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Advisory panel backs code change to replace Pflugerville's duplex zone with 'Neighborhood Flex' district
Summary
Pflugerville planning commissioners signaled support for replacing the 2F duplex district with a Neighborhood Flex Residential (NFR) district that would allow a wider range of 'missing middle' housing, while asking staff to also analyze the impacts of allowing duplexes in single‑family districts.
Erica Craycraft, assistant project manager for consultant Friess & Nichols, told the Planning and Zoning Commission the draft Unified Development Code would simplify the code by replacing the 2F duplex district with a Neighborhood Flex Residential (NFR) district that allows housing from single‑family up to neighborhood‑scale multifamily (defined in the draft as five to eight units).
Commissioners broadly favored the recommended Option B during the Aug. 3 advisory meeting while debating whether to also explore Option C — which would allow duplexes in single‑family residential districts. Commissioner discussion centered on tradeoffs: deed restrictions and HOA rules that can limit conversions, the economics that make duplex conversions unlikely in most stable neighborhoods, and whether existing accessory dwelling unit (ADU) rules already address some housing flexibility.
"That's actually a really important point on the math side of this," a presenter noted when commissioners asked whether duplex development is likely without substantial market pressure. Commissioners emphasized NFR as the immediate step to broaden housing types while asking staff to return with options for conditions or a staged approach if duplexes in single‑family districts are considered later.
The draft NFR would allow the city to offer a 'missing middle' product on parcels currently zoned 2F and would reduce the complexity of retaining a small, standalone duplex zone. Staff said the change would be consistent with the UDC assessment report and recommended a joint workshop with council and the Parks Commission as part of the public review phase before any formal adoption.
Members directed staff to: (1) proceed with the NFR approach as the primary path, (2) analyze how allowing duplexes in SFR/SFS districts (Option C) could be constrained by conditions or a permitting pathway, and (3) include examples and clearer code language in the next draft to address HOA/deed‑restriction interactions and parking/utility implications.
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