Title
Hold a public hearing and consider an ordinance (Case# Z26-14) to rezone approximately 25.101 acres, out of the G W Allison Survey, Abstract No. 52 and R A McGee Survey, Abstract No. 561 from “A” (Agricultural District) and “B-3” (Local Business District) to “B-4” (Business District) with CUP (Conditional Use Permit) for an automotive wrecking and salvage yard. The subject properties are locally addressed as 12077, 11955, and 12049 South Fort Hood Street, Killeen, Texas.
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DATE: September 15, 2026
TO: Kent Cagle, Interim City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Case # Z26-14: “A” & “B-3” to “B-4” w/CUP
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Stanley Secrest
Agent: City-initiated request
Current Zoning: “A” (Agricultural District) & “B-3” (Local Business District)
Proposed Zoning: “B-4” (Business District)
FLUM Designation: ‘Regional Commercial’ (RC)
Growth Sector Designation: ‘Neighborhood Infill’ (NI)
Summary of Request:
This is a City-initiated request to rezone four (4) properties from “A” (Agricultural District) and “B-3” (Local Business District) to “B-4” (Business District) with a Conditional Use Permit (CUP). The existing salvage yard is considered a non-conforming use under both zoning districts and therefore subject to Killeen Code of Ordinances Sec. 31-54, which states that a nonconforming structure cannot be rebuilt if destroyed by fire or other cause. If approved, this City-initiated action will bring the current use of the properties into compliance with the zoning ordinance and allow approved structures to be reconstructed in case of total destruction.
The property owner submitted a petition for disannexation and the public hearing for the request was held on July 7th, 2026. The City Council declined to approve the request, and instructed staff to explore options for the property. During their meeting on July 21st, 2026, City Council approved a Motion of Direction for staff to begin a City-initiated rezoning. The intent of this action is to permit the business to continue operations within the existing footprint without retroactively enforcing applicable development codes.
In accordance with Killeen Code of Ordinances Sec. 31-456, a CUP may be used to identify land uses that could have a harmful impact on adjacent properties due to their location, function or operation. This process provides Council an opportunity to mitigate or eliminate those impacts by setting specific conditions of approval. Regardless of whether such conditions have been recommended by the planning and zoning commission, the city council may establish such conditions of approval as are reasonably necessary to ensure compatibility with surrounding uses and to preserve the public health, safety and welfare. The CUP runs with the land, regardless of ownership, until termination of the permit.
Criteria for approval of a Conditional Use Permit are listed in Section 31-456. The planning and zoning commission may recommend approval of a conditional use permit by majority vote, but shall recommend disapproval of an application if it finds one (1) or more of the following, or other valid justifications, to be true:
(A) The proposed use will be incompatible with existing or permitted uses on surrounding sites because of use, building height, bulk and scale, setbacks and open spaces, coverage, landscaping and screening, drainage, or access and circulation features;
(B) The proposed use is not suitable to the premises or structure(s) in which it will be conducted;
(C) The proposed use will be detrimental to the public health, safety or welfare, or will negatively affect the property or improvements in the vicinity;
(D) The proposed use fails to reasonably protect persons and property from erosion, flood or water damage, fire, noise, glare, odors, or similar hazards or impacts;
(E) The proposed use will materially and adversely affect traffic control or adjacent properties by inappropriate location, lighting or types of signs; or
(F) The proposed use fails to provide adequate and convenient off-street parking and loading facilities.
Zoning/Plat Case History:
The subject properties are located along the southern approach into the city. This area was annexed into the City limits on January 27, 2008, as part of a larger 692-acre strip along State Highway 195. The initial zoning to “A” (Agricultural District) and “B-3” (Local Business District) followed the annexation. The property is not platted.
Character of the Area:
North: Developed residential property zoned “R-1” (Single-Family Residential District) and undeveloped land outside the municipal boundary
South: Developed residential property zoned “A” (Agricultural District) and undeveloped land outside the municipal boundary
East: Undeveloped property zoned “A” (Agricultural District) and “CD” (Cemetery District)
West: Undeveloped land outside the municipal boundary
Future Land Use Map Analysis:
The properties are located within the ‘Neighborhood Infill’ (NI) area on the Growth Sector Map and designated as ‘Regional Commercial’ on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The ‘Neighborhood Infill’ (NI) sector includes places that are already developed and have access to city services and infrastructure, but are vacant, underutilized, or poorly developed. Growth policies should encourage development or redevelopment to provide incremental increases in density. Development should match the existing character and improve walkable access to businesses and amenities for people living and working in the vicinity.
Areas designated as ‘Regional Commercial’ 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, retail, gas stations, and offices. This designation supports a mix of uses, with as much as 100% non-residential and up to 50% residential.
The request supports the following Comprehensive Plan recommendations:
§ LU3 - Encourage incremental evolution of neighborhoods.
§ NH2 - Enforce the codes you have.
Staff finds the proposed rezoning is consistent with the surrounding area and reflects the intended ‘Regional Commercial’ designation on the Future Land Use Map.
Development Zone Analysis:
These properties are not located within a City of Killeen Development Zone.
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 but are not available to the subject tracts.
Water services are available for the tracts via an existing 6” water distribution main along the frontage of South Fort Hood Street The water line is owned and operated by the Central Texas WSC.
Wastewater services are not available adjacent to the tracts, which limits commercial redevelopment opportunities.
No existing storm sewer infrastructure is adjacent to the tracts.
Transportation and Thoroughfare Plan:
Access to the tracts is via State Highway 195 (South Fort Hood Street), which is a 335-foot-wide right-of-way and is classified as a Principal Arterial in the currently adopted Comprehensive Plan.
The current zoning classification for the tracts are “A” (Agricultural District) and “B-3” (Local Business District).
The proposed zoning classification under this proposed zoning reclassification is “B-4” (Business District). Improvements to existing driveways will require TxDOT permitting. There is no expected change in the use of the property at this time, therefore no change in traffic volume is expected.
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 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.
Environmental Assessment:
The tract is in the Stillhouse Hollow Lake / Lampasas 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 48027C0275E with effective date September
26, 2008.
The tract is impacted by a freshwater pond but is not impacted by freshwater forested/shrub
wetlands, freshwater emergent wetlands, or riverine habitats as shown on the National
Wetlands Inventory maps for the properties. The current use of the properties appears to be
an auto salvage yard, which may represent an environmental impediment.
Public Notification:
Before public notification, the property owner was provided with a consent form to authorize the request. Staff received the form on August 3rd, 2026 showing consent from the owner.
Staff notified property owners of thirty-two (32) surrounding properties regarding this request.
As of the date of this staff report, four responses in support have been received and none in opposition regarding this request.
Staff Findings:
The subject properties are zoned “A” (Agricultural District) and “B-3” (Local Business District), and the existing automotive wrecking and salvage yards is considered legal non-conforming. The surrounding area consists of a mix of residential uses and undeveloped land. Staff finds that the rezoning to “B-4 with a CUP” is consistent with the recommendations of the Killeen 2040 Comprehensive Plan.
THE ALTERNATIVES CONSIDERED:
Staff recommends the “B-4 with a CUP” as the most effective method to bring the property into compliance with city code and is consistent with the recommendations of the Killeen 2040 Comprehensive Plan.
Which alternative is recommended? Why?
The CUP process allows Council to add conditions on future expansion that would require compliance with applicable development codes.
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 is 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 request to rezone the properties from “A” (Agricultural District) and “B-3” (Local Business District) to “B-4” (Business District) with Conditional Use Permit (CUP), and subject to the following conditions:
1) Use of the property as an automotive wrecking or salvage yard, to include storing, dismantling, crushing or recycling, shall be permitted within the boundaries of the existing 25.101-acre property.
2) Storage and parking of vehicles on unimproved surfaces shall be permitted within the boundaries of the existing 25.101-acre property.
3) Additional accessory structures may be added within the boundaries of the existing 25.101-acre property, subject to applicable building code and approval of building permits.
4) Replacement of the existing screening device shall not be required. However, expansion of the automotive wrecking or salvage yard beyond existing 25.101-acre property in effect on the date of this ordinance shall require the business to come into compliance with all applicable city standards, including but not limited to: landscaping, screening, lighting, signage, or all-weather surface requirements for parking areas and drive aisles.
5) This Conditional Use Permit may expire or be repealed in accordance with the terms listed in Killeen Code of Ordinances Chapter 31, Section 31-456(c)(3).
6) Violations of any conditions imposed by this ordinance or any other requirements of the City of Killeen Code of Ordinances may result in revocation of this Conditional Use Permit by City Council.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinances
Letter of Request
Responses
Presentation