Title
Hold a public hearing and consider a City-initiated request (Case #Z25-08) to rezone ten (10) properties, being part of Lot 48 and all of Lots 49-51, Block 3 out of the Freedom Valley Addition; and Lots 6-11, Block 4 out of the Freedom Valley Replat from “B-5” (Business District) to “R-1” (Single-Family Residential District). The subject properties are locally addressed as 1102, 1104, 1106, 1216, 1218, 1220, 1231, 1233, 1235, and 1237 Liberty Bell Loop, Killeen, Texas.
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DATE: May 6, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Executive Director of Development Services
SUBJECT: Zoning Case # Z25-08: “B-5” to “R-1”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Ten (10) individual property owners
Agent: City-initiated request
Current Zoning: “B-5” (Business District)
Proposed Zoning: “R-1” (Single-Family Residential District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Neighborhood Infill’ (NI)
Summary of Request:
This is a City-initiated request to rezone ten (10) properties from “B-5” (Business District) to “R-1” (Single-Family Residential District). This request aims to amend the property's current zoning to make it consistent with the existing residential land use. The existing single-family homes are considered legal non-conforming and therefore subject to Killeen Code of Ordinances Sec. 31-54, which states that a nonconforming structure cannot be rebuilt in case of total destruction. If approved, this City-initiated request to rezone the properties will bring the current use of the properties into compliance with the zoning ordinance.
The intent of this initiative is to assist property owners by rezoning legal-nonconforming properties to establish the current residential uses of properties as complying with the City of Killeen’s zoning and land use regulations. In doing so, the goal is to ensure that property owners are better positioned to sell or refinance their property in the future, should they choose to do so. This rezoning initiative will have no negative impacts on these properties, nor will it affect the property values.
Zoning/Plat Case History:
The subject properties were annexed into the City limits on May 25, 1959, and were platted as Lots 48-51, Block 3, Freedom Valley Addition; and Lots 6-11, Block 4, Freedom Valley Replat. Staff is unable to determine the date of the current zoning of the properties.
Character of the Area:
North: Developed residential property zoned “R-1” (Single-Family Residential District)
South: Developed residential property zoned “R1-A” (Single-Family Garden Home Residential District)
East: Developed property zoned “R-3” (Multi-Family Residential District), being used as a church.
West: Developed commercial property zoned “B-5” (Business District) and “M-2” (Heavy Manufacturing District).
Future Land Use Map Analysis:
The properties are 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 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 or furthers 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 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 and religious institutions.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #3. This development zone is between Interstate Highway 14 and Veterans Memorial Boulevard, east of Ford Hood Street. This development zone consists of 62.40% residential uses and 37.60% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 81.61 2.74%
Residential 1779.03 59.66%
Industrial 273.37 9.17%
Commercial 847.76 28.43%
Agricultural 0.00 0.00%
Totals 2981.78 100.00%
Vacant Property 716.18 24.02%
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 via an existing 6” water line in Liberty Bell Loop. Wastewater service is available via an existing 6” wastewater line in Liberty Bell Loop.
No existing storm sewer infrastructure is located in the vicinity of any of the tracts under consideration.
Transportation and Thoroughfare Plan:
Access to the properties is via Liberty Bell Loop (60-foot-wide ROW). Liberty Bell Loop is classified as a Local Street in the adopted Comprehensive Plan.
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 properties are in the Nolan Creek / Leon River Watershed and are located in Zone X (Area of Minimal Flood Hazard), per FEMA Flood Insurance Rate Map 48027C0280E with effective date September 26, 2008. Portions of the properties being rezoned are impacted by the regulatory floodway.
No environmentally sensitive features are located in the vicinity of the properties as shown on the National Wetlands Inventory maps for this property.
Public Notification:
Before public notification, the ten (10) property owners were provided with a consent form to authorize the request, but no responses have been received.
Staff notified property owners of ninety (90) surrounding properties regarding this request. Of those properties notified, forty-six (46) are outside the 200-foot notification boundary required by the State, but within the 400-foot notification boundary required by the Council, and thirty-five (35) live outside Killeen. As of the date of this staff report, no responses have been received.
Staff Findings:
The subject properties are zoned “B-5” (Business District), have an existing single-family residential structure, and are considered legally non-conforming. The surrounding area includes residential and commercial properties and religious institutions. 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 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 request to rezone the properties from “B-5” (Business District) to “R-1” (Single-Family Residential District) as presented.
At their regular meeting on March 24, 2025, the Planning and Zoning Commission recommended approval of the request by a vote of 5 to 0.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Presentation