Title
HOLD a public hearing and consider an ordinance initiated by the City (FLUM# 22-24) to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘Regional Commercial’ (RC) designation to a ‘Campus’ (C) designation for approximately 5.2449 acres, being Lots 5 and 6, Block 2 of the Julius Alexander Industrial Subdivision. The properties are locally addressed as 2607 and 2703 Atkinson Avenue, Killeen, Texas.
Summary
DATE: November 1, 2022.
TO: Kent Cagle, City Manager.
FROM: Edwin Revell, Executive Director of Development Services.
SUBJECT: FLUM CASE #22-24: ‘REGIONAL COMMERCIAL’ (RC) TO ‘CAMPUS’ (C).
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: City of Killeen
Current FLUM Designation: ‘Regional Commercial’ (RC)
Requested FLUM Designation: ‘Campus’ (C)
Current Zoning: “R-1” (Single-Family Residential District)
Summary of Request:
This is a City initiated request to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘Regional Commercial’ (RC) designation to a ‘Campus’ (C) designation for approximately 5.2449 acres, being Lots 5 and 6, Block 2 of the Julius Alexander Industrial Subdivision.
If approved, the property is intended to be developed as the Homeless to Housed Project by Habitat for Humanity. If approved, the proposed use will provide transitional housing for individuals and families currently experiencing homelessness, as well as supportive assistance to successfully transition from homelessness to permanent housing.
Zoning/Plat Case History:
The property was rezoned from “M-1” (Manufacturing District) to “R-1” (Single-Family Residential District) on June 22, 1993 via Ordinance No. 93-42. The property was platted as Julius Alexander Industrial Subdivision, Block 2, Lots 5 and 6 on January 19, 1977.
Character of the Area:
|
|
Current Land Use |
Zoning* |
FLUM** |
|
North |
Killeen Cemetery |
R-1 |
PS |
|
East |
Vacant industrial property |
M-1 |
RC |
|
South |
Existing commercial and manufacturing businesses |
M-1 |
RC & FL |
|
West |
Existing philanthropic institution and multifamily apartments |
M-1 |
C |
|
|
and vacant residential property |
|
|
* R-1 (Single-Family Residential District) & M-1 (Manufacturing District)
** Public Space (PS), Regional Commercial (RC), Floodplain (FL), and Campus (C)
Future Land Use Map Analysis:
This property is located within the ‘Neighborhood Infill’ area on the Growth Sector Map and is designated as ‘Regional Commercial’ (RC) on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
The ‘Regional Commercial’ (RC) place type includes places that are auto-oriented, located near high-traffic intersections, such as regional businesses like retail, restaurants, gas stations, grocery stores, etc. This place type encourages most commercial and mixed-use development.
If approved, the ‘Campus’ (C) place type includes institutional, religious, and educational uses and is characterized by the amenities and offerings associated with these types of developments, which can serve as regional destinations. While these areas are typically utilized for religious, office, or educational uses, residential uses may be intermingled to serve the needs of those utilizing the aforementioned uses. This place type encourages regional commercial development and residential uses such as apartments.
Consistency with the Comprehensive Plan:
In accordance with Killeen Code of Ordinances Sec. 31-39(j), the following factors shall be considered when considering whether to approve a request to amend the city’s Future Land Use Map (FLUM):
1) Is the proposed amendment consistent with the principles and policies set forth in the Comprehensive Plan?
Staff finds that the request is consistent with the following recommendations of the 2022 Comprehensive Plan:
§ NH7 - Focus on delivering housing for those in need by identifying sites that could be potential locations for micro-housing for persons experiencing homelessness.
§ DT2 - improve safety and wayfinding in Downtown by providing location and programs for persons experiencing homelessness to have access to social services personnel with experience addressing homelessness issues and identifying individuals and organizations specializing in PTSD and homelessness to partner with and create an intentional long-term strategy to reduce homelessness.
2) Is the proposed amendment compatible with the character of the surrounding area?
Staff finds that this request is consistent with the Campus designation directly adjacent to the west.
3) What is the impact of the proposed amendment on infrastructure provision including water, wastewater, drainage, and the transportation network?
There are existing water, wastewater and drainage utility service available to the subject property and is located within the City’s service area. Staff has determined that a Traffic Impact Analysis will not be required for this proposed use as determined by the estimated trips generated.
4) What is the impact of the proposed amendment on the City's ability to provide, fund, and maintain services?
Staff finds that changing the Future Land Use Map designation of the subject property will have no adverse impact on the City’s ability to provide, fund, and maintain services. Rather, changing the FLUM designation of this property will enable the City to provide additional services to persons experiencing homelessness in this location.
5) What is the impact of the proposed amendment on environmentally sensitive and natural areas?
The subject property is located within the FEMA Special Flood Hazard Area (SFHA), which is a riverine habitat. However, the proposed use will be designed such that the proposed development will stay out of the FEMA SFHA. Staff finds that there will be minimal impact to the environmentally sensitive and natural areas in proximity.
6) What specific conditions (e.g., population size and/or characteristics, area character and building form, property/structure conditions, infrastructure or public services, market factors including need for more land in a particular designation, etc.) have changed sufficiently to render the current map designation(s) inappropriate or out-of-date?
There is a documented need to provide shelter and community services to persons experiencing homelessness in our community. As shown in the 2022 Comprehensive Plan’s Strengths, Weaknesses, Opportunities, & Challenges analysis, there is a “magnitude of homeless population hinder[ing] downtown investment.” Staff is of the determination that the proposed FLUM amendment will aid in addressing this need.
7) Do City staff, the Planning and Zoning Commission, and/or the City Council have sufficient information to move ahead with a decision (e.g., utility capacity, potential traffic impacts, other public service implications, resident/stakeholder concerns and input)?
Yes. Information regarding available utility service, traffic impact, etc. has been included in this staff report. Staff has not received any written responses regarding this request.
Water, Sewer and Drainage Services:
Provider: City of Killeen
Within Service Area: Yes
Feasibility Study or Service Commitment: Water, sanitary sewer, and drainage utility service is located within the City of Killeen municipal utility service area and available to the subject tract.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is to the property is from Atkinson Avenue, which is classified as a 60’ wide Local Street on the City of Killeen Thoroughfare Plan. Staff estimates that there will be 397 trips per day with 41 peak hour trips generated and has determined that a Traffic Impact Analysis is not required for the proposed land use.
Environmental Assessment:
The property is within a FEMA regulatory Special Flood Hazard Area (SFHA). This a riverine habitat on the property as identified on the National Wetlands Inventory..
Public Notification:
Staff sent curtesy notices to twenty-two (22) surrounding property owners regarding this request. Of those property owners notified, seven (7) reside outside of Killeen.
Staff Findings:
The current zoning of the subject property is “R-1” (Single-Family Residential District). The surrounding area includes a mix of residential, commercial, and manufacturing uses.
THE ALTERNATIVES CONSIDERED:
The City Council has two (2) alternatives. The Council may:
§ Disapprove the FLUM amendment; or
§ Approve the FLUM amendment.
Which alternative is recommended? Why?
Staff recommends approval of the FLUM amendment from a ‘Regional Commercial (RC) designation to ‘Campus’ (C) designation.
Staff finds that the request is consistent with the policies and principles of the 2022 Comprehensive Plan as indicated in the Comprehensive Plan Analysis. In addition, the amendment directly aligns with the Comprehensive Plan recommendations NH7 and DT2.
CONFORMITY TO CITY POLICY:
This FLUM amendment conforms to the City’s policy as detailed in the Comprehensive Plan.
FINANCIAL IMPACT:
What is the amount of the expenditure in the current fiscal year? For future years?
The proposed FLUM amendment does not involve the expenditure of City funds.
Is this a one-time or recurring expenditure?
This is not applicable.
Is this expenditure budgeted?
This is not applicable.
If not, where will the money come from?
This is not applicable.
Is there a sufficient amount in the budgeted line-item for this expenditure?
This is not applicable.
RECOMMENDATION:
At their regular meeting on October 3, 2022, the Planning and Zoning Commission recommended approval of the FLUM amendment by a vote of 4 to 2 with Commissioners Ploeckelmann and Gukeisen in opposition. Those Commissioners in opposition expressed concern that the proposed location would only move the problem from one place to another, and that this location is further away from resources.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Minutes
Ordinance
Considerations