Planning commission backs mixed-use future land‑use change and recommends 200‑unit planned development at 408 East Cook

The City of Josephine Planning and Zoning Commission voted to recommend approval of a city‑initiated amendment to the future land use map to designate portions of the FM 6 corridor as mixed use and recommended approval of a companion planned development, ZAPD25‑0001, for about 9.69699 acres at 408 East Cook. The planned development would allow two commercial structures adjacent to Cook Street and a multifamily tract of about 200 units built in two phases. The commission’s recommendation for the planned development was expressly contingent on council approval of the future land use amendment and on the applicant addressing final staff comments.

The change would formally steer several parcels now shown as low‑density residential toward a mixed‑use corridor, a planning official said, signaling to developers the city expects higher‑intensity retail and residential projects on that stretch of FM 6. Staff told the commission the comprehensive plan amendment and the zoning request are companion items: if the future land use map amendment fails, staff will withdraw its recommendation for the rezoning.

City staff described the planned development as a custom zoning district with detailed design standards the developer agreed to provide. The project’s concept plan shows a commercial tract on Cook Street, two access points, and a gated emergency‑only access on Lloyd’s Lane for public‑safety use. The multifamily portion is south of the commercial tract and would include a landscaped retention pond with a five‑foot trail, benches, lighting and a fountain.

Staff said the planned development includes new standards the city lacks in its current code: a required minimum of 1 acre of open space per 100 dwelling units (the project must provide 2 acres or pay a fee at $2 per square foot; staff estimated the fee portion at about $70,000 based on early plans), a unified monument sign program with a maximum monument height reduced to 8 feet, and landscaping specifications designed to reduce water use. The developer will also submit a traffic impact analysis that staff must review before city council consideration.

On infrastructure and public safety, staff told the commission that sewer routing and plant assignment will be determined at the site‑plan and construction‑plan stage and that a site plan will not be approved if there is no capacity. Staff also said the developer must enter a funding agreement if additional fire protection is required; a certificate of occupancy will not be issued until adequate fire protection is in place. The commission heard that access along FM 6 is expected to be right‑in/right‑out for the commercial entries under current TxDOT discussions, and that any right‑turn or median work identified by the traffic study would be the developer’s responsibility.

During the public hearing, the commission received three letters of support and no letters of opposition. One resident raised concerns about changes to planned‑development language that would remove a two‑year concept‑plan review provision in the zoning ordinance and asked questions about water use and building height for fire protection. The applicant’s representative described the project as "a nice upscale development" that will add retail opportunities, diversify housing options and generate tax revenue for the city.

Commissioners moved to recommend approval of ZAPD25‑0001 "subject to the applicant addressing any staff comments identified during a final review prior to the city council meeting and contingent on the approval of the future land use amendment." A second was made and the commission voted "all in favor," advancing both the map amendment and the planned development recommendation to city council.

If city council adopts the future land use amendment the items will proceed to council with the project’s traffic impact analysis and final staff review outstanding. The city planner said staff will include capacity modeling and a summary of water and fire‑protection issues in the city council packet.

The city staff recommended a council public hearing on the comprehensive plan amendment; staff indicated the ordinance and zoning change will be scheduled for city council after these final reviews.