Title
HOLD a public hearing and consider an ordinance for a City initiated request (Case #Z22-48) to rezone part of Lot 5 and Lot 6, Block 2, Julius Alexander Industrial Subdivision, from “R-1” (Single-Family Residential District) to “R-3A” (Multifamily Apartment Residential District). The properties are locally addressed as 2607 and 2703 Atkinson Avenue, Killeen, Texas.
Summary
DATE: December 6, 2022.
TO: Kent Cagle, City Manager.
FROM: Edwin Revell, Executive Director of Development Services.
SUBJECT: ZONING CASE #22-48: “R-1” (SINGLE-FAMILY RESIDENTIAL DISTRICT) TO “R-3A” (MULTIFAMILY APARTMENT RESIDENTIAL DISTRICT)
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: City of Killeen
Current Zoning: “R-1” (Single-Family Residential District)
Proposed Zoning: “R-3A” (Multifamily Apartment Residential District)
Current FLUM Designation: ‘Campus’ (C)
Summary of Request:
This is a City initiated request to rezone part of Lot 5 and Lot 6, Block 2, Julius Alexander Industrial Subdivision, from “R-1” (Single Family Residential District) to “R-3A” (Multifamily Apartment Residential District).
If approved, the property is intended to be developed as the Homeless to Housed Project, in partnership with Habitat for Humanity. The proposed use will provide transitional housing for individuals and families currently experiencing homelessness, as well as supportive assistance to successfully transition from homelessness to permanent housing.
Killeen Code of Ordinances Chapter 31 Compliance:
Killeen Code of Ordinances Sec. 31-256.1 allows transitional housing. Transitional housing shall mean a facility providing temporary housing with supportive services to individuals and families experiencing homelessness with the goal of interim stability and support to successfully move to more permanent housing.
Zoning/Plat Case History:
The property was rezoned from “M-1” (Manufacturing District) to “R-1” (Single-Family Residential District) on June 22, 1993 via Ordinance No. 93-42. The property was platted as Julius Alexander Industrial Subdivision, Block 2, Lots 5 and 6 on January 19, 1977.
Character of the Area:
North: Killeen Cemetery zoned “R-1” (Single-Family Residential District)
South: Existing commercial and manufacturing businesses zoned “M-1” (Manufacturing District)
East: Vacant residential property zoned “R-1” (Single-Family Residential District)
West: Existing philanthropic institution and multifamily apartments and vacant residential property zoned “R-1” (Single-Family Residential District) and “M-1” (Manufacturing District)
Future Land Use Map Analysis:
This property is located within the ‘Neighborhood Infill’ area on the Growth Sector Map and is designated as ‘Campus’ (C) on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
The request to amend the FLUM from ‘Regional Commercial’ (RC) to ‘Campus’ (C) was approved by City Council on November 8, 2022.
The ‘Campus’ (C) place type includes institutional, religious, and educational uses and is characterized by the amenities and offerings associated with these types of development which can serve as regional destinations. While these areas are typically utilized for religious, office, or educational uses, residential uses may be intermingled to serve the needs of those utilizing those aforementioned uses. This place type encourages regional commercial development and residential uses such as apartments.
This ‘Neighborhood Infill’ growth sector includes already developed areas with access to city services and infrastructure but have vacant, underutilized, or poorly developed properties.
The request supports or furthers the following 2022 Comprehensive Plan recommendations:
§ NH7 - Focus on delivering housing for those in need
§ DT2 - improve safety and wayfinding in Downtown
This request aligns with the Comprehensive Plan recommendation (NH7.3) to identify sites that could be potential locations for micro-housing for persons experiencing homelessness.
Neighborhood Analysis:
This property is located within Killeen Development Zone #2 (Exhibit A). The current land use mix (Exhibit B) within this area comprises approximately 5% non-residential uses and 95% residential uses. The zoning districts within the area includes approximately 33% non-residential zoning districts and 67% residential zoning districts; this number excludes special districts such as conditional or special use permits and planned unit developments. ‘Campus’ place type promotes a use mix of up to 100% non-residential and 25% residential uses.
Water, Sewer and Drainage Services:
Provider: West Bell County WSC
Within Service Area: Yes
Feasibility Study or Service Commitment: Water, sanitary sewer, and drainage utility service is located within the City of Killeen municipal utility service area and available to the subject tract.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is from Atkinson Avenue, which is classified as a 60’ wide Local Street on the City of Killeen Thoroughfare Plan. Staff estimates that there will be 397 trips per day with 397 peak hour trips generated and has determined that a Traffic Impact Analysis is not required for the proposed land use.
Environmental Assessment:
The property is within a FEMA regulatory Special Flood Hazard Area (SFHA). This a riverine habitat on the property as identified on the National Wetlands Inventory.
Public Notification:
Staff notified twenty-seven (27) surrounding property owners regarding this request. Of those property owners notified, fifteen (15) reside outside of the 200-foot notification boundary required by the State, but within the 400-foot notification boundary required by Council; and eight (8) reside outside of Killeen.
As of the date of this staff report, staff has received one (1) written response in support of this request.
Staff Findings:
Staff finds that the request is consistent with the policies and principles of the 2022 Comprehensive Plan as indicated in the Comprehensive Plan Analysis. In addition, the request directly aligns with the Comprehensive Plan recommendations NH7 and DT2.
THE ALTERNATIVES CONSIDERED:
The City Council may:
§ Recommend disapproval of the applicant’s request;
§ Recommend approval of a more restrictive zoning district; or
§ Recommend approval of the applicant’s request as presented.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request for “R-3A” (Multifamily Apartment Residential District).
CONFORMITY TO CITY POLICY:
This zoning request conforms to the City’s policy and procedures, as detailed in Chapter 31 of the Killeen Code of Ordinances.
FINANCIAL IMPACT:
What is the amount of the expenditure in the current fiscal year? For future years?
This zoning request does not involve the expenditure of City funds.
Is this a one-time or recurring expenditure?
This is not applicable.
Is this expenditure budgeted?
This is not applicable.
If not, where will the money come from?
This is not applicable.
Is there a sufficient amount in the budgeted line-item for this expenditure?
This is not applicable.
RECOMMENDATION:
At their regular meeting on November 7, 2022, the Planning and Zoning Commission recommended approval of the applicant’s request by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Exhibit
Maps
Site Photos
Response
Minutes
Ordinance
Considerations