Title
Hold a public hearing and consider an ordinance submitted by Quintero Engineering, LLC, on behalf of Atkinson Homes, Inc., (Case# Z25-25) to rezone approximately 19.56 acres out of the T. Arnold Survey, Abstract No. 55, and J. H. Lewis Survey, Abstract No. 536 from “A” (Agricultural District) to PUD (Planned Unit Development) with “RT-1” (Residential Townhouse Single-Family District) uses. The subject property is locally addressed as 7610 Clear Creek Road.
Body
DATE: September 2, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-25: “A” to PUD w/ “RT-1” uses
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Atkinson Homes, Inc.
Agent: Quintero Engineering, LLC
Current Zoning: “A” (Agricultural District)
Proposed Zoning: Planned Unit Development (PUD) w/”RT-1” (Residential Townhouse Single-Family District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Controlled Growth’ (CG)
Summary of Request:
Quintero Engineering, on behalf of Atkinson Homes, Inc., requests a zoning change from “A” (Agricultural District) to Planned Unit Development (PUD) with “RT-1” (Residential Townhouse Single-Family District) for the property at 7610 Clear Creek Road. If approved, the applicant intends to develop the property into townhomes (i.e. single family attached housing) consisting of 3-unit and 4-unit townhouse groups. The PUD Concept Plan identifies thirty-two (32) 4-unit buildings and nineteen (19) 3-unit buildings, for a total of 185 townhomes.
The proposed development will have private streets with two points of ingress/egress from Pauline Drive. To meet the Fire Code, all units will have a fire suppression system.
The applicant is requesting approval of a Planned Unit Development (PUD) with “RT-1” (Residential Townhouse Single-Family District) base zoning to accommodate deviations from the City of Killeen’s standard zoning requirements. The primary modifications include reductions to dimensional standards, such as side yard setbacks, rear setbacks, and private yard area. The PUD also proposes zero-lot-line construction and allows reduced separation between townhouse groups, as well as fewer units per group. Visitor parking requirements are reduced, and landscape standards are modified to permit shorter canopy trees, smaller shrubs, and a broader range of ground cover materials. Architectural standards not specified in the base code are introduced, including requirements for masonry, a selection of architectural design elements, and restrictions on elevation repetition to promote visual variety. Additionally, the timing of common area amenity installation is adjusted to coincide with the issuance of certificates of occupancy. These deviations are proposed to support a more compact, design-controlled townhouse community with shared amenities and private street maintenance.
Below is a summary of the typical lot dimensions in the proposed PUD in relation to the standards in the existing “RT-1” and the Code of Ordinances:
General Overview of the PUD Standards
- Zoning: Planned Unit Development (PUD) with base zoning “RT-1” (Residential Townhouse Single-Family District)
- Max Density: 10 units per acre
- Uses Allowed: Townhouses and accessory buildings
- HOA: Required; owns and maintains all private streets and common areas
Lot & Building Standards
- Minimum Lot Size: 2,500 sq ft
- Minimum Lot Width: 25 ft
- Front Yard: 20 ft minimum
- Rear Yard: 15 ft minimum
- Side Yard:
- 0 ft on interior lot lines (zero-lot-line)
- 5 ft on exterior lot lines
- 10 ft minimum along street sides
- Private Yard:
- 300 sq ft minimum
- May include patio cover (up to 25% of yard)
- 6 ft fence required along yard sides
- Building Height: 2 stories minimum, 35 ft maximum
- Townhouse Group Size:
- 3–4 units per group
- Max group length: 200 ft
- 10 ft minimum separation between groups
Streets & Access
- Street Ownership: Private (maintained by HOA)
- Street Design: Per Exhibits A & B (minimum 27-ft pavement in 40-ft ROW)
- Sidewalks: 5-ft sidewalks required along private streets
Parking Requirements
- Resident Parking: 2 spaces per unit (garage or driveway)
- Visitor Parking: 0.25 spaces per unit (in HOA tracts), rounded up
Architectural Standards
- Materials: Minimum 25% brick/stone/stucco on front and side façades
- Design Features: Each unit must have 4 of the following:
- Decorative garage hardware
- Enhanced windows (e.g., shutters, transoms)
- 2+ architectural features (e.g., columns, railings)
- Variable roof design
- Horizontal articulation (3 wall planes, 12" min offset)
- Enclosed front patio (on 3 sides)
- Repetition Control:
- No repeat elevations within group
- No elevation repeated more than 4 times in development or 3 times per street
Landscaping
- Trees:
- 1 canopy tree per lot (1.5" caliper, 5 ft tall)
- Additional trees per open space area and visitor parking
- Shrubs: 6 shrubs per lot (2-gallon minimum)
- Ground Cover: Turf, artificial turf, gravel, mulch, or other porous decorative covers
- Irrigation: Hose bib or automated system required within 150 ft of landscaping
Common Areas & Amenities
- Must be completed by the time 75% of units have certificates of occupancy
- Required amenities include:
- 2 gazebos
- 1 playscape
- 1 dog park
- 1 half basketball court
- 2 pickleball courts
- 4 picnic tables with grills
Zoning/Plat Case History:
The subject property was annexed into the city limits in 2008 via Ordinance No. 07-110 and subsequently zoned “A” (Agricultural District), the default zoning for newly annexed property.
Character of the Area:
North: Developed "A" Agricultural District and “R-1” (Single-Family Residential District).
East: Undeveloped property zoned “A” (Agricultural District) and a developing subdivision zoned “PUD” (Planned Unit Development).
South: Developed “R-1” (Single-Family Residential District) and undeveloped “A” (Agricultural District).
West: Mobile Home Park, single-family residential homes, and undeveloped property zoned “A” (Agricultural District) and“R-1” (Single-Family Residential District); and undeveloped property zoned “B-4” (Business 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 2040 Comprehensive Plan.
The ‘Controlled Growth’ sector includes areas in the city limits and approved Municipal Utility Districts (MUDs) that have access to city infrastructure in close proximity. 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 the fiscal health and sustainability of Killeen.
The ‘Residential Mix’ place type allows a flexible mix of residential building typologies. This place type encourages most residential uses such as single-family detached, townhouses, small-plex (2-4 units), etc. This place type encourages a use mix of up to twenty-five percent (25%) nonresidential and up to ninety-five percent (95%) residential. Neighborhood-scale commercial should be allowed along avenues and higher intensity roadways. A key indicator of a successful Residential Mix area is if every property has access to some neighborhood scale commercial within walking distance.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #5. This development zone is west of Fort Hood Street and south of Stan Schlueter Loop. This development zone consists of 69.41% residential uses and 30.59% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 195.79 5.66%
Residential 2206.39 63.75%
Industrial 19.91 0.58%
Commercial 337.92 9.76%
Agricultural 700.92 20.25%
Totals 3460.93 100.00%
Vacant Land 1630.86 47.12%
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 the property via an existing 8” water distribution main located in Pauline Dr.
Wastewater services are not available adjacent to the property. A new wastewater main would have to be extended approximately 600’ to connect existing infrastructure located at the corner of Pauline Dr. and Reginald Dr.
No existing stormwater infrastructure is adjacent to the property. However, there is an existing
three-barrel 18” culvert crossing under Pauline Dr., located immediately to the southeast of the
tract.
Transportation and Thoroughfare Plan:
Access to the property is via Pauline Dr. (80’ ROW), classified as a Collector Road in the currently adopted Comprehensive Plan.
The current zoning classification for the property is “A”. The property is currently undeveloped and generates no appreciable traffic.
The proposed zoning classification is PUD with “RT-1” with the proposed use stated as an approximate 185-unit townhome development. Based on the information contained in the 10th Edition of the ITA Trip Generation documents and the anticipated proposed use of the property, approximately 1,794 Average Daily Trips will be generated by the tract.
An individual traffic impact analysis is not required at this time. 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:
The proposed PUD Concept Plan indicates 185 units. Based on this number, the Parkland Dedication and Development Fees will be as follows:
- Fees-In-Lieu of Parkland Dedication: $ 138,750.00
- Park Development Fees: $ 83,250.00
- Total Park Fees: $ 222,000.00
Environmental Assessment:
The property is in the Stillhouse Hollow Lake / Lampasas River Watershed. The property is located in Zone X (Outside the 0.2% Annual Change Flood Hazard), per Federal Emergency Management Agency Flood Insurance Rate Maps 48027C0260E and 48027C0275E with effective date September 26, 2008.
There are no wetlands located on the property, as shown on the National Wetlands Inventory map. No visual evidence of other environmental impediments is apparent on the property at this time.
Public Notification:
Staff notified property owners of fifty (50) surrounding properties regarding this request.
As of the date of this staff report, staff has received one (1) written responses in opposition to this request.
Staff Findings:
The subject property is currently zoned as “A” (Agricultural District). If approved, the applicant intends to develop single-family residential townhomes. The surrounding area features various residential uses, including standard single-family lots, mobile homes, PUD single-family homes, and undeveloped property.
Staff finds that the applicant’s request is consistent with the recommendations of the City of Killeen Comprehensive Plan.
THE ALTERNATIVES CONSIDERED:
The City Council may:
- Disapprove the applicant’s zoning request;
- Approve the proposed PUD with conditions; or
- Approve the applicant’s zoning request as presented.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request to rezone the property from “A” to Planned Unit Development (PUD) with “RT-1” (Residential Townhouse Single-Family District) as presented.
The applicant’s request is primarily to accommodate deviations from the city’s base zoning standards, specifically, adjustments to the front setback and side yard requirements within the residential portion of the development. These modifications are consistent with the flexibility intended under the PUD zoning framework and do not conflict with the overall character or intent of the surrounding land uses. Staff finds that the proposed development includes common open space amenities and enhanced landscaping provisions that are sufficient to meet the intent of a Planned Unit Development (PUD), as stated in Killeen Code of Ordinances Sections 31-800
and 31-801.
CONFORMITY TO CITY POLICY:
This zoning request does conform 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 approval of the applicant’s request to rezone the subject property from “A” to PUD (Planned Unit Development with “RT-1” (Residential Townhouse Single-Family District) as presented.
At their regular meeting on August 11, 2025, the Planning and Zoning commission recommended approval of the applicant’s request to change the zoning classification from “A” (Agricultural District) to PUD (Planned Unit Development) with “RT-1” (Residential Townhouse Single-Family District) by a vote of 5 to 0.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
PUD Concept Plan
PUD Development Standards
Elevation Plans
Responses
Presentation