Title
Hold a public hearing and consider an ordinance submitted by Tracy Epting on behalf of Marlboro Heights Missionary Baptist Church Inc. (Case# Z25-15) to rezone approximately 0.52 acres, being Lots 23, 24, and 25; Block 12, out of the Marlboro Heights Revised Addition, from “R-1” (Single-Family Residential District) to “B-3” (Local Business District). The subject properties are locally addressed as 3103 and 3105 Longview Drive and 706 Rev R.A. Abercrombie Drive, Killeen, Texas.
Body
DATE: July 15, 2025
TO: Kent Cagel, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-15: “R-1” to “B-3”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Marlboro Heights Missionary Baptist Church, Inc.
Agent: Tracy Epting
Current Zoning: “R-1” (Single-Family Residential District)
Proposed Zoning: “B-3” (Local Business District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Neighborhood Infill’
Summary of Request:
Tracy Epting, on behalf of Marlboro Heights Missionary Baptist Church, Inc., has submitted a permit for an accessory structure. Due to the proposed location of the structure, the required side yard setbacks in the R-1 zoning district would not permit an accessory structure to be located closer than twenty-five (25) feet from the side property line. This requirement stems from the code provisions applicable to nonresidential uses. While churches are permitted in residential zoning districts under the Code of Ordinances, they are still subject to all applicable area regulations, including setbacks. The proposed rezoning to B-3 would allow a reduced side yard setback from twenty-five (25) feet to ten (10) feet.
Per Sec. 31-188(2), “R-1” Area regulations: Side yard. No side yard for allowable nonresidential uses shall be less than twenty-five (25) feet.
Zoning/Plat Case History:
The subject property was annexed into the city limits on September 13, 1954. The property was subsequently rezoned from “A” (Agricultural) to “R-1” (Single-Family Residential District). The properties are currently platted as Lots 23-25, Block 12, Marlboro Heights Revised.
Character of the Area:
North: Existing commercial zoned “B-5” (Business District)
South: Existing religious institution zoned “R-1” (Single-Family Residential District)
East: Existing single-family home zoned “R-1” (Single-Family Residential District)
West: Existing single-family home zoned “R-1” (Single-Family Residential District)
Future Land Use Map Analysis:
This property is located within the ‘Neighborhood Infill’ area on the Growth Sector Map and designated as ‘Residential Mix’ on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
Properties in the ‘Neighborhood Infill’ sector 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 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 ‘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:
§ LU3 - Encourage incremental evolution of neighborhoods.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #3. This development zone is south of Veterans Memorial Boulevard and north of Central Texas Expressway.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 81.61 2.74%
Residential 1779.03 59.66%
Industrial 273.37 9.17%
Commercial 847.76 28.43%
Agricultural 0.00 00.00%
Totals 2981.78 100.00%
Vacant Property 716.18 24.02%
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. There is water available on Highland Avenue and sanitary sewer is available at the rear of the subject lot or the east side of Highland Avenue. This property is currently connected to the City’s utility infrastructure.
Transportation and Thoroughfare Plan:
Access to the property is via Highland Avenue, which is classified as a 60’ wide Local Street in the Killeen 2040 Comprehensive Plan. There is no proposed change of use, so a Traffic Impact Analysis (TIA) will not be required.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails located on this site. Parkland dedication, fees in-lieu-of parkland dedication, and parkland development fees will not be required, as the property is already developed.
Environmental Assessment:
The property is within Zone X a FEMA-regulatory Special Flood Hazard Area (SFHA). There are no known wetland areas on the property as identified on the National Wetlands Inventory.
Public Notification:
Staff notified thirty-two (32) owners of surrounding properties regarding this request. As of the date of this staff report, staff has received no written responses regarding this request.
Staff Findings:
There is an existing structure located on two of the properties. The surrounding area includes a mix of single-family and commercial properties. Staff finds that the applicant’s request is consistent with the recommendations of the Killeen 2040 Comprehensive Plan.
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 cost 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 rezone the property from “R-1” (Single-Family Residential District) to “B-3” (Local Business District).
The Planning and Zoning Commission recommended approval of the applicant's request to change the zoning classification from “R-1” (Single-Family Residential District) to “B-3” (Local Business District) by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Ordinance
Minutes
Presentation