Title
Hold a public hearing and consider an ordinance submitted by Mitchell & Associates, Inc., on behalf of Laron Johnson Sr. & Laron Johnson Jr., (Case# Z25-33) to rezone approximately 0.230 acres, being Lots 10-11, Block 1, Stringer Addition from “B-5” (Business District) to “R-3F” (Multifamily Residential District). The subject properties are locally addressed as 805 and 807 West Avenue I, Killeen, Texas.
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DATE: November 18, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case #25-33: “B-5” to “R-3F”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Laron Johnson Sr. & Laron Johnson Jr.
Agent: Mitchell & Associates Inc.
Current Zoning: “B-5” (Business District)
Proposed Zoning: “R-3F” (Multifamily Residential District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Infill Enhance’ (IE)
Development Zone: 3
Summary of Request:
The applicant's request to rezone the subject properties from “B-5” (Business District) to “R-3F” (Multifamily Residential District) aligns with the Residential Mix designation outlined in the 2040 Comprehensive Plan and is compatible with the surrounding residential development. If approved, the applicant intends to replat the properties to support future multifamily residential use, contributing to the City’s goals for diverse housing options and neighborhood revitalization.
Zoning/Plat Case History:
The properties were annexed into the City of Killeen on December 31, 1919. Staff is unable to determine the date of the zoning. The properties are platted as Lots 10 and 11, Block 1, Stringer Addition.
Character of the Area:
North: Existing commercial property zoned “B-5” (Business District)
South: Existing residential property zoned “R-3” (Multifamily Residential District) and “RMH” Residential Mobile Home District.
East: Existing residential property zoned “R-3” (Multifamily Residential District)
West: Undeveloped property and existing two-family residential property zoned “B-5” (Business District)
Future Land Use Map Analysis:
The subject properties are located within the ‘Infill Enhance’ (IE) area on the Growth Sector Map and designated ‘Residential Mix’ (RM) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The Growth Sector Map indicates that these parcels are in the ‘Infill Enhance’ sector and, as such, 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 in 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 the following Comprehensive Plan recommendations:
§ LU2 - Improve the fiscal productivity of development.
§ LU3 - Encourage incremental evolution of neighborhoods.
§ LU4 - Prioritize infill and revitalization in north Killeen.
The Killeen 2040 Comprehensive Plan promotes incremental redevelopment of properties that can contribute to broader neighborhood improvement. Additionally, staff finds the proposed rezoning is consistent with the surrounding area, which consists of a mix of residential and commercial properties.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #3. This development zone is between Interstate Highway 14 and Veterans Memorial Boulevard, east of Fort Hood Street. This development zone consists of 62.40% residential uses and 37.60% commercial uses.
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 0.00%
Total 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, 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 for the properties via an existing 6” water distribution main located in West Avenue I.
Wastewater services are available for the properties via an existing 8” wastewater main located in West Avenue I and an existing 10” wastewater main located in an alley at the rear of the properties.
There is no existing stormwater infrastructure adjacent to the properties.
Transportation and Thoroughfare Plan:
Access for the properties is via West Avenue I (50’ ROW), which is classified as a local street in the currently adopted Comprehensive Plan.
PARKS AND PROPOSED TRAIL PLAN:
There are no parks or trails located on the site.
Environmental Assessment:
The properties are in the Nolan Creek / Leon River Watershed. The property at 805 West Avenue I has a minor encroachment of Zone AE (Special Flood Hazard Area) and the property at 807 West Avenue I is located in Zone X (Outside the 0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0280E with effective date September 26, 2008. The properties are not impacted by any wetlands or riverine areas, 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:
Staff notified the owners of fifty-seven (57) surrounding properties regarding this request.
As of the date of this staff report, no responses have been received regarding this request.
Staff Findings:
Staff finds that the proposed “R-3F” (Multifamily Residential District) is consistent with the Residential Mix designation identified in the 2040 Comprehensive Plan. The proposed development aligns with the City of Killeen’s ongoing efforts to revitalize north Killeen by encouraging reinvestment and expanding housing options in underserved areas.
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 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 subject properties from “B-5” (Business District) to “R-3F” (Multifamily Residential District) as presented.
At their regular meeting on October 13, 2025, the Planning and Zoning Commission recommended approval by a recommendation by a vote of 5 to 0.
DEPARTMENTAL CLEARANCES:
Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
Presentation