Title
Hold a public hearing and consider an ordinance submitted by John Gilmore, on behalf of Ki Sup Son and Soon Sun Son, (Case# Z25-21) to rezone approximately 0.67 acres, being part of Lot 1, Block 1, out of the Chaney Addition, from “R-1” (Single-Family Residential District) to “B-5” (Business District). The subject property is locally addressed as 3413 Old Farm-to-Market 440, Killeen, Texas.
Body
DATE: August 19, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case# Z25-21: “R-1” to “B-5”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Ki Sup Son and Soon Sun Son
Agent: John Gilmore
Current Zoning: “R-1” (Single-Family Residential District) and “B-5” (Business District)
Proposed Zoning: “B-5” (Business District)
FLUM Designation: ‘Regional Commercial’ (RC)
Growth Sector Designation: ‘Neighborhood Infill’ (NI)
Development Zone: 4
Summary of Request:
Ki Sup Son and Soon Sun Son have submitted a request to rezone part of Block 1, Lot 1 of the Chaney Addition, located at 3413 Old Farm-to-Market (FM) 440 in Killeen, Texas. The eastern half of the lot is currently zoned “B-5”, and the western half of the lot is currently zoned “R-1”. The applicant’s intent is to rezone the western portion of the lot to “B-5” in order to make the zoning consistent across the entire lot. The applicant currently has no plans to develop the property. However, rezoning the property to “B-5” will allow for future commercial development.
Zoning/Plat Case History:
The subject property was annexed into the City of Killeen in 1980, via Ordinance No. 80-07, and subsequently zoned “R-1” (Single-Family Residential District). In 1993, the eastern half of the property was rezoned to “B-5” (Business District) via Ordinance No. 93-22.
Character of the Area:
North: Undeveloped property zoned “R-1” (Single-Family Residential District)
South: Large lot single-family development zoned “R-1” (Single-Family Residential District)
East: Undeveloped commercial property zoned “B-5” (Business District)
West: Large lot single-family development zoned “R-1” (Single-Family Residential District)
Future Land Use Map Analysis:
The property is located within the ‘Neighborhood Infill’ (NI) area on the Growth Sector Map and designated as ‘Regional Commercial’ (RC) 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.
These ‘Regional Commercial’ places are first identified by their principal focus on auto-oriented traffic. Logically placed near high-traffic intersections, these spaces bring people from many surrounding neighborhoods. Typical uses will include regional businesses including but not limited to restaurants, grocery stores, banks, retail, gas stations, and offices. This place type encourages small-scale, neighborhood-scale, regional, and industrial. This place type encourages one hundred percent (100%) nonresidential and fifty percent (50%) 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 #4. This development zone is west of Fort Hood Street and north of Stan Schlueter Loop. This development zone consists of 44.81% residential uses and 55.19% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 107.15 1.87%
Residential 2457.49 42.94%
Industrial 11.37 0.20%
Commercial 2937.38 51.33%
Agricultural 209.35 3.66%
Totals 5722.74 100.00%
Vacant Land 684 11.95%
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 and an existing 8” water distribution main located in Old Farm-to-Market 440.
Wastewater services are available for the property via an existing 10” wastewater main located on the east side of Old Farm-to-Market 440.
There is an existing drainage ditch on the west side of the property that conveys runoff to the north towards Elms Road. The drainage ditch is in an existing easement. No other existing stormwater infrastructure is adjacent to the property.
Transportation and Thoroughfare Plan:
Access to the property is via Old Farm-to-Market 440 (65’ ROW), which is classified as a Collector Road in the currently adopted Comprehensive Plan.
The current zoning classification for the property is “R-1” and “B-5”. The property is currently vacant and generates no appreciable traffic.
The proposed zoning classification is “B-5” with no stated proposed use for the property at this time. Based on the information contained in the 10th Edition of the ITA Trip Generation documents and the anticipated proposed use of the property, approximately 1,170 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 48027C0260E 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 twenty-eight (28) surrounding properties regarding this request.
To date, staff has received zero (0) written responses in opposition or in support.
Staff Findings:
Staff finds that the proposed zoning is consistent with the Future Land Use Map and Killeen 2040 Comprehensive Plan. Although there are no current development plans for this property, the rezoning would establish zoning consistency across the lot.
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
CONFORMITY TO CITY POLICY:
This item conforms to 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-5” (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-5” (Business District) designation by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Ordinance
Minutes
Letter of Request
Rezoning Exhibit
Presentation