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Hold a public hearing and consider an ordinance submitted by Mitchell & Associates, Inc., on behalf of Vincent Nguyen, (Case# Z25-42) to rezone approximately 0.864 acres, being Lot 1, Block 1 out of the Castor Subdivision from “B-5” (Business District) to “B-5” (Business District) with a Conditional Use Permit (CUP) for the sale of alcohol for on-premises consumption. The subject property is locally addressed as 1417 West Stan Schlueter Loop, Killeen, Texas.
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DATE: January 20, 2026
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-42: “B-5” to “B-5” w/ CUP
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Vincent Nguyen
Agent: Mitchell & Associates, Inc.
Current Zoning: “B-5” (Business District)
Proposed Zoning: “B-5” (Business District) with a Conditional Use Permit (CUP) to allow for the sale of alcoholic beverages for on-premises consumption.
Current FLUM Designation: ‘Regional Commercial’
Conditional Use Permit: Sec. 31-456(a) states that the purpose of the conditional use permit process is to identify land uses that may be appropriate within a zoning district.
Summary of Request:
The applicant’s request is for a Conditional Use Permit (CUP) to allow the sale and on-premise consumption of alcohol in conjunction with a proposed nail salon, which will serve both alcoholic and non-alcoholic drinks. Alcohol service will be secondary to the primary use as a nail salon.
Killeen Code of Ordinances Chapter 31 Compliance:
The subject property is currently zoned “B-5” (Business District), and this zoning district does not allow the sale of alcohol for on-premise consumption by right. The applicant was advised to apply for a Conditional Use Permit.
Killeen Code of Ordinances Sec. 31-456 provides that the Conditional Use Permit (CUP) process is intended to identify those land uses that may be appropriate within a zoning district but, due to their location, function, or operation, could have a harmful impact on adjacent properties or the surrounding area, and to provide a procedure whereby such uses may be permitted by further restricting or conditioning the same so as to mitigate or eliminate such potential adverse impacts.
Sec. 31-456(e)(A) states that the Conditional Use Permit shall be void if the building or premises is not put to the permitted use for a period of one (1) year or more from the effective date of the ordinance authorizing issuance of the permit or the permitted use ceases for any one (1) year period;
Zoning/Plat Case History:
The property was annexed on December 22, 1986, via ordinance 86-87, and it was zoned to “B-5” (Business District) in 1994 via ordinance 94-11. It was platted as the Castor Subdivision in 1999.
Character of the Area:
North: Undeveloped Commercial property zoned “B-5” (Business District),
South: Developed Commercial (Storage Facility) zoned “B-3” (Local Business District)
West: Developed Commercial property zoned “B-5” (Business District)
East: Existing residential structure zoned “B-5” (Business District)
Future Land Use Map Analysis:
The subject property is located within the ‘Intended Growth’ (IG) area on the Growth Sector Map and is designated as ‘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.
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:
§ LU3 - Encourage incremental evolution of neighborhoods.
§ NH4 - Build complete neighborhoods.
The Killeen 2040 Comprehensive Plan promotes incremental redevelopment of properties that can add to a widespread improvement. Additionally, staff finds that the proposed rezoning is consistent with the surrounding area, which consists of commercial-zoned property.
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 11.95%
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.
Water services are available for Bell County Appraisal District (“BCAD”) Parcel #208000 via an existing 12” water transmission main located on the northern right-of-way line of W. Stan Schlueter Loop.
Wastewater services are available for BCAD Parcel #208000 via an existing 6” wastewater main located along the northern property line of the tract.
No storm sewer infrastructure exists adjacent to the property.
Transportation and Thoroughfare Plan:
Access to the property is via W. Stan Schlueter Loop (135’ ROW - Minor Arterial).
The current zoning classification for the property is “B-5”. The property is currently in use as a Salon and Nail Bar and generates approximately 100 Average Daily Trips per day.
The proposed zoning classification is “B-5 w/ CUP”. The current land use will be augmented with alcohol sales for on-site consumption. Based on the information contained in the 10th Edition of the ITE Trip Generation documents and the proposed use of the property, approximately 600 additional Average Daily Trips will be generated as a result of this zoning update.
An individual traffic impact analysis is not required at this time. The property is already developed and is only seeking to change the zoning.
If the conditions or assumptions used in the development of this Traffic Impact Determination change, a revised determination may be warranted at that time.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails on this site. Parkland dedication, fees in-lieu-of, and parkland development fees will not be required as the property is already developed and zoned for commercial uses.
Environmental Assessment:
The property is in the Stillhouse Hollow Lake / Lampasas River Watershed and is located within 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 property is not impacted by any wetlands or riverine areas, as shown on the National Wetlands Inventory maps for the property. There is no visual evidence of other environmental impediments on the property at this time.
Public Notification:
Staff notified fourteen (14) owners of surrounding properties regarding this request. Staff has not received any written responses regarding this request.
Staff Findings:
The subject property is located within an active commercial location that includes a variety of uses such as restaurants and various retail establishments and there are legal non-conforming single-family residences zoned “B-5” (Business District) located east of the property. The applicant proposes to sell alcoholic beverages as a secondary component of the nail salon’s primary operations. Staff finds the request consistent with the recommendations of the Killeen 2040 Comprehensive Plan.
In accordance with Killeen Code of Ordinances Sec. 31-456(e)(1): “A conditional use permit shall continue in full force and effect until the earliest occurrence of any of the following events of termination, at which time it shall be void and shall have no further effect:
Termination Criteria:
A. The building or premises is not put to the permitted use for a period of one (1) year or more from the effective date of the ordinance authorizing issuance of the permit or the permitted use ceases for any one (1) year period;
B. The permit expires by its own terms;
C. The property is rezoned;
D. Another conditional use permit is approved for the site;
E. The building or premises is substantially enlarged or extended;
F. The use of the building or premises is materially expanded or increased; or
G. The violation of any one(1) or more of the conditions of approval.
THE ALTERNATIVES CONSIDERED:
The City Council may:
• Disapprove the applicant’s CUP request;
• Approve the proposed CUP with conditions; or
• Approve the CUP as presented by the applicant.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request as presented.
Staff finds that the approval of the applicant’s request for a Conditional Use Permit (CUP) will allow the business to provide the sale and on-premise consumption of alcohol in conjunction with the nail salon, and the alcohol service will remain secondary to the salon’s primary operations, ensuring the business retains its intended character. The proposed use is compatible with the surrounding area and consistent with the recommendations of the Killeen 2040 Comprehensive Plan, which encourages a mix of uses in commercial districts.
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.
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 rezone the subject property from “B-5” (Business District) to “B-5” (Business District) with a Conditional Use Permit (CUP) to allow for the sale of alcoholic beverages for on-premises consumption as requested by the applicant.
At their regular meeting on December 8, 2025, the Planning and Zoning Commission recommended approval by a vote of 4 to 0.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
Presentation