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HOLD a public hearing and consider an ordinance submitted by EAN Holdings, LLC on behalf of Arcade News Inc. (Case #Z24-27) to rezone approximately 1.0 acre out of Lot 1, Block 1, Westside Commercial Subdivision from “CUP” (Community Unit Plan) with “B-3” (Local Business District) uses to “B-4” (Business District). The subject property is locally addressed as 2200 West Central Texas Expressway, Killeen, Texas.
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DATE: December 3, 2024
TO: Kent Cagle, City Manager
FROM: Edwin Revell, Executive Director of Development Services
SUBJECT: Zoning Case # Z24-27: “CUP” w/ “B-3” uses to “B-4”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Arcade News, Inc.
Agent: Jennifer Novelli, with EAN Holdings, LLC
Current Zoning: CUP (Community Unit Plan) with “B-3” (Local Business District) uses
Proposed Zoning: “B-4” (Business District)
FLUM Designation: ‘Regional Commercial’ (RC)
Growth Sector Designation: ‘Neighborhood Infill’ (NI)
Summary of Request:
Jennifer Novelli, with EAN Holdings, LLC, has submitted a request on behalf of Arcade News, Inc. to rezone approximately 1.0 acre out of Lot 1, Block 1, Westside Commercial Subdivision, from “CUP” (Community Unit Plan) with “B-3” (Local Business District) uses to “B-4” (Business District). If approved, the applicant intends to convert the existing building and property into a car rental business.
Zoning/Plat Case History:
The subject properties were annexed into the City limits on September 9, 1962. These properties were platted as Lot 1, Block 1, Westside Commercial Subdivision on April 6, 1999, and zoned from “R-1” (Single-Family Residential District) to “CUP” (Community Unit Plan) with “B-3” (Local Business District) uses on September 11, 1972.
Character of the Area:
North: Interstate 14 and Fort Cavazos housing area.
South: Undeveloped property zoned “CUP” (Community Unit Plan) with “B-3” uses.
East: Developed residential property zoned “CUP” (Community Unit Plan) with “B-3” uses.
West: Developed commercial property zoned “B-5” (Business District).
Future Land Use Map Analysis:
These properties are located within the ‘Neighborhood Infill’ area on the Growth Sector Map and designated as ‘Regional Commercial’ on the Future Land Use Map (FLUM) of the 2022 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.
This request supports or furthers the following Comprehensive Plan recommendations:
§ LU3 - Encourage incremental evolution of neighborhoods.
The Comprehensive Plan promotes incremental redevelopment of properties in Killeen that can add to a widespread improvement. Additionally, staff finds that the proposal is consistent Comprehensive Plan and is consistent with the surrounding area, which consists of a mix of commercial and residential properties.
Development Zone Analysis:
These properties are located within the City of Killeen Development Zone #4. This development zone is west of Fort Hood Street and north of Stan Schlueter Loop. This development zone consists of 44.81% residential uses and 55.19% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 107.15 1.87%
Residential 2457.49 42.94%
Industrial 11.37 0.20%
Commercial 2937.38 51.33%
Agricultural 209.35 3.66%
Totals 5722.74 100.00%
Vacant Land 684 11.95%
Water, Sewer and Drainage Services:
Provider: City of Killeen
Within Service Area: Yes
Feasibility Study or Service Commitment: Water, sanitary sewer, 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 via an existing 8” water line located in the East Bound Service Road of W. Central Texas Expressway, an existing 8” water line located in Goodhue Drive, an existing 8” water line located in Willow Springs Road, and an existing 6” water line located in Trenton Ave. Wastewater services are available via an existing 8” wastewater line located in the East Bound Service Road of W. Central Texas Expressway, an existing 8” wastewater line located in Goodhue Drive, an existing 8” wastewater line located in Willow Springs Road, and an existing 6” wastewater line located in Trenton Ave. An existing storm sewer pipe (diameter unknown) is located in Trenton Ave.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is available via East Bound Service Road of W. Central Texas Expressway (415’ wide Principal Arterial), Willow Springs Road (170’ wide Minor Arterial) and Trenton Avenue (55’ wide Local Street). Local traffic due to the proposed zoning change is not expected to change significantly. A traffic impact analysis is not required.
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 property is already developed.
Environmental Assessment:
The properties are in the South Nolan Creek Tributary No. 7 Watershed. The property is not in proximity to any regulated wetlands areas as identified on the National Wetlands Inventory maps. The property is within Zone X of a FEMA regulated Special Flood Hazard Area (SFHA), per FEMA Flood Insurance Rate Map 48027C0260E with effective date September 26, 2008.
Public Notification:
Staff notified five (5) surrounding property owners regarding this request. Of those property owners notified, three (3) reside outside the 200-foot notification boundary required by the State, but within the 400-foot notification boundary required by the Council, and two (2) live outside Killeen. As of the date of this staff report, staff has received no written responses from the surrounding property owners regarding this request.
Staff Findings:
The subject property has an existing, vacant, commercial structure on the parcel which is zoned “CUP” (Community Unit Plan) with “B-3” (Local Business District) uses. The surrounding area includes a mix of developed and undeveloped residential and commercial uses. Staff finds that the request is consistent with the recommendations of the Killeen 2022 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 a portion of the subject property from “CUP” (Community Unit Plan) with “B-3” (Local Business District) uses to “B-4” (Business District) as presented.
At their regular meeting on October 14, 2024, the Planning and Zoning Commission recommended approval of the request 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