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HOLD a public hearing and consider an ordinance submitted by Sycamore Strategies, L.L.C., on behalf of Reeces Creek Developers, Ltd. (FLUM#19-05), to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from ‘General Commercial’ (‘GC’) and ‘General Residential’ (‘GR’) designations to a ‘Multi-Family Residential’ (‘MFR’) designation for approximately 13.105 acres. The property is addressed as 4000 Robinett Road, Killeen, Texas.
SUMMARY
DATE: June 18, 2019
TO: Ronald L. Olson, City Manager
FROM: Dr. Ray Shanaa, AICP, Exec. Dir. of Planning and Development Services
SUBJECT: Comprehensive Plan Future Land Use Map (FLUM) Amendment: ‘General Commercial’ and ‘General Residential’ to ‘Multi-Family Residential’
BACKGROUND AND FINDINGS:
Sycamore Strategies, L.L.C. on behalf of Reeces Creek Developers, Ltd. submits this request to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from ‘General Commercial’ ('GC') and ‘General Residential’ (‘GR’) designations to a ‘Multi-Family Residential’ (‘MFR’) designation for approximately 13.105 acres. The applicant intends to develop the property as part of a tax-credit project for a senior apartment complex. The property is addressed as 4000 Robinett Road, Killeen, Texas.
Land Use Plan: The property is designated as ‘General Commercial’ (‘GC’) on the Future Land Use Map (FLUM) of the Comprehensive Plan.
The ‘General Commercial’ (‘GC’) designation encourages the following development types:
§ Wide range of commercial retail and service uses at varying scales and intensities
§ Office (both large and/or multi-story buildings and small-scale office uses)
§ Public/ institutional
§ Parks and public spaces
The ‘General Residential’ (‘GR’) designation encourages the following development types:
§ Detached residential dwellings as a primary focus
§ 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
If approved, the ‘Multi-Family Residential’ (‘MFR’) designation encourages the following development types:
§ Multi-unit attached residential in concentrated developments (5 or more units per building), whether for rent (apartments) or ownership (condominiums)
§ Parks and public spaces
The items below should be reviewed and addressed when a Future Land Use Map (FLUM) amendment is being considered:
§ 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 request would affect approximately 13.105 acres, and is considered a small-scale amendment.
§ 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 not aware of any specific conditions that render the current map inappropriate or out-of-date.
§ Consistency with Other Plans: In addition to the Comprehensive Plan, is the proposed map change consistent with the intent and policy direction of any applicable small area plans, utility or drainage plans, or other City plans? The proposed map change is consistent with other City planning efforts (Water and Wastewater Master Plan, Thoroughfare Plan, Parks Master Plan). A portion of this property is impacted by Robinett Creek, which is identified as being a FEMA regulatory Special Flood Hazard Area (SFHA). The property will need to be platted prior to further development. As a result, the current Drainage Design Manual (DDM), creek buffer zones (CBZ), and post construction (PC) requirements will apply to future development on this parcel.
§ 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 existing utility capacity and roadway level of service for this area. All development in this area will meet all applicable city requirements with regard to publically dedicated utility infrastructure and rights-of-way. The property owner and his agents are cautioned that unknown or unforeseen site conditions may require remedial action to provide safe and adequate water, sewer, or drainage service to the property. Further, City of Killeen development regulations require that capacity analyses related to development of the property are the sole responsibility of the owner. The owner or his agents, acting as the permit applicant for the subject property, shall coordinate connectivity to all publicly dedicated infrastructure with the Public Works Department.
§ Stakeholder Input: What points, concerns, and insights have been raised by area residents, property owners, business owners, or others? None.
THE ALTERNATIVES CONSIDERED:
The City Council may approve or disapprove the applicant's request, or the Council may approve a different (i.e. more restrictive) Future Land Use Map designation.
Which alternative is recommended?
Staff recommends the Council approve the applicant’s FLUM amendment request.
Why?
The City Council provided a resolution of support with funding of $1,000 from the HOME program for this property at their regular meeting of February 12, 2019. The City Council is aware that a FLUM amendment is necessary for this property in order to construct the tax-credit project. The requested ‘Multi-Family Residential’ FLUM designation “bridges the gap” in terms of community character between the ‘General Commercial’ and ‘General Residential’ FLUM designations.
CONFORMITY TO CITY POLICY:
This FLUM amendment request 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?
This is not applicable at this time.
For future years?
The proposed FLUM amendment does not involve the expenditure of city funds; however, subsequent development and dedication of public infrastructure will involve the expenditure of maintenance funds over the life cycle of future development.
Is this a one-time or recurring expenditure?
This is not applicable at this time.
Is this expenditure budgeted?
This is not applicable at this time.
If not, where will the money come from?
This is not applicable at this time.
Is there a sufficient amount in the budgeted line-item for this expenditure?
This is not applicable at this time.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval of the applicant’s FLUM amendment request from the ‘General Commercial’ (‘GC’) and ‘General Residential’ (‘GR’) designations to a ‘Multi-Family Residential’ (‘MFR’) designation for the subject property. This was done by a vote of 5 to 0.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Legal Department.
ATTACHED SUPPORTING DOCUMENTS:
Map
Minutes
Ordinance
Considerations