Title
HOLD a public hearing and consider an ordinance requested by Edward McIntyre, on behalf of Gurunath Vadamudala (Case #Z22-42), to rezone approximately 0.231 acres out of the Northside Addition, Block 3, Lots 3 and 4, from “B-5” (Business District) to “R-3F” (Multifamily Residential District). The property is locally addressed as 1707 N 8th Street, Killeen, Texas.
Summary
DATE: October 18, 2022
TO: Kent Cagle, City Manager
FROM: Edwin Revell, Executive Director of Development Services
SUBJECT: ZONING CASE #Z22-42: “B-5” (BUSINESS DISTRICT) TO “R-3F” (MULTIFAMILY RESIDENTIAL DISTRICT)
BACKGROUND AND FINDINGS:
Property Information:
Property Information:
Property Owner: Gurunath Vadamudala
Agent: Edward McIntyre
Current Zoning: “B-5” (Business District)
Requested Zoning: “R-3F” (Multifamily Residential District)
Future Land Use Designation: ‘Traditional Neighborhood’
Summary of Request:
Edward McIntyre, on behalf of Gurunath Vadamudala, has submitted a request to rezone approximately 0.231 acres out of the Northside Addition, Block 3, Lots 3 and 4, from “B-5” (Business District) to “R-3F” (Multifamily Residential District). If approved, the applicant intends to develop a modern 4-plex house on the property.
Killeen Code of Ordinances Chapter 31 Compliance:
In accordance with Killeen Code of Ordinances Sec. 31-255.1(a), multifamily structures containing three (3) or four (4) separate dwelling units are allowed by right.
In accordance with Killeen Code of Ordinances Sec. 31-255.1(b) and 31-256.9(a), a Planned Unit Development (PUD) “shall be required for any request for an R-3F and/or R-3A district when the total acreage of the request alone, or when the total acreage of the request combined with all adjacent areas zoned R-2, R-3, R-3F, and R-3A, and/or areas within a two-thousand feet radius of any of the property seeking to be rezoned, consist of twenty-five (25) acres or more.”
There are approximately 99.4 acres of areas zoned for multifamily use within 2,000 feet of the subject property. Therefore, a PUD is required in order to rezone the subject property to “R-3F” (Multifamily Residential District). However, in accordance with the proposed amendments to Sec. 31-256.9(a), where a PUD shall only be required for any rezoning request for R-3F and/or R-3A when the total acreage of the request is greater than five (5) acres, staff finds that this request may not require a PUD, since the request is for approximately 0.231 acres.
Zoning/Plat Case History:
The subject property was annexed into the city limits in 1920. The property was rezoned from “R-3” Multi-Family Residential District to “B-5” (Business District) on June 27, 1988 per Ordinance No. 88-75.
Character of the Area:
North: Existing religious institution zoned “B-4” (Business District)
South: Existing apartments zoned “R-3” (Multifamily Residential District)
West: Existing single-family residence zoned “R-3” (Multifamily Residential District)
East: Existing single-family residence zoned “B-5” (Business District)
Future Land Use Map Analysis:
This property is located within the ‘Infill & Enhance’ area on the Growth Sector Map and is designated as ‘Traditional Neighborhood’ on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
The ‘Traditional Neighborhood’ place type recreates the pre-suburban development patterns with smaller lots and setbacks, diverse housing typologies, and a mix of uses which include residential uses such as townhouses and small plex (2-6 units), non-residential uses such as small-scale and neighborhood scale commercial development, and mixed-use such as live-work or few overs.
The ‘Infill & Enhance’ area include places with existing developments and full services where additional population, higher intensities in development types and uses is desired. Downtown and its adjacent neighborhoods would benefit from infill and redevelopment.
The request is consistent with the following recommendations of the 2022 Comprehensive Plan:
§ LU1 - Use place types and complete neighborhoods as building blocks
§ LU3 - Encourage incremental evolution of neighborhoods
§ LU4 - Prioritize infill and revitalization in North Killeen
§ NH3 - Diversify housing mix (types and price points)
The request is considered an infill project on a vacant lot and will provide for a variety of housing types contributing to diverse neighborhoods. This is an example of improving the City's fiscal health by allowing development in North Killeen, where existing infrastructure is located, to help generate wealth and a sense of community. The request may show how the area can be improved while meeting the needs of the community and may also contribute to quality and affordable housing by increasing the number of units in a smaller lot.
Neighborhood Analysis:
This property is located within Killeen Development Zone #1 (Exhibit A). The current land use mix (Exhibit B) within this area comprises approximately 5% non-residential uses and 95% residential uses. The zoning districts within the area includes approximately 30% non-residential zoning districts and 70% residential zoning districts; this number excludes special districts such as conditional or special use permits and planned unit developments.
The property is also located within the North Killeen Revitalization Area. The applicant submitted an application for the North Killeen Revitalization Program (NKRP).
Water, Sewer and Drainage Services:
Provider: City of Killeen
Within Service Area: Yes
Feasibility Study or Service Commitment: Water, sanitary sewer and utility services are located within the City of Killeen municipal utility service area and available to the subject tract.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is from North 8th Street or East Austin Avenue. Both are classified as a 60’ Local Streets on the City of Killeen Thoroughfare Plan.
Environmental Assessment:
The property is not within any FEMA regulatory Special Flood Hazard Area (SFHA). There are no other known wetland areas on or adjacent to the property as identified on the National Wetlands Inventory.
Public Notification:
Staff notified sixty (60) surrounding property owners regarding this request. Of those property owners notified, thirty-four (34) reside outside of the 200-foot notification boundary required by the State, but within the 400-foot notification boundary required by Council; and thirty-one (31) reside outside of Killeen. As of the date of this staff report, one (1) written response in support regarding the request has been received.
Staff Findings:
Please see Future Land Use and Neighborhood Analysis section.
THE ALTERNATIVES CONSIDERED:
The City Council has three (3) alternatives. The Council may:
§ Disapprove the applicant’s request;
§ Approve a more restrictive zoning district than requested by applicant; or
§ Approve the applicant’s request.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request for “R-3F” (Multi-Family Residential District).
Staff finds the request consistent with the policies and principles of the 2022 Comprehensive Plan as indicated in the Comprehensive Plan Analysis.
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.
RECOMMENDATION:
At their regular meeting on September 19, 2022, the Planning and Zoning Commission recommended approval of the applicant’s request to rezone the property from “B-5” (Business District) to “R-3F” (Multifamily Residential District) by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal Staff.
ATTACHED SUPPORTING DOCUMENTS:
Exhibit
Site Photos
Maps
Minutes
Ordinances
Considerations
Response