Title
Hold a public hearing and consider an ordinance submitted by Kevin Greenwood, on behalf of Highland Development Corporation, Inc., (Case# Z25-43) to rezone approximately 0.13 acres, being a portion of Lot 1, Block 1, Highland Commercial Subdivision Phase Three, from “B-5” (Business District) to “B-5” (Business District) with a Conditional Use Permit (CUP) for the sale of alcohol for on-premises consumption. The subject property is locally addressed as 1100 West Jasper Drive, Killeen, Texas.
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DATE: January 20, 2026
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-43: “B-5” to “B-5” w/ CUP
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Highland Development Corporation, Inc.
Agent: Kevin Greenwood
Current Zoning: “B-5” (Business District)
Proposed Zoning: “B-5” (Business District) with a Conditional Use Permit (CUP) to allow for the sale of alcoholic beverages for on-premises consumption.
Current FLUM Designation: ‘Regional Commercial’
Conditional Use Permit: Sec. 31-456(a) states that the purpose of the conditional use permit process is to identify land uses that may be appropriate within a zoning district.
Summary of Request:
Kevin Greenwood, on behalf of Highland Development Corporation, Inc., is requesting a Conditional Use Permit (CUP) to allow for the sale of alcoholic beverages for on-premises consumption, secondary to a proposed event center. If approved, the business would sell alcohol only during scheduled events.
Killeen Code of Ordinances Chapter 31 Compliance:
The subject property is currently zoned “B-5” (Business District), and this zoning district does not allow the sale of alcohol for on-premises consumption by right. The applicant was advised to apply for a Conditional Use Permit.
Killeen Code of Ordinances Sec. 31-456 provides that the Conditional Use Permit (CUP) process is intended to identify those land uses that may be appropriate within a zoning district but, due to their location, function, or operation, could have a harmful impact on adjacent properties or the surrounding area, and to provide a procedure whereby such uses may be permitted by further restricting or conditioning the same to mitigate or eliminate such potential adverse impacts.
Sec. 31-456(e)(A) states that the Conditional Use Permit shall be void if the building or premises is not put to the permitted use for a period of one (1) year or more from the effective date of the ordinance authorizing issuance of the permit or the permitted use ceases for any one (1) year period.
Zoning/Plat Case History:
The property was annexed on September 9, 1962, and it was zoned to “B-5” (Business District) in 1970. It was platted as the Highland Commercial Subdivision, Phase Three, in 2004.
Character of the Area:
North: Residential multi-plex property zoned “R-3” (Multi-Family Residential District),
South: Residential apartments property zoned “R-3” (Multi-Family Residential District)
West: Developed Commercial property zoned “B-5” (Business District)
East: Developed Commercial property zoned “R-C-1” (Restaurant and Alcohol Sales District).
Future Land Use Map Analysis:
The subject property is located within the ‘Neighborhood Infill’ (NI) area on the Growth Sector Map. It is designated as ‘Regional Commercial’ (RC) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The ‘Neighborhood Infill’ area on the Growth Sector Map includes areas of the city that are already developed and have access to city services and infrastructure, but have vacant, underutilized, or poorly developed properties. Growth policies for this sector should encourage development or redevelopment of these properties with accessory dwelling units, smallplexes, and micro commercial that provides incremental increases in density. Development should match the existing character and improve walkable access to businesses and amenities for people living and working in the vicinity.
These ‘Regional Commercial’ places are first identified by their principal focus on auto-oriented traffic. Logically placed near high-traffic intersections, these spaces bring people from many surrounding neighborhoods. Typical uses will include regional businesses including but not limited to restaurants, grocery stores, banks, retail, gas stations, and offices. This place type encourages small-scale, neighborhood-scale, regional, and industrial. This place type encourages one hundred percent (100%) nonresidential and fifty percent (50%) residential use mix.
The request supports the following Comprehensive Plan recommendations:
§ LU3 - Encourage incremental evolution of neighborhoods.
§ NH4 - Build complete neighborhoods.
The Killeen 2040 Comprehensive Plan promotes incremental redevelopment of properties that can add to a widespread improvement. Additionally, staff finds that the proposed rezoning is consistent with the surrounding area, which consists of commercial-zoned property.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #6. This development zone is between Stagecoach Road and Central Texas Expressway, east of Fort Hood Street. This development zone consists of 65.76% residential uses and 34.24% commercial uses.
The current land use mix within this area comprises the following acreages and percentages, approximately:
District Acres Percentage
Special Districts 150.77 3.52%
Residential 2666.93 62.25%
Industrial 102.99 2.40%
Commercial 1312.54 30.63%
Agricultural 51.34 1.20%
Totals 4284.56 100.00%
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.
Water services are available for Bell County Appraisal District (“BCAD”) Parcel #346709 via an existing 16” water transmission main located in the right-of-way of Jasper Rd.
Wastewater services are available for BCAD Parcel #346709 via an existing 6” wastewater main located in the right-of-way of Jasper Rd.
An existing storm sewer inlet is located at the corner of Jasper Rd. and Jennifer Dr. No information is available regarding the existing storm sewer infrastructure.
Transportation and Thoroughfare Plan:
Access to the property is via Jasper Rd. (80’ ROW - Collector) and Jennifer Dr. (50’ ROW - Local Road).
The current zoning classification for the property is “B-5”. The property is currently in use as a Food Mart and generates approximately 6,630 Average Daily Trips.
The proposed zoning classification is “B-5 w/ CUP”. The current land use will be augmented with alcohol sales for on-site consumption. Based on the information contained in the 10th Edition of the ITE Trip Generation documents and the proposed use of the property, approximately 980 additional Average Daily Trips will be generated as a result of this zoning update.
An individual traffic impact analysis is not required at this time.
If the conditions or assumptions used in the development of this 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 this site. Parkland dedication, fees in-lieu-of, and parkland development fees will not be required as the property is already developed and is commercially zoned.
Environmental Assessment:
The property is in the Nolan Creek / Leon River Watershed and is located within Zone X (Outside the 0.2% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0280E 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. There is no visual evidence of other environmental impediments on the property at this time.
Public Notification:
Staff notified twenty-nine (29) owners of surrounding properties regarding this request. As of the date, staff has received ten (10) written responses in opposition, two (2) of the responses are located within the 200-foot boundary, six (6) of the responses are located within the 400-foot boundary, and two (2) are located outside the notification boundary, and none in support of this request.
Staff Findings:
The subject property is located in an active commercial area that includes a variety of uses, such as restaurants, automotive businesses, and retail establishments. The applicant proposes to sell alcoholic beverages as a secondary component to the event center’s primary operations. Staff finds the request consistent with the recommendations of the Killeen 2040 Comprehensive Plan.
In accordance with Killeen Code of Ordinances Sec. 31-456(e)(1): “A conditional use permit shall continue in full force and effect until the earliest occurrence of any of the following events of termination, at which time it shall be void and shall have no further effect: Termination Criteria:
A. The building or premises is not put to the permitted use for a period of one (1) year or more from the effective date of the ordinance authorizing issuance of the permit or the permitted use ceases for any one (1) year period;
B. The permit expires by its own terms;
C. The property is rezoned;
D. Another conditional use permit is approved for the site;
E. The building or premises is substantially enlarged or extended;
F. The use of the building or premises is materially expanded or increased; or
G. The violation of any one (1) or more of the conditions of approval.
THE ALTERNATIVES CONSIDERED:
The City Council may:
• Disapprove the applicant’s CUP request;
• Approve the proposed CUP with conditions; or
• Approve the CUP as presented by the applicant.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request as presented.
Approval of the applicant’s request for a Conditional Use Permit (CUP) will allow the business to sell and serve alcohol on-premises in conjunction with the event center. The proposed use is compatible with the surrounding area and consistent with the recommendations of the Killeen 2040 Comprehensive Plan, which encourages a mix of uses in commercial districts.
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.
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 subject property from “B-5” (Business District) to “B-5” (Business District) with a Conditional Use Permit (CUP) to allow for the sale of alcoholic beverages for on-premises consumption as requested by the applicant.
At their regular meeting on December 8, 2025, the Planning and Zoning Commission recommended approval by a vote of 4 to 0.
DEPARTMENTAL CLEARANCES:
The Planning and Legal staff have reviewed this item.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
Responses
Response Map
Presentation