Title
Hold a public hearing and consider an ordinance submitted by Mitchell & Associates, Inc., on behalf of Killeen Summit Builders, LLC, (Case# Z25-23) to rezone approximately 6.7 acres, being Lots 14-23, Block 7; Lots 13-30, Block 8, out of Morris Subdivision Phase Two, from “R-2” (Two-Family Residential District) to “SF-2” (Single-Family Residential District). The subject properties are locally addressed as 1101-1108, 1110, 1201-1206, and 1301-1306 Nina Drive; 1102, and 3204, 3206, 3208, 3210, 3212, 3214, and 3216 Ricks Road, Killeen, Texas.
Body
DATE: August 19, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case# Z25-23: “R-2” to “SF-2”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Killeen Summit Builders, LLC
Agent: Mitchell & Associates, Inc.
Current Zoning: “R-2” (Two-Family Residential District)
Proposed Zoning: “SF-2” (Single-Family Residential District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Neighborhood Infill’ (NI)
Summary of Request:
Mitchell & Associates, on behalf of Killeen Summit Builders, LLC; has submitted a request to rezone twenty-eight (28) existing lots from “R-2” (Two-Family Residential District) to “SF-2” (Single-Family Residential District). If approved, the applicant intends to develop the property into single family homes having a minimum lot width of fifty (50) feet.
Zoning/Plat Case History:
The property was annexed into the City of Killeen in 1962 and subsequently zoned “RM-1” (Residential Modular Home Single-Family District). In 2021, the property was rezoned to “R-2” (Two-Family Residential District) via ordinance 21-068.
Character of the Area:
North: Existing residential development zoned “RM-1” (Residential Modular Home Single-Family District)
South: Undeveloped commercial and residential properties zoned “B-5” (Business District) and “R-1” (Single-Family Residential District)
East: Existing large-lot single family homes zoned “R-1” (Single-Family Residential District)
West: Existing single-family development zoned “RM-1” (Residential Modular Home Single-Family District)
Future Land Use Map Analysis:
The subject property is located within the ‘Neighborhood Infill’ (NI) area on the Growth Sector Map and designated ‘Residential Mix’ (RM) 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.
The ‘Residential Mix’ place type creates neighborhoods built with a traditional walkable block/street grid network that allows 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-plex (2-4 units), etc. This place type encourages a twenty-five percent (25%) nonresidential and ninety-five percent (95%) residential use mix.
The request supports the following Comprehensive Plan recommendations:
§ LU2 - Improve the fiscal productivity of development.
§ LU3 - Encourage incremental evolution of neighborhoods.
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:
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, wastewater, and drainage services are located
within the City of Killeen municipal utility service area.
Water services are available for the properties located at 1305 Janis Drive and 1306 Nina Drive via an existing 8” water distribution main located in Janis Drive. Existing water services are not available adjacent to the remaining tracts and will need to be extended from existing infrastructure.
Wastewater services are available for all tracts via an existing network of wastewater mains ranging in size from 6” to 15” located in the ROW of Nina Drive and Ricks Road.
There is no existing stormwater infrastructure adjacent to the properties located at 1101, 1103, 1105, 1107, 1201, 1203, 1205, 1301, 1303, and 1305 Nina Drive. The Trimmier Road Ditch is located at the rear of 1102, 1104, 1106, 1108, 1110, 1202,1204, 1206, 1302, 1304, and 1306 Nina Drive; and 3204, 3206, 3208, 3210, 3212, 3214, and 3216 Ricks Road.
Transportation and Thoroughfare Plan:
Access for the properties is via Nina Drive (60’ ROW) and Ricks Road (60’ ROW). Both are classified as Local Roads in the currently adopted Comprehensive Plan.
The properties are currently undeveloped and generate no appreciable traffic.
The proposed zoning classification is “SF-2” with the stated proposed use for the properties of “single-family residential houses” at this time. Based on the information contained in the 10th Edition of the ITA Trip Generation documents and the anticipated proposed use of the properties, approximately 220 Average Daily Trips will be generated by the tracts.
An individual traffic impact analysis is not required at this time. If the conditions or assumptions used in the development of the current Traffic Impact Determination change, a revised determination may be warranted at that time.
PARKS AND PROPOSED TRAIL PLAN:
While no parks are proposed on this site, a proposed trail is included and will be addressed during the platting phase. Parkland dedication requirements will also be determined during the platting phase and will be based upon the number of single-family lots.
Environmental Assessment:
The properties are in the Nolan Creek / Leon River Watershed. The properties are located in Zone X (Outside the 0.2% Annual Change Flood Hazard), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0260E with effective date September26, 2008, as revised via LOMR 21-06-3142P with effective date October 28, 2022.
The properties located at 1102, 1104, 1106, 1108, 1110, 1202, 1204, 1206, 1302, 1304, and 1306 Nina Drive; and 3204, 3206, 3208, 3210, 3212, 3214, and 3216 Ricks Road are adjacent to a Riverine habitat (Trimmier Road Ditch). There are no wetlands located on the remaining properties, as shown on the National Wetlands Inventory map. No visual evidence of other environmental impediments is apparent on the properties at this time.
Public Notification:
Staff notified property owners of ninety-five (95) surrounding properties regarding this request.
To date, staff has received two (2) written responses in support of this request.
Staff Findings:
Staff finds that the applicant’s request to rezone the property from “R-2” to “SF-2” aligns with the Residential Mix designation outlined in the 2040 Comprehensive Plan. Staff is of the determination that the proposed zoning is compatible with surrounding land uses.
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
CONFORMITY TO CITY POLICY:
This item conforms with state and local policy.
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 subject property from “R-2” (Two-Family Residential District) to “SF-2” (Single-Family Residential District) as presented.
The Planning and Zoning Commission recommended approval of the applicant's request to change the zoning classification from “R-2” (Two-Family Residential District) to “SF-2” (Single-Family Residential District) designation by a vote of 6 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