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CITY OF COLLEGE STNT'ION
PRELIMINARY PLAN
for
TDI Brooks International Center
11-00500084
SCALE: One lot on 53.305 acres
LOCATION: 14379 S Dowling Rd
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ZONING: A-0 Agricultural -Open
APPLICANT: James M. Brooks, GE03, Inc.
PROJECT MANAGER: Lauren Hovde, Staff Planner
Ihovde@cstx.gov
RECOMMENDATION: Approval.
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Planning & Zoning Commission Page 1 of 5
June 16, 2011
Annexation: April2011
Zoning: A-O Agricultural -Open upon annexation
Site development: Master Planned Development- Office/Warehouse/
Conference Room
Water: Water service is provided by Wellborn Special Utility District. A
fire flow analysis meeting the minimum requirements of the BCS
Unified Design Guidelines will need to be submitted and approved
prior to the final plat being forwarded to the P&Z Commission.
Sewer: There are currently no existing sanitary sewer mains available to
serve this property. The site is currently served and will continue
to be served by an On -Site Sewage Facility, which is permitted by
the Brazos County Health Department.
Off -site Easements: None at this time.
Drainage: Drainage generally flows to the south and southwest within the
Peach Creek and Hopes Creek Drainage Basins, respectively.
Development on the site will be required to comply with the City's
drainage ordinance.
Flood Plain: There is no FEMA regulated floodplain on the subject property.
Greenways: None.
Pedestrian Connectivity: There are no public sidewalks proposed with this plan.
Bicycle Connectivity: There is no bicycle connectivity proposed within the subject
property. The Comprehensive Plan Bicycle Plan proposes future
bicycle lanes along I&GN Road and South Dowling Road.
Streets: There are no internal public streets proposed within the subject
property. The Preliminary Plan is proposing 1.361 acre of right-of-
way dedication along South Dowling Road and I&GN Road,
Oversize Request: None.
Parkland Dedication Fees: The proposed plat does not contain residential uses. Therefore,
parkland dedication is not assessed.
Impact Fees: The subject property is not located within an Impact Fee Area.
Planning & Zoning Commission Page 3 of 5
June 16,2011
REVIEW CRITERIA
Compliance with Comprehensive Plan and Unified Development Ordinance: The
Comprehensive Plan designates this property as Rural on the Land Use Map which allows
for low -density residential development. However, the subject property was master -planned
and began development while located in the Extra Territorial Jurisdiction, where the City
does not have land use control. The property was annexed on April 14, 2011. Due to Local
Government Code Section 43.002, the project will be allowed to proceed as planned prior to
annexation.
Compliance with Subdivision Regulations: The proposed Preliminary Plan is in
compliance with the Unified Development Ordinance with the exception of the following
waiver requests:
• Section 8.2.E.3 Street Projections- This section requires that an internal street
system be provided and projected to abutting unplatted properties. The applicant is
requesting a waiver to the requirement in order to maintain the intended private
corporate campus as shown on the master plan.
• Section 8.2.G.2 Blocks- The UDO requires a public street every 1500' feet in Rural
areas. The applicant is requesting a block waiver of 3,570' along I&GN and 3,740'
along South Dowling in order to maintain the intended private corporate campus.
• Section 8.2.K.2 Required Sidewalks- There is no existing pedestrian network to
connect with and the existing public rights -of -way are built to rural specifications which
does include sidewalks. The applicant is requesting a waiver to the sidewalk
requirement for I&GN Road and South Dowling Road.
• Section 8.2.J.2 Access Ways- The applicant is requesting a waiver to providing an
Access Way every 900' along for I&GN Road and South Dowling Road. As a private
corporate campus, the site is not intended to be open to the general public.
Staff believes the above listed waivers to be necessary in order for the project to continue as
permitted by Texas Local Government Code Section 43.002.
In accordance with the UDO Subdivision Requirements, when considering a waiver, the
Planning and Zoning Commission should make the following findings to approve the waiver
(Staff findings are in italics below):
1) That there are special circumstances or conditions affecting the land involved such that
strict application of the provisions of this chapter will deprive the applicant of the
reasonable use of his land;
The subject tract entered into the City of College Station during the most recent
annexation process. At that time, the development of the private corporate campus had
already begun development which allows the property owner to continue development
according to the Local Government Code Section 43,002.
2) That the waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
Planning & Zoning Commission Page 4 of 5
June 16,2011
The waivers regarding the extension of public right-of-way are necessary for the
preservation and enjoyment of a substantial property right since the development is
intended to be a private corporate campus that will potentially be gated. Sidewalks
along the right-of-way would not disrupt this development concept, however, both I&GN
and South Dowling Road are currently constructed to a rural standard which is not
conducive to the construction of sidewalks.
3) That the granting of the waiver will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering this
chapter; and
The granting of the requested waiver will not have negative impacts on public health
safety, welfare, or surrounding properties due to the large amount of open space being
proposed with the development plan which will maintain an abundance of existing
vegetation and pasture area. The property is being platted as one lot, and will be
required to replat if further subdivision is desired in the future.
4) That the granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this chapter.
The granting of the requested waivers will not prevent future orderly subdivisions in the
area. The Benton tract, located at the rear of the subject tract, current has access to a
public right-of-way via a 50-foot private access easement through an abutting property.
STAFF RECOMMENDATION
Staff believes the above listed waivers to be necessary in order for the project to continue as
permitted by Texas Local Government Code Section 43.002. If all waivers are approved, the
plan may be approved. If any waiver is denied, the plan must be denied.
SUPPORTING MATERIALS
1. Application
2. Copy of Preliminary Plat (provided in packet)
Planning & Zoning Commission Page 5 of 5
June 16,2011