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Commission backs future land use amendment to mixed use and recommends companion planned development for 408 E. Cook
Summary
The commission recommended a city-initiated comprehensive plan amendment to create mixed-use corridor designations and, contingent on that amendment, recommended approval of a planned development for a proposed mixed-use project at 408 East Cook consisting of roughly 200 multifamily units and two commercial pads.
The Planning and Zoning Commission recommended a city-initiated amendment to Josephine’s comprehensive plan that would redesignate parcels along key corridors to a mixed-use future land use classification and, contingent on that map amendment, recommended approval of a companion planned development for a proposed project at 408 East Cook.
City planning staff told the commission the comprehensive-plan amendment (CPA25-001) is intended to reflect likely development pressures along the FM 6 corridor and to encourage higher-intensity, mixed-use development in targeted corridors. "This designation is not zoning," staff said, adding that rezoning and site-plan approvals would still be required for any specific projects.
The companion planned development (ZAPD25-001) before the commission is a concept for about 9.69699 acres at 408 East Cook that would be divided into two tracts: a multifamily tract proposing approximately 200 units built in two phases, and a commercial tract with two buildings and potential drive-through or restaurant uses. The concept includes a landscaped retention pond with a 5-foot trail, benches, lighting and a fountain; a recreation/open-space requirement of 1 acre per 100 dwelling units was added to the PD standards (the project must provide 2 acres or pay a fee at $2 per square foot to meet the requirement; staff estimated the fee portion at about $70,000 if applicable). Staff and the applicant said the project will provide additional landscaping because the existing code lacks multifamily-specific landscaping standards.
City staff emphasized that the planned development cannot be approved by City Council unless the future land use map is amended; staff added the condition to the motion. Staff also said the developer must submit a traffic impact analysis (TIA) and that any off-site improvements identified by the TIA (turn lanes, right-turn lanes, median work) would be the developer’s responsibility. The PD standards include a fire-protection requirement: the city will not issue certificates of occupancy until adequate fire protection is in place and the developer may be required to enter a funding agreement for apparatus or equipment.
Applicant Jack (Jag) Singh presented renderings and amenities including clubhouse, pool, and a mix of one-, two- and three-bedroom units in three-story buildings. Singh said the development would add housing variety for teachers, first responders and others and that the team had worked with staff on design revisions.
After public comment (one speaker spoke in favor and raised questions about water, traffic and a zoning provision), the commission moved to recommend approval of the planned development subject to the applicant addressing staff comments and contingent on approval of the future land use map amendment. The commission also moved to recommend approval of the comprehensive plan amendment; both motions were recorded as carried with an affirmative vote and will move to City Council for final action and public hearing where required.
