Title
Hold a public hearing and consider an ordinance submitted by Mitchell & Associates, Inc., on behalf of Central Texas United Groups Inc. and J & U Properties, LLC, (Case# Z25-09) to rezone approximately 5.6 acres out of the W. H. Cole Survey, Abstract No. 200, from “A-R1” (Agricultural Single-Family Residential District) to “B-3” (Local Business District). The subject properties are locally addressed as 10450 Trimmier Road and 3350 Chaparral Road, Killeen, Texas.
Body
DATE: May 20, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-09: “A-R1” to “B-3”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Central Texas United Groups Inc. and J & U Properties LLC
Agent: Mitchell & Associates, Inc.
Current Zoning: “A-R1” (Agricultural Single-Family Residential District)
Proposed Zoning: “B-3” (Local Business District)
FLUM Designation: ‘Residential Mix’ (RM) & ‘Neighborhood Commercial’ (NC)
Growth Sector Designation: ‘Controlled Growth’ (CG) & ‘Neighborhood Infill’ (NI)
Summary of Request:
Mitchell & Associates, Inc. has submitted this request on behalf of Central Texas United Group Inc. and J & U Properties, LLC to rezone approximately 5.6 acres from “A-R1” to “B-3”. This change will facilitate the development of commercial business as an allowed use under the Zoning Ordinance. The request for “B-3” is consistent with the Neighborhood Commercial and Residential Mix Place Types, as noted in the 2040 Comprehensive Plan. The proposed use appears to be compatible with the surrounding uses.
Zoning/Plat Case History:
The subject property was annexed into the City limits on April 30, 2004, via Ordinance No. 04-12. The property was subsequently zoned “A-R1” (Agricultural Single-Family Residential District) on April 26, 2005, via Ordinance No. 05-31. The property is currently undeveloped and unplatted.
Character of the Area:
North: Undeveloped property zoned “B-3” (Local Business District) and “R-1” (Single-Family Residential)
South: Undeveloped property located in the Extra-Territorial Jurisdiction
East: Undeveloped property zoned “B-3” (Local Business District)
West: Two-Family residences zoned “A-R1” (Agricultural Single-Family Residential District), and undeveloped property zoned “R-2” (Two-Family Residential District)
Site Visit Observations:
The subject property is located on the northeast corner of the intersection of Chaparral Road and Trimmier Road. During the site visit, staff observed that the area is predominantly rural. A two-family residential subdivision consisting of approximately 90 units, along with a recreational vehicle (RV) storage facility, is beginning construction on the west side of Trimmier Road. The vehicle speed limit signs posted are 40 mph on Chaparral Road and 45 mph on Trimmier Road. The adjacent roadways have been constructed to county standards and do not currently include designated turn lanes.
Future Land Use Map Analysis:
The subject property is located within the ‘Controlled Growth’ and ‘Neighborhood Infill’ growth sectors, as indicated on the Growth Sector Map; and is designated ‘Residential Mix’ and ‘Neighborhood Commercial’ 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 ‘Controlled Growth’ sector includes areas in the city limits and approved Municipal Utility Districts (MUDs) that have access to city infrastructure nearby. 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 Killeen's fiscal health and sustainability.
The request is consistent with the following Big Ideas of the 2040 Comprehensive Plan:
1. Resource stewardship and fiscally responsible growth ensure a more prosperous community for the long haul.
5. Neighborhoods, not subdivisions, make great places for everyone.
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 ‘Neighborhood Commercial’ place type is a predominantly a 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:
§ LU1 - Use place types and complete neighborhoods as building blocks.
§ NH4 - Build complete neighborhoods.
§ MC2 - Identify intersections and collector corridors that are ideal for micro and small commercial uses during the neighborhood planning process.
Staff finds that the applicant’s request is consistent with the Killeen 2040 Comprehensive Plan.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #8. This development zone is south of Stagecoach Road, east of State Highway 195, and west of East Trimmier Road, with the predominance of land uses in this zone being residential, with nearly half of it being vacant or undeveloped land. This development zone consists of 60.33% residential uses and 39.67% non-residential uses.
The current land use mix within this area comprises of the following acreages and percentage approximately:
District Acres Percentage
Special Districts 463.61 13.19%
Residential 1657.65 47.14%
Industrial 0.00 0.00%
Commercial 191.31 5.44%
Agricultural 1203.59 34.23%
Totals 3516.15 100.00%
Vacant Land 1631.73 46.41%
Water, Sewer and Drainage Services:
Water services are available via an existing 12” water transmission main on the west side of Trimmier Road and an existing 16” water transmission main on the south side of Chaparral Road. Additionally, an existing 30” water transmission main owned by Central Texas Water and an existing 8” water line owned by West Bell Water Supply Corporation are located in the right-of-way of Chaparral Road.
Wastewater services are not available adjacent to the tracts. However, an existing 10” wastewater main has an upstream terminus located on the west side of Trimmier Road, just northwest of Bell CAD Parcel #44024 (10450 Trimmier Road).
Transportation and Thoroughfare Plan:
Access for the property is via Trimmier Road (65’ ROW) on the west side of Bell CAD Parcel #44024 (10450 Trimmier Road) and Chaparral Road (70’ ROW) on the south side of Bell CAD Parcel #56287 (3350 Chaparral Road). Chaparral Road is a Minor Arterial in this area, and Trimmier Road is a proposed Minor Arterial adjacent to the property, as shown in the adopted Comprehensive Plan. A right-of-way dedication will likely be required when the property is platted. Coordination with Bell County regarding right-of-way (ROW) dedications is recommended. A traffic impact analysis is required due to the expected increase in average daily traffic volume. Coordination with Bell County regarding traffic impact analysis parameters is suggested.
PARKS AND PROPOSED TRAIL PLAN:
A proposed trail is located along Trimmier Road, abutting the site. The trail will need to be captured during the platting process.
Environmental Assessment:
The properties are in the Stillhouse Hollow Lake / Lampasas River Watershed. The properties are located in Zone X (Area Determined to be Outside the 0.2% Annual Chance Floodplain), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0290E with effective date September 26, 2008.
No surface waters or wetlands are listed on the National Wetlands Inventory maps for these properties and no visual evidence of other environmental impediments are apparent on the properties at this time.
Public Notification:
Staff notified the owners of fourteen (14) surrounding properties regarding this request. Of those notified, five (5) are located outside the 200-foot notification boundary required by the State but within the 400-foot notification boundary required by the Council, and eleven (11) live outside Killeen. As of the date of this staff report, staff has received no written responses regarding this request.
During the public hearing on April 14, 2025, one (1) citizen spoke in opposition to the request.
Staff Findings:
The subject property is currently undeveloped and zoned “A-R1” (Agricultural Single-Family Residential District). The surrounding area includes a mix of developed single-family, two-family, and undeveloped commercial-zoned properties. Staff finds that the applicant’s request is consistent with the policies and principles of the Killeen 2040 Comprehensive Plan.
THE ALTERNATIVES CONSIDERED:
The City Council may:
§ Disapprove the applicant’s zoning request;
§ Approve a more restrictive zoning classification; or
§ Approve the applicant’s zoning request.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request to rezone the property from “A-R1” (Agricultural Single-Family Residential District) to “B-3” (Local Business District) as presented.
Staff finds that the applicant’s request is consistent with the recommendation outlined in the Killeen 2040 Comprehensive Plan. Staff is of the determination that rezoning the property to “B-3” will allow for neighborhood commercial uses at this key intersection.
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. However, subsequent development and dedication of public infrastructure will require maintenance funds over the life cycle of future 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 “A-R1” (Agricultural Single-Family Residential District) to “B-3” (Local Business District) as presented.
At their Regular Meeting on April 14, 2025, the Planning and Zoning Commission recommended approval of the applicant’s request as presented by a vote of 4 to 0.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
Exhibit
Presentation