Title
Hold a public hearing and consider an ordinance submitted by Gary W. Purser Jr., on behalf of True Fountain, LLC, (Case# Z25-17) to rezone approximately 5.251 acres, being Lots 18 and 19, Block 1 out of the Southwest Crossing Addition, from “B-3” (Local Business District) to “R-2” (Two-Family Residential District). The subject properties are locally addressed as 6306 Trimmier Road and 6309 Turkey Trot Road, Killeen, Texas.
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DATE: July 15, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-17: “B-3” to “R-2”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: True Fountain, LLC
Agent: Gary W. Purser Jr.
Current Zoning: “B-3” (Local Business District)
Proposed Zoning: “R-2” (Two-Family Residential District)
FLUM Designation: ‘Neighborhood Commercial’ (NC)
Growth Sector Designation: ‘Controlled Growth’
Summary of Request:
True Fountain LLC has submitted a request to change the zoning designation of 6306 Trimmier Road and 6309 Turkey Trot Road from “B-3” (Local Business District) to “R-2” (Two-Family Residential District). If approved, the applicant intends to develop the property into duplex lots.
Zoning/Plat Case History:
The subject properties were annexed into the City limits on January 13, 2008, via Ordinance No. 08-006 and subsequently zoned “A-R1” (Agricultural Single-Family Residential District). The properties were rezoned from “A-R1” (Agricultural Single-Family Residential District) to “B-3” (Local Business District) on October 19, 2010, via Ordinance No. 10-062. They are currently platted as Lots 18 and 19, Block 1, Southwest Crossing.
This is the fourth (4th) request to rezone the property submitted since 2019:
• In 2019 (Case#Z19-13), the applicant requested to rezone the property from “B-3” to “R-2”. That request was recommended for disapproval by the Planning & Zoning Commission and subsequently withdrawn by the applicant prior to consideration by City Council.
• In 2020 (Case#Z20-20), the applicant again requested to rezone the property from “B-3” to “R-2”. The Planning & Zoning Commission recommended disapproval, and the request was also denied by City Council.
• In 2024, (Case#Z24-01), the applicant requested to rezone the property to “R-3F”. The Planning & Zoning Commission recommended disapproval of that request, and it was subsequently withdrawn prior to consideration by City Council.
Character of the Area:
North: Undeveloped property zoned “B-3” (Local Business District)
South: Undeveloped property zoned “R-1” (Single-Family Residential District)
East: Undeveloped property zoned “A” (Agricultural District)
West: Existing single-family homes with a Planned Unit Development for “SF-2” (Single-Family Residential District). Existing commercial zoned “B-3” (Local Business District)
Future Land Use Map Analysis:
This property is located within the ‘Controlled Growth’ area on the Growth Sector Map and designated as ‘Neighborhood Commercial’ on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
The ‘Controlled Growth’ sector includes areas in the city limits and approved Municipal Utility Districts (MUDs) that have access to city infrastructure in close proximity. Development proposed in this sector will be evaluated for adherence to the Big Ideas and Recommendations of the plan, particularly those related to housing and neighborhood options, and improve the fiscal health and sustainability of Killeen.
The ‘Neighborhood Commercial’ place type is a predominantly commercial extension of a traditional neighborhood. These places generally grow along with a neighborhood and need to be allowed to change over time to intensify as its surrounding neighborhood does. These are placed along a corridor of some kind, often a higher traffic roadway that serves as the edge of a neighborhood. These areas bridge pedestrian and auto-oriented development patterns. Street parking and continuous building frontages are very important here as it creates a pleasant experience for people who traverse the area on foot. Shared parking should be encouraged. High intensity small lot residential is acceptable within this place type. 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:
§ LU3 - Encourage incremental evolution of neighborhoods.
§ NH3 - Diversify housing mix.
Staff finds that the applicant’s request for “R-2” (Two-Family Residential District) aligns with the recommendations of the Killeen 2040 Comprehensive Plan. However, staff also finds that rezoning the property from “B-3” (Local Business District) to “R-2” (Two-Family Residential District) will limit the opportunity for neighborhood commercial uses in this neighborhood. Further, staff finds that the property abutting Turkey Trot Road is rural in character. Staff is of the determination that the applicants request to rezone the property to “R-2” (Two-Family Residential District) is not consistent with the rural character of the property on Turkey Trot Road.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #6. This development zone is between Stagecoach Road and Central Texas Expressway, east of Fort Hood Street. This development zone consists of 65.76% residential uses and 34.24% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 150.77 3.52%
Residential 2666.93 62.25%
Industrial 102.99 2.40%
Commercial 1312.54 30.63%
Agricultural 51.34 1.20%
Totals 4284.56 100.00%
Vacant Land 1175.75 27.44%
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 property at 6309 Turkey Trot Road via an existing 6” water distribution main located in Turkey Trot Road. Water services are available for the property at 6306 Trimmier Road via an existing 12” water transmission main located on the west side of Trimmier Road.
Wastewater services are not available adjacent to the property at 6309 Turkey Trot Road. An appropriately sized wastewater main would need to be extended to connect with an existing 12”
wastewater line located to the south of the property. Wastewater services are available for the property at 6306 Trimmier Road via an existing 6” wastewater main located on the west side of
Trimmier Road.
There is no existing stormwater infrastructure adjacent to either property.
Transportation and Thoroughfare Plan:
Access to the property at 6309 Turkey Trot Road is via Turkey Trot Road (60’ ROW), which is classified as a local road in the currently adopted Comprehensive Plan. Access to the property at 6306 Trimmier Road is via Trimmier Road (90’ ROW), which is classified as a minor arterial in currently adopted Comprehensive Plan. The Comprehensive plan depicts a proposed greenway and trail along the frontage of the property at 6306 Trimmier Road.
The current zoning classification for both properties is “B-3” (Local Business District). The property at 6309 Turkey Trot Road is currently undeveloped, and the property at 6306 Trimmier Road contains one single-family residence. Together, the properties currently generate an insignificant volume of traffic. The proposed zoning classification for both properties is “R-2” (Two-Family Residential District) with the proposed use stated as “duplexes” by the applicant. Based on the information contained in the 10th Edition of the ITA Trip Generation documents and the proposed use of the properties, approximately 190 Average Daily Trips will be generated by both tracts. 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:
A proposed trail is located along the west side of Lot 19, Block 1, Southwest Crossing. Parkland dedication, fees in-lieu-of parkland dedication, and parkland development fees will be required when the final plat is recorded.
Environmental Assessment:
The properties are in the Nolan Creek / Leon River Watershed. The properties are located in Zone X (Outside the 0.2% Annual Change Flood Hazard), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0290E 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 property. No visual evidence of other environmental impediments is apparent on the properties at this time.
Public Notification:
Staff notified property owners of forty-four (44) surrounding properties regarding this request. As of the date of this staff report, staff has received no written responses regarding this request.
Staff Findings:
There is an existing structure located on Lot 18 that is to be demolished. The existing “B-3” (Local Business District) zoning supports small-scale retail and service businesses that enhance community convenience and walkability, ensuring residents have access to essential goods and services.
Staff finds that rezoning the subject property to “R-2” (Two-Family Residential District) may limit the opportunity for neighborhood commercial uses in the area, and thereby impact neighborhood vitality and long-term economic sustainability. Further, staff finds that the proposed duplex development is not consistent with the rural character of the property on the east side of Turkey Trot Road.
Therefore, staff recommends disapproval of the proposed rezoning to preserve neighborhood commerce and uphold the quality of life for residents in the long run. Despite a general alignment with the Comprehensive Plan, staff finds that future development patterns, infrastructure limitations, and the need to preserve commercial land supply justify recommending disapproval of the request.
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 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 disapproval of the applicant’s request to rezone the subject property from “B-3” (Local Business District) to “R-2” (Two-Family Residential District).
At their Regular Meeting on June 9, 2025, the Planning & Zoning Commission recommended approval of the applicant's request to change the zoning classification from “B-3” (Local Business District) to “R-2” (Two-Family Residential District) by a vote of 6 to 1 with Commissioner Ploeckelmann in opposition.
Commissioner Ploeckelmann stated that this request has come before the Planning and Zoning Commission numerous times, and expressed his opinion that nothing has changed in that time.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Ordinance
Minutes
Letter of Request
Presentation