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 AN 18.938 ACRE TRACT OF LAND OUT OF THE JOHN VAN WINKLE SURVEY NO. 14, ABSTRACT 786 IN PFLUGERVILLE, TEXAS FROM MULTI-FAMILY URBAN (MF-U) TO ALTERNATIVE LAND USE REGULATION (ALUR) DISTRICT; TO BE KNOWN AS THE CARRINGTON COURT ALUR REZONING (REZ1307-01), AND PROVIDING AN EFFECTIVE DATE.
Summary
The property is in the central portion of the city along the east side of N. Heatherwilde Blvd. between W. Pfennig Lane and W. Pecan St. The property is within the Windermere Certificate of Convenience and Necessity (CCN) service area and the Windermere Utility Company will provide the water and wastewater services to the development. The proposed request is to rezone approximately 18.9 acres of unplatted land to the Alternative Land Use Regulation (ALUR) district to establish a 134 lot townhome development on fee simple lots with a mix of front and rear loaded garage products. As designed, the development utilizes a mix of the current Multi-Family Urban (MF-U) zoning district for lot size and bulk requirements and the Single Family Urban (SF-U) zoning district as a base zoning district for building design. Through discussions with the applicant and with anticipated removal of the single family attached product from the MF-U district, the base district for the proposed development will be the Single Family Urban (SF-U) zoning district. While deviations exist between the ALUR and existing SF-U district requirements, the development is anticipated to be generally consistent with the upcoming staff led UDC adjustments. A waiver to the minimum 50-acre requirement required by Subchapter 5(C) of the Unified Development Code was approved by the Planning and Zoning Commission on July 1, 2013, allowing the 18.9 acre ALUR to be considered.
The proposed development will include four new streets within the development, including an east/west minor collector that will align with an existing median break in Heatherwilde Blvd. The minor collector can be extended in the future to provide a connection between Swenson Farms Blvd. and Heatherwilde Blvd. An east/west local street is proposed to connect with Heatherwilde Blvd. at the southwest portion of the development and will be restricted to a right in, right out configuration given the existing median. Two north/south streets will break up the blocks and provide access to the remaining portions of the development. The number of residential lots will not meet the minimum threshold for a required Transportation Impact Analysis. Additional information will be provided during the subdivision review process to determine what mitigation for off-site improvements may be needed as well as how any proposed improvements will be implemented. Sidewalks will be provided throughout the development to provide pedestrian access.
All residential structures will have four (4) sides, 100% masonry with a minimum of two (2) distinct materials. Stucco was added as a primary material in the ALUR and brick and stone combinations on all townhomes are proposed. Additional residential construction features are proposed to enhance the architecture and building design as well as aid in increasing energy efficiency. Examples include the use of radiant barrier roof deck, blown in insulation exceeding Austin Energy Green Building standards, pressure relief ducts for improved HVAC efficiency, insulated garage doors, and energy efficiency appliances. Additional enhancements are listed within Section 2.0 of the proposed Development Code.
The development will include 5.7 acres of private open space with amenities throughout the development. Private open space totaling 2.3 acres will be provided throughout the development including "paseo" lots located between the townhome building clusters containing landscaping and concrete sidewalks. A playscape, landscaping and benches are proposed within a 0.7 acre private pocket park in the southeast portion of the development; and a walking trail (granite) with outdoor exercise stations and landscaping is proposed in a 2.7 acre lot along the northern extent of the development which will also contain a detention pond and a wastewater lift station. On September 19, 2013, the Parks and Recreation Commission considered the request and found the proximity of existing public parkland and the 5.7 acres of private open space with the proposed amenities listed in the Development Code to be acceptable, and recommended approval of a $100,500 fee in lieu of public parkland. The fee in lieu will be required with the final plat.
Planning and Zoning Commission Action
On October 7, 2013, the Planning and Zoning Commission conducted a public hearing and with a vote of 5-0, 1 abstain, recommended approval of the Carrington Court ALUR rezoning.
Prior City Council Action
On October 22, 2013, the City Council conducted a public hearing and approved first reading of the ordinance with a vote of 5-0.
Deadline for City Council Action
Approve the ordinance within 60 days of the public hearing.
Staff Recommendation
While the existing zoning district will allow for a townhome development today, the proposed development offers a density that is less than what could be constructed on the property under current zoning and will offer a housing type that would not otherwise be permitted. The proposed development includes standards that are proposed with future UDC amendments and the proposed amendments will allow for architectural building elevations used in compact townhome developments in other nearby communities. The proposed density is compatible with what the Comprehensive Plan identifies in the area. The Parks and Recreation Commission recommended approval of fee in lieu of public parkland and private open space with amenities are proposed for the new residents. Staff recommends approval of the proposed Carrington Court ALUR ordinance on second reading.
Drafter
Emily M. Barron, AICP
Planning Director