Title
Hold a public hearing and consider an ordinance submitted by Central Texas Land Development Services on behalf of Clear Creek Commercial, Ltd. (FLUM#25-06) to amend the Comprehensive Plan’s Future Land Use Map from a ‘Regional Commercial’ designation to a ‘Residential Mix’ designation for approximately 1.81 acres out of T. Robinett Survey, Abstract No. 686. The subject property is locally addressed 5201 West Stan Schlueter Loop, Killeen, Texas.
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DATE: January 20, 2026
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: FLUM Case # FLUM25-06: ‘RC’ to ‘RM’
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Clear Creek Commercial Ltd.
Agent: Central Texas Land Development Services
Current FLUM Designation: ‘Regional Commercial’ (RC)
Requested FLUM Designation: ‘Residential Mix’ (RM)
Current Zoning: “B-5” (Business District)
Growth Sector: Intended Growth (IG)
Development Zone: 4
Summary of Request:
Central Texas Land Development Services is requesting an amendment to the Future Land Use Map (FLUM) for 1.81 acres of the T. Robinett Survey (Abstract No. 686), part of a tract conveyed to Clear Creek Commercial, Ltd. The amendment seeks to change the land’s designation from Regional Commercial to Residential Mix to allow for residential development. If approved, the applicant/property owner will need to submit a rezoning request to request the proper zoning designation for future development.
Zoning/Plat Case History:
The property was annexed into the City of Killeen corporate limits on June 7, 1999, via Ordinance No. 99-84. The property was subsequently rezoned to “A” (Agricultural District), and in 2003, it was zoned “B-5” (Business District) via Ordinance No. 03-27. The property is not platted, but existing city infrastructure is available.
Character of the Area:
North: Undeveloped property zoned “B-5” (Business District), “R-1” (Single-Family Residential District), and “R-2” (Two-Family Residential District)
South: Undeveloped land zoned “B-3” (Local Business District)
East: Undeveloped property zoned “B-5” (Business District)
West: Developed and undeveloped property zoned “B-5” (Business District)
Future Land Use Map Analysis:
The subject property is located within the ‘Intended Growth’ area on the Growth Sector Map and designated ‘Regional Commercial’ (RC) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The ‘Intended Growth’ sector includes property that is in close proximity to existing development and has access to existing or planned infrastructure. Development in this sector should align with the Big Ideas of this plan, particularly those related to diversifying the housing and neighborhood options in the city.
These ‘Regional Commercial’ places are first identified by their principal focus on auto-oriented traffic. Logically placed near high-traffic intersections, these spaces bring people from many surrounding neighborhoods. Typical uses will include regional businesses, including but not limited to restaurants, grocery stores, banks, retail, gas stations, and offices. This place type encourages small-scale, neighborhood-scale, regional, and industrial. This place type encourages a one hundred percent (100%) nonresidential and a fifty percent (50%) residential use mix.
Consistency with the Comprehensive Plan:
In accordance with Killeen Code of Ordinances Sec. 31-39(j), the following factors shall be considered when considering whether to approve a request to amend the city’s Future Land Use Map (FLUM):
1. Is the proposed amendment consistent with the principles and policies set forth in the comprehensive plan?
Yes. Staff is of the determination that the requested FLUM amendment is consistent with the recommendations of the Killeen 2040 Comprehensive Plan. Proposed development within the ‘Intended Growth’, The Comprehensive Plan further states that “the city must seek out land development that provides a better return on investment and align the services they provide with what the community is willing to pay for”. Staff finds that the proposed development does meet these objectives.
2. Is the proposed amendment compatible with the character of the surrounding area?
Yes. The surrounding area is a mix of “R-1” Single-Family Residential District, “R-2” Two-Family Residential District, and “B-5” Business District. Staff is of the opinion that the subject property could be suited to residential development rather than to commercial development.
3. What is the impact of the proposed amendment on infrastructure provision including water, wastewater, drainage, and the transportation network?
Water, sanitary sewer, and/or drainage utility services are available to the subject tract. A Traffic Impact Analysis will not be required for the proposed use.
4. What is the impact of the proposed amendment on the city's ability to provide, fund, and maintain services?
Approval of the proposed amendment will not impact the City’s ability to provide, fund, or maintain essential services. Infrastructure is already available to the subject property, and commercial development of the property has proven not to be viable. Therefore, amending the Future Land Use Map to allow for residential development of the site will allow for infill development of a parcel that is already served by public infrastructure, which is in keeping with the recommendations of the Killeen 2040 Comprehensive Plan.
5. What is the impact of the proposed amendment on environmentally sensitive and natural areas?
The property is located within the Nolan Creek/Leon River Watershed. It is situated in Zone X (outside the 0.2% Annual Chance Flood Hazard Area), as per the Federal Emergency Management Agency Flood Insurance Rate Map 48027C0260E, effective September 26, 2008.
The property is not located in any wetlands or riverine areas, as indicated on the National Wetlands Inventory maps for the property. There is no visual evidence of other environmental impediments on the property at this time.
6. 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?
While there has not been a significant change in market conditions, available infrastructure, or neighborhood character, staff finds that the subject property is not well-suited for commercial development due to its location and visibility. Therefore, staff is of the determination that the subject property would be better suited for residential development.
7. Do city staff, the planning and zoning commission, and/or the city council have sufficient information to move ahead with a decision (e.g., utility capacity, potential traffic impacts, other public service implications, resident/stakeholder concerns, and input)?
Based on the information currently available, staff is of the determination that changing the Future Land Use Map designation of the subject property is appropriate at this time.
Water, Sewer and Drainage Services:
Provider: City of Killeen
Within Service Area: Yes
Community Infrastructure:
Existing Conditions - Water, Sewer, and Drainage Service
Provider: City of Killeen
Within Service Area: Yes
Feasibility Study or Service Commitment: Water, wastewater, and drainage services are located within the City of Killeen municipal utility service area.
Water services are available for Bell County Appraisal District (BCAD) Parcel #371134 via an existing 6” water distribution main located on the western side of Dayton Dr. and an existing 6” water distribution main located on the southern side of John David Dr.
Wastewater services are available for BCAD Parcel #371134 via an existing 6” wastewater main located on the eastern side of Dayton Dr. and an existing 6” wastewater main located on the northern side of John David Dr.
Unknown storm sewer infrastructure exists along the northern ROW of W. Stan Schlueter Loop, which may serve BCAD Parcel #371134.
Transportation and Thoroughfare Plan:
Access is via W. Stan Schlueter Loop (135’ ROW - Minor Arterial), Dayton Dr. (50’ ROW - Local Road), and John David Dr. (50’ ROW- Local Road).
The current land use classification for the property is “Regional Commercial”. The property is undeveloped and generates no appreciable traffic.
The proposed land use classification is “Residential Mix” and is expected to contain 6-8 residential structures at build-out. Based on the information contained in the 10th Edition of the ITE Trip Generation documents and the anticipated proposed use of the property, there will not be a substantial increase in traffic volume as a result of this future land use map update.
An individual traffic impact analysis is not required at this time. If the conditions or assumptions used in the development of this Traffic Impact Determination change, a revised determination may be warranted at that time.
Environmental Assessment:
The property is in the Nolan Creek / Leon River Watershed and is located within Zone X (Outside the 0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0260E with effective date September 26, 2008.
The property is not impacted by any wetlands or riverine areas, as shown on the National Wetlands Inventory maps for the property. There is no visual evidence of other environmental impediments on the property at this time.
Public Notification:
Staff notified ten (10) surrounding property owners regarding this request. To date, staff has received zero (0) written responses in opposition and zero (0) in support of this request.
Staff Findings:
The subject property is zoned “B-5” (Business District). While the site itself remains largely undeveloped, the surrounding area contains a mix of single-family, two-family residential, and commercial uses. If approved, the applicant’s request would provide for residential development, and the next step for the applicant would be to submit a rezoning request.
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
CONFORMITY TO CITY POLICY:
This request conforms to all applicable City policy.
FINANCIAL IMPACT:
What is the amount of the expenditure in the current fiscal year? For future years?
The proposed FLUM amendment 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:
Based upon the staff findings noted above, staff recommends approval of the applicant’s request to amend the FLUM designation from ‘Regional Commercial ’(RC) to ‘Residential Mix’ (RM) as presented.
At their regular meeting on December 8, 2025, the Planning and Zoning Commission recommended approval by a vote of 4 to 0.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
FLUM Exhibit
Presentation