TITLE
HOLD a public hearing and consider a request to amend the Comprehensive Plan's Future Land Use Map (FLUM) from 'General Commercial' to 'General Residential' for approximately 5.77 acres located along the south right-of-way of Watercrest Road adjacent to the intersection of Bachelor Button Boulevard, Killeen, Texas.
SUMMARY
AGENDA ITEM
Comprehensive Plan Future Land Use Map (FLUM) Amendment: 'General Commercial' to 'General Residential'
ORIGINATING DEPARTMENT
PLANNING & DEVELOPMENT SERVICES
Nature of the Request
This is a request to revise the Comprehensive Plan's Future Land Use Map (FLUM) to change 5.77 acres from a 'General Commercial' designated area to a 'General Residential' designated area. The property is located along the south right-of-way of Watercrest Road adjacent to the intersection of Bachelor Button Boulevard, Killeen, Texas.
The applicant has submitted a concurrent request to rezone the subject properties from B-5 (Business District) to R-2 (Two-Family Residential District) for future residential development.
Figure 1. Future Land Use Map (FLUM)
See Attachment
Land Use Analysis
Land Use Plan: The property is designated as 'General Commercial' on the Future Land Use Map (FLUM) of the Comprehensive Plan.
Plan Recommendation: The Comprehensive Plan calls for a wide range of commercial retail and service uses, at varying scales and intensities depending on the site.
The proposed revision to the property would result in a 'General Residential' designation on the Future Land Use Map (FLUM) of the Comprehensive Plan. This designation calls for detached residential dwellings; attached housing types subject to compatibility and open space standards (e.g., duplexes, townhomes, patio homes); planned developments, potentially with a mix of housing types and varying densities, subject to compatibility and open space standards; public/institutional; parks and public spaces.
Factors to Consider
Scope of Amendment: Is the proposed map change limited to one or a few parcels, or would it affect a much larger area? The amendment is limited to approximately 5.77 acres.
Change in Circumstances: 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 have changed sufficiently to render the current map designation(s) inappropriate or out-of-date? Staff is aware of the following factors that would render the current map inappropriate or out-of-date:
§ The property has been zoned for commercial use since 2005; however, most commercial development trend data indicates that new retail/ commercial opportunities are occurring along Clear Creek Road, and not Watercrest Road.
§ There are observed commercial lease spaces in the immediate area that remains vacant /unoccupied. Staff cannot ascertain if this is a lease affordability issue or market demand.
§ It appears the FLUM designation of 'General Commercial' was based more upon the existing zoning of the subject property and less upon the compatibility of adjacent land uses.
Adequate Information: Do City staff, the Planning and Zoning Commission, and/or City Council have enough and appropriate information to move ahead with a decision (e.g. utility capacity, potential traffic impacts, other public service implications, resident/stakeholder concerns and input)? Staff has sufficient information regarding utility capacity. Staff does not have any information from the applicant regarding traffic impacts; however the area has direct access to Watercrest Road, which is a 90' minor arterial on the City's Thoroughfare Plan.
Stakeholder Input: What points, concerns, and insights have been raised by area residents, property owners, business owners, or others? With the exception of listing this action as a public hearing item on the Planning and Zoning Commission's agenda, there is no public notice requirement for this amendment request; however, staff did not receive any stakeholder input during the Planning and Zoning Commission's public hearing on this item.
Recommendation
The Planning and Zoning Commission recommend approval of amending the FLUM from 'General Commercial' to 'General Residential' for this area with a unanimous vote of 6 to 0, with Commissioner Cooper abstaining. The amendment to 'General Residential' is entirely compatible with the existing residential development observed in the immediate area.