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HOLD a public hearing and consider an ordinance requested by William Jones on behalf of Kyoung Enterprises, Inc. (Case #FLUM 19-13) to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘General Commercial’ designation to a ‘General Residential’ designation for approximately 2.104 acres, being part of Lot 1, Block 1, Kyoung Commercial Addition. The property is addressed as 3804 W. Stan Schlueter Loop, Killeen, Texas.
SUMMARY
DATE: January 21, 2020
TO: Kent Cagle, City Manager
FROM: Tony McIlwain, Int. Exec. Dir. of Planning and Development Services
SUBJECT: Comprehensive Plan Future Land Use Map (FLUM) Amendment:
‘General Commercial’ (‘GC’) to ‘General Residential’ (‘GR’)
Background and Findings:
This request has been submitted by William Jones on behalf of Kyoung Enterprises, Inc., to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘General Commercial’ designation to a ‘General Residential’ designation for approximately 2.104 acres of Lot 1, Block 1, Kyoung Commercial Addition. The property is addressed as 3804 W. Stan Schlueter Loop, 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
If approved, the ‘General Residential’ (‘GR’) designation encourages the following development types:
§ Detached residential dwellings the 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
‘General Residential’ (‘GR’) characteristics:
§ Encompasses most existing residential areas within Killeen (and the 6,000 square foot minimum lot size in the predominant R-1 zoning district results in less openness and separation between dwellings compared to Suburban residential areas).
§ Auto-oriented character (especially where driveways and front-loading garages dominate the front yard and building facades of homes), which can be offset by “anti-monotony” architectural standards, landscaping, and limitations on “cookie cutter” subdivision layouts characterized by straight streets and uniform lot sizes and arrangement.
§ Neighborhood-scale commercial uses are expected to emerge over time and should be encouraged on sites and in locations within (or near the edge of) GR areas that are best suited to accommodate such uses while ensuring compatibility with nearby residential uses.
THE ALTERNATIVES CONSIDERED:
The City Council may:
§ approve of the applicant’s FLUM amendment request; or
§ disapprove of the applicant’s FLUM amendment request.
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 2.104 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 ‘General Commercial’ (‘GC’) designation is appropriate for this tract and the immediate abutting properties that are also designated as ‘GC’.
§ 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.
§ 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 disapproval of the applicant’s request by a vote of 4 to 1 with Commissioner Gukeisen in opposition to the motion.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Legal Department.
ATTACHED SUPPORTING DOCUMENTS:
Location map
Current / Proposed FLUM
Minutes
Ordinance
Considerations