Title
Hold a public hearing and consider an ordinance submitted by Republic Engineering & Development Services on behalf of Michael Reinhardt (FLUM#26-01) to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from an ‘Industrial’ designation to a ‘Residential Mix’ designation for approximately 45.062 acres, being Lot 1, Block 1, Reinhardt Subdivision. The subject property is locally addressed 801 N. Roy Reynolds Drive, Killeen, Texas.
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DATE: August 4, 2026
TO: Kent Cagle, Interim City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: FLUM Case # FLUM26-01: ‘I’ to ‘RM’
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Michael Reinhardt
Agent: Republic Engineering & Development Services
Current FLUM Designation: ‘Industrial’ (I)
Requested FLUM Designation: ‘Residential Mix’ (RM)
Current Zoning: “M-2” (Heavy Manufacturing District)
Growth Sector: Controlled Growth (CG)
Development Zone: 2
Summary of Request:
Republic Engineering & Development Services is requesting an amendment to the Future Land Use Map (FLUM) for 45.062 acres in the Reinhardt Subdivision. The amendment seeks to change the land’s designation from industrial to Residential Mix to allow for residential development. If approved, the applicant/property owner will need to submit a rezoning request to request the proper zoning designation for future development.
Zoning/Plat Case History:
The majority of the acreage contained in this property was annexed into the City of Killeen corporate city limits on October 8, 1972, via Ordinance No. 72-59. The remainder, roughly 9.5 acres located at the rear of the tract, was annexed on May 23, 1994, via Ordinance No. 94-40. The property was rezoned to “M-2” (Heavy Manufacturing District) in 1976, via Ordinance No. 76-10. The property is platted as ‘Reinhardt Subdivision’. It is composed of a single lot and was approved on August 22, 1994. There is existing city infrastructure on the lot.
Character of the Area:
North: Developed and undeveloped property zoned “R-2” (Two-Family Residential District) and duplex development zoned “R-3” (Multifamily Residential District)
South: Developed property zoned “M-2” (Heavy Manufacturing District) and undeveloped land zoned “R-1” (Single Family Residential District)
East: Developed property zoned “R-2” (Two-Family Residential District)
West: Undeveloped land (Flood control dam) zoned “R-1” (Single Family Residential District)
Future Land Use Map Analysis:
The subject property is located within the ‘Controlled Growth’ area on the Growth Sector Map and designated ‘Industrial’ (I) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The ‘Controlled Growth’ sector includes property in the city limits that has access to existing infrastructure. Development in this sector should align with the Big Ideas of this plan, particularly those related to housing and neighborhood options and improving the fiscal health of the city.
Locations designated ‘Industrial’ are intended to separate manufacturing away from residential areas. Uses may vary from the technology industry to manufacturing, and may be integrated with commercial uses. This place type encourages one-hundred percent (100%) for nonresidential uses, but it allows a mix of up to ten percent (10%) residential uses. When industrial sites abut residential development, the uses should be separated by a landscape buffer, increased setbacks, and/or a screening wall.
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 up to twenty-five percent (25%) nonresidential and up to 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 Future Land Use Map (FLUM):
1. Is the proposed amendment consistent with the principles and policies set forth in the comprehensive plan?
Yes. The requested FLUM amendment is consistent with the recommendations of the Killeen 2040 Comprehensive Plan for ‘Controlled Growth’, The Comprehensive Plan 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.” The ‘Residential Mix’ Place type encourages neighborhoods with appropriately scaled commercial development within walking distance. Staff finds that the proposed amendment will enable these objectives.
2. Is the proposed amendment compatible with the character of the surrounding area?
Yes. The surrounding area is a mix of residential and commercial development. Properties directly to the north are currently developed with two-family homes. Staff is of the opinion that the subject property would be suited to residential development rather than industrial.
3. What is the impact of the proposed amendment on infrastructure provision including water, wastewater, drainage, and the transportation network?
Water, sanitary sewer, and/or drainage utility services are available to the subject tract. A Traffic Impact Analysis may be required, subject to the scale of any proposed development.
4. What is the impact of the proposed amendment on the city's ability to provide, fund, and maintain services?
Approval of the proposed amendment will not impact the City’s ability to provide, fund, or maintain essential services. Infrastructure is already available to the subject property. Therefore, amending the Future Land Use Map to allow for residential development of the site will allow for infill development of a parcel that is already served by public infrastructure, which is in keeping with the recommendations of the Killeen 2040 Comprehensive Plan.
5. What is the impact of the proposed amendment on environmentally sensitive and natural areas?
The current and historical use of the property is an automobile salvage yard. Automobile salvage yards are known to be common sources of environmental impediments. An independent environmental site assessment is warranted.
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?
Recent nearby developments will increase residential density in this area, and the surrounding land use designations are primarily for residential uses. Therefore, staff is of the determination that residential development would be an appropriate land use.
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)?
Based on the information currently available, staff is of the opinion that changing the Future Land Use Map designation of the subject property is appropriate at this time.
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 tract.
Water services are available for the tract via an existing 12” water transmission main located on the east side of N. Roy Reynolds Drive.
Wastewater services are available for the tract via an existing 12” wastewater main in an existing easement that bisects the tract, running along a minor north-south tributary to South Nolan Creek.
Storm sewer pipelines and inlets exist adjacent to the tract along the eastern right-of-way of N. Roy Reynolds Drive.
Transportation and Thoroughfare Plan:
Access to the tract is via N. Roy Reynolds Drive, which is an 80-foot-wide right-of-way and is classified as a Minor Arterial in the currently adopted Comprehensive Plan.
An individual traffic impact analysis is not required at this time. If the conditions or assumptions used in the development of this Traffic Impact Determination change, a revised determination may be warranted at that time.
Environmental Assessment:
The tract is in the Nolan Creek / Leon River Watershed. The tract is located in Zone X Unshaded (0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0285E with effective date September 26, 2008.
The tract is impacted by a riverine habitat and a freshwater forested/shrub wetland area as shown on the National Wetlands Inventory maps for the property.
The current and historical use of the property is an automobile salvage yard. Automobile salvage yards are known to be common sources of environmental impediments. An independent environmental site assessment is warranted.
Public Notification:
Staff notified one-hundred and one (101) surrounding property owners regarding this request. To date, staff have received one (1) written response in opposition and zero (0) in support of this request.
Staff Findings:
The subject property is zoned “M-2” (Heavy Manufacturing District) and developed as an automobile salvage yard. The surrounding area contains a mix of single-family, two-family residential, and commercial uses. If approved, the change to the Future Land Use Map would enable residential development, and the next step for the applicant would be to submit a rezoning request.
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:
Based upon the staff findings noted above, staff recommends approval of the applicant’s request to amend the FLUM designation from ‘Industrial ’(I) to ‘Residential Mix’ (RM) as presented.
At their regular meeting, the Planning and Zoning Commission recommended approval of the request as presented by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
Planning
Legal
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
FLUM Exhibit
Response
Presentation