Pflugerville: Council Gives NorthPointe Project Preliminary Zoning Approval
Featured Illustration (above): Plaza scene in the Negba Group development. Courtesy: Negba Group.
By Edmond Ortiz
Pflugerville (Travis County)–City Council on Oct. 8 unanimously approved rezoning and the creation of a Public Improvement District (PID) to support NorthPointe, a proposed mixed-use development that will cover 120 acres along Texas Highway 130.
The rezoning changes an 81.5-acre tract northwest of Texas 130 and East Pflugerville Parkway and a 38.1-acre tract northeast of 130 and Falcon Village Lane from Urban Level 4 to Planned Unit Development.
NorthPointe, which will be a blend of residential, retail, commercial, entertainment and recreational uses, is being spearheaded by Austin-based Negba Group, a subsidiary of New Jersey-based Negba Development LLC.
The approval for rezoning and the PID both were done as first ordinance readings. Council will take up the second and final readings of the ordinances Oct. 22 so that the NorthPointe development could proceed.
Planning staff recommended rezoning approval, writing in their report: ” The development will offer a unique opportunity for multiple housing options, employment, commercial uses, urban plazas, and destination locations. Located along multiple arterial streets, within close proximity to existing and planned trails, parks, schools, and existing commercial services, the proposed high density residential use is consistent with the (city’s) comprehensive plan.”
Plans call for the tract west of 130 to feature office and multi-story residential buildings on the outer areas, and a plaza and open space surrounded by shops and eateries in the central portion.
A map of the west tract in the proposed NorthPointe development. Image: City of Pflugerville
The office and/or multifamily structures are designed to be compatible with the current development pattern along nearby Farm Road 685. Buildings here are required to have a minimum of two stories.
The plaza and open spaces will make up what is called “Greenway West,” or “the heart” of the western tract.
This will be a pedestrian-oriented destination containing retail, dining, trails and public plaza spaces.
Buildings here are planned as small, single-story structures clustered along an enhanced existing creek.
A part of the western tract, immediately facing the intersection of 130 and East Pflugerville Parkway, will accommodate the highest intensity of mixed use; this correlates to greatest buildings heights.
Northern sections of the western tract, flanking the creek and open spaces, will focus on a variety of higher density multifamily and condominium residential, with the minimum density proposed at 20 units per acre.
A large chunk of the eastern tract will be dedicated to a range of commercial uses, such as office, research and development, and office/showroom.
There will be a single-family-home neighborhood in the northeastern corner of the eastern tract that will act as a transition to the nearby existing Falcon Pointe community. The homes in this new NorthPointe neighborhood would have alley-loaded garages, according to plans.
A map of the east tract in the proposed NorthPointe development. Image: City of Pflugerville
A minimum residential density of eight units per acre is proposed for the east tract. Overall, a maximum of 4,000 residential units is proposed for NorthPointe. West tract is limited to 3,500 units.
NorthPointe will offer different parking options, from surface and on-street to structured garages. The landscaping plan calls for “super trees.”
A city document describe them as 3,000-square-foot “structural art pieces” proposed throughout the development that will serve as destination interest points, rainwater collection and a framework for vertical gardens.
Additional landscaping is anticipated along a pedestrian overpass that is being considered as a means to link the west and east tract over Highway 130.
Colorado Sand Drive will be extended through the east tract and Geraldine Drive will be extended through the west tract to help support traffic in and out of NorthPointe.
Because Negba Group has potential to develop up to 4,000 residential units, the city is requiring a land dedication of 46 acres and a development impact fee of $1.98 million.
However, as the plan shapes up, NorthPointe is lacking the property to make such a land dedication.
As a result, the developer is proposing using the park development fee toward civic improvements within NorthPointe.
Additionally, the developer is proposing cultural enhancements in NorthPointe such as an amphitheater/performance stage with open lawn.
Edmond Ortiz is a lifelong San Antonian and a 20-plus-year veteran in local journalism, He previously worked full-time at the San Antonio Express-News, and has been freelancing for outlets such as the Rivard Report.