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Hold a public hearing and consider an ordinance submitted by Republic Engineering on behalf of Boghosian, Philip Living Trust & Sagaser, Howard 401 K Plan (Z26-08) to rezone approximately 302.42 acres, out of V L Evans Survey, Abstract No. 288 from “R-1” (Single-Family Residential District) “M-1” (Manufacturing District), and “M-2” (Heavy Manufacturing District) to PUD (Planned Unit Development) with “SF-2” (Single-Family Residential District) and “M-1” (Manufacturing District) uses. The subject property is located along North Roy Reynolds Drive, Killeen, Texas.
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DATE: August 4, 2026
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z26-08: “R-1”, “M-1” & “M-2” to PUD w/ “SF-2” and “M-1” uses
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Boghosian, Philip Living Trust & Sagaser, Howard 401K Plan and Boghosian, Philip Living Trust & Sagaser, Watkins & Wieland 401k
Agent: Republic Engineering
Current Zoning: “R-1” (Single-Family Residential District), “M-1” (Manufacturing District) & “M-2” (Heavy Manufacturing District)
Proposed Zoning: PUD (Planned Unit Development) w/ “SF-2” (Single-Family Residential District) and “M-1” (Manufacturing District)
FLUM Designation: ‘RM’ (Residential Mix) and ‘I’ (Industrial)
Growth Sector Designation: “CG” (Controlled Growth)
Summary of Request:
The applicant is requesting to rezone approximately 302.42 acres from “R-1” (Single-Family Residential District), “M-1” (Manufacturing District), and “M-2” (Heavy Manufacturing District) to a Planned Unit Development (PUD) with underlying “SF-2” (Single-Family Residential District) and “M-1” (Manufacturing District) to allow for mixed-use development integrating residential, industrial, and commercial uses.
The proposed development includes approximately 115 acres of residential development with approximately 56 acres of open space, and approximately 131 acres of industrial development. The residential component is anticipated to include 40’, 50’ single-family lots, and 60’ two-family lots, while the industrial component will remain to allow manufacturing and commercial uses, excluding the following uses: petroleum products wholesale storage; feed mill; sewage treatment plant; and crematoriums.
The applicant has submitted exhibits for the following:
a) Exhibit A - Concept plan (Sheet 1)
b) Exhibit A - Typical Lot & Street Dimensions (Sheet 2)
c) Exhibit A - Phasing Plan (Sheet 3)
d) Exhibit A - Park & Fencing Plan (Sheet 4)
e) Exhibit B - Manufacturing Landscaping & Street Tree Requirements
f) Exhibit C - Park and Open Space
Zoning/Plat Case History:
The properties were annexed into the City at two different times. A portion of the properties was annexed in 1972 through Ordinance No. 72-59. The remaining portion was annexed in 1994 through Ordinance No. 94-40 and was initially zoned "A" (Agricultural District) upon annexation. Later in 1994, a portion of the property was rezoned from "A" (Agricultural District) to "M-1" (Manufacturing District) through Ordinance No. 94-72. The portion of the property currently zoned "M-2" (Heavy Manufacturing District) was rezoned from "R-1" (Single-Family Residential District) through Ordinance No. 89-103. Staff was unable to determine when that portion of the property was originally zoned "R-1" (Single-Family Residential District).
A Future Land Use (FLUM) amendment was approved on October 7, 2025, via Ordinance No. 25-057, which changed the designation of approximately 122.64 acres from ‘Industrial’ to ‘Residential Mix’.
Character of the Area:
North: Existing residential development zoned “R-2” (Two-Family Residential District) and undeveloped property zoned “R-1” (Single-Family Residential District).
South: Property located outside the Killeen city limits.
East: Property located outside the Killeen city limits.
West: Existing commercial and industrial uses zoned “M-1” (Manufacturing District) and “M-2” (Heavy Manufacturing District).
Future Land Use Map Analysis:
The properties are located within the ‘Controlled Growth’ sector on the Growth Sector Map and designated as ‘Residential Mix’ (RM) and ‘Industrial’ (I) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The ‘Controlled Growth’ sector includes areas in the city limits and approved Municipal Utility Districts (MUDs) that have access to city infrastructure in close proximity. Development proposed in this sector is evaluated for adherence to the Big Ideas and Recommendations of the plan, particularly those related to housing and neighborhood options, and to improve the fiscal health and sustainability of Killeen.
The ‘Residential Mix’ place type creates neighborhoods built with a traditional walkable block and street network that allows a flexible mix of residential building types. This place type encourages a variety of residential uses, including single-family, townhomes, and small multi-unit developments, with limited supporting nonresidential uses.
The ‘Industrial’ place type includes a range of industrial uses from technology-based operations to manufacturing. These areas are typically located along roadways with sufficient capacity to accommodate industrial traffic and are designed to provide appropriate separation from residential uses through buffering, setbacks, and screening elements.
The proposed Planned Unit Development (PUD) is consistent with these designations by incorporating both residential and industrial components in a coordinated development pattern. The industrial portion is oriented along North Roy Reynolds Drive, which provides appropriate access for industrial traffic, while the residential component is located to align with adjacent residential areas. The PUD framework allows for appropriate transitions between uses and incorporates design considerations to minimize potential impacts between residential and industrial development.
The request supports 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
The Comprehensive Plan’s Big Idea #5 promotes neighborhoods, not subdivisions, designed and built to intentionally mix housing and commercial opportunities together so that the majority of daily needs are accessible within a safe and walkable distance that fosters a unique sense of place. Neighborhoods are flexible places with a mixture of housing and services that provide value directly to the people who reside there. The Comprehensive Plan also emphasizes the need for expanding the variety of neighborhood styles, housing types, and price points available in the city.
Additionally, the Comprehensive Plan highlights building a diverse mix of housing options in order to keep housing in a community affordable and to attract and retain people in different stages of life and different socioeconomic levels. Several elements that contribute to creating a neighborhood include housing and commercial options, parks and public spaces, and street design that prioritizes walkability and human interaction over automobiles. The applicant’s proposed PUD includes a mix of housing types, including single-family and two-family homes, industrial and commercial uses, and neighborhood amenities to include a dog park, park space with park furniture, and a trail.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #2, which is generally situated north of Veterans Memorial Boulevard and east of WS Young Drive. This development zone consists of approximately 67.53% residential uses and 32.47% commercial uses. Overall, the current land use mix in the surrounding area includes approximately 88.35 acres (1.96%) of Special Districts, 2,960.10 acres (65.57%) of Residential, 990.19 acres (21.93%) of Industrial, 467.44 acres (10.35%) of Commercial, and 8.15 acres (0.18%) of Agricultural uses, for a total of approximately 4,514.24 acres. In addition, vacant land accounts for approximately 1,729.44 acres, or 38.31% 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 properties.
Water services are available for the properties via an existing 6” water distribution main located in Wax Myrtle Court, via a 6” water distribution main (under construction) in Firewheel Drive, and via an existing 12” water transmission main in North Roy Reynolds Drive.
Wastewater services are available for the properties via an existing 6” wastewater main located in Wax Myrtle Court, via a 6” wastewater main (under construction) in Firewheel Drive, and via an existing 15” wastewater main in North Roy Reynolds Drive.
An existing curb inlet and storm sewer pipe is located on the east side of North Roy Reynolds Drive (adjacent to BCAD Parcel # 531399). No information is available regarding the pipe or inlet.
Hay Branch Creek encroaches on the properties along the eastern property line. BCAD Parcel #531399 is encroached by an unnamed tributary of Nolan Creek along the western property line of the parcel.
Transportation and Thoroughfare Plan:
The current zoning classification for the properties is “R-1”, “M-1”, and “M-2”. The properties are currently undeveloped. The proposed zoning classification under this amendment is “SF-2” and “M-1” with a Planned Unit Development (PUD) overlay. Under the current PUD concept plan, approximately 115 Acres will be residential use, approximately 132 Acres will be manufacturing use, and the remaining area is designated as park/open space.
The proposed use for the properties will generate a significant volume of new traffic, and a Traffic Impact Study is required by the City of Killeen Code of Ordinances.
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 on the Parks Master Plan located on this site. Open space, and trail are proposed with the PUD request.
Environmental Assessment:
The property is in the Nolan Creek / Leon River Watershed. The properties are located in the Nolan Creek / Leon River Watershed. BCAD Parcel #194369 and #531399 are impacted by a Zone A Special Flood Hazard Area (SFHA) with a 1% annual chance of flooding along the eastern side of the tracts. BCAD Parcel #531399 is also impacted by a Zone AE Special Flood Hazard Area (SFHA) with a 1% annual chance of flooding through the approximate center of the parcel, per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0285E with effective date September 26, 2008.
The properties are impacted by a freshwater pond, freshwater forested/shrub wetlands, and riverine habitats as shown on the National Wetlands Inventory maps for the properties. No visual evidence of other environmental impediments is apparent on the properties at this time.
Public Notification:
Staff notified property owners of one hundred and twenty-eight (128) surrounding properties regarding this request.
As of the date of this staff report, one (1) response in opposition and none in support has been received regarding this request. The response is from a property owner located within the 200-foot notification buffer.
Staff Findings:
Staff finds that the proposed development includes a mix of housing types and lot sizes, open space and park amenities, and industrial and commercial uses. Therefore, staff is of the determination that the proposed development is consistent with the policies and principles discussed during the ongoing Comprehensive Plan process.
THE ALTERNATIVES CONSIDERED:
The City Council may:
• Disapprove the applicant’s PUD request;
• Approve the proposed PUD with conditions; or
• Approve the PUD as presented by the applicant.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request as presented.
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, long-term maintenance of all proposed municipal infrastructure will be the City’s responsibility.
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 as presented, which includes substantial compliance with the following:
1. PUD Development Standards
2. Concept Plan
3. Phasing Plan
4. Parks and Open Space Plan
5. Lot Dimensions and Street Sections Plan
6. Proposed Amenities
At their regular meeting on June 8, 2026, the Planning and Zoning Commission recommended approval of the applicant’s request as presented by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
PUD Proposal:
a) Letter of Request
b) PUD Development Standards
c) Concept plan
d) Typical Lot & Street Dimensions
e) Phasing plan
f) Park & fencing Plan
g) Manufacturing Landscaping & Street Tree Requirements
h) Parks and open space plan
Response
Presentation