Houston-based Ashton Gardens could get Cedar Park City Council’s final approval before the end of the year for a full-service wedding and event center at Lakeline Boulevard and New Hope Drive.

Ashton co-owner Brad Schreiber said the event center could be finished by January 2017 and would include two buildings—a 4,000-square-foot chapel and a 14,000-square-foot reception building with 300 seats. On Sept. 17, Schreiber told the council the project would attract visitors who might not otherwise come to Cedar Park and would help support  other local businesses.

But the city’s future land-use plan lists another use for the site. The plan serves as a guide but not a requirement for the Cedar Park Planning and Zoning Commission as well as the council in their rezoning votes.

To propose the event center project anyway, Ashton’s developer is using a new city process that allows a property owner to petition the city to consider amending the map and rezoning the site.

Ashton is one of 12 petitioners since June who have asked the council to consider proposed projects that differ from the land-use plan. The council has approved 11 of the petitions, but declined a 12th petition Dec. 3, saying the project would not meet the city’s comprehensive plan goals.

Former Place 2 City Council Member Mitch Fuller, now a business development consultant, said the new petition process may allow developers to better discuss market needs with city leaders. Fuller said the process allows the public earlier opportunities to hear more about proposed developments and allows for earlier feedback from council before a developer begins a potentially lengthy and costly planning and zoning process.

“The [new] petition process allows the city’s vision, the City Council [and] city staff to work with the private sector,” Fuller said. “The future land-use maps the cities have are great but they’re not written in stone, nor should they be. They’re a guide. They’re definitely not a zoning map. And it’s great to have a vision, but you have to incorporate market forces into the discussion.”

Petitioning for change 

To begin the petition process, a landowner or landowner’s designated business partner must present documents to the city that outline how the proposed zoning change would enhance the site, reflect the plan’s goals and complement uses of nearby properties, according to city documents.

In Ashton’s case, the land-use plan recommends local commercial use for the site, which includes smaller buildings and limited uses. On Sept. 17, the council approved Ashton’s petition for regional commercial use, which allows more uses that could attract more people.

On Nov. 19 the council heard first readings on ordinances to amend the plan and rezone the site. Final readings for the project may occur in December, Schreiber said.

“After that we’re done with all local approvals, other than starting to get our [construction] plan approval,” he said.

Proposed projects

Other petitioners include LoneStar Appraisals & Realty owner Chris Griesbach, who asked the city June 25 to amend and rezone an Adventure Lane property for a day care instead of the plan’s recommended residential use. On Nov. 12, another developer petitioned to amend the map and rezone property—located at the intersection of Brushy Creek Road and West Parmer Lane—for up to 240 single-family homes instead of the plan’s recommended commercial use. Ann Seaman, who owns 27 acres of the land, said she spent 18 years trying to sell the site for development.

Five of the 12 petitioners have asked the city to change the land-use plan’s recommendation from commercial to residential zoning.

By contrast, three petitioners asked the city to amend a site from residential to commercial zoning. However, one of those projects—for medical offices on New Hope Drive—has since been halted, said agent Erwin Lewis, representing landowner New Hope First Baptist Church.

“I’m still looking for something to build out there,” Lewis said.

In June, developer Bill Pohl was the first to petition for a plan amendment. He asked for the city to consider changing the plan for two Juliette Way sites from commercial to residential zoning. Pohl proposed two senior centers, saying residential use would support nearby businesses, such as Randalls and the forthcoming Gold’s Gym. Pohl said he plans to present the requests to P&Z as a single development.

Development vision

The future land-use map is part of the city’s comprehensive plan, which presents a vision for city development. In 2013, the council appointed a committee to discuss updating the plan. The plan’s first draft was revealed in July.

However, some developers said committee members had not heard enough feedback from developers who said they are more familiar with market needs. They hired their own consultant, Capitol Market Research President Charles Heimsath, to review the plan. Heimsath was also invited to present his findings to council on Oct. 9, 2014. He said he believed the plan included too many recommended commercial zonings. More residential use would better reflect market trends, Heimsath said.

Some council members said they wanted to review Heimsath’s findings.

Others, such as Place 1 Council Member Stephen Thomas, said Cedar Park has exceptional growth that allows city leaders to seek businesses that employ more people and require more land.

Ultimately the council approved the updated plan and map on Nov. 20, 2014.

Fuller said the city’s growth must balance two things—the land-use plan that promotes future retail on certain properties, and the uses that developers believe will work for those properties according to market needs. Cedar Park’s sales tax boom might soon level off, especially if new businesses in Leander keep residents shopping in their own city, he said.

Council members have said they want to promote more business and retail because those uses increase the city’s sales tax revenue, allowing the city to keep property taxes low.

“It’s no magic why Cedar Park has got retail; the population has grown,” Fuller said. “More residential [development] makes perfect sense in the right places because you’re putting people in the city and you’re supporting the current sales tax base.”

On March 26, the council approved the new land-use plan amendment process after a recommendation by Chris Copple, the city’s director of development services. Copple said the process was necessary to address landowner requests to amend the plan.

Fuller said the city’s development process could change further after 2016. In January two council-appointed groups will begin overviewing the city’s laws and definitions: the Zoning Ordinance Advisory Committee and the Sign Ordinance Advisory Committee.

At the March meeting, Mayor Matt Powell said the petition process could address developer concerns about the land-use plan as well as the planning and zoning process.

“A complaint  that  I  have heard from developers is, ‘We don’t want to get too far invested in a project without being able to take the temperature,’” of the city’s response, Powell said. “I’ve heard [from developers] that being able to share their vision sooner would help them refine a project going forward.”