Title
Hold a public hearing and consider an ordinance submitted by Mitchell & Associates, Inc. on behalf of The Tietze Family Revocable Trust (Case# Z25-39) to rezone approximately 0.14 acres, being part of Lot 8, Block 8, Marlboro Heights Revised from “R-1” (Single-Family Residential District) to “SF-2” (Single-Family Residential District). The subject property is locally addressed as 802 Highland Avenue, Killeen, Texas.
Body
DATE: January 20, 2026
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-39: “R-1” to “SF-2”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: The Tietze Family Revocable Trust
Agent: Mitchell & Associates, Inc.
Current Zoning: “R-1” (Single-Family Residential District)
Proposed Zoning: “SF-2” (Single-Family Residential District)
FLUM Designation: ‘Residential Mix’ (RM)
Growth Sector Designation: ‘Neighborhood Infill’
Summary of Request:
Mitchell & Associates, Inc., on behalf of the property owner, requests to rezone approximately 0.14 acres at 802 Highland Avenue from “R-1” (Single-Family Residential) to “SF-2” (Single-Family Residential). This rezoning request would allow the property to meet the lot requirements for the construction of a new single-family home, as the property no longer conforms to the "R-1" standards due to the change to the original lot configuration. The request is consistent with the 2022 Comprehensive Plan’s Residential Mix designation, and the proposed home is compatible with surrounding development and existing land uses.
Zoning/Plat Case History:
The subject property was annexed into the City limits on September 13, 1954. The property was subsequently rezoned from “A” (Agricultural) to “R-1” (Single-Family Residential District). The property was platted as Lot 8, Block 8, Marlboro Heights Revised. The lot is not in its original configuration and is now only part of Lot 8 and would need to be replatted before any new development occurs.
Character of the Area:
North: Existing commercial zoned “B-5” (Business District)
South: Existing single-family home zoned “R-1” (Single-Family Residential District)
East: Existing municipal park (Marlboro Park) zoned “R-1” (Single-Family Residential District)
West: Existing single-family home zoned “R-1” (Single-Family Residential District)
Future Land Use Map Analysis:
This property is located within the ‘Neighborhood Infill’ area on the Growth Sector Map and designated as ‘Residential Mix’ on the Future Land Use Map (FLUM) of the 2022 Comprehensive Plan.
Properties in the ‘Neighborhood Infill’ sector 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 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 ‘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 or furthers the following Comprehensive Plan recommendations:
§ LU3 - Encourage incremental evolution of neighborhoods.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #3. This development zone is south of Veterans Memorial Boulevard and north of Central Texas Expressway.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 81.61 2.74%
Residential 1779.03 59.66%
Industrial 273.37 9.17%
Commercial 847.76 28.43%
Agricultural 0.00 00.00%
Totals 2981.78 100.00%
Vacant Property 716.18 24.02%
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 BCAD Parcel #122712 via an existing 6” water distribution main located on the northwestern side of Highland Ave.
Wastewater services are available for BCAD Parcel #122712 via an existing 6” wastewater main located on the southern property line of the tract.
No storm sewer infrastructure exists adjacent to the property.
Transportation and Thoroughfare Plan:
Access for parcel #122712 is via Highland Ave. (50’ ROW- Local Road).
Traffic Impact Analysis Summary:
The current zoning classification for the property is “R-1”. The property is vacant and generates
no appreciable traffic.
The proposed zoning classification is “SF-2” and the tract is expected to contain residential structure(s) at build-out. Based on the information contained in the 10ᵗʰ Edition of the ITE Trip Generation documents and the anticipated proposed use of the property, there will not be a substantial increase in traffic volume 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 located on this site. Parkland dedication, fees in-lieu-of parkland dedication, and parkland development fees will not be required, as the new development does not increase in residential intensity.
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 forty-seven (47) owners of surrounding properties regarding this request. As of the date of this staff report, staff has received responses in opposition from two (2) property owners, including one respondent who owns three (3) properties.
Staff Findings:
The subject property is a small infill lot situated between single-family and commercial uses. Staff finds the rezoning request is consistent with the Killeen 2040 Comprehensive Plan. Although the lot does not meet the minimum width standards for “R-1” zoning, it does comply with “SF-2” requirements.
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 “R-1” (Single-Family Residential District) to “SF-2” (Single-Family Residential District).
At their regular meeting on December 8, 2025, the Planning and Zoning Commission recommended approval of the request by a vote of 4 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
Responses
Presentation