Title
Consider a City-initiated ordinance (Case# Z26-11) to rezone approximately 0.16 of an acre, being part of Lots 1 & 5, Block 6, North Side Addition from “B-3” (Local Business District) to
“R-1” (Single-Family Residential District). The subject property is locally addressed as 312 East Texas Avenue, Killeen, Texas.
Body
DATE: September 1, 2026
TO: Kent Cagle, Interim City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Amended Zoning Case #Z26-11: “B-3” to “R-1”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: PCW Investments LLC
Agent: City-Initiated
Current Zoning: “B-3” (Local Business District)
Proposed Zoning: “R-1” (Single-Family Residential District)
FLUM Designation: ‘TN’ (Traditional Neighborhood)
Growth Sector Designation: ‘Infill & Enhance’ (IE)
Summary of Request:
This was originally a City-initiated request to rezone two (2) properties from “B-3” (Local Business District) to “R-1” (Single-Family Residential District). At their regular meeting on August 18, 2026, City Council approved the rezoning request for the property locally addressed as 313 East Texas Avenue, as written consent had been submitted by the property owner. The remaining property was tabled to the next available regular meeting.
The current city-initiated request is to rezone the remaining parcel, locally addressed as 312 East Texas Avenue. A letter and consent form were mailed to the property owner and dropped off at the front door on Wednesday, August 19, 2026. To date, staff has not received a written consent form from the property owner.
The existing residential use is considered legal nonconforming under the current commercial zoning. As such, the property is subject to the nonconforming use provisions of Sec. 31-54 of the Killeen Code of Ordinances, which limit the expansion and reconstruction of nonconforming uses. If approved, this request will bring the current use of the property into compliance with the zoning ordinance.
This initiative helps property owners by rezoning legal nonconforming residential properties to zoning districts consistent with their existing residential use. It will also bring these properties into conformance with the City’s zoning and land use regulations and may help reduce zoning-related challenges for property owners seeking to sell or refinance their properties in the future, in addition to being able to rebuild. Based on current information, the rezoning is not expected to have any negative impacts on the property, nor are property values expected to be affected.
Zoning/Plat Case History:
The property was annexed into the City limits on December 31, 1919. The property was platted as part of North Side Addition. Staff is unable to determine the date when the zoning for the properties was designated.
Character of the Area:
North: Developed residential property recently rezoned to “R-1” (Single-Family Residential District) and undeveloped property zoned “B-3” (Local Business District).
South: Developed commercial property zoned “B-4” (Business District) and “B-5” (Business District).
East: Commercial property zoned “B-3” (Local Business District).
West: Undeveloped property zoned “R-3” (Multifamily Residential District).
Future Land Use Map Analysis:
The property is located within the ‘Infill & Enhance’ (IE) area on the Growth Sector Map and designated as ‘TN’ (Traditional Neighborhood) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
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 ‘Traditional Neighborhood’ place type recreates the pre-suburban development pattern with smaller lots, smaller setbacks, shorter blocks, diverse housing typologies and a mix of uses. Though it is not required for uses to always be mixed within the same building, it is important to note that large single use developments (such as large multiplex apartments or retail centers with large land area devoted to parking) do not suit traditional neighborhoods. Uses should be pedestrian in nature as mixed-use neighborhoods are places where residents can live, shop, work, and gather and access all of these activities largely on foot. Buildings should be generally limited to three stories, though four is acceptable along avenues and higher intensity roadways. This place type encourages fifty percent (50%) nonresidential and eighty percent (80%) residential use mix.
The request supports 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.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #1, which is generally situated north of Veterans Memorial Boulevard and west of WS Young Drive. This development zone is comprised of approximately 66.38% residential uses and 33.17% commercial uses. Overall, the current land use mix in the surrounding area includes approximately 1.36 acres (0.13%) of Special Districts, 667.36 acres (66.25%) of Residential, 58.91 acres (5.85%) of Industrial, 275.23 acres (27.32%) of Commercial, and 0.04 acres (0.45%) of Agricultural uses, for a total of approximately 1,007.39 acres. In addition, vacant property accounts for approximately 118 acres, or 11.71% 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 tracts.
Water services are available for the tracts via an existing 6” water distribution main located in North 8th Street.
Wastewater services are available for the tracts via an existing 8” wastewater main located in East Texas Avenue.
No existing storm sewer infrastructure is immediately adjacent to the tracts. However, a significant concrete flume exists on the property immediately to the west of 312 East Texas Avenue.
Transportation and Thoroughfare Plan:
Access to the property is East Texas Avenue which is a 50-foot wide ROW and is classified as a Residential Street in the currently adopted Comprehensive Plan.
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails located on this site. Parkland dedication, fees in lieu of, and parkland development fees will not be required as the properties are already developed.
Environmental Assessment:
The property is in the Nolan Creek / Leon River Watershed. The tract is located in Zone X Unshaded (0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0115E with effective date September 06, 2008.
The tract at 312 East Texas Avenue is impacted by a riverine habitat as shown on the National Wetland Inventory maps for the properties. Aerial photographs from 2025 show unknown trash and debris on the property located at 312 East Texas Avenue, which may be the source of the environmental issue.
Public Notification:
Staff notified property owners of sixty-three (63) surrounding properties regarding this request.
A public hearing on this request was held on August 18, 2026.
Before public notification, the property owners were provided with a consent form to authorize the request. Staff sent out an additional consent form on August 19, 2026, to the property owner of 312 East Texas Avenue. As of the date of this report, written consent from the property owner has not been received.
Staff Findings:
Staff finds that the proposed zoning is compatible with existing land use and is consistent with the Future Land Use Map and 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 costs 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:
Since staff has not received written consent from the property owner, staff recommends disapproval of this City-initiated request to rezone the subject property from “B-3” (Local Business District) to “R-1” (Single-Family Residential District).
At their regular meeting on July 13th, the Planning and Zoning Commission recommended approval of the request by a vote of 6 to 0.
DEPARTMENTAL CLEARANCES:
Planning and Legal staff have reviewed this item..
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Presentations