Title
Hold a public hearing and consider an ordinance requested by Jim Wright on behalf of Doyle Struve (Case #Z24-34) to rezone approximately 4.584 acres, being part of Lot 9, Block 1 out of the Southwest Crossing Addition, from “R-1” (Single-Family Residential District) to “B-2” (Local Retail District). The subject property is locally addressed as 8058 Trimmier Road, Killeen, Texas.
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DATE: February 18, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Interim Executive Director of Development Services
SUBJECT: Zoning Case #Z24-34: “R-1” to “B-2”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Doyle Struve
Agent: Jim Wright
Current Zoning: “R-1” (Single-Family Residential District)
Proposed Zoning: “B-2” (Local Retail District)
FLUM Designation: ‘Residential Mix’
Growth Sector Designation: ‘Controlled Growth’
Summary of Request:
Jim Wright has submitted a request on behalf of Doyle Struve to rezone approximately 4.584 acres, being part of Lot 9, Block 1, out of the Southwest Crossing Addition from “R-1” (Single-Family Residential District) to “B-2” (Local Retail District). If approved, the applicant intends to utilize the property as a psychiatrist’s office. The proposed use is permitted by right in the “B-2” (Local Retail) zoning district.
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 rezoned from “A” (Agricultural) to “R-1” (Single-Family Residential District) with the initial rezoning after annexation. The property was platted as Lot 9, Block 1, Southwest Crossing.
Character of the Area:
North: Undeveloped property zoned “R-1” (Single-Family Residential District)
South: Existing single-family homes zoned “R-1” (Single-Family Residential District)
East: Existing single-family homes zoned “R-1” (Single-Family Residential District)
West: Existing commercial property zoned “B-3” (Local Business District)
Future Land Use Map Analysis:
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 will be evaluated for adherence to the Big Ideas and Recommendations of the plan, particularly those related to housing and neighborhood options, and improve the fiscal health and sustainability of Killeen.
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. Neighborhood-scale commercial should be allowed along avenues and higher intensity roadways. Auto-first strip centers would be out of scale with this place type. A key indicator of a successful Residential Mix area is if every property has access to some neighborhood scale commercial within walking distance. 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.
§ NH4 - Build complete neighborhoods.
§ MC2 - Coordinate land use and mobility strategies to create commercial nodes in each development zone of the city and within neighborhoods.
Staff finds that the applicant’s request is consistent with the Killeen 2022 Comprehensive Plan.
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 of 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%
Vacant Land 1175.75 27.44%
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 and are available to the subject tracts.
Water services are available to the property via an existing 12” water line located on the west side of Trimmier Road and an existing 12” water line located on the south side of Stagecoach Road.
Wastewater services are available to the property via an existing 12” wastewater line located on the east side of Trimmier Road.
An existing Storm Sewer inlet and pipe of unknown type and size is located adjacent to the property along Stagecoach Road. Another Storm Sewer inlet and pipe of unknown type and size is located at the southwest corner of the property.
Transportation and Thoroughfare Plan:
Ingress and egress to the property is via Trimmier Road on the west and Stagecoach Road on the south. Both Trimmier Road (110’ ROW) and Stagecoach Road (110’ ROW) are considered Minor Collectors in this area. There is an existing single-family home on the property, which is zoned “R-1”. It is staff’s understanding that the applicant’s intent is to retain the existing single-family home and convert it to commercial use as a psychiatrist’s office. Based on the size of the existing structure, staff estimates that the change of use from residential to medical office will generate an additional 350 daily trips, which will not trigger a requirement for a Traffic Impact Analysis (TIA).
If, in the future, the property owner determines to redevelop the site for use as a medical office, staff estimates that such a development could generate up to 3,480 average daily trips, which would trigger the requirement for a Traffic Impact Analysis (TIA). This figure is based on using 50% of the available property for the proposed facility. If/when the property is redeveloped, a TIA will be required at the time of development.
PARKS AND PROPOSED TRAIL PLAN:
There is a proposed Future Greenway Trail located on along Trimmier Road. At such time that the site is redeveloped, construction of a sidewalk will be required. However, nonresidential development is exempt from parkland dedication and development requirements in accordance with Sec. 26-129(B)(1).
Environmental Assessment:
The property is in the Little Nolan Creek Watershed. The property is in Zone X Unshaded (Area of Minimal Flood Hazard) per FEMA Flood Insurance Rate Map 48027C0290E with an effective date of September 26, 2008.
No portion of the property is located in the vicinity of a Freshwater Pond or a Freshwater Emergent Wetland as identified on the National Wetlands Inventory maps.
Public Notification:
Staff notified twenty-eight (28) surrounding property owners regarding this request. Of those property owners notified, thirteen (13) are 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 Killeen. As of the date of this staff report, staff has received no written responses regarding this request.
Staff Findings:
There is a single-family structure on the property. There is also a mix of vacant land, single-family homes, and commercial uses in the surrounding area. Staff finds that the applicant’s request is consistent with the recommendations of the Killeen 2022 Comprehensive Plan.
THE ALTERNATIVES CONSIDERED:
The Planning and Zoning Commission may:
§ Recommend disapproval of the applicant’s zoning request;
§ Recommend approval of a more restrictive zoning district; or
§ Recommend approval of the applicant’s zoning request.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request to rezone the property from “R-1” (Single-Family Residential District) to “B-2” (Local Retail District) as presented.
Staff supports the applicant’s request to rezone the property to “B-2” (Local Retail District). If approved, this request will allow for medical office space development which will increase the economic vitality of this area and will encourage the building of complete neighborhoods. Further, staff finds that the request is consistent with the Future Land Use Map (FLUM) and with the recommendations of the Killeen 2022 Comprehensive Plan.
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 costs 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 that the City Council approve the applicant’s request to rezone the property from “R-1” (Single-Family Residential District) to “B-2” (Local Retail District) as presented.
At their regular meeting on January 13, 2025, the Planning and Zoning Commission recommended approval of the request by a vote of 6 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