Title
Hold a public hearing and consider an ordinance submitted by Clark Associates, on behalf of OG Central Texas Partners, LLC, (Case# Z25-34) to amend the Planned Unit Development (PUD) for approximately 31.005 acres, being Lot 1, Block 1, Final Plat of 5100 Janelle Phase 1A; Block 1, Final Plat of 5100 Janelle, Phase 2A; Lot 1, Block 1, Final Plat of 5100 Janelle, Phase 2B; and approximately 15.2 acres, out of the Thomas Robinett Survey, Abstract No. 686 and a replat of Lot 1, Block 1, Elms Creek Addition Phase 2. The subject properties are generally located on the south side of Janelle Drive and east of Clear Creek Road (S.H. 201), Killeen, Texas.
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DATE: November 18, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-34: Amendment to PUD
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: OG Central Texas Partners, LLC
Agent: Clark Associates
Current Zoning: “PUD” (Planned Unit Development)
Proposed Zoning: “PUD” (Planned Unit Development) Amendment
FLUM Designation: ‘Residential Mix’ (RM) and ‘Regional Commercial’ (RC)
Growth Sector Designation: ‘Intended Growth’ (IG) and ‘Neighborhood Infill’ (NI)
Development Zone: 4
Summary of Request:
Clark Associates, on behalf of OG Central Texas Partners, LLC, has submitted a request to amend the existing Planned Unit Development (PUD) standards for the property located at
5100 Janelle Drive. On June 27, 2023, the City Council approved a PUD for the subject property via Ordinance No. 23-049.
Section D of the approved PUD Development Standards states in part the following: “There shall be four buildings constructed whose sizes are estimated individually at 6,000 square feet (but may be as small as 2,500 sq. ft. and as large as 9,000 sq. ft., with the aggregate interior total square footage of all buildings estimated at 22,500 sq. ft.).
In order to accommodate the development of a proposed drive-through coffee shop, the applicant now seeks to amend this standard to reduce the minimum size of a commercial building within the PUD from 2,500 sq. ft. to 1,500 sq. ft. The proposed amendment also seeks to change the maximum size of a commercial building from 9,000 sq. ft. to 12,000 sq. ft. If approved, the proposed amendment will modify Section D as follows:
“There shall be four buildings constructed whose sizes are estimated individually at 6,000 square feet (but may be as small as 2,500 1,500 sq. ft. and as large as 9,000 12,000 sq. ft., with the aggregate interior total square footage of all buildings estimated at 22,500 sq. ft.”.
In addition to the proposed amendment to the PUD Development Standards, the applicant has also submitted a revised PUD Concept Plan, which proposes to change the design and configuration of the commercial component of the project in order to accommodate the contemplated drive-through coffee shop. The proposed revised concept plan ensures that the drive aisle for the coffee shop will be in the rear of the building, thereby ensuring a high-quality pedestrian experience. The proposed revised concept plan also provides for a pedestrian seating area in front of the stand-alone coffee shop, which will serve as a pedestrian amenity for the area.
Zoning/Plat Case History:
The front portion of the property along Clear Creek was annexed into the City of Killeen in 1999 via Ordinance 99-16. The remainder of the property was annexed into the city in 1999 via Ordinance 99-84. The current zoning for the PUD was approved via Ordinance 23-049. The properties are platted as Lot 1, Block 1, 5100 Janelle Phase 1A; Lot 1, Block 1, 5100 Janelle Phase 2A; and Lot 1, Block 1, 5100 Janelle Phase 2B; the rest of the property will need to be platted before it can be developed.
Character of the Area:
North: Undeveloped lots and existing commercial businesses zoned “A-R1” (Agricultural Single-Family Residential District), “B-2” (Local Retail District), and “B-3” (Local Business District)
South: Undeveloped lots, existing single-family homes, and existing commercial property zoned “A-R1” (Agricultural Single-Family Residential District), “R-1” (Single-Family Residential District), and “B-3” (Local Business District)
West: Existing commercial property zoned “B-3” (Local Business District)
East: Existing single-family homes zoned “R-1” (Single-Family Residential District)
Future Land Use Map Analysis:
The subject property is located within the ‘Intended Growth’ (IG) and ‘Neighborhood Infill’ (NI) area on the Growth Sector Map and designated ‘Residential Mix’ (RM) and ‘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.
The ‘Neighborhood Infill’ area on the Growth Sector Map includes areas of the city that are already developed and have access to city services and infrastructure, but have vacant, underutilized, or poorly developed properties. Growth policies for this sector should encourage development or redevelopment of these properties with accessory dwelling units, smallplexes, and micro commercial that provide incremental increases in density. Development should match the existing character and improve walkable access to businesses and amenities for people living and working in the vicinity.
The ‘Residential Mix’ place type creates neighborhoods built with a traditional walkable block/street grid network that allows a flexible mix of residential building typologies. Aside from large multiplex garden apartments, most housing types should be allowed here. This place type encourages most residential uses such as single-family detached, townhouses, small-plex (2-4 units), etc. This place type encourages a twenty-five percent (25%) nonresidential and ninety-five percent (95%) residential use mix.
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 one hundred percent (100%) nonresidential and fifty percent (50%) residential use mix.
The request supports the following Comprehensive Plan recommendations:
§ LU1 - Use place types and complete neighborhoods as building blocks
§ LU2 - Improve the fiscal productivity of development
§ LU3 - Encourage incremental evolution of neighborhoods
§ NH3 - Diversify housing mix (types and price points)
§ NH4 - Build complete neighborhoods
§ MC1 - Adjust planning approach to consider non-vehicular trips
§ MC2 - Coordinate land use and mobility strategies to create commercial nodes in each
development zone of the city and within neighborhoods
§ MC4 - Design neighborhood streets to prioritize people, place, and fiscal productivity
The Comprehensive Plan’s Big Idea #5 promotes neighborhoods, not subdivisions, designed and built to intentionally mix housing and commercial opportunities together so that the majority of daily needs are accessible within a safe and walkable distance that fosters a unique sense of place. Neighborhoods are flexible places with a mixture of housing and services that provide value directly to the people who reside there. The Comprehensive Plan also emphasizes the need for expanding the variety of neighborhood styles, housing types and price points available in the city since affordability and quality of life mean different things to different people.
Additionally, the Comprehensive Plan highlights building a diverse mix of housing options in order to keep housing in a community affordable and to attract and retain people in different stages of life and different socioeconomic levels. Several elements that contribute to creating a neighborhood include housing and commercial options, parks and public spaces, and street design that prioritizes walkability and human interaction over automobiles. The applicant’s proposed PUD includes a mix of housing types including, single-family detached, and multifamily apartments, neighborhood amenities such as common clubhouse with leasing center, fitness, postal/package pavilion and outdoor amenity and activity areas, and streets that include sidewalks and street trees.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #4. This development zone is west of Fort Hood Street and north of Stan Schlueter Loop. This development zone consists of 44.81% residential uses and 55.19% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 107.15 1.87%
Residential 2457.49 42.94%
Industrial 11.37 0.20%
Commercial 2937.38 51.33%
Agricultural 209.35 3.66%
Totals 5722.74 100.00%
Vacant Land 684.00 11.95%
Water, Sewer and Drainage Services:
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 and are available to the subject tracts.
Water services are available for the properties via an existing 8” water distribution main located on the west side of Clear Creek Road and an existing 12” transmission main located on the east side of Clear Creek Road.
Wastewater services are not currently available for the properties. However, wastewater infrastructure that will serve the properties is under construction.
Existing stormwater infrastructure is located adjacent to the properties consisting of existing pipelines and inlets located in Clear Creek Road.
Transportation and Thoroughfare Plan:
Access to the property is via Clear Creek Road (SH 201 - TxDOT-managed roadway) (115’ ROW), which is classified as a minor arterial in the currently adopted Comprehensive Plan.
PARKS AND PROPOSED TRAIL PLAN:
A trail is proposed along Clear Creek Road. The applicant has already paid $163,800 in parkland fees for Phase 1A, with a remaining balance of $106,200 due for Phase 1B; totaling $270,000.
Environmental Assessment:
The properties are in the Nolan Creek / Leon River Watershed. The properties are located in 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 properties are not impacted by any wetlands or riverine areas, as shown on the National Wetlands Inventory maps for the property. No visual evidence of other environmental impediments is apparent on the properties at this time.
Public Notification:
Staff notified owners of one hundred and thirty-two (132) surrounding properties regarding this request. As of the date of this staff report, no responses have been received.
Staff Findings:
Staff finds that the proposed amendment will not significantly affect the overall character of the development and will allow the opportunity to attract a national coffee retailer. The proposed amendment will accommodate the proposed coffee shop and help to drive more visitors to the development, while still ensuring a high-quality development and preserving the character of the retail environment. If approved, the requested amendment will have no significant negative impact on the character or quality of the development.
THE ALTERNATIVES CONSIDERED:
The City Council may:
• Recommend disapproval of the applicant’s PUD request;
• Recommend approval of the proposed PUD with conditions; or
• Recommend approval of the PUD as presented by the applicant
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request to amend the PUD as presented.
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. However, long-term maintenance of all proposed municipal infrastructure will be the City’s responsibility.
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:
Staff recommends approval of the applicant’s request to amend the Planned Unit Development as presented.
At their regular meeting on October 13, 2025, the Planning and Zoning Commission recommended approval by a vote of 5 to 0.
DEPARTMENTAL CLEARANCES:
Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Revised PUD Development Standards
Current PUD Concept Plan
Proposed PUD Concept Plan
Presentation