Pflugerville advisory committee begins overhaul of development code, consultants seek priorities on housing, trails and parking

Pflugervilles advisory committee on March 2 began a city-led effort to rewrite the Unified Development Code, with Chance Sparks, a principal at Friese and Nichols, outlining a three-phase schedule and asking members to prioritize changes that will guide future development. "I'm Chance Sparks with Friese and Nichols," he said as he described the initiation, drafting and adoption phases and the consultant team's plan to coordinate the development code with the engineering criteria manual.

The committee said its chief priorities include expanding pathways to homeownership, encouraging housing diversity beyond single-family and large apartment complexes, and making the code easier to use. One member urged discouraging "build to rent" projects and said, "getting rid of the [parking] minimums is the right answer," arguing reduced or eliminated parking requirements could remove barriers to desired infill and mixed-use projects.

Members also pressed for improved trail connectivity and downtown activation. Several participants suggested treating trails as part of the transportation network rather than only as recreational assets, and advocated "trail-oriented development" that would link trails to commercial nodes to draw visitors and sales tax revenue. Speakers raised accessibility concerns as well, distinguishing baseline ADA compliance from a more "disability-affirming" approach to sidewalks and curb cuts.

On design and implementation, consultants emphasized modular drafting to avoid dropping a single large code and encouraged committee members to provide examples of local definitions of "quality." The meeting included calls for more compact lot strategies (reducing duplex lot-size minimums), broader allowances for manufactured and modular homes, and expanded accessory dwelling unit options to support affordability.

Committee members flagged fees and timing as constraints. One member said Pflugerville likely has "some of the highest impact fees in the area" and urged the city to give clearer market signals and consider limited, fast-track amendments so developers can commit sooner. Sparks said the consultant team will look for discrete "triage" amendments that staff could push forward as fast action items.

Sparks told the group a joint workshop with the city council is scheduled for Nov. 25 to gather council direction before drafting moves deeper. He encouraged committee members to email additional ideas to staff so useful suggestions are not left out of the drafting process.

The meeting did not include formal votes or motions; it served as a listening and scoping session ahead of drafting. The next steps are the scheduled joint council workshop on Nov. 25 and additional advisory meetings during the drafting phase.