Title
Hold a public hearing and consider a City-initiated request, on behalf of six (6) property owners, (Case# Z26-04) to rezone approximately 1.16 acre, being Lots 1-3, Block 4 out of the Western Hills 1st Phase Subdivision, and Lots 1-3, Block 20 out of the Western Hills 2nd Phase Subdivision from “B-3” (Local Business District) to “R-1” (Single-Family Residential District). The subject properties are locally addressed as 1801, 1803, and 1805 Leader Drive; and 1802, 1804, and 1806 Mona Drive, Killeen, Texas.
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DATE: March 24, 2026
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z26-04: “B-3” to “R-1”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Six (6) individual property owners
Agent: City-initiated request
Current Zoning: “B-3” (Local Business District)
Proposed Zoning: “R-1” (Single-Family Residential District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Neighborhood Infill’ (NI)
Summary of Request:
This is a City-initiated request to rezone six (6) properties from “B-3” (Local Business District) to “R-1” (Single-Family Residential District). This request aims to amend the properties’ current zoning to make it consistent with the existing single-family residential land use. The existing single-family homes are considered legal non-conforming and therefore subject to Killeen Code of Ordinances Sec. 31-54, which states that a non-conforming structure cannot be rebuilt in case of total destruction. If approved, this City-initiated request to rezone the properties will bring the current use of the properties into compliance with the zoning ordinance.
The intent of this initiative is to assist property owners by rezoning legal non-conforming properties to establish the current residential uses of properties as complying with the City of Killeen’s zoning and land use regulations. In doing so, the goals are to 1) ensure that property owners are better positioned to sell or refinance their property in the future; and 2) to have an opportunity to expand in the future, should they choose to do so, in addition to being able to rebuild. Based on current information, the rezoning is not expected to have any negative impacts on the properties, nor are property values expected to be affected.
Zoning/Plat Case History:
The subject properties are part of the Western Hills Subdivision, which was developed in multiple phases. The parent tract was annexed into the City limits on September 9, 1962. The Western Hills 1st Phase Final Plat (Lots 1-3, Block 4) and the Western Hills 2nd Phase Final Plat (Lots 1-3, Block 20) were subsequently recorded. City Council approved the rezoning from “R-1” (Single-Family Residential District) to “B-3” (Local Business District) on September 25, 1984, via ordinance #5460.
Character of the Area:
North: Developed residential property zoned “R-2” (Two-Family Residential District)
South: Developed residential property zoned “R-1” (Single-Family Residential District) & “R-2” (Two-Family Residential District)
East: Developed residential property zoned “R-2” (Two-Family Residential District) & “R-1” (Single-Family Residential District)
West: Developed residential property zoned “R-3” (Multi-Family Residential District)
Future Land Use Map Analysis:
The properties are located within the ‘Neighborhood Infill’ (NI) area on the Growth Sector Map and designated as ‘Residential Mix’ (RM) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The Growth Sector Map identifies the area as ‘Neighborhood Infill,’ which includes areas of the city that are already developed and have access to city services and infrastructure, but have vacant, underutilized, or poorly developed properties. Growth policies for this sector encourage development or redevelopment of these properties with accessory dwelling units, smallplexes, and micro-commercial uses that 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.
The Future Land Use Map identifies the ‘Residential Mix’ place type, which 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 are allowed here, including single-family detached, townhouses, and small-plex units (2-4 units). This place type encourages a twenty-five percent (25%) nonresidential and ninety-five percent (95%) residential use mix.
The Killeen 2040 Comprehensive Plan promotes incremental evolution of properties that can add to a widespread improvement. Additionally, staff finds the proposed rezoning is consistent with the surrounding area, which consists of established single-family residential development and reflects the intended land use pattern for the Residential Mix place type.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #4, which is generally situated west of Fort Hood Street and north of Stan Schlueter Loop. This development zone consists of approximately 44.81% residential uses and 55.19% commercial uses. Overall, the current land use mix in the surrounding area includes approximately 107.15 acres (1.87%) of Special Districts, 2,457.49 acres (42.94%) of Residential, 11.37 acres (0.20%) of Industrial, 2,937.38 acres (51.33%) of Commercial, and 209.35 acres (3.66%) of Agricultural uses, for a total of approximately 5,722.74 acres. In addition, vacant land accounts for approximately 684 acres, or 11.95% of the area.
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 and are available to the subject tracts.
Water service is available to the properties located on Mona Dr. via an existing 6” water distribution main located in Mona Dr.
Water service is available to the properties located on Leader Dr. via an existing 12” water transmission main located in Leader Dr.
Wastewater service is available to the properties located on Mona Dr. via an existing 6” wastewater main located in Mona Dr.
Wastewater service is available to the properties located on Leader Dr. via an existing 6” wastewater main located in Leader Dr.
No existing drainage infrastructure is adjacent to the properties.
Transportation and Thoroughfare Plan:
Existing Conditions: Access for parcels #93186, 11006, and 18394 is via Mona Dr. (50’ ROW), which is classified as a Local Street in the currently adopted Comprehensive Plan.
Access for parcels #10276, 126143, and 126375 is via Leader Dr. (60’ ROW), which is classified as a Local Street in the currently adopted Comprehensive Plan.
No increase in traffic is expected to be generated as a result of this zoning classification change.
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 properties are already developed.
Environmental Assessment:
The properties are in the Nolan Creek / Leon River Watershed. The properties are is located in Zone X Unshaded (0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0115E with effective date September 26, 2008.
The properties are not impacted by freshwater ponds, freshwater forested/shrub wetlands, freshwater emergent wetlands, or riverine habitats as shown on the National Wetlands Inventory maps for the properties. No visual evidence of other environmental impediments is apparent on the properties at this time.
Public Notification:
Before public notification, the six (6) property owners were provided with a consent form to authorize the request.
Staff notified property owners of ninety-three (93) surrounding properties regarding this request.
As of the date of this staff report, no responses have been received regarding this request.
Staff Findings:
The subject properties are zoned “B-3” (Local Business District), contain existing single-family residential structures, and are considered legal non-conforming. The surrounding area consists primarily of developed single-family residential uses. Staff finds that the 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 the properties 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 “B-3” (Local Business District) to “R-1” (Single-Family Residential District) as presented.
At their regular meeting on February 9, 2026, 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
Presentation