Title
Hold a public hearing and consider an ordinance approving a City-initiated request (Case #Z24-35) to rezone approximately 4.613 acres out of the J. H. Lewis Survey, Abstract No. 536 (Terminal Parcels 1, 2, and 3) from “A” (Agricultural District) to “B-3” (Local Business District). The subject property is generally located southwest of the intersection of Chet Edwards Loop and South Clear Creek Road, Killeen, Texas.
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DATE: February 18, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Interim Director of Development Services
SUBJECT: Zoning Case #: Z24-35: “A” to “B-3”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: City of Killeen
Agent: City of Killeen
Current Zoning: “A” (Agricultural District)
Proposed Zoning: “B-3” (Local Business District)
FLUM Designation: “C” (Campus)
Growth Sector Designation: “Neighborhood Infill”
Summary of Request:
The City of Killeen has submitted a request to rezone approximately 4.613 acres from “A” (Agricultural District) to “B-3” (Local Business District). The purpose of this request is to allow for commercial development of the property. If approved, the City intends to utilize the property for development of commercial office space.
Zoning/Plat Case History:
The subject property was annexed into the City limits on March 15, 1999, through Ordinance No. 99-16. Currently, the property is unplatted and undeveloped. It consists of the remaining portion of the old Clear Creek Road and Reese Creek Road alignments.
Character of the Area:
Northwest: Killeen Regional Airport zoned “A” (Agricultural District) (legal nonconforming).
Southwest: Existing cemetery property zoned “R-1” (Single-Family Residential District).
East: Undeveloped property on the opposite side of Clear Creek Read (SH 201) zoned “A” (Agricultural District).
South: Undeveloped property on the opposite side of Reese Creek Road zoned “A” (Agricultural District).
Future Land Use Map Analysis:
The subject property is located within the ‘Neighborhood Infill’ area on the Growth Sector Map and designated as ‘Campus’ on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
The ‘Campus’ place type is characterized by large-scale institutional developments and the amenities and offerings that come with them. Examples of these large developments would be Texas A&M Central Texas & Killeen Independent School District Schools as well as large church developments. These places serve as regional destinations because of their service and educational prowess with a unique place type is critical. While these spaces are likely to be religious, office, or educational in nature, residential use is also likely here to serve the needs of those who spend a lot of time on the campus. This place type encourages one hundred percent (100%) nonresidential and twenty-five percent (25%) residential use mix.
The request supports or furthers the following Comprehensive Plan recommendations:
§ LU2 - Improve the fiscal productivity of development.
§ MC2 - Coordinate land use and mobility strategies to create commercial nodes in each development zone of the city and within neighborhoods.
The ‘Neighborhood Infill’ area on the Growth Sector Map 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 should encourage development or redevelopment of these properties with accessory dwelling units, smallplexes, and micro commercial that provides 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.
Staff finds that the request is consistent with the Killeen 2022 Comprehensive Plan.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #5. This development zone is south of Stan Schlueter Loop and west of State Highway (SH) 195.
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 Property 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 and are available to the subject tracts.
Water services are available to the property via an existing 12” water line located on the north side of Chet Edwards Loop.
Wastewater services are available to the property via an existing 12” wastewater line located on the north side of Chet Edwards Loop. The wastewater main is located on the U.S. Bureau of Land Management property (Killeen Regional Airport) and does not appear to have an easement. Connecting to this wastewater line will require coordination with federal authorities.
An existing storm sewer system is located to the north of the property on the U.S. Bureau of Land Management property (Killeen Regional Airport). No information is available regarding the components that make up the conveyance system. Connecting to this stormwater system will require coordination with federal authorities. A separate existing Storm Sewer system is located to the east of the property along the west right-of-way of Clear Creek Road (SH 201). No information is available regarding the components that make up the conveyance system and TxDOT coordination will be required to utilize this infrastructure.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is via Chet Edwards Loop to the north, which is a two-lane 24-foot-wide entrance road to the Killeen Regional Airport from Clear Creek Road. The property has frontage on Reese Creek Road, a 125-foot-wide right-of-way (ROW), Collector level roadway, to the south, and Clear Creek Road (SH 201), a 450-foot-wide ROW operated by the Texas Department of Transportation, to the east. Clear Creek Road (SH 201) is a four-lane divided highway classified as a Minor Arterial in the current City of Killeen Transportation Master Plan.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails located on this site. Nonresidential development is exempt from parkland dedication requirements in accordance with Sec. 26-129(B)(1).
Environmental Assessment:
The property is in the Reese Creek Watershed. The property is in Zone X Unshaded (Area of Minimal Flood Hazard) per FEMA Flood Insurance Rate Map 48027C0275E with effective date September 26, 2008.
No portion of the property is located in the vicinity of a Freshwater Pond or a Freshwater Emergent Wetland as identified on the National Wetlands Inventory maps.
The Brown Cemetery (aka Okay Community Cemetery) containing approximately 70 graves is located southwest of the property.
Public Notification:
Staff notified two (2) surrounding property owners regarding this request. Of those property owners notified, zero (0) are outside the 200-foot notification boundary required by the State, but within the 400-foot notification boundary required by City Council, and two (2) live outside Killeen. As of the date of this staff report, staff has received no written responses regarding this request.
Staff Findings:
The surrounding area includes vacant land, single-family homes, and commercial uses. Staff finds that the request is consistent with the recommendations of the Killeen 2022 Comprehensive Plan.
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
CONFORMITY TO CITY POLICY:
This item conforms with state and local policies.
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 that the City Council approve the request to rezone the property from “A” (Agricultural District) to “B-3” (Local Business District) as presented. If approved, this request will allow for commercial development on the property, increasing the economic vitality of this area. Further, Staff finds that the request is consistent with the Future Land Use Map (FLUM) and with the recommendations of the Killeen 2022 Comprehensive Plan
At their regular meeting on January 13, 2025, the Planning and Zoning Commission recommended approval of the request 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
Minutes
Ordinance
Presentation