Title
Hold a public hearing and consider an ordinance submitted by Dominic Vo on behalf of Hoang, Kim Anh Revocable Living Trust (Case# Z25-40) to rezone approximately 1.313 acres out of the Robert Cunningham Survey, Abstract No. 199 and Eugene La Sere Survey, Abstract No. 528 (also known as part of Lot 16 Llewellyn Estates #3 unrecorded subdivision) from “B-2” (Local Retail District) to “B-5” (Business District). The subject property is locally addressed as 4801 Onion Road, 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 # Z25-40: “B-2” to “B-5”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Hoang, Kim Anh Revocable Living Trust
Agent: Dominic Vo
Current Zoning: “B-2” (Local Retail District)
Proposed Zoning: “B-5” (Business District)
FLUM Designation: ‘Regional Commercial’ (RC)
Growth Sector Designation: ‘Neighborhood Infill’
Summary of Request:
Dominic Vo, on behalf of Hoang, Kim Anh Revocable Living Trust, is requesting to rezone 4801 Onion Road to “B-5” (Business District). The request is consistent with the Regional Commercial FLUM designation and Neighborhood Infill growth sector. At the Planning and Zoning Commission meeting the applicant stated they were intending on opening a salon. There is an existing structure on the property. If approved, the property would have to comply with all code regulations.
Zoning/Plat Case History:
The subject property was annexed into the City limits on December 22, 1986. The property was subsequently rezoned from “A” (Agricultural) to “R-1” (Single-Family Residential District) in 1995 and then rezoned to “B-2” (Local Retail District) in 2006 via Ordinance 06-119. The property is not currently platted. Any new development would trigger the platting process.
Character of the Area:
North: Existing commercial zoned “B-5” (Business District)
South: Undeveloped commercial zoned “B-5” (Business District)
East: Undeveloped commercial zoned “B-5” (Business District)
West: Existing commercial zoned “B-5” (Business District)
Future Land Use Map Analysis:
This property is 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 2040 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.
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 a one-hundred percent (100%) nonresidential and a fifty percent (50%) residential use mix.
The request supports or furthers the following Comprehensive Plan recommendations:
§ (LU2) Improve the fiscal productivity of development
§ (LU3) Encourage incremental evolution of neighborhoods
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 is comprised 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.
Water services are available for the tract via an existing 12-inch water transmission main located in the southern ROW of E. Stan Schlueter Loop and an existing 12-inch water transmission main located in the eastern ROW of Onion Road.
Wastewater services are available for the tract via an existing 6-inch wastewater main located on the north side of E. Stan Schlueter Loop. An existing 18-inch wastewater interceptor is located approximately 300 feet south of the property that may be used to provide wastewater service, but a new wastewater line will need to be extended to the property.
An existing storm sewer drainage culvert is located at the northeastern corner of the property. The 33-inch culvert crosses Onion Road. at E. Stan Schlueter Loop, flowing from west to east.
Transportation and Thoroughfare Plan:
Access for the lot is via E. Stan Schlueter Loop (175’ ROW - Minor Arterial) and Onion Road. (65’ ROW - Collector).
Traffic Impact Analysis Summary:
The current zoning classification for the property is “B-2”. The property is currently used as a residence and generates no appreciable traffic.
The proposed zoning classification is “B-5”. There is no stated use at this time. Conservatively assuming a proposed use consistent with a convenience market and based on the information contained in the 10th Edition of the ITE Trip Generation, approximately 3,100 additional average daily trips will be generated as a result of the development. An individual traffic impact analysis is 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:
A proposed trail on this site runs along E. Stan Schlueter Loop. Parkland dedication, fees in lieu of parkland dedication, and parkland development fees are not required for the property, as it is commercial.
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 fourteen (14) owners of surrounding properties regarding this request. As of the date of this staff report, staff has not received any written responses regarding this request.
Staff Findings:
The subject property is located at a prominent corner and is surrounded by “B-5” (Business District) zoning, which establishes a clear commercial development pattern in the immediate area. The requested zoning is compatible with the surrounding land uses and supports the corridor's continued commercial uses.
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.
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 “B-2” (Local Retail District) to “B-5” (Business District).
At their regular meeting on December 8, 2025, the Planning and Zoning Commission recommended approval by a vote of 3 to 1, with Commissioner Cooper in opposition.
Commissioner Cooper stated that their intended use could be accomplished with a more restrictive zoning designation, and “B-5” (Business District) has a broad-spectrum of allowable uses.
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