Title
Hold a public hearing and consider an ordinance on behalf of PCW Investments LLC and Ivan Arias (Case# Z26-11) to rezone approximately 0.24 of an acre, being part of Lots 1 & 5, Block 6, North Side Addition and Lot 1, Block 5, out of the Replat of Lots 1 & 2, Block 5, North Side Addition, from “B-3” (Local Business District) to “R-1” (Single-Family Residential District). The subject properties are locally addressed as 312 and 313 East Texas Avenue, Killeen, Texas.
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DATE: August 18, 2026
TO: Kent Cagle, Interim City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case #Z26-11: “B-3” to “R-1”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: PCW Investments LLC & Ivan Arias
Agent: City-Initiated
Current Zoning: “B-3” (Local Business District)
Proposed Zoning: “R-1” (Single-Family Residential District)
FLUM Designation: ‘TN’ (Traditional Neighborhood)
Growth Sector Designation: ‘Infill & Enhance’ (IE)
Summary of Request:
This is a City-initiated request to rezone two (2) properties from “B-3” (Local Business District) to “R-1” (Single-Family Residential District). This request aims to amend the property’s current zoning to make it consistent with the existing residential land use. The existing single-family homes are considered legal non-conforming and therefore subject to Killeen Code of Ordinances Sec. 31-54, which states that a nonconforming structure cannot be rebuilt in case of total destruction. If approved, this City-initiated request to rezone the properties will bring the current use of the properties into compliance with the zoning ordinance.
The intent of this initiative is to assist property owners by rezoning legal nonconforming properties to establish the current residential uses of properties as complying with the City of Killeen’s zoning and land use regulations. In doing so, the goals are to 1) ensure that property owners are better positioned to sell or refinance their property in the future; and 2) to have an opportunity to expand in the future, should they choose to do so, in addition to being able to rebuild. Based on current information, the rezoning is not expected to have any negative impacts on the property, nor are property values expected to be affected.
Zoning/Plat Case History:
The properties were annexed into the City limits on December 31, 1919. The properties were platted as part of North Side Addition. 313 East Texas was replatted as Lot 1, Block 5, North Side Addition Replat on November 15, 1984. Staff is unable to determine the date when the zoning for the properties was designated.
Character of the Area:
North: Developed residential property zoned “R-3” (Multifamily Residential District).
South: Developed commercial property zoned “B-4” (Business District) and “B-5” (Business District).
East: Undeveloped and developed commercial property zoned “B-3” (Local Business District).
West: Developed residential zoned “R-3” (Multifamily Residential District).
Future Land Use Map Analysis:
The property is located within the ‘Infill & Enhance’ (IE) area on the Growth Sector Map and designated as ‘TN’ (Traditional Neighborhood) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The Growth Sector Map indicates that these parcels are in the ‘Infill & Enhance’ sector and as such, have existing development and full service, but are located in areas where additional population, higher development intensities, and integration of uses is desired. This sector is primarily located in downtown and the neighborhoods immediately around it. Growth policies for this area should support infill, redevelopment, and infrastructure projects. These projects should accommodate more residents and small businesses while improving walkability.
The ‘Traditional Neighborhood’ place type recreates the pre-suburban development pattern with smaller lots, smaller setbacks, shorter blocks, diverse housing typologies and a mix of uses. Though it is not required for uses to always be mixed within the same building, it is important to note that large single use developments (such as large multiplex apartments or retail centers with large land area devoted to parking) do not suit traditional neighborhoods. Uses should be pedestrian in nature as mixed-use neighborhoods are places where residents can live, shop, work, and gather and access all of these activities largely on foot. Buildings should be generally limited to three stories, though four is acceptable along avenues and higher intensity roadways. This place type encourages fifty percent (50%) nonresidential and eighty percent (80%) residential use mix.
The request supports the following Comprehensive Plan recommendations:
• LU3 - Encourage incremental evolution of neighborhoods.
• NH6 - Shift the market to include existing housing.
The Killeen 2040 Comprehensive Plan promotes incremental redevelopment of properties that can add to a widespread improvement. Additionally, staff finds the proposed rezoning is consistent with the surrounding area, which consists of a mix of residential and commercial properties.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #1, which is generally situated north of Veterans Memorial Boulevard and west of WS Young Drive. This development zone is comprised of approximately 66.38% residential uses and 33.17% commercial uses. Overall, the current land use mix in the surrounding area includes approximately 1.36 acres (0.13%) of Special Districts, 667.36 acres (66.25%) of Residential, 58.91 acres (5.85%) of Industrial, 275.23 acres (27.32%) of Commercial, and 0.04 acres (0.45%) of Agricultural uses, for a total of approximately 1,007.39 acres. In addition, vacant property accounts for approximately 118 acres, or 11.71% of the area.
Water, Sewer and Drainage Services:
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 tracts via an existing 6” water distribution main located in North 8th Street.
Wastewater services are available for the tracts via an existing 8” wastewater main located in East Texas Avenue.
No existing storm sewer infrastructure is immediately adjacent to the tracts. However, a significant concrete flume exists on the property immediately to the west of 312 East Texas Avenue.
Transportation and Thoroughfare Plan:
Access to the property is East Texas Avenue which is a 50-foot wide ROW and is classified as a Residential Street in the currently adopted Comprehensive Plan.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails located on this site. Parkland dedication, fees in lieu of, and parkland development fees will not be required as the properties are already developed.
Environmental Assessment:
The property is in the Nolan Creek / Leon River Watershed. The tract is located in Zone X Unshaded (0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0115E with effective date September 06, 2008.
The tract at 312 East Texas Avenue is impacted by a riverine habitat as shown on the National Wetland Inventory maps for the properties. Aerial photographs from 2025 show unknown trash and debris on the property located at 312 East Texas Avenue, which may be the source of the environmental issue.
The tract at 313 East Texas Avenue is not impacted by a riverine habitat as shown on the National Wetlands Inventory maps for the properties. No visual evidence of other environmental impediments is apparent on the tract located at 313 East Texas Avenue at this time.
Public Notification:
Before public notification, the two (2) property owners were provided with a consent form to authorize the request. To date, one (1) owner has responded to consent to the rezoning.
Staff notified property owners of sixty-three (63) surrounding properties regarding this request.
As of the date of this staff report, zero (0) responses have been received regarding this request.
Staff Findings:
Staff finds that the proposed zoning is compatible with existing land use and is consistent with the Future Land Use Map and Killeen 2040 Comprehensive Plan.
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
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. Public infrastructure is already in place for this property and maintained by the City. Maintenance cost will continue for the life of the development.
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 city-initiated request to rezone the properties from “B-3” (Local Business District) to “R-1” (Single-Family Residential District) as presented.
At their regular meeting on July 13th, the Planning and Zoning Commission recommended approval of the request by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Owner Response
Presentation