Title
Hold a public hearing and consider an ordinance submitted by Cecilia Leon, on behalf of Tong Min and Claudia Lizeth Kim, (Case# Z25-35) to rezone part of Lot 1, Block 11 out of the Killeen Original Addition from “B-5” (Business District) with “HOD” (Historic Overlay District) to “B-C-1” (General Business and Alcohol Sales District) with “HOD” (Historic Overlay District). The subject property is locally addressed as 301 East Avenue D, Killeen, Texas.
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DATE: December 2, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-35: “B-5” w/HOD to “B-C-1” w/HOD
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Tong Min and Claudia Lizeth Kim
Agent: Cecilia Leon
Current Zoning: “B-5” (Business District) with “HOD” (Historic Overlay District)
Proposed Zoning: “B-C-1” with “HOD” (General Business and Alcohol Sales District)
FLUM Designation: ‘Urban Village’ (UV)
Growth Sector Designation: ‘Infill & Enhance’ (IE)
Summary of Request:
Cecilia Leon, on behalf of Tong Min and Claudia Lizeth Kim, has submitted a request to change the underlying zoning of the property located at 301 East Avenue D from “B-5” (Business District) to “B-C-1” (General Business and Alcohol Sales District). The property is located within the Historic Overlay District, and therefore has a zoning overlay designation of “HOD” (Historic Overlay District). If the request is approved, the applicant intends to operate a bar with a concept similar to a speakeasy. The applicant states in the letter of request that the project aligns with ongoing efforts to enhance the vibrancy of the downtown area. They believe that the zoning change will have a positive impact on the downtown area.
Zoning/Plat Case History:
The subject property was annexed into the City limits on April 30, 1882. This property is part of Lot 1 and Lot 2, Block 11, of the Killeen Original plat from around 1882. Staff is unable to determine the date when the property was designated with its current zoning.
Character of the Area:
North: Developed commercial property zoned “B-5” (Business District) with “HOD” (Historic Overlay District)
South: Developed commercial property zoned “B-5” (Business District) with “HOD” (Historic Overlay District)
East: Developed commercial property zoned “B-5” (Business District) with “HOD” (Historic Overlay District)
West: Developed commercial property zoned “B-5” (Business District) with “HOD” (Historic Overlay District)
Future Land Use Map Analysis:
This property is located within the ‘Infill & Enhance’ area on the Growth Sector Map and designated as ‘Urban Village’ on the Future Land Use Map (FLUM) of the 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 ‘Urban Village’ place type is intended to be an area with active streets and a focus on people walking and cycling. Uses should be pedestrian-centric. When uses have large parking requirements, parking should be hidden behind building frontages. Commercial uses on the ground floor should have a higher proportion of glazing to create a more interesting interface between the public and private realms. It is important to remember that vertical mixing of uses is not necessary in this place type, but developments should be of a walkable urban form where buildings are close to the street, and pedestrians take precedence over automobiles. This place type encourages eighty percent (80%) nonresidential and forty percent (40%) residential use mix.
The request supports or furthers the following Comprehensive Plan recommendations:
§ LU3 - Encourage incremental evolution of neighborhoods.
§ LU4 - Prioritize infill and revitalization in north Killeen.
§ DT4 - Embrace the small/incremental approach to add residential units and small-scale commercial spaces.
The Comprehensive Plan promotes incremental redevelopment of properties in Killeen that can add to a widespread improvement. Additionally, staff finds the proposed rezoning is consistent with the surrounding area, which consists of mixed commercial uses.
Development Zone Analysis:
The subject property is located within the City of Killeen Development Zone #1. This development zone is north of Veterans Memorial Boulevard and west of WS Young Drive. This development zone consists of 66.38% residential uses and 33.17% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percent
Special Districts 1.36 0.13%
Residential 667.36 66.25%
Industrial 58.91 5.85%
Commercial 275.23 27.32%
Agricultural 0.04 0.45%
Total 1007.39 100.00%
Vacant Property 118 11.71%
Water, Sewer and Drainage Services:
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 and are available to the subject tracts.
Water services are available for the property via an existing 2” water distribution main located in North Gray Street.
Wastewater services are available for the property via an existing 6” wastewater main located in the alley north of East Avenue D.
An existing curb inlet is located to the northwest of the property in North Gray Street. No information is available for the existing stormwater infrastructure.
Transportation and Thoroughfare Plan:
Access to the property is via North Gray Street (85’ ROW) and East Avenue D (100’ ROW), both of which are classified as local roads in the currently adopted Comprehensive Plan.
TRAFFIC IMPACT ANALYSIS SUMMARY:
The current zoning classification for the property is “B-5” w/”HOD”. The property is currently vacant. The stated use for the property is a bar. Given this proposed use, the property will generate approximately seventy-five (75) additional average daily trips. An individual traffic impact analysis is not required at this time.
If the conditions or assumptions used in the development of the current Traffic Impact Determination change, a revised determination may be warranted at that time.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed trails or proposed parks on or near this site. Parkland dedication, fees in lieu of, and parkland development fees will not be required, as the property is already developed and is exempt from parkland dedication and development requirements in accordance with Sec. 26-129(B)1.
Environmental Assessment:
The property is in the Nolan Creek / Leon River Watershed. The property is located in Zone X (Outside the 0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0280E 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. No visual evidence of other environmental impediments is apparent on the property at this time.
Public Notification:
Staff notified the owners of sixty-nine (69) surrounding properties regarding this request. As of the date of this staff report, the staff has received no written responses regarding this request.
Staff Findings:
The current zoning of the subject property is “B-5” (Business District) with “HOD” (Historic Overlay District). The surrounding area includes predominantly commercial uses. The Comprehensive Plan envisions a vibrant downtown as the cultural and economic hub of the community. Staff finds that the applicant’s request is consistent with the recommendations of the City of Killeen Comprehensive Plan and has determined that the request will not negatively impact the surrounding properties.
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 costs 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 applicant’s request to change the underlying zoning of the subject property from “B-5” (Business District) with “HOD” (Historic Overlay District) to “B-C-1” (General Business and Alcohol Sales District) with “HOD” (Historic Overlay District) as presented.
At their regular meeting on October 27, 2025, the Planning and Zoning Commission recommend approval of the request as presented by a vote of 4 to 1, with Commissioner Sabree in opposition.
Commissioner Sabree stated that she does not vote for approval for establishments that sell alcohol.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
Presentation