TITLE
HOLD a public hearing and consider an ordinance requested by True Fountain, L.L.C., on behalf of Full Gospel Church (Case #FLUM19-10), to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘Suburban Residential’ (‘SR’) designation to a ‘General Residential’ (‘GR’) designation for approximately 19.566 acres, being out of the J.E. Maddera Survey, Abstract No. 600. The property is addressed as 5603 Bunny Trail, Killeen, Texas.
SUMMARY
DATE: August 20, 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: ‘Suburban Residential’ (‘SR’) to ‘General Residential’ (‘GR’)
BACKGROUND AND FINDINGS:
True Fountain, L.L.C., on behalf of Full Gospel Church, submits this request to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘Suburban Residential’ (‘SR’) designation to a ‘General Residential’ (‘GR’) designation for approximately 19.566 acres, being out of the J.E. Maddera Survey, Abstract No. 600. The property is addressed as 5603 Bunny Trail, Killeen, Texas.
Land Use Plan: The property is designated as ‘Suburban Residential’ (‘SR’) on the Future Land Use Map (FLUM) of the Comprehensive Plan.
The ‘Suburban Residential’ (SR) designation encourages the following development types:
§ Detached residential dwellings
§ Planned developments to provide for other housing types in a Suburban character setting
§ Public/institutional
§ Parks and public spaces
‘Suburban Residential’ (SR) characteristics:
Suburban character from balance between buildings and other site improvements relative to degree of open space maintained on the site (compared to predominance of site coverage over undeveloped space in auto-oriented areas).
Larger baseline minimum lot size allows for larger front yards and building setbacks and greater side separation between homes. Also results in less noticeable accommodation of the automobile on sites compared to more intensive residential areas, especially where driveways are on the side of homes rather than occupying a portion of the front yard space, and where garages are situated to the side or rear of the main dwelling.
If approved, 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
The property is bisected by North Reece Creek (NRC) Tributary 1. There are no additional wetlands on this parcel. Currently, runoff exits this parcel in a sheet flow manner and flows into Drainage Tract A detention pond. This pond is a part of Bunny Trail Estates and is maintained by the City. It further connects to NCR Tributary, further south, and merges with North Reese Creek, which is outside Killeen city limits. The current Drainage Design Manual (DDM), creek buffer zones (CBZ), and post construction (PC) requirements will apply to future development on this parcel.
THE ALTERNATIVES CONSIDERED:
The City Council may:
§ approve the applicant’s FLUM amendment request;
§ disapprove the applicant’s FLUM amendment request; or
§ approve a more restrictive FLUM designation than requested by the applicant.
Which alternative is recommended? Staff recommends that the City Council disapprove the applicant’s FLUM amendment request.
Why? Staff’s recommendation is based on the following determinations:
§ 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 19.566 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. The ‘Suburban Residential’ (‘SR’) designation is appropriate for this tract and the immediate abutting properties that are also designated as ‘SR’.
§ 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 not inconsistent with other City planning efforts (Water and Wastewater Master Plan, Thoroughfare Plan, Parks Master Plan).
§ 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. However, duplex development will effectively double the residential density of this tract and increase the vehicular traffic as compared to the suburban residential land uses contemplated within the Comprehensive Plan.
§ Stakeholder Input: What points, concerns, and insights have been raised by area residents, property owners, business owners, or others? None.
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 request by a vote of 5 to 2, with Commissioners Payton and Ploecklemann in opposition to the motion.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Legal Department.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Minutes
Ordinance