Title
Hold a public hearing and consider an ordinance submitted by Mitchell & Associates, Inc., on behalf of Haun Investments, LLC, (Case# Z25-22) to rezone approximately 0.95 acres out of a 2.358-acre tract in the A. Dickson Survey, Abstract No. 266, from “R-1” (Single-Family Residential District) to “B-3” (Local Business District). The subject property is locally addressed as 554 58th Street, Killeen, Texas.
Body
DATE: August 19, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Exec. Serv.
SUBJECT: Zoning Case# Z25-22: “R-1” to “B-3”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Haun Investments, LLC
Agent: Mitchell & Associates, Inc.
Current Zoning: “R-1” (Single-Family Residential District)
Proposed Zoning: “B-3” (Local Business District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Neighborhood Infill’ (NI)
Development Zone: 2
Summary of Request:
Haun Investments, LLC, has retained Mitchell & Associates to assist in the development of the property located at 554 58th Street. As part of this development, the applicant is requesting to rezone approximately 0.95 acres of property from “R-1” to “B-3” If approved, the applicant intends to develop a food truck park on the property.
Zoning/Plat Case History:
The subject property was annexed into the City of Killeen in 1959. Staff is unable to determine the date of the zoning.
Character of the Area:
North: Existing single-family development zoned “R-1” (Single-Family Residential District)
South: Undeveloped commercial property zoned “B-5” (Business District)
East: Developed commercial property zoned “B-5” (Business District)
West: Existing single-family development zoned “R-1” (Single-Family Residential District)
Future Land Use Map Analysis:
The subject property is 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 ‘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.
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:
§ LU3 - Encourage incremental evolution of neighborhoods.
The Killeen 2040 Comprehensive Plan promotes incremental redevelopment of properties that can add to a widespread 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 #2. This development zone is north of Veterans Memorial Boulevard and east of WS Young Drive. This development zone consists of 67.53% residential uses and 32.47% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages, approximately:
District Acreage Percent
Special Districts 88.35 1.96%
Residential 2960.10 65.57%
Industrial 990.19 21.93%
Commercial 467.44 10.35%
Agricultural 8.15 0.18%
Total 4514.24 100.00%
Vacant Land 1729.44 38.31%
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 property via an existing 20” water transmission main crossing the property in an existing easement, an existing 6” water distribution main located in58ᵗʰ Street, and an existing 8” water distribution main located in E. Veterans Memorial Boulevard.
Wastewater services are available for the property via an existing 10” wastewater main located in E. Veterans Memorial Boulevard and an existing 6” wastewater main located in S. 58th Street.
There is no existing stormwater infrastructure is adjacent to the property.
Transportation and Thoroughfare Plan:
Access to the property is via 58th Street (40’ ROW), which is classified as a Local Road, and via E. Veterans Memorial Boulevard (135’ ROW), which is classified as a Principal Arterial in the currently adopted Comprehensive Plan.
The current zoning classification for the subject property is “R-1”. The property is generally undeveloped and generates no appreciable traffic.
The proposed zoning classification is “B-3”. Based on the information contained in the 10ᵗʰ Edition of the ITA Trip Generation documents and the anticipated proposed use of the property, approximately 1,115 average daily trips will be generated by the tract.
An individual traffic impact analysis is not required at this time.
If the conditions or assumptions used in the development of the current Traffic Impact Determination change, a revised determination may be warranted at that time.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails located on this site.
Environmental Assessment:
The property is in the Nolan Creek /Leon River Watershed. The property is located in Zone X (Outside the 0.2% Annual Change Flood Hazard), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0280E with effective date September 26, 2008.
There are no wetlands located on the property, as shown on the National Wetlands Inventory map. No visual evidence of other environmental impediments is apparent on the property at this time.
Public Notification:
Staff notified property owners of forty-nine (49) surrounding properties regarding this request.
To date, staff has received zero (0) responses regarding this request.
Staff Findings:
Staff finds that the applicant’s request to rezone the subject property from “R-1” to “B-3” is consistent with the residential and commercial character of the surrounding property. The front half of the existing lot is already zoned “B-5” (Business District), while the adjacent properties to the north and west consist of existing single-family homes. Staff is of the determination that rezoning the rear half of the existing lot from “R-1” to “B-3” will allow for commercial development of the entire parcel, while also ensuring that the proposed development is compatible with the existing single-family development to the north and west. The requested “B-3” zoning will allow the property owner to develop the site a food truck park as intended, while also precluding the heavy automotive uses often associated with the “B-5” zoning district.
Staff notes that any commercial development of the subject property will require the developer to provide a screening device along the northern property line in accordance with Killeen Code of Ordinances Sec. 31-280. A “screening device" is defined as “a solid, opaque fence or wall of stone, brick, split-face concrete block, poured concrete, precast concrete, or other similar masonry material of equal character, density and design, which measures eight (8) feet in height, exclusive of caps on fence posts or pilasters.”
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
CONFORMITY TO CITY POLICY:
This item conforms with state and local policy.
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 this property 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 property from “R-1” (Single-Family Residential District) to “B-3” (Local Business District) as presented.
The Planning and Zoning Commission recommended approval of the applicant's request to change the zoning classification from “R-1 (Single-Family Residential District) to “B-3” (Local Business District) designation by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Ordinance
Minutes
Letter of Request
Rezoning Exhibit
Presentation