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Killeen council tells staff to update zoning code after Texas rules change; alley-loading proposed for small lots
Summary
Council directed city staff to return with Chapter 31 amendments to implement Senate Bill 840, Senate Bill 15 and House Bill 24, including allowing mixed-use/multifamily in commercial zones and proposing alley-loading for narrow single-family lots under SB15.
The Killeen City Council directed staff 6-0 on July 15 to draft code amendments to implement recent Texas legislative changes affecting zoning and land use.
City planning staff reviewed three bills that take effect Sept. 1: SB 840 (mixed-use and multifamily by right in commercial districts), SB 15 (limits on local regulation of small-lot single-family development on unplatted tracts of five acres or more), and HB 24 (changes to protest rules and signage for rezonings). “Senate Bill 840 establishes chapter 218 of the local government code, which states that a city must allow mixed use residential and multifamily uses in any zoning district that allows office, commercial, retail, or warehouse as a permitted use,” staff said.
To comply with the laws, planners proposed amendments to the city’s zoning code (Chapter 31). Key staff recommendations include: - Amend commercial zoning districts (B1–B5 and certain special districts) to allow mixed-use and multifamily residential uses where the state requires. - For SB 15 (small-lot single-family), require lots narrower than 50 feet to be alley-loaded to help preserve street character; the bill limits city requirements for setbacks, parking and façade articulation on qualifying lots. - Update protest and signage procedures to reflect HB 24, including a new requirement that the applicant post a 2-by-4-foot sign on the parcel at least 10 days before the Planning & Zoning hearing; staff recommended assigning sign posting responsibility to the applicant.
Councilmember Alvarez moved for staff to bring back the revised ordinances consistent with the presentation; the motion, seconded by Councilmember Segar, passed 6-0.
Staff said the city currently estimates SB 840 would affect about 9% of the city’s land area (roughly five square miles). For SB 15, staff identified about 2,716 acres (4.24 square miles) of unplatted tracts of five acres or more that could be eligible for small-lot development under the law. Staff showed examples of narrow-lot and alley-loaded development from other Texas cities to illustrate potential outcomes.
Council members asked clarifying questions about where the statutes apply, how mixed-use is defined (staff: both horizontal and vertical mixed-use are allowed), and whether the city should retain existing districts; staff said the draft code changes would keep district structure but add compliance provisions.
Next steps: staff will prepare specific ordinance language for Chapter 31 changes and return to Planning & Zoning and council for formal adoption prior to the Sept. 1 effective date.
