLANNED UNIT DEVELOPMENT (REZ1503-03); PROVIDING FOR REPEAL OF CONFLICTING ORDINANCES; PROVIDING FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
Summary
This item is a request to rezone two tracts of land located generally along the south side of W. Pecan Street, west of Heatherwilde Blvd., and north of Old Austin Pflugerville Road from the General Business 1 (GB1) and Agriculture/Conservation (A) Districts to Planned Unit Development (PUD) district. The total acreage for the proposed rezoning is 44.744 acres. The majority of the property was zoned as the Pacana Alternative Land Use Regulation (ALUR). A reversion clause was included in that rezoning documentation that said that if a preliminary plan was not approved for the property within five years, the property zoning reverted back to the preceding zoning designation. The five year action occurred in August 2014. The proposed request is a modification from the original Pacana ALUR, but establishes a compact, walkable mixed use development, a development pattern not currently provided in the city.
The PUD utilizes the Corridor Urban Center Level 5 (CL5) and Single Family Mixed Use (S-MU) districts as a framework (with modifications) to establish the desired form and land uses.
• A total of 1,250 residential units are proposed within the overall development
Single-family detached units (max 12 units),
Duplex units (max 12 units),
Single-family attached (3 or more units, max 100 units),
Live/work units,
Apartment units (for sale and/or lease, max 1,000)
• A minimum percentage of retail and office use is required per block throughout the development with ground floor commercial and residential above permitted.
• No more than 500 residential units of any type shall be built until at least 50,000 square feet of office/retail space is built. Commercial associated with live/work units does not count toward this calculation.
For further analysis and details, please refer to the attached staff report and proposed development standards. This item is also scheduled for public hearing (Item ORD-0255) and consideration on first reading on the June 9, 2015 regular City Council meeting agenda.
Staff Recommendation
The proposed development is located at one of the major entrances into the community along W. Pecan Street, and as written, is intended to provide a development that can become a unique destination. Located along two arterial streets, within close proximity to existing trails, parks, schools, places of worship, government facilities, and existing commercial services, the proposed high density residential use is consistent with the Comprehensive Plan. The proposed block layout and inclusion of wide sidewalks into the overall street design will help to facilitate a new pedestrian and bicycle friendly environment, offering alternative mobility options to the future residents and community alike. The proposed mix of residential, office, and retail land uses with specific corridors for ground floor commercial and civic spaces maintains the desired mix use component and will provide additional services to this area of the city. The inclusion of multiple housing structure types will provide flexibility as the development responds to the market, and offers an opportunity for a variety of living opportunities within an infill area.
The blending of standards currently provided in the Unified Development Code (UDC) will offer the flexibility needed to establish the land uses and form that is desired for the development, but will maintain consistency with the community wide design requirements. While the development may be considered in phases, a Preliminary Plan for Blocks 1-9 shall be required prior to the final plat for the first phase of development, to ensure the development is planned as a whole and not in pieces. The first preliminary plan will require a Traffic Impact Analysis (TIA) to further refine street intersections with boundary streets, design, and to ensure appropriate circulation. The Parks and Recreation Commission recommended approval of the Civic Space Plan with improvements. The location and proposed PUD Development Standards are therefore consistent with the Comprehensive Plan for a high-density, mixed use development, and Staff recommends approval of the ordinance on second reading.
Planning & Zoning Commission Recommendation
The Commission held a public hearing and voted 6-0 to recommend approval of this request on June 1, 2015.
Prior City Council Action
The City Council held a public hearing and with a vote of 4-0, approved the ordinance on first reading on June 9, 2015.
Drafter
Emily Barron, AICP
Planning Director