Title
Hold a public hearing and consider an ordinance approving a request submitted by TCG Engineering, LLC, on behalf of GWC Holdings, LLC, (Case #Z24-36) to rezone approximately 107.6 acres out of the W. H. Cole, 2 Survey, Abstract No. 200 from “A” (Agricultural District) to “R-1” (Single-Family Residential District) and “B-3” (Local Business District). The subject property is locally addressed as 8390 Featherline Road, Killeen, Texas.
Body
DATE: February 18, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Interim Executive Director of Development Services
SUBJECT: Zoning Case # 24-36: “A” to “R-1” and “B-3”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: GWC Holdings, LLC
Agent: TCG Engineering, LLC
Current Zoning: “A” (Agricultural District)
Proposed Zoning: “R-1” (Single-Family Residential District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Controlled Growth’ (CG)
Summary of Request:
TCG Engineering, LLC, on behalf of GWC Holdings, LLC, has submitted a request to rezone approximately 107.60 acres out of the W. H. Cole Survey, Abstract No. 200, from “A” (Agricultural District) to “R-1” (Single-Family Residential District) and “B-3” (Local Business District). If approved, the applicant intends to develop single-family detached housing on the property. They also intend to reserve approximately 2.3 acres for commercial use along the Featherline Road frontage.
Zoning/Plat Case History:
The subject property was annexed into the City limits on April 30, 2004, via Ordinance No.
04-12. The property was subsequently zoned to “A” (Agricultural District) after annexation on April 26, 2005, via Ordinance No. 05-31. The property is currently undeveloped and unplatted.
The applicant previously submitted a request to rezone this property to “R-1” (Single-Family Residential District), which was denied by City Council on April 23, 2024. In accordance with Sec. 31-39(g), when a zoning petition fails to be approved by City Council, the same petition shall not be resubmitted to either the City Council or the Planning and Zoning Commission for a period of twelve (12) months from the date of such failure, unless the petition is substantially changed from the original petition.
In accordance with Sec. 31-39(g)(3), a petition shall be considered substantially changed if “the area petitioned to be rezoned is reduced in size by at least twenty (20) percent from the area in the original petition.”
The applicant’s previous request covered 195.04 acres, while the current request covers 107.60 acres. This represents a fifty-five (55) percent reduction in the area compared to the original request, satisfying the requirements of Sec. 31-39(g)(3). As a result, the applicant is permitted to submit this request without waiting for one year.
Character of the Area:
North: Undeveloped property zoned “A” (Agricultural District)
South: Existing single-family residential property zoned “R-1” (Single-Family Residential District) (Prairie View Estates) and a proposed battery storage facility zoned “CUP” (Conditional Use Permit)
East: Existing single-family residential development (Yowell Ranch) zoned “PUD” for “R-1” (Single-Family Residential District)
West: Undeveloped property zoned “A” (Agricultural District) and “B-3” (Local Business District); and the Killeen Independent School District Transportation Facility zoned “SR-1” (Suburban Residential Single-Family District)
Future Land Use Map Analysis:
This property is located within the ‘Controlled Growth’ area on the Growth Sector Map and designated as ‘Residential Mix’ on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
The ‘Controlled Growth’ sector includes areas in the City Limits and approved Municipal Utility Districts (MUDs) that have access to city infrastructure nearby. Development proposed in this sector will be evaluated for adherence to the Big Ideas and Recommendations of the plan, particularly those related to housing and neighborhood options, and improve Killeen's fiscal health and sustainability.
The request is consistent with the following Big Ideas of the 2022 Comprehensive Plan:
1. Resource stewardship and fiscally responsible growth ensure a more prosperous community for the long haul.
5. Neighborhoods, not subdivisions, make great places for everyone.
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.
The request supports or furthers the following Comprehensive Plan recommendations:
§ LU1 - Use place types and complete neighborhoods as building blocks.
§ NH4 - Build complete neighborhoods.
§ MC3 - Improve network connectivity.
Staff finds that the applicant’s request is consistent with the 2022 Comprehensive Plan.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #8. This development zone is south of Stagecoach Road, east of State Highway 195, and west of East Trimmier Road, with the predominance of land uses in this zone being residential, with nearly half of it being vacant or undeveloped land. This development zone consists of 60.33% residential uses and 39.67% commercial uses.
The current land use mix within this area comprises of the following acreages and percentage approximately:
District Acres Percentage
Special Districts 463.61 13.19%
Residential 1657.65 47.14%
Industrial 0.00 0.00%
Commercial 191.31 5.44%
Agricultural 1203.59 34.23%
Totals 3516.15 100.00%
Vacant Property 1631.73 46.41%
Water, Sewer and Drainage Services:
Provider: City of Killeen
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 is available to the subject tract.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is from Featherline Road, which is classified as a 100’ wide Minor Arterial in the Killeen 2022 Comprehensive Plan. A Minor Arterial for the continuation of Malmaison Road and a Collector for the continuation of Shawlands Road are contemplated in the 2022 Thoroughfare Plan. Both roadways are expected to continue through to Trimmier Road as the area's development continues. The proposed development will require a Traffic Impact Analysis (TIA).
On January 7, 2024, The City Council voted to authorize the City Manager to enter into a Professional Services Agreement with Kinley-Horn Associates Inc. for the design of the Featherline Road Reconstruction project in the amount of $1,833,873.00. The project will include widening Featherline Road to 3 lanes, sidewalks and street trees on both sides, stormwater drainage improvements, a new 12’ watermain, and improvements to the intersection of Featherline Road and Malmaison Road.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails located on this site. Parkland dedication or fees in-lieu-of parkland dedication and parkland development fees will be required for future development. Staff anticipates that the subject property could yield approximately 300 single-family lots. Based on this number, the parkland dedication requirements would be as follows:
§ Parkland Dedication: 4.485 acres
§ Fees-In-Lieu of Parkland Dedication: $225,000
§ Park Development Fees: $135,000
The final lot count is subject to change, and the final parkland determination will be completed upon preliminary plat approval.
Environmental Assessment:
The property is within Zone X, a FEMA-regulatory Special Flood Hazard Area (SFHA).
Public Notification:
Staff notified one hundred one (101) surrounding property owners regarding this request. Of those property owners notified, fifty-two (52) reside outside the 200-foot notification boundary required by the State but within the 400-foot notification boundary required by the Council, and eleven (11) live outside Killeen. As of the date of this staff report, staff has received one written response in opposition, regarding this request.
Staff Findings:
The subject property is currently vacant and zoned “A” (Agricultural District). The surrounding area includes a mix of developed single-family residential neighborhoods and mostly undeveloped light commercial uses. Staff finds that the applicant’s request is consistent with the policies and principles of the Killeen 2022 Comprehensive Plan.
THE ALTERNATIVES CONSIDERED:
The Planning and Zoning Commission may:
§ Recommend disapproval of the applicant’s zoning request;
§ Recommend approval of a more restrictive zoning classification; or
§ Recommend approval of the applicant’s zoning request.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request to rezone the property from “A” (Agricultural) to “R-1” (Single-Family Residential District) and “B-3” (Local Business District) as presented.
Staff finds that the applicant’s request is compatible with the existing single-family land uses adjacent to the subject property and consistent with the recommendations of the Killeen 2040 Comprehensive Plan.
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, subsequent development and dedication of public infrastructure will require maintenance funds over the life cycle of future 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 that the City Council approve the applicant’s request to rezone the property from “A” (Agricultural) to “R-1” (Single-Family Residential District) and “B-3” (Local Business District) as presented.
At their regular meeting on January 13, 2025, the Planning and Zoning Commission recommended approval of the request by a vote of 4 to 2, with Commissioner Ploeckelmann and Commissioner Ellis in opposition.
Those Commissioners in opposition to the motion expressed that their opposition was due to the concerns brought up by the citizens during the Public Hearing.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
Response
Exhibit
Presentation