Title
Approving an ordinance on second reading with the caption reading: AN ORDINANCE OF THE CITY OF PFLUGERVILLE, TEXAS, AMENDING ORDINANCE NO. 1015-09-09-08 OF THE CITY OF PFLUGERVILLE, TEXAS, AS AMENDED, BY CHANGING THE ZONING DESIGNATION OF 3.10 ACRES OUT OF THE E. BEBEE SURVEY, ABSTRACT NO. 5, LOCATED GENERALLY NORTHWEST OF THE BLACK LOCUST AND PFENNIG LANE INTERSECTION, FROM SINGLE-FAMILY SUBURBAN (SF-S) TO SINGLE-FAMILY URBAN (SF-U) DISTRICT; TO BE KNOWN AS KUEMPEL 3.1-ACRE REZONING (REZ1208-01), AND PROVIDING AN EFFECTIVE DATE.
Summary
The property is an unimproved, 3-acre tract of land located generally northwest of the Black Locust and Pfennig Lane intersection. The property was annexed in 1995 and zoned to Agriculture/Conservation (A). In 2001 the property was included in a larger rezoning and designated Single-Family Residential (RS-1). The Single-Family Residential zoning district was renamed Single-Family Suburban in 2009 as part of the changes in the writing of the Unified Development Code. A rezoning was initiated in 2005 to establish four different districts in order to create a mixed use development on the property. That application was eventually withdrawn in order to pursue the Alternative Land Use Regulation (ALUR) process which was not completed.
The proposed request is to rezone the property from Single-Family Suburban to the Single-Family Urban (SFU) district. Land uses permitted in the Single Family Urban district consist of single-family detached and single-family attached units with three or more units (i.e. townhomes). Additional retail and neighborhood service type land uses may be permitted to create a mixed use setting if specific conditions outlined in Subchapter 4 of the Unified Development Code are met. The Comprehensive Land Use Plan identifies the area as Low to Medium density residential with a neighborhood center in close proximity. The Comprehensive Plan defined Low-Density Residential with a density between .5 and 6 units per acre while Medium-Density Residential was defined with a density between 6 and 15 units per acre. The property site is 3 acres with a proposed 18 units which meets the Low-Density category in the Comprehensive Plan. A Neighborhood Center is identified as a mix of two or more non-residential uses that are gathering spaces in the core of neighborhoods. The uses that contribute to the forming of a center could be a church, public facilities or commercial buildings. Retail and offices in these centers provide goods and services to meet the needs of the immediate vicinity and are all within walkable distance for the surrounding neighborhood.
Deadline for City Council Action
The public hearing shall be conducted within 60 days following the Planning and Zoning Commission's recommendation. Within 60 days of the public hearing, the City Council must act on the request.
Prior City Council Action
On October 9, 2012, the City Council conducted a public hearing and approved first reading of the ordinance.
Staff Recommendation
The request to rezone the property to the Single Family Urban (SFU) district is consistent with the density and neighborhood center concept provided in the Comprehensive Plan. The intent of the SFU district is to provide opportunities for land along major thoroughfares and between neighborhoods and commercial areas to have development potential while providing service and housing options to residents. The site is constrained in size and limited in development potential under the current zoning. The proposed district continues to allow for single family detached units, but on a smaller lot size. Attached and mixed use developments may also be pursued in the SFU district provided specific conditions are met. If approved, the tract will be required to be platted and meet the minimum individual lot size requirements for the proposed residential type. The zoning application for the SFU district does not include approval of the conceptual layout in the application. Design standards were established by a committee of residents in 2009 to ensure quality is upheld and monotony is prevented. Garages are required for residential development but garages are not allowed to front a public right-of-way and on-street parking will not be considered to meet minimum parking requirements. These conditions are anticipated to assist in limiting the number of direct vehicle access points onto the major collector and ensure safety along the thoroughfares. Staff recommends approval of the proposed zoning request.
Planning and Zoning Commission Recommendation
On September 17, 2012, the Planning and Zoning Commission conducted a public hearing and with a vote of 6-0, recommended approval of the zoning request.
Drafter
Trey Fletcher, AICP
Assistant City Manager