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 Travis Central Appraisal District Parcel Id 281471, an unplatted tract bisected by W. Pflugerville Pkwy from Agriculture/Development Reserve (A) to Single Family Mixed Use (SF-MU) District for approximately 28.316 acres along the north side of W. Pflugerville Pkwy(Tract 1), and from Agriculture/Development Reserve (A) to Multi-family 20 (MF-20) District for approximately 21.455 acres along the south side of W. Pflugerville Pkwy (Tract 2); to be known as the Cielo Rezoning (REZ1811-01); providing for repeal of conflicting ordinances; providing for severability; and providing an effective date.
Summary
The overall parent tract became divided with the westward extension of W. Pflugerville Pkwy to Greenlawn Blvd. around 2009. Currently Travis Central Appraisal District identifies the tract with a single parcel id, and therefore the property is described herein as Tracts 1 and 2 to differentiate the segmented pieces and proposed request.
Tract 1: 28.316 acres to SF-MU
Tract 1 is the northern extent of the property which consists of 28.316 acres of agricultural land generally bound between W. Pflugerville Pkwy and the Round Rock Remington Heights residential subdivision to the north. Existing tree lines demarcate the eastern and western boundaries of the tract. The northern tract (Tract 1) is proposed to be rezoned from the current Agriculture/Development Reserve (A) district to the Single-Family Mixed Use (SF-MU) zoning district. If approved, the applicant intends to develop Tract 1 with a mixture of detached and attached product types to account for the 28 acres. As currently contemplated by the applicant, approximately 13 acres are planned for single family detached products with rear loaded garages, approximately 11 acres are planned for single family detached products with front loaded garages, and approximately 4 acres are planned for single-family attached townhome product along W. Pflugerville Pkwy.
Tract 2: 21.455 acres to MF-20
Tract 2 is the southern extent of the property and consists of 21.455 acres of agricultural land. The southern tract is generally bound by W. Pflugerville Pkwy and the floodplain to the south. Existing tree lines demarcate the western and southern boundaries, while the Branson condominium single family development provides the eastern boundary line. The southern tract (Tract 2) is proposed to be rezoned from the current Agriculture/Development Reserve (A) district to the Multi-Family 20 (MF-20) zoning district to allow the property to be developed into a multi-family development. A previous PUD application submitted by the applicant (since withdrawn), identified a mix of multi-family product types contemplated for the southern tract which included a mix of traditional multi-family, townhome, and an age restricted multi-family product. During review of the PUD application, it was determined in order to retain options for how the property can be developed with the different multi-family concepts, a zoning to the MF-20 district will allow more flexibility to the applicant while retaining the intent for a multi-family project on the property.
The Preferred Land Use Vision Plan identifies the area with “Medium to High-Density Residential” along both sides of W. Pflugerville Pkwy, generally west of the Cambridge Heights subdivision. According to the plan, single or multi-family homes located in areas with densities between six and 15 units per acre are considered medium-density, while high-density residential includes the same type of homes in areas with densities greater than 15 units per acre. Medium-density residential neighborhoods should be located on collectors and major arterials, while high-density residential neighborhoods should be located on major arterials. Both are encouraged in areas within close proximity to community centers (large commercial centers with anchor retail) and transportation options. Below are several goals identified in the Comprehensive Plan which support the proposed request:
• Goal 1: The supply, location, and type of housing will be diverse in order to meet the projected needs of the community in 2030, create a balanced community, and ensure residents have housing options for all phases of their lives.
• Goal 2: Development (infill and new development) will be focused around a hierarchy of centers that will create a stronger sense of community, provide employment opportunities, and shopping districts while reducing infrastructure costs.
• Goal 8: Gateways will include a distinguishing set of features in order to provide a sense of place in individual neighborhoods and across Pflugerville, reinforce the community’s values and identify at the entrances to the community, and leave a positive first and last impression of the community for visitors.
Staff Recommendation
The proposed rezoning to the Single Family Mixed Use (SF-MU) district will provide an opportunity to develop the northern tract (Tract 1) with a variety of single family residential product types that will provide a transition from the planned multi-family to the west and the traditional single family neighborhoods to the north and east. The amount of land included in the request exceeds 20 acres, which is allowed by the UDC, but will require multiple land uses to be constructed within the tract. As currently contemplated by the applicant, a mix of single family detached product types and a single family attached product are proposed in the northern tract. If the rezoning is approved, a medium density is anticipated, which is generally consistent with the condominium developments in the area and the Preferred Land Use Vision Plan.
The proposed rezoning to the Multi-Family 20 (MF-20) district for the southern tract (Tract 2) will provide the applicant with flexibility on multi-family product types, and will offer additional housing options to the community. The proposed land use is consistent with what is occurring to the west in Round Rock jurisdiction, and will provide a medium to high density development that transitions through the Branson condominium project to the east before reaching the Cambridge Heights single family neighborhood.
Located at the western gateway, the proximity of the property to existing community centers in Round Rock reinforces the location of the “Medium to High-Density Residential” as reflected in the Preferred Land Use Vision Plan, and associated goals for establishing a diversity of housing options on land that is quickly becoming considered infill. The proposed rezoning request to the SF-MU and MF-20 districts reflect the City of Pflugerville’s changing character by offering an opportunity of housing to all facets of the community. The proposed request is in conformance with the Comprehensive Plan and Staff recommends approval.
Planning and Zoning Commission Action
On February 4, 2019 the Planning and Zoning Commission conducted a public hearing and recommended approval of the proposed ordinance with a vote of 6-0.
Prior City Council Action
The City Council held a public hearing and approved the ordinance on first reading on February 12, 2019 with a vote of 5-1.
Supporting documents attached:
1. Ordinance
2. Staff Report
3. Location Map
Recommended Actions
1. Conduct the public hearing.
2. Close the public hearing.
3. Approve the ordinance on first reading rezoning the property from Agriculture/Development Reserve (A) to Single Family Mixed Use (SF-MU) district for 28.316 acres and from Agriculture/Development Reserve (A) to Multi-Family 20 (MF-20) district for 21.455 acres.