Title
Hold a public hearing and consider an ordinance submitted by Marion Benjamin Bell (Case# Z25-19) to rezone approximately 1.987 acres, being Lot 1A, Block 1 out of the Robison Addition from “B-5” (Business District) to “R-1” (Single-Family Residential District). The subject property is locally addressed as 1914 North 10th Street, Killeen, Texas.
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DATE: August 5, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-19: “B-5” to “R-1”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Marion Benjamin Bell
Agent: Marion Benjamin Bell
Current Zoning: “B-5” (Business District)
Proposed Zoning: “R-1” (Single-Family Residential District)
FLUM Designation: ‘Traditional Neighborhood’ (TN)
Growth Sector Designation: ‘Infill & Enhance’ (IE)
Summary of Request:
Marion Benjamin Bell has submitted a request to rezone the property at 1914 North 10th from “B-5” (Business District) to “R-1” (Single-Family Residential District). If approved, the applicant intends to subdivide the lot and construct an additional single-family residence on the property. The proposed rezoning would also align the zoning designation with the existing residential land use.
Zoning/Plat Case History:
The property was annexed into the City of Killeen in 1948 and subsequently zoned “R-3” (Multifamily Residential District). In 1993, the property was rezoned to “B-5” (Business District) through Ordinance No. 93-45.
Character of the Area:
North: Undeveloped property on the military installation.
South: Developed residential property zoned “R-1” (Single-Family Residential District).
East: Developed commercial property zoned “B-2” (Local Retail District).
West: Developed residential 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 ‘Traditional Neighborhood’ (TN) 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:
This property is 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 is composed of the following acreages and percentages, approximately:
District Acres Percent
Special Districts 1.36 0.13%
Residential 667.36 66.25%
Industrial 58.91 5.85%
Commercial 275.23 27.32%
Agricultural 0.45 0.45%
Total 1003.31 100.00%
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 tract.
Water services are available for the property via an existing 2” water distribution main located on the west side of N. 10ᵗʰ Street and via an existing 2” water distribution main located along the northern boundary of the property.
Wastewater services are available via an existing 6” wastewater main located along the southern boundary of the property.
There is no existing stormwater infrastructure adjacent to the property.
Transportation and Thoroughfare Plan:
Access to the property is via N 10ᵗʰ Street (60’ ROW), which is classified as a local road in the adopted Comprehensive Plan.
PARKS AND PROPOSED TRAIL PLAN:
Although the site is currently developed, any increase in residential density will trigger parkland dedication fees during the platting process.
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), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0115E 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 property owners of sixty-five (65) surrounding properties regarding this request.
As of the date of this staff report, no responses have been received regarding this request.
Staff Findings:
Staff finds that the proposed zoning aligns with existing land use, removes legal non-conforming restrictions, 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 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 “B-5” (Business District) to “R-1” (Single-Family Residential District) as presented.
At their Regular Meeting on June 23, 2025, the Planning & Zoning Commission recommended approval of the applicant’s request to change the zoning classification from “B-5” (Business District) to “R-1” (Single-Family Residential District) by a vote of 8 to 0.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
Presentation