Title
Hold a public hearing and consider an ordinance submitted by Peter J. Stanonik IV and Cleopatra Dover-Stanonik (Case# Z25-30) to rezone approximately 1.477 acres, out of the M. T. Martin Survey, Abstract No. 963, from “A” (Agricultural District) to “B-3” (Local Business District). The subject properties are generally located between the intersections of Biels Loop and Trimmier Road, Killeen, Texas.
Body
DATE: November 18, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-30: “A” to “B-3”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Peter J. Stanonik IV and Cleopatra Dover-Stanonik
Current Zoning: “A” (Agricultural District)
Proposed Zoning: “B-3” (Local Business District)
FLUM Designation: ‘Neighborhood Commercial’ (NC)
Growth Sector Designation: ‘Open Space’
Summary of Request:
The property owner is requesting to rezone this property from “A” (Agricultural District) to “B-3” (Local Business District) to allow for the development of a retail business on the property. While the property is presently zoned agricultural, it is identified as ‘Neighborhood Commercial’ on the Future Land Use Map (FLUM), indicating compatibility with the proposed use.
Zoning/Plat Case History:
The subject property was annexed into the City Limits on January 13, 2008, via
Ordinance No. 08-006. The property was subsequently zoned to “A” (Agricultural District) with the initial rezoning after annexation.
Character of the Area:
North: Single-family homes, situated on large acre tracts of land zoned “A” (Agricultural District), and “R-1” (Single-Family Residential District).
South: A single-family home situated on a large acre tract of land zoned “R-1” (Single-Family Residential District).
East: Single-family homes, situated on large acre tracts of land zoned “A” (Agricultural District).
West: Existing KISD Middle School zoned “R-1” (Single-Family Residential District)
Future Land Use Map Analysis:
This property is located within the ‘Open Space’ area on the Growth Sector Map and designated as ‘Neighborhood Commercial’ on the Future Land Use Map (FLUM) of the 2040 Comprehensive Plan.
This parcel is identified as ‘Open Space’ on the Growth Sector Map. Land in this sector has not been identified for preservation but is valuable as open space and/or public-owned property. This sector includes floodplains, floodways, and buffers; areas of unique natural habitat, viewsheds, or steep topography; desired parkland and public open space; and right-of-way and easements for desired transportation and utility corridors.
The ‘Neighborhood Commercial’ place type is a 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:
§ LU3 - Encourage incremental evolution of neighborhoods.
Staff finds that the applicant’s request is consistent with the Killeen 2040 Comprehensive Plan.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #8. This development zone is south of Stagecoach Road, east of State Highway 195, and west of East Trimmier Road. This development zone consists of 60.33% residential uses and 39.67% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 463.61 13.19%
Residential 1657.65 47.14%
Industrial 0.00 0.00%
Commercial 191.31 5.44%
Agricultural 1203.59 34.23%
Totals 3516.15 100.00%
Vacant Land 1631.73 46.41%
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 property via an existing 6” water distribution main located in Trimmier Road and an existing 12” transmission main located in Biels Loop.
Wastewater services are available for the property via an existing 12” wastewater main located in Trimmier Road. There is no existing stormwater infrastructure adjacent to the property.
Transportation and Thoroughfare Plan:
Access to the property is via Trimmier Road (80’ ROW), which is classified as a minor arterial, and Biels Loop (Variable Width ROW), which is classified as a local road in the currently adopted Comprehensive Plan.
An individual traffic impact analysis is not required at this time with the proposed use. If, in the future, the property owner decides on a different use, staff would review and determine if the proposed use would trigger the requirement for a Traffic Impact Analysis (TIA).
PARKS AND PROPOSED TRAIL PLAN:
There are no proposed parks or trails located on this site. If the request is approved, parkland dedication, fees in lieu of parkland dedication, and parkland development fees will not be required, as the property is a non-residential development and is exempt from parkland dedication and development requirements in accordance with Sec. 26-129(b)1.
Environmental Assessment:
The property is in the Nolan Creek / Leon River Watershed. The property is located in Zone X (Outside the 0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0290E with effective date September 26, 2008. The property is not impacted by any wetlands or riverine areas, as shown on the National Wetlands Inventory maps for the property. No visual evidence of other environmental impediments is apparent on the property at this time.
Public Notification:
Staff notified nine (9) surrounding property owners regarding this request. To date, staff has received one (1) response in opposition.
Staff Findings:
The applicant has worked closely with the Planning staff for nearly a year on this project and has concluded that establishing a neighborhood salon would be a suitable business for this area, given the lot’s unusual shape and its location. Staff finds the applicant’s 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 applicant’s request to rezone the property from “A” (Agricultural District) to “B-3” (Local Business District) as presented.
At their regular meeting on October 13, 2025, the Planning and Zoning Commission recommended approval by a vote of 5 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
Presentation