Title
Hold a public hearing and consider a City-initiated request submitted on behalf of Kailles Projects Limited Liability Company - 1401 Mulford Street Series (Case #Z26-20) to rezone approximately 0.23 of an acre, being Lot 1, block 1 of the Mulford Addition, from “B-3” (Local Business district) to “R-1” (Single Family Residential District). The subject property is locally addressed as 1401 Mulford Street, Killeen, Texas.
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DATE: November 3, 2026
TO: Laurie Wilson, Interim City Manager
FROM: Wallis Meshier, Executive Director of Development Services
SUBJECT: Zoning Case # Z26-20: “B-3” to “R-1”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Kailles Projects Limited Liability Company - 1401 Mulford Street Series
Agent: City-initiated request
Current Zoning: “B-3” (Local Business District)
Proposed Zoning: “R-1” (Single-Family Residential District)
FLUM Designation: ‘Traditional Neighborhood’ (TN)
Growth Sector Designation: ‘Infill & Enhance’ (IE)
Summary of Request:
This is a City-initiated request to rezone the property from “B-3” (Local Business District) to “R-1” (Single-Family Residential District). The purpose of the request is to align the current zoning designation with the property’s existing single-family residential use. The existing residential use is considered legal nonconforming and is therefore subject to Section 31-54 of the Killeen Code of Ordinances, which provides that a nonconforming use may not be expanded or rebuilt in the event of total destruction by fire or other cause. If approved, the proposed rezoning will bring the existing residential use into compliance with the zoning ordinance.
The Planning & Zoning Commission previously recommended approval of this rezoning request, and the case was subsequently presented to the City Council for consideration on August 18th. At that time, however, staff had not received the required authorization form signed by the property owner. As a result, the City Council disapproved the request at their regular meeting on September 1, 2026. Staff has since received the property owner's signed authorization form, and the rezoning request is being presented for reconsideration with the required documentation in place.
This initiative is intended to assist property owners by rezoning legal nonconforming properties so that their existing residential uses comply with the City of Killeen’s zoning and land use regulations. In doing so, the goals are to 1) ensure that property owners are better positioned to sell or refinance their property in the future; and 2) to have an opportunity to expand in the future, should they choose to do so, in addition to being able to rebuild. Based on current information, the rezoning should not negatively affect the property, and property values are not expected to be affected. In the future, staff will ensure that the property owner has signed the authorization form before moving the case forward to the Planning & Zoning Commission and City Council.
Zoning/Plat Case History:
The subject property is located in North Killeen and was annexed into the City limits in December 1919. The property is platted as Lot 1, Block 1, in the Mulford Addition, which was recorded in November 2019. Staff was unable to determine when the zoning for the property was designated.
Character of the Area:
North: Developed residential property zoned “R-2” (Two-Family Residential District)
South: Developed commercial property zoned “B-4” (Business District)
East: Developed residential property zoned “R-3” (Multifamily Residential District)
West: Developed commercial property zoned “B-3” (Local Business District)
Future Land Use Map Analysis:
The property is located within the ‘Infill & Enhance’ (IE) area on the Growth Sector Map and designated as ‘Traditional Neighborhood’ (TN) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The Growth Sector Map identifies the area as ‘Infill & Enhance’, which includes developed areas with public services where additional population, higher intensities, and integration of uses is desired. This sector is primarily located in downtown and the adjacent neighborhoods. Growth policies for this area should support infill and redevelopment, with infrastructure projects designed to accommodate more residents and small businesses while improving walkability.
The Future Land Use Map identifies this area as a ‘Traditional Neighborhood’, which is characterized by a pre-suburban development pattern with smaller lots, shorter blocks, and diverse housing styles. The mix of uses in these neighborhoods enable adaptability to suit the changing needs of the residents. This place type recommends up to fifty percent (50%) nonresidential and eighty percent (80%) residential use mix.
The request supports the following Comprehensive Plan recommendations:
§ LU3 - Encourage incremental evolution of neighborhoods.
§ NH6 - Shift the market to include existing housing.
The Killeen 2040 Comprehensive Plan promotes incremental evolution of properties that can add to a widespread improvement. Additionally, staff finds the proposed rezoning is consistent with the surrounding area, which consists of established single-family residential development and reflects the intended land use pattern for the Residential Mix place type.
Development Zone Analysis:
The property is located within the City of Killeen Development Zone #4, which is generally situated west of Fort Hood Street and north of Stan Schlueter Loop. This development zone consists of approximately 44.81% residential uses and 55.19% commercial uses. Overall, the current land use mix in the surrounding area includes approximately 107.15 acres (1.87%) of Special Districts, 2,457.49 acres (42.94%) of Residential, 11.37 acres (0.20%) of Industrial, 2,937.38 acres (51.33%) of Commercial, and 209.35 acres (3.66%) of Agricultural uses, for a total of approximately 5,722.74 acres. In addition, vacant land accounts for approximately 684 acres, or 11.95% of the area.
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 tract located at 1401 Mulford Street via an existing 6” water distribution main located in Mulford Street. and a 12” water transmission main located in East Dean Avenue.
Wastewater services are available for the tracts via an existing 6” wastewater main located in East Dean Avenue.
An existing storm sewer inlet and associated piping is located on the southeast corner of the tract located at 1401 Mulford Street.
Transportation and Thoroughfare Plan:
Access to the property is via Mulford Street and East Dean Avenue, both of which have a 50-foot-wide right-of-way and are classified as Residential Streets in the currently adopted Comprehensive Plan.
No increase in traffic is expected to be generated as a result of this zoning classification change.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails on this site. Parkland dedication, fees in lieu of, and parkland development fees will not be required as the property is already developed.
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 48027C0115E with effective date September 26, 2008.
The tract is not impacted by freshwater ponds, freshwater forested/shrub wetlands, freshwater emergent wetlands, or riverine habitats as shown on the National Wetlands Inventory maps for the property. No visual evidence of other environmental impediments is apparent on the tract at this time.
Public Notification:
Before public notification, the property owner was provided with a consent form to authorize the request. Staff received the signed consent form on September 4, 2026, giving us permission to rezone the property on their behalf.
Staff notified property owners of fifty-nine (59) surrounding properties regarding this request.
As of the date of this staff report, no responses have been received regarding this request.
Staff Findings:
The subject property is zoned “B-3” (Local Business District), contains an existing single-family residential structure, and the use is considered legal nonconforming. The surrounding area consists primarily of developed single-family and two-family residential uses. Staff finds that the request is consistent with the recommendations of the Killeen 2040 Comprehensive Plan.
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 is maintained by the City. Maintenance costs 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 request to rezone the property from “B-3” (Local Business District) to “R-1” (Single-Family Residential District).
At their regular meeting on September 28, 2026, the Planning and Zoning Commission recommended approval by a vote of 6 to 0.
During the public hearing portion of the meeting, no one spoke in opposition or in support.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Consent Form
Presentation