HomeMy WebLinkAboutSmall Area Plan FSB Small Area Plan
College Station, Texas
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Prepared by:
Long Range Planning Division
Department of Development Services
City of College Station, Texas
October 2003
C'1
F&B Small Area Plan
F&B Small Area Plan
College Station, Texas
Prepared by:
Long Range Planning Division
Department of Development Services
City of College Station, Texas
October 2003
2 C'��l
F&B Small Area Plan
The following Planning and Zoning Commissioners and City of
College Station staff members contributed to the preparation of this
document.
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PLANNING AND ZONING COMMISSION
SUB-COMMITTEE
Commissioner Ken Reynolds
Commissioner Ben White
Commissioner Carolyn Williams
immimiimmismommomi
DEVELOPMENT SERVICES
Long Range Planning Staff
Trey Fletcher - Staff Planner, Project Manager
Jane R. Kee - City Planner
Nanette Manhart - Senior Planner
Development Engineering
Brett McCully - Assistant City Engineer
Development Planning
Molly Hitchcock - Staff Planner
3 C'�yl
F&B Small Area Plan
F&B SMALL AREA PLAN
The purpose of the F&B Small Area Plan is to project future land uses and
evaluate thoroughfare plan issues. Also, a significant portion of the study area is
in the extra-territorial jurisdiction (ETJ) and may be considered for annexation in
the future. As a result, City utility planners will use the findings of this planning
effort to develop further land use assumptions and project anticipated utility
needs.
The study area consists of 213.42 acres (0.334 square miles), not including right-
of-way, and generally described as the area lying between Turkey Creek Road
and Harvey Mitchell Parkway (FM 2818) north of Raymond Stotzer Parkway
(FM 60).
I. Comprehensive Planning
As a small area plan, this document and the companion land use plan and
thoroughfare plan is an addendum to the City of College Station's previously
adopted Comprehensive Plan. The Comprehensive Plan, adopted in 1997, is a
policy-oriented document to guide and support decisions concerning the
physical growth and development of the community. Various components of
the plan are implemented through the application of subdivision regulations,
zoning ordinances and the multi-year capital improvement program (CIP). The
comprehensive plan is generally considered long-term and generalized, such that
it considers the "big picture." Typical comprehensive plans, including that of
College Station, establish plans and policy for land use, thoroughfares, parks,
open space, utilities and any unique provisions necessary.
In response to changing conditions, the comprehensive plan is regularly updated
in a variety of ways. Minor refinements and updates may be facilitated through
a plan amendment process, but analysis of larger areas is usually done through a
small area plan. This concept is also incorporated into the City Council's overall
Strategic Plan for FY 2002-03, as follows:
Vision Statement # 3 - Planning and Development
We will provide a well-planned community.
Strategy #2-We will regularly update the Comprehensive Plan.
4
F&B Small Area Plan
Thus the F&B Small Area Plan seeks to address the following objectives:
• Revise/assign future land uses
• Evaluate/assign thoroughfare classifications
• Develop scenarios and projections for water distribution and sewer capacity
Primary considerations for this area include, but are not limited to, the following
issues:
• FM 60 and SH 47 serve as the western "gateway" into College Station and
should be scrutinized appropriately
• Turkey Creek Road terminates into the main entrance for Easterwood Field
and should also be considered a gateway into College Station/Bryan
• Land uses proposed should not conflict with aircraft approaches for
Easterwood Field
• Integrate the Traditions development in Bryan
• There are unique utility service area boundaries in this area
II. Existing Conditions
The study area is surrounded on all sides by improved public rights-of-way,
being Harvey Mitchell Parkway (FM 2818), Raymond Stotzer Parkway (FM 60),
and Turkey Creek Road. A portion of the Study Area lies within College
Station's city limits while the remaining portion is in the ETJ.
The ETJ extends a specific distance from the City Limits based on population. As
a city with a population between 50,000 and 99,999, the ETJ is that area within 3-
1/2 miles of the city limits except where the cities of College Station and Bryan
have negotiated ETJ boundaries. The ETJ boundary along the north side of
Turkey Creek Road was negotiated in 1980. In the study area, 54% is in the City
Limits and 46% is in the ETJ.
Land Use. The overall character of the study Table 1:Existing Land Use
area along F&B and Turkey Creek roads is DescriptionF&BSmallArea Plan Acres
generally rural, consisting of several residences Unimproved 80.38
on large lots. Tracts shown as rural on the TAMU 69.70
existing land use map indicate that the lot is at Rural 9.10
least five acres with a single-family dwelling. Commercial-Industrial 0.90
Commercial-Office 1.09
Unimproved land comprises over 38% of the Single-Family Residential 52.25
existing land use in the study area. This figure Study Area 213.42
does not include generally unimproved land
Source:GIS/Land Use Inventory
owned by the Texas A&M University (TAMU)
System which owns 33% of the land in the
study area.
5 C'�l
F&B Small Area Plan
For properties in the City's ETJ, the only land use control in place is
platting/subdivision. No zoning provisions exist for unincorporated areas in the
county. Extending the land use plan to include this area will enable the City of
College Station, City of Bryan and TAMU to better anticipate future
infrastructure needs as they may apply to one or all jurisdictions. For the most
part, this area is relatively "untouched" by development pressures experienced
in other parts of the City; however, its proximity to The Traditions Club
development, Easterwood Airport, and two light-industrial uses existing along
the FM 60 frontage road, make the area ripe for these pressures. Retail uses are
non-existent in the study area at present.
Several prominent uses surround the study area, including Freeman Arena to the
north, Research Park and other Texas A&M property to the east, Easterwood
Airport to the south, and Traditions Figure 1: Existing Land Use
to the west. F&B Small Area Plan
Topography. The topography 0 Unimproved
within the study area is gently
undulating and does not pose TAMU
significant challenges to w ; 0 Rural
g g
development. Topography is more .§:b " u ; ❑Commercial-
pronounced in proximity to the Industrial
unnamed channel that transects the 4% ,. ■commercial-office
study area from north to south. 0 single Family
This channel is also dotted with Residential
small, man-made ponds.
Source:GIS/Land Use Inventory
Floodplain. Inside the City Limits
land immediately adjacent to the
channel has been identified as Flood Zone A, but no base flood elevations have
been determined. Downstream and in the ETJ this channel remains generally
unstudied. In both cases, as platting occurs, requirements are imposed to
delineate the extent of the flood hazard.
Zoning. As previously referenced, zoning does not exist in the ETJ. In the City
Limits, zoning districts are generally in compliance with the Land Use Plan. The
existing zoning classifications are shown in Figure 2: Zoning. The tracts adjacent
to the west side of FM 2818 are zoned General Commercial (C-1). A couple of
pockets of Light Industrial (M-1) exist along the FM 60 frontage road. Most of
the remaining area is Agricultural-Open (A-O) with the exception of property
owned by the Texas A&M University System that is zoned College and
University (C-U) north of F&B Road.
6
Ct1
F&B Small Area Plan
Figure 2: Zoning
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Long Range Planning
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Utilities & Infrastructure. As previously referenced, utility service
provisions are one of the objectives of the small area plan. Portions of the
study area were annexed in 1970, 1982, 1993, and 1995. Since then very little
development has occurred. A significant portion (46%) of the study area
remains in the ETJ. Both the City of College Station and Brushy Creek Water
District have Certificates of Convenience and Necessity (CCNs) to provide
water service in the study area as shown in Figure 3: CCN Map.
F&B Small Area Plan
Most of the College Station water customers are not within the city limits and
none have access to municipal wastewater facilities. These customers are the
result of an agreement where the City of College Station took over a defunct
rural water district. The water lines are not to City standards and must be
upgraded to support pressures necessary for fire suppression and additional
development.
Figure 3: CCN Map
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City of College Station
and
Brushy Creek Water Supply `
Water service improvements are anticipated in the vicinity in the near future. A
capital improvement project will bring a twelve-inch diameter domestic water
line to the northwest corner of FM 2818 and F&B Road with completion
scheduled for late summer 2004.
Subsequent phases identified in the West Side Utility Master Plan would require
additional direction and funding from the City Council. These phases would
extend the twelve-inch line along F&B to Turkey Creek, along Turkey Creek to
FM 60, and along the north right-of-way (ROW) of FM 60, westerly to SH 47.
Public sanitary sewer facilities do not exist to serve this area at this time. The
master plan identified a collection line to be constructed along the north ROW
line of SH 60 from FM 2818 to SH 47, with a low point across from the western
boundary of Easterwood Airport. At this time, the plan includes two options.
According to staff, the preferred option is to take the flow at this point into a
8 �'/J
F&B Small Area Plan
gravity transmission line to the TAMU White Creek Wastewater Treatment
Plant. This option would require TAMU and the City to enter into an agreement
whereby the City would compensate TAMU for wastewater treatment. An
alternative option would be for the City to construct a lift station at the collection
point, and pump the wastewater to the nearest City sewer facility on FM 2818
between Luther Street and Holleman Drive.
Negotiations have been underway with TAMU for the preferred option for
several years. Should a large, desirable project come forward in this area, the
City would be in the position to choose between adjustments in our negotiated
position with TAMU, or construction of a more expensive pumping system.
Demographics. The study area
lies completely and fully with Table 2:TAZ 310
Transportation Analysis Zone Year Households Population Employment
(TAZ) 310. The most recent 1996 17 33 4
available data is for 1996, based 2025 289 813 44
on the 1990 Census. Conditions Source: Census
have not changed substantially
since then. According to the data, there were 17 households and 33 people living
in the study area as indicated in Table 2. The projections in the table favor
substantial residential development.
Thoroughfare Plan. Within the Study Area, neither F&B Road nor Turkey Creek
Road are classified on the thoroughfare plan. F&B Road is classified as a Major
Collector between Harvey Mitchell Parkway (FM 2818) and Wellborn Road (FM
2154). See Figure 4: Thoroughfare Plan
Both corridors are 2-lane rural roads. Turkey Creek Road is an alternate
connection between Easterwood Airport and the City of Bryan. F&B Road is
between Raymond Stotzer (FM 60) and Villa Maria and serves as an alternate
connection between Wellborn Road and FM 2818, and ultimately Traditions. As
The Traditions Club development in Bryan matures it will derive significant
access by way of Turkey Creek Road. With strong ties to TAMU and the TAMU
Athletic Department, significant traffic volume increases associated with special
events are expected. F&B and Turkey Creek roads should be classified on the
thoroughfare plan.
Raymond Stotzer Parkway (FM 60) is the southern boundary of the study area,
and is shown as a freeway on the thoroughfare plan. Its interchange with
Harvey Mitchell Parkway (FM 2818) is fully controlled. FM 2818 is also classified
as a freeway. No changes are anticipated to the classification of these roadways.
F&B Small Area Plan
Figure 4: Thoroughfare Plan
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F&B Small Area Plan
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10 ( .1
F&B Small Area Plan
Land Use Plan. Although a portion of. the Study Area is within the College
Station ETJ, no land use plan assumptions have ever been made. In College
Station, the Land Use Plan shows "Retail Regional" along Harvey Mitchell
Parkway south of F&B Road. Most of the remaining areas adjacent to the study
area in College Station are shown as "Industrial R&D" on the Land Use Plan.
The area that lies between F&B and Turkey Creek roads is shown as "TAMU."
See Figure 5: Land Use Plan
Figure 5: Land Use Plan
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Development Services
Long Range Planning
F&B Small Area Plan
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F&B Small Area Plan
There are 36 tracts in the Study Area, 15 of these tracts are in the ETJ. The largest
property owner is the Texas A&M University System which owns approximately
60 acres. There is a general consensus that all potential uses in the study area are
limited due to a lack of adequate utilities.
III. Considerations
Easterwood Airport. Easterwood Airport is presently engaged in updating its
master plan in concert with a consultant. Review of the draft plan and meeting
with airport staff revealed a proposal to construct a second 7000' runway parallel
to the existing. This proposal is pending approval by the Federal Aviation
Administration (FAA), but is anticipated in the long-term. The existing 7000'
runway results in minimal intrusion into the study area; however, feasible
locations of the proposed runway would have some impact.
Airports pose unique constraints for land use compatibility. The City of College
Station adopted an airport-zoning ordinance limiting the height of structures
depending on their proximity to runway approach areas.
Traditions. The City of
Bryan is working with Figure 5:Traditions
Texas A&M University to
develop Traditions. Land ,,, .f
being used for this � '� " ;
development is owned by ' "
a development company
x *:
created by the City ofToks '
Bryan is contiguous to a
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portion of Turkey Creek �w
Road and a portion of the
City of College Station. -, 44
According to Melrose
Company, the 18-hole F `">' -trr*4
golf course and a 4,500 SF Source: Traditions/University Clubs by Melrose
Aggie Golf Learning
Center have been completed. This facility will be the new home for the Texas
A&M men's and women's golf teams. The first phase of residential development
is anticipated to include 109 lots. Access to/from the golf facilities and
residential development will be via W. Villa Maria Road at the northern end of
the development. Construction access points are located at Gabbard Road and
along Turkey Creek Road. Future development scenarios, including ultimate
12 ���
F&B Small Area Plan
build-out, density and housing characteristics will be "market driven." At this
time, access to the development will be exclusively to W. Villa Maria. Improved
access to the development from the south along Turkey Creek Road is also being
planned.
Golf club membership drives are active and will be open to residents and non-
residents of the development. A clubhouse is under development and
anticipated being 1.5 years away.
Research Park. Although the extent of Research Park is confined to Texas
A&M's west campus, expansion opportunities have been identified by the
University. An additional 113 acres of property owned by TAMU is located at
the northeast corner of FM 60/FM 2818 as shown in Figure 6: TAMU Research
Park Map. This area is directly east of the study area where availability of land
to complement research and development and light industry may be in demand.
Access. Vehicular access to properties Figure 6: TAMU Research Park Map
located along FM 2818 is a concern TEXAS A&M
because of operating speeds and ` ' UNIVERSITY 1
%,- RESEARCH PARK
stopping sight distance requirements.
Access points to properties along the
southbound side of FM 2818 is not
prohibited but should be heavily 1, '
scrutinized by the City and ultimately —--
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TxDOT. An alternative is to develop _. ,'� } .
access via the interior such as r I'
extendingthe frontage road northerly ' ,1 r ,...44. ,'
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toward F&B Road and/or loop back i' ` it �,'
toward Turkey Creek Road. ti,,--,.." i I j F.
Integration of this concept would i(— / , ,,:j r
provide an effective means of access to r t �
"land-locked" parcels and maintain2 i', it ��
safety along FM 2818. Another ' y
alternative is to allow a combined s r! `- . ------1
--
access point along FM 2818 that
facilitates all of the parcels. Source: TAMU
13 Of
F&B Small Area Plan
IV. Recommendations
Thoroughfare Plan. The recommended changes to the thoroughfare plan are
shown in Figure 7: Proposed Thoroughfare Plan. Turkey Creek Road,
previously unclassified, has been classified as a Major Collector to better serve
traffic generated from The Traditions Club development and to link Harvey
Mitchell Parkway (FM2818), Raymond Stotzer (FM 60) and McKenzie Terminal
Boulevard. Similarly, F&B Road previously unclassified, has been classified as a
Major Collector to conform to the classification of F&B Road east of FM 2818.
Figure 7: Proposed Thoroughfare Plan
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STUDY AREA
F&B Small Area Study
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14 "
F&B Small Area Plan
Other transportation-oriented recommendations include:
• Minor collectors or permanent (private) access easements should be
developed as shown on the proposed plan to allow interior access to mitigate
access issues along FM 2818, improve circulation by extending the frontage
road and reduce the number of potential conflict points along the major
collectors.
• Turkey Creek Road should be established as a gateway corridor given its
direct access to Easterwood Airport.
• Bikeway and pedestrian corridors should be implemented in accordance with
the Bikeway and Pedestrian Master Plan Update adopted in 2002.
Land Use Plan. The recommended changes to the land use plan are shown in
Figure 8: Proposed Land Use Plan.
• In concert with the City's land use policies, retail regional development
should be oriented to major intersections such as:
- Raymond Stotzer Parkway (FM 60) at Turkey Creek Road
- Harvey Mitchell Parkway (FM 2818) at F&B Road
• Although the western corner of Turkey Creek Road and FM 60 is outside the
study area it should be positively considered for retail regional in sync with
the City's development policies.
• Although parcels along FM 2818 are already zoned C-1, appropriate uses may
also include commercial-industrial (C-2) and light-industrial (M-1) or
research and development uses.
• Proposed land uses that demonstrate compliance with the comprehensive
plan and mutually benefit Easterwood Airport should be given priority.
Examples of such complementary uses may include, but are not limited to:
hotels, travel related services, etc.
• Proposed land uses not in compliance with the comprehensive land use plan
must be reviewed for compatibility with their given proximity to Easterwood
Airport.
• Open space/floodplain is shown generally where a channel exists. Its extent
has been estimated for the purpose of developing this plan. It should be
15 LI
F&B Small Area Plan
studied in greater detail at the time development occurs through the
platting/rezoning process to act as a buffer between residential and more
intense land uses.
• Areas generally west of the creek should be preserved for residential uses.
• The delineation of future parkland should be handled through the platting of
future residential development. The study area is in Park Zone #16.
Figure 8: Proposed Land Use Plan
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