Planning and Zoning Commission Regular Meeting – February 24, 2025

The Killeen Planning and Zoning Commission held a regular meeting on February 24, 2025, at 5:00 PM in the Utility Collections Large Conference Room. Present were Chairman Louie Minor, Vice Chairman Ricky Wilson, Commissioners Preston Ellis, Andrew Giacomozzi, Sandra O’Brien, Randy Ploeckelmann, and Cyndi Rowe. Commissioners Carlos Pineda and Luvina Sabree were absent. Staff present included Interim Executive Director Wallis Meshier, Assistant City Attorney Andy Wallander, City Engineer Andrew Zagars, Development Engineer David Koberlein, Senior Planners David Hermosillo and Maria Lopez, and Planning Technician Joann Lomas. The meeting covered a citizen comment, consent agenda, and three public hearings. Commission and staff items regarding accessory dwelling units and attendance were not addressed.

Consent Calendar

• CA-1: Minutes of the February 10, 2025, regular meeting were approved unanimously.

Public Comments & Testimony

• James Sills (resident of Llewellyn Lane) addressed drainage and flooding issues in the "donut hole" area annexed in 2008. He noted that promises for drainage improvements along Onion Road had not been fulfilled, and that erosion from Gilbert Estates was impacting properties. He cautioned that detention ponds, if built, require maintenance to avoid mosquito and algae problems.

Public Hearing PH-1: FLUM Amendment for 3019 Florence Road

• Proposal: Quintero Engineering, LLC, on behalf of Nozad Realty, LLC, requested amending the Future Land Use Map (FLUM) designation of 0.59 acres from Floodplain to Neighborhood Commercial. The site is at 3019 Florence Road, currently undeveloped multifamily (R-3) zoning.
• Staff Presentation: Senior Planner David Hermosillo explained that the property lies outside the floodway/floodplain, and that staff recommended approval, finding the request consistent with the 2040 Comprehensive Plan and beneficial for a proposed convenience store. No written responses were received from 28 notified property owners.
• Applicant: Pedro Quintero (Quintero Engineering) stated the client was excited to develop the portion outside the floodplain and promised to uphold city regulations.
• Public Testimony:
  • James Rogers (104 Ambry Cove) objected, citing insufficient notice (letter post-dated, received late), lack of a reclama form, a map without street names, floodplain safety concerns, and an underground stream. He accused staff of favoring developers.
  • James Sowells (resident) questioned whether the FEMA floodplain buffer zone (brown area) had been considered, noting it extends beyond the blue outline shown by staff.
  • Melissa Brown (resident) opposed, arguing the change undermines the comprehensive plan, reduces green space, and could cause contamination from vehicles in a flood-prone area.
• Commission Discussion: Questions were raised about the flood buffer and notification timing. Staff clarified that state law does not require notifications for FLUM amendments, and no formal reclama form is required. The building code requires finished floors two feet above base flood elevation.
• Vote: Motion to disapprove PH-1 passed 5–1. Commissioner Ploeckelmann voted against disapproval, stating the flood zone was not a concern for him.

Public Hearing PH-2: Zoning Request for 5011 Cunningham Road (PUD)

• Proposal: Republic Engineering & Development Services, on behalf of 5011CunninghamRd Killeen, LLC, requested rezoning 22.91 acres from A (Agricultural) and R-1 (Single-Family Residential) to Planned Unit Development (PUD) with SF-2 and RT-1 uses. The plan includes 25 townhomes and 55 single-family units as a build-to-rent community, with private streets, an amenity center, and open space. Emergency access via Love Spur would be gated.
• Staff Presentation: David Hermosillo noted the property is in a controlled growth area and designated Residential Mix. Staff received 19 written responses in opposition (46% of those notified). Water and sewer extensions would be needed. Staff recommended approval, citing the introduction of missing middle housing and a unique development pattern.
• Applicant: Joseph Terry (Republic Engineering) emphasized the design’s open space, rear-loaded units, and emergency access. He stated the development would provide a different housing option without maintenance responsibilities.
• Public Testimony:
  • Heather McNeely (4022 Hope Drive) showed a video of flooding on her property, arguing that drainage issues must be resolved before new development. She stated the area is agricultural with large estates, not R-1, and criticized the lack of FEMA map updates.
  • James Sills (resident) opposed, stating that 19% middle housing already exists in the city (not missing), and the urban design is incompatible with surrounding large rural lots. He raised concerns about traffic, property values, and crime.
  • Harley Aguilar (Charles Loop) opposed due to traffic on Cunningham Road (waiting two light cycles at Stan Schluter), property values, and privacy.
  • Richard Davis (5301 Cunningham Road) opposed, citing flooding on his property and erosion from Gilbert Estates. He questioned city help if water flows increase.
  • Sean Holcutt (5105 Liming Oak Drive) opposed, noting his home flooded three times due to natural drainage from Cunningham Road, and feared more flooding from new construction.
  • Melissa Brown (resident) opposed, pointing out that sidewalks are not required along roadways in the PUD, posing safety risks for children, and that the area already has townhomes (Rosewood PUD, Thousand Oaks).
  • Janet Gomez (resident) opposed due to flooding and increased traffic from 80 units (estimated 160 additional cars).
• Commission Discussion: Questions addressed nearest park (Lions Park), flood map age (2008), and emergency access. Staff confirmed that a supermajority at council would be required due to opposition.
• Vote: Motion to disapprove PH-2 passed unanimously.

Public Hearing PH-3: Zoning Request for 321 North Gray Street (BC-1)

• Proposal: Mickey Salehi requested rezoning 0.063 acres from B-5 (Business District) with Historic Overlay (HOD) to BC-1 (General Business and Alcohol Sales District) with HOD. The property, at 321 North Gray Street, was the former business of Captain Robert Gray. The applicant plans a restaurant/bar named Southern Roots Brewery, offering Cuban and Mexican food, with alcohol expected to account for 55% of revenue (exceeding the 50% limit for B-5).
• Staff Presentation: Maria Lopez noted the property is in the Infield and Enhanced growth sector, designated Urban Village. No written responses were received from 83 notified property owners. Staff recommended approval, finding the request compatible with surrounding uses and supportive of downtown revitalization.
• Applicant: Mickey Salehi expressed gratitude for city support and said the building will honor its history. He estimated opening April 18, 2025. Business hours: Tuesday–Sunday, 11 AM to 9 PM.
• Public Testimony: One speaker supported the request, noting the city’s investment in the building and stating BC-1 zoning should have been the original intention for a brewery.
• Commission Discussion: Clarification on alcohol revenue percentage (55% vs 45% food). Staff confirmed that BC-1 is needed because by-right restaurants cannot exceed 50% alcohol sales.
• Vote: Motion to approve PH-3 passed unanimously.

Key Outcomes

• PH-1 (FLUM Amendment): Disapproved 5–1. The commission declined to change the land use designation from Floodplain to Neighborhood Commercial for 3019 Florence Road.
• PH-2 (Cunningham Road PUD): Disapproved unanimously. The commission rejected the rezoning of 22.91 acres for a build-to-rent community.
• PH-3 (Gray Street BC-1): Approved unanimously. The commission allowed rezoning to BC-1 with Historic Overlay for a restaurant/bar at 321 North Gray Street.
• Commission/Staff Items: The items on Accessory Dwelling Unit ordinance and attendance review were not discussed due to time.
• Next Meeting: March 10, 2025, at 5:00 PM.