Title
Hold a public hearing and consider an ordinance requested by Central Texas Land Development Services on behalf of Gary W. Purser, Jr. and John Helen Purser 1999 Trust (Case# Z25-02) to rezone approximately 10.36 acres, being part of Lot 13 and all of Lot 14 of the Southwest Crossing Addition, from “R-1 (Single-Family Residential District) to “R-2” (Two-Family Residential District). The subject property is generally located northwest of the intersection of Wells Fargo Drive and Turkey Trot Road, Killeen, Texas.
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DATE: March 18, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Executive Director of Development Services
SUBJECT: Zoning Case # Z25-02: “R-1” to “R-2”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Gary W. Purser, Jr. and John Helen Purser 1999 Trust
Agent: Central Texas Land Development Services
Current Zoning: “R-1” (Single-Family Residential District)
Proposed Zoning: “R-2” (Two-Family Residential District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Controlled Growth’
Summary of Request:
Central Texas Land Development Services has submitted a rezoning request, on behalf of Gary W. Purser, Jr. and John Helen Purser 1999 Trust, (Case# Z25-02) to rezone approximately 10.36 acres from “R-1” (Single-Family Residential District) to “R-2” (Two-Family Residential District). If approved, the applicant intends to develop the property into approximately twenty-two (22) duplex lots.
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 “A” (Agricultural) via Ordinance No. 08-103. On December 10, 2024, the property was rezoned from “A” (Agricultural District) to “R-1” (Single-Family Residential District) via Ordinance No. 24-056. The property is platted as the remainder of Lot 13 and Lot 14, Southwest Crossing.
Character of the Area:
North: Undeveloped property zoned “R-1” (Single-Family Residential District) and “B-3” (Local Business District).
South: Existing single-family residential development zoned “R-1” (Single-Family Residential District) and undeveloped property zoned “A” (Agricultural District).
East: Undeveloped property zoned “A” (Agricultural District) and “B-5” (Business District); existing church zoned “A” (Agricultural District); and existing large-lot single-family homes zoned “R-1” (Single-Family Residential District).
West: Existing large-lot single-family home zoned “A” (Agricultural District) and undeveloped property zoned “R-1” (Single-Family Residential District).
Future Land Use Map Analysis:
This property is in the ‘Controlled Growth’ area on the Growth Sector Map and designated ‘Residential Mix’ (RM) on the Future Land Use Map (FLUM).
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 should be evaluated for adherence to the Big Ideas and Recommendations of the plan, particularly those related to housing and neighborhood options, and improve Killeen's fiscal health and sustainability.
This ‘Residential Mix’ place type creates neighborhoods built with a traditional walkable block/street grid network, allowing a flexible mix of residential building typologies. Aside from large multiplex garden apartments, most housing types should be allowed here. This place type encourages most residential uses, such as single-family detached, townhouses, small-plexes (2-4 units), etc. It encourages a use mix of up to twenty-five percent (25%) nonresidential and up to ninety-five percent (95%) residential.
Staff finds that the applicant’s request for “R-2” (Two-Family Residential District) is consistent with the recommendations of the Killeen 2040 Comprehensive Plan. However, Staff finds that the request is not consistent with the character of the surrounding area.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #6. This development zone is east of State Highway 195, north of Stagecoach, and south of Central Texas Expressway. The predominant land use in this zone is residential, with nearly half of it vacant or undeveloped. This development zone consists of 65.76% residential uses and 34.24% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 150.77 3.52%
Residential 2666.96 62.25%
Industrial 102.99 2.40%
Commercial 1312.54 30.63%
Agricultural 51.34 1.20%
Totals 4284.56 100.00%
Vacant Property 1175.75 27.44%
Water, Sewer and Drainage Services:
Provider: City of Killeen
Within Service Area: Yes
Feasibility Study or Service Commitment:
Water services are available to the Remainder of Lot 13 via an existing 8” water line located on Wells Fargo Drive. Water service for Lot 14 is available via the aforementioned 8” water line located on Wells Fargo Drive and an existing 6” water line on Turkey Trot Road.
Wastewater services are available to the Remainder of Lot 13 via an existing 12” wastewater line crossing Lots 12, 13, 14, 15, 16, and 17 of the Southwest Crossing (to the north of the property). Wastewater services are available to Lot 14 via the existing 12” wastewater line and an existing 10” wastewater line in Turkey Trot Road.
Transportation and Thoroughfare Plan:
Access to the remainder of Lots 13 and 14 is via Wells Fargo Drive to the south. Wells Fargo Drive is a 60-foot-wide right-of-way, classified as a rural local street. Lot 14 is also accessible via Turkey Trot Road to the east. Turkey Trot Road is a 60-foot-wide right-of-way, classified as a rural local street.
A traffic impact analysis will be required for the proposed development.
PARKS AND PROPOSED TRAIL PLAN:
Fees in-lieu of parkland dedication and parkland development fees will be required for the proposed development. The proposed plat submitted by the developer indicates twenty-two (22) duplex lots. Based on this number, the parkland dedication requirements are as follows:
§ Fees-In-Lieu of Parkland Dedication: $ 33,000
§ Park Development Fees: $ 19,800
§ Total Parks Fees: $ 52,800
Environmental Assessment:
The properties are in the Little Nolan Creek Watershed. Portions of the Remainder of Lot 13 and Lot 14 are in Zone A of a FEMA-regulated Special Flood Hazard Area (SFHA), per FEMA Flood Insurance Rate Map 48027C0290E, with an effective date of September 26, 2008. Portions of the Remainder of Lot 13 and Lot 14 contain a Freshwater Pond and a Freshwater Emergent Wetland as identified on the National Wetlands Inventory maps.
Public Notification:
Staff notified nineteen (19) surrounding property owners regarding this request. Of those property owners, six (6) reside outside the 200-foot notification boundary required by the State, but within the 400-foot notification boundary required by the Council, and five (5) live outside of the City of Killeen corporate limits. To date, staff has received one (1) written response in support of the request.
Staff Findings:
The subject property is currently undeveloped and zoned “R-1” (Single-family Residential District). The surrounding area includes large lot and estate lot single-family residential development; undeveloped property zoned “A” (Agricultural District), “R-1” (Single-Family Residential District), and “B-5” (Business District); and a church zoned “A” (Agricultural District). Turkey Trot Road and Wells Fargo Road are considered rural local streets. The pavement width of each is approximately twenty (20) feet. The character of the area is predominately rural.
Although the applicant’s request to rezone the property for duplexes is consistent with the ‘Residential Mix’ place type indicated on the Future Land Use Map (FLUM), staff finds that the requested zoning is not consistent with the rural character of the area or with the large-lot single family homes on the east side of Turkey Trot Road.
THE ALTERNATIVES CONSIDERED:
The City Council may:
§ Disapprove the applicant’s request;
§ Approve a more restrictive zoning district; or
§ Approve the applicant’s request as presented.
Which alternative is recommended? Why?
Staff recommends disapproval of the applicant’s request to rezone the property from
“R-1” (Single-Family Residential District) to “R-2” (Two-Family Residential District).
Staff finds that the applicant’s request is not consistent with the rural character of the surrounding area. Staff is of the determination that the proposed use is not compatible with the large lot and estate lot single-family development in the immediate area. Staff finds that duplexes would be more appropriate in the area along Trimmier Road, where the character is more urban.
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 disapproval of the applicant’s request to rezone the subject property from
“R-1” (Single-Family Residential District) to “R-2” (Two-Family Residential District).
At their regular meeting on February 10, 2025, the Planning and Zoning Commission recommended approval of the request by a vote of 4 to 2 with Commissioners Wilson and Ploeckelmann in opposition.
Those Commissioners in opposition to the motion stated that they supported staff’s recommendation to disapprove the request.
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