Title
Hold a public hearing and consider an ordinance submitted by Quintero Engineering, LLC on behalf of SS Springs, LLC, (FLUM#25-04) to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘Regional Commercial’ designation to a ‘Residential Mix’ designation for approximately 7.2 acres, being part of Lot 2, Block 1, Rosewood Addition. The subject property is locally addressed as 5500 Rose Garden Loop, Killeen, Texas.
Body
DATE: August 19, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: FLUM Case# FLUM25-04: ‘RC’ to ‘RM’
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: SS Springs, LLC
Agent: Quintero Engineering, LLC
Current FLUM Designation: ‘Regional Commercial’ (RC)
Requested FLUM Designation: ‘Residential Mix’ (RM)
Current Zoning: “B-3” (Local Business District)
Growth Sector: Intended Growth (IG)
Development Zone: 7
Summary of Request:
Quintero Engineering, LLC, on behalf of SS Springs, LLC, has submitted a request to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from a ‘Regional Commercial’ designation to a ‘Residential Mix’ designation. If approved, the applicant intends to submit a subsequent request to rezone the property from “B-3” (Local Business District) to “R-2” (Two-Family Residential District) to develop an additional phase of the Rosewood Springs Subdivision consisting of two-family homes (i.e., duplexes).
Zoning/Plat Case History:
The property was annexed into the City of Killeen corporate city limits on October 8, 1972. The property was rezoned from “R-1” (Single-Family Residential District) to “B-3” (Local Business District) on May 28, 1996, via Ordinance No. 96-45. The property was platted as Lot 2, Block 1, Rosewood Addition on December 18, 1996.
Character of the Area:
North: Undeveloped property zoned “B-3” (Local Business District)
South: Existing duplexes and townhomes zoned PUD (Planned Unit Development)
East: City of Harker Heights (Seaton Medical Center)
West: Existing nursing home zoned “B-3” (Local Business District) and undeveloped commercial property zoned PUD (Planned Unit Development) w/ “B-3” (Local Business District)
Future Land Use Map Analysis:
The subject property is located within the ‘Intended Growth’ area on the Growth Sector Map and designated ‘Regional Commercial’ (RC) on the FLUM of the Killeen 2040 Comprehensive Plan.
Properties within the ‘Intended Growth’ sector include vacant tracts that are currently under development or already have development approvals secured for future buildout. It also includes property that is near existing development and has access to existing or planned infrastructure. Development in this sector should align with the Big Ideas of this plan, particularly those related to diversifying the housing and neighborhood options in the city. Resource stewardship and fiscally responsible growth ensure a more prosperous community for the long haul.
The 'Regional Commercial' place type is typically auto-oriented and appears near high-traffic intersections. Typical uses include regional businesses including but not limited to restaurants, retail, gas stations, and offices. To create a more sustainable development, care should be given to make the experience for users pleasant once they exit their vehicle. This place type promotes most non-residential uses and mixed-use such as many overs.
If approved, the ‘Residential Mix’ place type should work to create 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.
Consistency with the Comprehensive Plan:
In accordance with Killeen Code of Ordinances Sec. 31-39(j), the following factors shall be considered when considering whether to approve a request to amend the City’s FLUM:
1. Is the proposed amendment consistent with the principles and policies set forth in the comprehensive plan?
Staff is of the determination that the requested FLUM amendment is consistent with the recommendations of the Killeen 2040 Comprehensive Plan. Proposed development within the ‘Intended Growth’ sector adheres to the Big Ideas and Recommendations of the plan. Big Idea #1 states that “resource stewardship and fiscally responsible growth ensure a more prosperous community for the long haul.” The Comprehensive Plan further states that “the city must seek out land development that provides a better return on investment and align the services they provide with what the community is willing to pay for.” Staff finds that the proposed development does meet these objectives.
2. Is the proposed amendment compatible with the character of the surrounding area?
The applicant’s request is to change the FLUM designation of the subject property to ‘Residential Mix’. The ‘Residential Mix’ place type allows for Single-Family, ADU, Townhouses, Smallplex (2-4 Units), and Live-Work. The subject property is located immediately adjacent to existing multi-family homes. Therefore, staff is of the determination that the request is consistent with the character of the surrounding area.
3. What is the impact of the proposed amendment on infrastructure provision including water, wastewater, drainage, and the transportation network?
Water would be provided by the City of Killeen, and sanitary sewer or drainage utility services are available to the subject tract. The staff has determined that a Traffic Impact Analysis will not be required for the proposed use.
4. What is the impact of the proposed amendment on the city's ability to provide, fund, and maintain services?
Staff finds that the proposed development will not have a negative impact on the City’s ability to provide, fund, and maintain services. Staff is of the determination that the proposed land use will enhance the vibrancy of Killeen or further the City’s goal of ensuring that new development pays for itself.
5. What is the impact of the proposed amendment on environmentally sensitive and natural areas?
The property is located in the South Nolan Creek Tributary #7 Watershed and is within Zone X a FEMA-regulatory Special Flood Hazard Area (SFHA), per FEMA Flood Insurance Rate Map 48027C0280E, with an effective date of September 26, 2008. There are no known wetland areas on the property as identified by the National Wetlands Inventory.
6. What specific conditions (e.g., population size and/or characteristics, area character and building form, property/structure conditions, infrastructure or public services, market factors including need for more land in a particular designation, etc.) have changed sufficiently to render the current map designation(s) inappropriate or out-of-date?
Staff finds that there has been sufficient change in market conditions, available infrastructure, or neighborhood character to render the current map designation inappropriate or out-of-date. Staff is of the determination that the requested ‘Residential Mix’ place type is appropriate in this location.
7. Do city staff, the planning and zoning commission, and/or the city council have sufficient information to move ahead with a decision (e.g., utility capacity, potential traffic impacts, other public service implications, resident/stakeholder concerns and input)?
Information regarding available utility services, traffic impact, etc. has been included in this staff report.
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 Rose Garden Loop. An existing 20” water transmission main is located along the eastern border of the tract.
Wastewater services are available for the property via an existing 6” wastewater main located in Rose Garden Loop. An existing 30” wastewater main is located along the eastern border of the tract.
An existing double-barrel culvert (size unknown) crosses Rose Garden Loop adjacent to the southern side of the tract. An existing drainage ditch located in an existing easement traverses the tract.
Transportation and Thoroughfare Plan:
Access for the properties is via Rose Garden Loop (60’ ROW), which is classified as a Local Street in the currently adopted Comprehensive Plan.
Environmental Assessment:
The property is in the South Nolan Creek Tributary #7 Watershed and 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) surrounding property owners regarding this request. Eleven (11) surrounding property owners reside outside of Killeen of those property owners notified. To date, staff has received seven (7) written response in opposition and four (4) in support to this request.
Staff Findings:
The current zoning of the subject property is “B-3” (Local Business District) and currently undeveloped land. The surrounding area includes a mix of residential, commercial, and institutional uses. Access to the subject property is available from Rose Garden Loop. There is also a private access easement from E. Central Texas Expressway through the existing nursing home facility to the west. Staff finds that access to the subject property is not suitable for commercial development. Staff is of the determination that, based on the location of the property, it is better suited for residential development.
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
CONFORMITY TO CITY POLICY:
This request conforms to all applicable City policy.
FINANCIAL IMPACT:
What is the amount of the expenditure in the current fiscal year? For future years?
The proposed FLUM amendment does not involve the expenditure of City funds.
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 amend the FLUM designation from ‘Regional Commercial’ (RC) to ‘Residential Mix’ (RM) as presented.
The Planning and Zoning Commission recommended approval of the applicant's request to change the zoning classification from ‘Regional Commercial’ (RC) to ‘Residential Mix’ (RM) designation by a vote of 4 to 2.
Commissioners Sabree and Purifoy expressed that they were in opposition of the request due to the citizen’s concerns regarding traffic congestion and safety.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Ordinance
Minutes
Letter of Request
Applicant Exhibit
Responses
Presentation