Title
Hold a public hearing and consider an ordinance submitted by Jim Wright Company, on behalf of Codra Rentals, Ltd. (Case #Z24-33) to rezone Lot 1, Block 1, North 10th Addition from “B-2” (Local Retail District) to “B-3” (Local Business District). The subject property is locally addressed as 1005 North 10th Street, Killeen, Texas.
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DATE: January 7, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Interim Director of Development Services
SUBJECT: Zoning Case # 24-33: “B-2” to “B-3”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Codra Rentals, Ltd.
Agent: Jim Wright Company
Current Zoning: “B-2” (Local Retail District)
Proposed Zoning: “B-3” (Local Business District)
FLUM Designation: ‘Neighborhood Commercial’
Growth Sector Designation: ‘Infill & Enhance’
Summary of Request:
Jim Wright Company, on behalf of Codra Rentals, Ltd., has submitted this request to rezone Lot 1, Block 1, North 10th Addition from “B-2” (Local Retail District) to “B-3” (Local Business District). If approved, the applicant intends to use the property for a mortuary or funeral chapel, excluding cremation services, as allowed in Killeen Code of Ordinances Section 31-306(5).
Zoning/Plat Case History:
The subject property was annexed into the City limits on December 31, 1919. The property was rezoned from “R-3” (Multifamily Residential District) to “B-2” (Local Retail District) via Ordinance No. 07-064 on July 7th, 2007. The property is currently platted as Lot 1, Block 1, North 10th Addition.
Character of the Area:
North: Developed property zoned “R-3” (Multifamily Residential District)
South: Developed property zoned “B-5” (Business District)
East: Developed property zoned “B-4” (Business District)
West: Developed property zoned “R-3” (Multifamily Residential District)
Future Land Use Map Analysis:
This property is in the ‘Infill & Enhance’ area on the Growth Sector Map and designated as ‘Neighborhood Commercial’ on the City of Killeen Comprehensive Plan's Future Land Use Map (FLUM).
The Growth Sector Map indicates that these parcels are in the ‘Infill & Enhance’ sector and as such, have existing development and full service, but are located in areas where additional population, higher development intensities, and integration of uses is desired. This sector is primarily located in downtown and the neighborhoods immediately around it. Growth policies for this area should support infill, redevelopment, and infrastructure projects. These projects should accommodate more residents and small businesses while improving walkability.
The ‘Neighborhood Commercial’ place type is 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.
§ LU2 - Improve the fiscal productivity of development.
§ LU3 - Encourage incremental evolution of neighborhoods.
§ NH4 - Build complete neighborhoods.
Staff finds that the applicant’s request is consistent with the Killeen 2040 Comprehensive Plan.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #1. This development zone is north of Veterans Memorial Boulevard and west of WS Young Drive. This development zone consists of 66.38% residential uses and 33.17% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 1.36 0.13%
Residential 667.36 66.25%
Industrial 58.91 5.85%
Commercial 275.23 27.32%
Agricultural 0.04 0.45%
Total 1007.39 100.00%
Vacant Property 118 11.71%
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 to the property via an existing 6” water line and an existing 2” water line located in N. 10th Street. Wastewater services are available to the property via an existing 6” wastewater line located in N. 10th Street. No storm sewer infrastructure (Inlets/Manholes/Pipes) are in the vicinity of the property.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is via N. 10th Street, which is a 75’-footwide right-of-way in this area and is classified as a residential minor collector. Local traffic due to the proposed zoning change is not expected to change significantly as a result of the proposed zoning classification change. A traffic impact analysis is not currently required.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed trails or proposed parks on or near this site. Parkland dedication, fees in lieu of, and parkland development fees will not be required, as the property is already developed and a commercial use.
Environmental Assessment:
The property is in the South Nolan Creek Tributary 7 Watershed. The property is in Zone X (Area of Minimal Flood Hazard) per FEMA Flood Insurance Rate Map 48027C0115E with effective date September 26, 2008. No portion of the property is located in the vicinity of a Freshwater Pond, or a Freshwater Emergent Wetland as identified on the National Wetlands Inventory maps.
Public Notification:
Staff notified forty-four (44) surrounding property owners regarding this request. Of those property owners, twenty-six (26) reside outside the 200-foot notification boundary required by the State, but within the 400-foot notification boundary required by the Council, and seventeen (17) live outside of the City of Killeen corporate limits. To date, staff has received one (1) written response in support of this request. The respondent is the owner of three (3) adjacent parcels. Staff has received no written responses in opposition of the applicant’s request.
Staff Findings:
The subject property is currently a developed and vacant property zoned “B-2” (Local Retail District). The surrounding area is largely commercially zoned with adjacent, developed, multifamily residential parcels. Staff finds that the applicant’s request is consistent with the policies and principles of the Killeen 2040 Comprehensive Plan and the surrounding community character.
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. 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 “B-2” (Local Retail District) to “B-3” (Local Business District) as presented.
At their special meeting on November 18, 2024, the Planning and Zoning Commission recommended approval of the request by a vote of 6 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
Response
Presentation