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Hold a public hearing and consider an ordinance submitted by Republic Engineering, on behalf of Boghosian, Philip Living Trust & Sagaser, Howard 401K Plan; and Boghosian, Philip Living Trust & Sagaser Watkins & Wieland 401K, (FLUM#25-05) to amend the Comprehensive Plan’s Future Land Use Map (FLUM) from an ‘Industrial’ designation to a ‘Residential Mix’ designation for approximately 122.64 acres out of the Vincent L. Evans Survey, Abstract No. 288. The subject properties are generally located east of the intersection of Roy J. Smith Drive and North Roy Reynolds Drive, Killeen, Texas.
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DATE: October 7, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: FLUM Case # FLUM25-05: “I” to “RM”
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Boghosian, Philip Living Trust & Sagaser, Howard 401K Plan; and Boghosian, Philip Living Trust & Sagaser Watkins & Wieland 401K
Agent: Republic Engineering
Current FLUM Designation: ‘Industrial’ (I)
Requested FLUM Designation: ‘Residential Mix’ (RM)
Current Zoning: “M-1” and “R-1” (Manufacturing and Single-Family Residential)
Growth Sector: Controlled Growth (CG)
Development Zone: 2
Summary of Request:
The applicant has submitted a request to amend the Future Land Use Map (FLUM) to change the designation of approximately 122.64 acres from ‘Industrial’ (I) to ‘Residential Mix’ (RM).
If approved, the applicant intends to submit a subsequent request to rezone the property from
“M-1” (Manufacturing District) and “R-1” (Single-Family Residential District) to a PUD (Planned Unit Development) with a mix of 40-foot and 50-foot wide single-family lots, and 60-foot wide two-family lots.
If the requested FLUM amendment is approved, the area designated for industrial use will be reduced by 122.64 acres. The remaining area within the subject parcels that would remain designated for industrial use would be approximately 130.583 acres, of which approximately 33 acres are within the floodplain.
Zoning/Plat Case History:
The property was annexed into the City of Killeen corporate limits in May 1994 via Ordinance No. 94-40. The property was subsequently rezoned to “M-1” (Manufacturing District) via Ordinance No. 94-72. Staff is unable to determine the date of the “R-1” (Single-Family Residential District) zoning.
The entire subject property is located within the boundary of Tax Increment Reinvestment Zone #2 (TIRZ #2). In 2022, in anticipation of industrial development in this area, approximately 331.8913 acres (including the subject property) was added to the TIRZ #2 boundary via Ordinance No. 22-097. Should this request be approved, staff recommends that the TIRZ boundary be amended to remove the proposed residential development from the TIRZ.
The property is not platted, but there is an existing single-family residence on the property.
Character of the Area:
North: Partially developed property (Reynolds Crossing, Phase I) zoned “R-2” (Two-Family Residential District); undeveloped property zoned “R-1” (Single-Family Residential District); and an existing salvage yard zoned “M-2” (Heavy Manufacturing District).
South: Undeveloped land zoned “M-1” (Manufacturing District) and “R-1” (Single-Family Residential District); BNSF railroad tracks; and undeveloped land located within the City of Harker Heights city limits.
East: Undeveloped land located within the ETJ (Extraterritorial Jurisdiction).
West: Developed property zoned “M-1” (Manufacturing District), “M-2” (Heavy Manufacturing District), and “B-5” (Business District).
Future Land Use Map Analysis:
The subject property is located within the ‘Controlled Growth’ area on the Growth Sector Map and designated ‘Industrial’ (I) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
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 ‘Industrial’ place type includes industrial uses that vary from technology industry to manufacturing uses. Designated locations for heavier industrial uses are intended to provide distance away from residential categories and lighter industrial uses are integrated with other commercial uses. Industrial place types are typically located along roadways that have adequate capacity to serve the larger industrial vehicles. Required parking should be encouraged to be placed behind structures and when uses are abutting a residential property, a separation should be provided such as a landscape buffer, deeper setback, and/or a screening wall. This place type encourages one hundred percent (100%) nonresidential and ten percent (10%) residential use mix.
If approved, the ‘Residential Mix’ place type should work to create 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.
Consistency with the Comprehensive Plan:
In accordance with Killeen Code of Ordinances Sec. 31-39(j), the following factors shall be considered when considering whether to approve a request to amend the city’s Future Land Use Map (FLUM):
1. Is the proposed amendment consistent with the principles and policies set forth in the comprehensive plan?
Yes. Staff finds that the proposed amendment furthers the City’s goal of providing more market-rate residential units in North Killeen and will make possible the development of the industrial portion of the property in a timely manner.
2. Is the proposed amendment compatible with the character of the surrounding area?
Yes. The surrounding area includes a mix of single-family and two-family residential, as well as industrial development.
3. What is the impact of the proposed amendment on infrastructure provision including water, wastewater, drainage, and the transportation network?
Water would be provided by the City of Killeen, and sanitary sewer or drainage utility services are available to the subject tract. A Traffic Impact Analysis will be required for the proposed use.
4. What is the impact of the proposed amendment on the city's ability to provide, fund, and maintain services?
The proposed development is not expected to directly hinder the City’s ability to provide, fund, or maintain services.
5. What is the impact of the proposed amendment on environmentally sensitive and natural areas?
The properties are in the Nolan Creek / Leon River Watershed. Portions of BCAD Parcel #531399 and BCAD Parcel #68574 are located in Zone AE (SFHA - 1% Annual Chance of Flooding), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0285E with effective date September 26, 2008. Portions of BCAD Parcel #194369 are located in Zone A (SFHA - 1% Annual Chance of Flooding), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0285E with an effective date of September 26, 2008.
6. What specific conditions (e.g., population size and/or characteristics, area character and building form, property/structure conditions, infrastructure or public services, market factors including need for more land in a particular designation, etc.) have changed sufficiently to render the current map designation(s) inappropriate or out-of-date?
Staff is of the determination that the Future Land Use Map designation of the property is in conflict with the current zoning. Presently, there are 193 acres owned by the applicant that are zoned “R-1” (Single-Family Residential), and 109 acres zoned “M-1” (Manufacturing District). Therefore, the applicant can develop 193 acres for single-family residential use
by-right. The request to amend the FLUM by changing the designation of 122.64 acres from ‘Residential Mix’ to ‘Industrial’ will result in more area designated for industrial use than is afforded by the current zoning of the property.
7. Do city staff, the planning and zoning commission, and/or the city council have sufficient information to move ahead with a decision (e.g., utility capacity, potential traffic impacts, other public service implications, resident/stakeholder concerns, and input)?
Yes. Sufficient information has been provided by the applicant to move ahead with approval of the applicant’s request as presented.
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 Bell County Appraisal District (“BCAD”) Parcel #531399 via an existing 12” water transmission main located on the eastern side of N. Roy Reynolds Drive. BCAD Parcel #68574 can be served via an existing 8” water distribution main located along the northern boundary of the tract in Wax Myrtle Court. BCAD Parcel #194369 can be served via an existing 8” water distribution main located on the western boundary of the tract in Rocky Rose Road.
Wastewater services are available for the BCAD Parcel #531399 via an existing 15” wastewater interceptor main located on the western side of N. Roy Reynolds Drive. BCAD Parcel #68574 can be served via an existing 8” wastewater main located along the northern boundary of the tract in Wax Myrtle Court. BCAD Parcel #194369 can be served via an existing 8” wastewater main located on the western boundary of the tract in Rocky Rose Road.
Unknown storm sewer infrastructure exists along the eastern ROW of N. Roy Reynolds Drive, which may serve BCAD Parcel #531399. Caprice Ditch, an unimproved drainage ditch running from north to south, crosses BCAD Parcel #531399. An unnamed tributary of Caprice Ditch crosses BCAD Parcel #68574, running from north to south. Hay Branch, a tributary to Nolan Creek, runs along the eastern border of BCAD Parcel #531399 and BCAD Parcel #194399.
Transportation and Thoroughfare Plan:
Access to the parcels are as follows:
• Parcel #531399: N. Roy Reynolds Dr. (75’ ROW - Minor Arterial)
• Parcel #68574: Wax Myrtle Ct. (60’ ROW - Local Road)
• Parcel #194369: Rocky Rose Rd. (60’ ROW - Local Road)
The current zoning classification for the properties is “R-1” (Single-Family Residential District) and “M-1” (Manufacturing District). The properties are undeveloped and generate no appreciable traffic. The proposed zoning classifications are “SF-2” (Single-Family Residential District) and
“R-2” (Two-Family Residential District). The proportion of the entire area associated with the three tracts is SF-2: 171.58 Acres and M-2: 131.50 Acres. Based on the information contained in the 10th Edition of the ITA Trip Generation documents and the anticipated proposed use of the properties, approximately 14,517 Average Daily Trips will be generated by the tracts.
A traffic impact analysis is 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.
Environmental Assessment:
The properties are in the Nolan Creek / Leon River Watershed. Portions of BCAD Parcel #531399 and BCAD Parcel #68574 are located in Zone AE (SFHA - 1% Annual Chance of Flooding), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0285E with effective date September 26, 2008. Portions of BCAD Parcel #194369 are located in Zone A (SFHA - 1% Annual Chance of Flooding), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0285E with an effective date of September 26, 2008.
All three properties are impacted by riverine habitats, freshwater forested/shrub wetlands, and freshwater ponds, as shown on the National Wetlands Inventory map. No visual evidence of other environmental impediments is apparent on the property at this time.
Public Notification:
Staff notified eighteen (18) surrounding property owners regarding this request. To date, staff has received two (2) written responses in opposition to this request.
Staff Findings:
Staff finds that approval of the applicant’s request will allow for more industrial land use than is allowed under the current zoning of the property. Further, staff finds that the applicant’s proposed concept plan provides for orderly development of the property by providing a suitable buffer between the proposed residential and industrial land uses.
Staff is of the determination that development of the property as contemplated by the applicant will allow for the timely development of approximately 130 acres of industrial property. The proposed residential component will add additional market-rate residential units to North Killeen and facilitate development of the industrial area. The addition of new market-rate residential units in North Killeen is essential to attract new commercial investment to the area.
THE ALTERNATIVES CONSIDERED:
N/A
Which alternative is recommended? Why?
N/A
CONFORMITY TO CITY POLICY:
This request conforms to all applicable City policy.
FINANCIAL IMPACT:
What is the amount of the expenditure in the current fiscal year? For future years?
The proposed FLUM amendment does not involve the expenditure of City funds.
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:
At the Planning & Zoning Commission meeting on August 25, 2025, staff’s recommendation was for disapproval of the applicant’s request. This recommendation was based on the large reduction in area available for future Industrial development. At that meeting, the Planning and Zoning Commission recommended disapproval of the applicant’s request by a vote of 7 to 0.
Following the Planning & Zoning Commission meeting, staff met with the applicant on
September 5th, at which time the applicant provided additional information supporting their request. This resulted in a change to the staff recommendation from disapproval to approval.
Therefore, staff now recommends approval of the applicant’s request to amend the FLUM designation from ‘Industrial’ (I) to ‘Residential Mix’ (RM) as presented.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
FLUM Exhibit
Concept Plan
Survey
Responses
Presentation