HomeMy WebLinkAbout04/06/2017 - Agenda Packet - Planning & Zoning CommissionPlanning and Zoning Commission Workshop
College Station, TX
Meeting Agenda - Final
City Hall
1101 Texas Ave
College Station, TX 77840
The City Council may or may not attend the Planning & Zoning
Commission Workshop Meeting.
City Hall Council Chambers6:00 PMThursday, April 6, 2017
1. Call the meeting to order.
2. Discussion of consent and regular agenda items.
3. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
Presentation, possible action, and discusssion regarding the
consideration of the 2016 P&Z Plan of Work (see attached)
17-01474.
Sponsors:Bombek
2016 Plan of WorkAttachments:
Presentation, possible action, and discusssion regarding student
housing in established single -family neighborhoods and research
on multi-family zoning districts as specifically described in the 2016
P&Z Plan of Work.
17-01495.
Sponsors:Bombek and Bullock
MemoAttachments:
Presentation, possible action, and discusssion regarding the
consideration of the Draft 2017 P&Z Plan of Work (see attached)
17-01486.
Sponsors:Bombek
DRAFT-2017 Plan of WorkAttachments:
Presentation, possible action, and discussion regarding the P&Z
Calendar of Upcoming Meetings:
*Thursday, April 13, 2017 ~ City Council Meeting ~ Council
Chambers ~ Workshop 6:00 p.m. and Regular 7:00 p.m. (Liaison -
Osborne)
*Thursday, April 20, 2017 ~ P&Z Meeting ~ Council Chambers ~
Workshop 6:00 p.m. and Regular 7:00 p.m.
*Thursday, May 11, 2017 ~ City Council and P&Z Joint Meeting ~
Council Chambers ~ Workshop 6:00 p.m.
17-01367.
Presentation, possible action, and discussion regarding an update
on the following item:
17-01308.
Page 1 College Station, TX Printed on 3/31/2017
April 6, 2017Planning and Zoning Commission
Workshop
Meeting Agenda - Final
*A Rezoning for approximately 17 acres located west of the
intersection of State Highway 30 and Linda Lane from R Rural to
MF Multi-Family and NAP Natural Areas Protected. The Planning &
Zoning Commission heard this item on March 16, 2017, and voted
(5-0-1) to recommend approval. The City Council heard this item
on March 23, 2017, and voted (7-0) to approve the request.
9. Discussion, review and possible action regarding the following meetings: Design
Review Board, BioCorridor Board.
10. Discussion and possible action on future agenda items - A Planning & Zoning
Member may inquire about a subject for which notice has not been given. A statement
of specific factual information or the recitation of existing policy may be given. Any
deliberation shall be limited to a proposal to place the subject on an agenda for a
subsequent meeting.
11. Adjourn.
The Commission may adjourn into Executive Session to consider any item listed on
this agenda if a matter is raised that is appropriate for Executive Session discussion .
An announcement will be made of the basis for the Executive Session discussion.
APPROVED
_____________________
City Manager
I certify that the above Notice of Meeting was posted at College Station City Hall, 1101
Texas Avenue, College Station, Texas, on March 31, 2017 at 5:00 p.m.
_____________________
City Secretary
This building is wheelchair accessible. Persons with disabilities who plan to attend this
meeting and who may need accommodations, auxiliary aids, or services such as
interpreters, readers, or large print are asked to contact the City Secretary ’s Office at
(979) 764-3541, TDD at 1-800-735-2989 , or email adaassistance@cstx .gov at least
two business days prior to the meeting so that appropriate arrangements can be made .
If the City does not receive notification at least two business days prior to the meeting,
the City will make a reasonable attempt to provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried
Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an
Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Page 2 College Station, TX Printed on 3/31/2017
April 6, 2017Planning and Zoning Commission
Workshop
Meeting Agenda - Final
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con
Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de
mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H,
Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben
entrar a esta propiedad portando arma de mano al aire libre.”
Page 3 College Station, TX Printed on 3/31/2017
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:517-0147 Name:2016 P&Z Plan of Work
Status:Type:Updates Agenda Ready
File created:In control:3/27/2017 Planning and Zoning Commission Workshop
On agenda:Final action:4/6/2017
Title:Presentation, possible action, and discusssion regarding the consideration of the 2016 P&Z Plan of
Work (see attached)
Sponsors:Mark Bombek
Indexes:
Code sections:
Attachments:2016 Plan of Work
Action ByDate Action ResultVer.
Presentation, possible action, and discusssion regarding the consideration of the 2016 P&Z Plan of
Work (see attached)
College Station, TX Printed on 3/31/2017Page 1 of 1
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2016 Planning & Zoning Commission Plan of Work
Comprehensive Plan Items
Implementation of Adopted Plans
Summary:
Implementation of adopted master plans
and neighborhood, district, and corridor
plans, namely: Central College Station,
Eastgate, Southside Area, Wellborn
Community, and South Knoll Area
neighborhood plans, and Bicycle,
Pedestrian & Greenways, Parks and
Recreation, Water, Waste Water, Medical
District, and Economic Development master
plans.
Project Dates:
5/12/16: Sidewalk extension completed
along Guadalupe. (South Knoll Area Plan)
7/28/16: City Council approved Wellborn
Zoning Districts (WC, WRS, & WE).
9/30/16: Sidewalk extension completed
along Langford (South Knoll Area Plan)
11/17/16: Presentation to P&Z regarding
the Comprehensive Plan Annual Review
(JB) and UDO Annual Review (JPAZ)
11/17/16: Presentation to City Council
regarding the Comprehensive Plan Annual
Review (JB) and UDO Annual Review
(JPAZ)
12/08/16: Construction Contract to be
considered by council for sidewalk
improvements along Eisenhower Street,
and Live Oak Street (Eastgate Area Plan)
12/08/16: Construction Contract to be
considered by council for sidewalk
improvements along San Saba (Central
College Station Area Plan)
01/12/17: Construction Contract to be
considered by council for sidewalk
improvements along Park Place, Holik,
Glade and Anna Streets. (Southside Area
Plan)
2/07/17: Bicycle, Pedestrian, & Greenway
Master Plan Community Meeting
02/16/17: Presentation to P&Z regarding
an update on the Bicycle, Pedestrian &
Greenways Master Plan.
03/02/17: Presentation to P&Z regarding
an update on the implementation of the
Southside Area Neighborhood Plan. (MH)
Staff Assigned: P&DS Staff Anticipated Completion: on-going
Review of Adopted Plans
Summary: Project Dates:
After action review of adopted planning
areas, specifically Northgate, BioCorridor,
and Medical Districts. This may also include
a tour of one of the planning areas
mentioned above.
10/20/16: Provided an update to P&Z on
Development activity in the BioCorridor
(MH)
Staff Assigned:
Economic Development & Molly Hitchcock
Initiated: 10/20/16
Update on Wastewater Master Plan
Summary: Project Dates:
This plan is intended to provide a holistic
look at the City’s wastewater system and
provide information on potential solutions
and costs so that Wastewater System
Capital Improvement Projects can be
planned in the future by City Staff.
9/15/16: Provided an update to P&Z on the
Wastewater Master Plan- DC
4/6/17: Comprehensive Plan
Amendment for Water/Wastewater
Master Plan Update presented to P&Z
for recommendation.
Staff Assigned: Water/Wastewater Completed: 9/15/16
Impact Fees for Water, Wastewater, and Roadways
Summary:
Engineering consultants have been
engaged and impact fee studies are
underway. Council recently appointed the
P&Z Commission as the Impact Fee
Advisory Committee (IFAC) with additional
members for representation from the ETJ
(water/wastewater), and Home Builders
Association, as well as
citizens/neighborhoods. Several
presentations and findings are forthcoming
to the IFAC and Council over the next few
months for review and consideration. The
IFAC will eventually be asked to advise the
Council on Impact Fees.
Project Dates:
7/21/16: IFAC began to review calculation
of maximum impact fees
8/4/16: IFAC reviewed calculation of
maximum impact fees for Water/
Wastewater and provided comment.
9/1/16: IFAC reviewed calculation of
maximum impact fees for roadways and
provided comment.
9/22/16: Council adopted wastewater and
water impact fees.
10/13/16: Council received an update on
the IFAC’s written comments regarding
Roadway Impact Fees.
11/10/16: Council adopted roadway impact
fees.
Staff Assigned:
Alan Gibbs & Dave Coleman
Completed: 9/1/16
*Annexation Task Force Implementation
Summary: Project Dates:
02/23/17: An Inter-local Agreement with the
City of Bryan regarding the common ETJ
Boundary is scheduled to be heard by City
Council at their February 23rd regular
meeting.
2/23/17: The Inter-local Agreement with the
City of Bryan regarding the common ETJ
Boundary was approved by City Council.
Implement the City's future annexation
policy as identified in the revised Growth
Management and Capacity chapter of the
Comprehensive Plan.
Staff Assigned: Lance Simms Anticipated Initiation: Fall 2016
Neighborhood Integrity Items
*Traffic Calming Toolkit
Summary:
Receive information regarding the current
traffic calming policy, including updates as
recommended by the Council
Transportation and Mobility
Committee. Additionally receive update on
the implementation of the neighborhood
parking toolbox created by the
Neighborhood Transportation Task Force.
Project Dates:
Staff Assigned:
Troy Rother & Jason Schubert
Anticipated Completion: 2017-2018
Traffic Impact Analysis for Single-Family Development
Summary:
Review the Traffic Impact Analysis
ordinance and consider a recommendation
to require TIAs for Single- Family
Residential development.
Project Dates:
8/4/16: P&Z recommended approval of
Single-Family TIA Ordinance Amendment
8/11/16: City Council approved Single-
Family TIA Ordinance Amendment
Staff Assigned: Danielle Singh Completed: 8/11/16
Student Housing in Established Single-Family Neighborhoods
Summary:
Research best practices from other
communities regarding the management of
student housing in single-family
neighborhoods.
Project Dates:
4/6/17: Presentation to P&Z to discuss
student housing in established single-
family Neighborhoods.
Staff Assigned: Jessica Bullock and Mark Bombek Anticipated Completion: April 6, 2017
Update on Landscaping Requirements for Single-Family Developments
Summary:
Provide an update on the City’s landscaping
requirements for single-family development
and recommend adjustments as deemed
necessary.
Project Dates:
1/5/17: Presentation to P&Z regarding the
landscaping requirements for single-family
development. P&Z agreed that staff should
pursue amending the current ordinance to
allow flexibility of planting area for
townhome developments, allowing credit
for existing trees, and to clarify applicability
to apply to all new single-family homes.
(MB & MT)
Staff Assigned:
Mark Bombek & Madison Thomas Completed: 1/5/17
UDO Regulatory Items
Wellborn Zoning Districts
Summary:
Implement the Wellborn Community Plan by
creating new or modified zoning districts as
described in the Plan.
Project Dates:
6/16/16: P&Z recommended approval of
UDO amendment for zoning districts
7/28/16: City Council adopted UDO
amendment for zoning districts
Staff Assigned: Jessica Bullock Completed: 07/28/16
Sign Ordinance Revisions
Summary:
Review and update the City’s sign
ordinance in light of the recent Supreme
Court decision regarding sign regulations
based upon content.
Project Dates:
Staff Assigned:
Molly Hitchcock, Rachel Lazo & Legal
Anticipated Completion: March 2017
Update on Off-Street Parking Requirements
Summary:
Provide an update on the City’s off-street
parking requirements. Receive Information
regarding current off-street parking
requirements including options that provide
flexibility.
Project Dates:
2/2/17: Presentation given to P&Z
regarding the City’s current parking
requirements and discussions of current
parking trends across the country.
4/20/17: Additional presentation and
discussion on potential amendments or
additions to the City’s current off-street
parking requirements.
Staff Assigned: Justin Golbabai Completed: February 2, 2017
*Research Multi-Family Zoning Options
Summary:
Research the ability to provide multi-family
zoning for market rate units (conventional
multi-family) vs. rental by bedroom (student
multi-family).
Project Dates:
4/6/17: Presentation to P&Z regarding
multi-family zoning options for market
rate (by the unit) multi-family and
student oriented (by-the-bed) multi-
family
Staff Assigned:
Jessica Bullock & Mark Bombek
Anticipated Completion: April 6, 2017
On-Going Items
Pre-Application Conference Overview
Summary:
Provide an update on the Pre-Application
Conference process.
Project Dates:
07/07/16 Provide an overview of the PAC
Process and provide an update on the PAC
survey.
Staff Assigned: Mark Bombek Completed: 7/7/16
Quarterly Review of Pre-Application Conference Surveys
Summary:
Provide an update on the survey results
from the Pre-Application Conference
process.
Project Dates:
11/17/16: Provided an update on the status
of the PAC meeting process and
implementation of the PAC Survey.
Presentation at P&Z Workshop. (MB)
3/16/17: Provide an update on the status of
the PAC meeting process and
implementation of the PAC survey.
Presentation at P&Z Workshop. (MB)
Staff Assigned: Mark Bombek Anticipated Completion: on-going
Economic Development Updates
Summary:
Receive regular updates from the Economic
Development Department regarding the
vision and implementation of the
commercialization of TAMU research-
related output, including examples of
successful efforts elsewhere. Additionally,
receive an update on the recent
announcement regarding plans for the
TAMU System Riverside Campus
revitalization effort.
Project Dates:
6/16/2016 Economic development efforts
and land availability for commercial uses,
Presentation at P&Z Workshop.
11/17/16: Provided a quarterly update on
Economic Development efforts and land
availability for commercial uses.
Presentation at P&Z Workshop. (NR)
Staff Assigned: Economic Development Anticipated Initiation: June 2016
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:317-0149 Name:Student housing and Multi-Family zoning districts-
2016 P&Z Plan of Work
Status:Type:Updates Agenda Ready
File created:In control:3/27/2017 Planning and Zoning Commission Workshop
On agenda:Final action:4/6/2017
Title:Presentation, possible action, and discusssion regarding student housing in established single-family
neighborhoods and research on multi-family zoning districts as specifically described in the 2016 P&Z
Plan of Work.
Sponsors:Mark Bombek, Jessica Bullock
Indexes:
Code sections:
Attachments:Memo
Action ByDate Action ResultVer.
Presentation, possible action, and discusssion regarding student housing in established single-family
neighborhoods and research on multi-family zoning districts as specifically described in the 2016
P&Z Plan of Work.
College Station, TX Printed on 3/31/2017Page 1 of 1
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Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
April 6, 2017
TO: Members of the Planning & Zoning Commission
FROM: Mark Bombek, Senior Planner & Jessica Bullock, Senior Planner
SUBJECT: Plan of Work Update – Multi-Family Zoning Districts & Student Housing in Single-
Family Neighborhoods
Item:
Presentation, possible action, and discussion regarding student housing in established single-family
neighborhoods and research in multi-family zoning districts as specifically described in the 2016
P&Z Plan of Work.
Background:
The 2016 Plan of Work for P&Z identified two items related to housing in College Station. For the
first item, there have recently been several applications for multi-family projects that comply with
the Future Land Use Plan, but have been located near single-family neighborhoods. Due to
concerns regarding the types of multi-family development, staff was tasked to research the ability to
create specific zoning districts distinguishing market-rate (by-the-unit) from student oriented (by-
the-bed) multi-family housing.
For the second item, staff was asked to research best practices from other communities regarding
the management of student housing in single-family neighborhoods. Given the private market
demand to replat and rebuild homes on single family lots in established neighborhoods for rental
property, this item seeks to find potential solutions that may address concerns from residents about
student encroachment.
This presentation is intended to act as an initial step where staff is providing an overview of the
issues, current regulations, and tools available. Additionally, staff is requesting to obtain direction
from P&Z for future action.
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:217-0148 Name:Draft- 2017 P&Z Plan of Work
Status:Type:Updates Agenda Ready
File created:In control:3/27/2017 Planning and Zoning Commission Workshop
On agenda:Final action:4/6/2017
Title:Presentation, possible action, and discusssion regarding the consideration of the Draft 2017 P&Z Plan
of Work (see attached)
Sponsors:Mark Bombek
Indexes:
Code sections:
Attachments:DRAFT-2017 Plan of Work
Action ByDate Action ResultVer.
Presentation, possible action, and discusssion regarding the consideration of the Draft 2017 P&Z
Plan of Work (see attached)
College Station, TX Printed on 3/31/2017Page 1 of 1
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Page 1 of 4
2017 Planning & Zoning Commission Plan of Work
Comprehensive Plan Items
Implementation of Adopted Plans
Summary:
Implementation of adopted master plans
and neighborhood, district, and corridor
plans, namely: Central College Station,
Eastgate, Southside Area, Wellborn
Community, and South Knoll Area
neighborhood plans, and Bicycle,
Pedestrian & Greenways, Parks and
Recreation, Water, Waste Water, Medical
District, and Economic Development master
plans.
Project Dates:
Staff Assigned: P&DS Staff Anticipated Completion:
Thoroughfare Plan Update
Summary: Project Dates:
The Metropolitan Planning Organization
(MPO) is in the process of updating its
Concept Map for the BCS region. Once
adopted by the MPO, the city is anticipating
taking action to amend the Thoroughfare
Plan to align with the changes in the MPO’s
regional Concept Map.
Staff Assigned: Initiated:
Bicycle, Pedestrian and Greenways Master Plan Update
Summary:
Bring additional updates to the Planning and
Zoning Commission as the Master Plan update
moves forward.
Project Dates:
Staff Assigned: Venessa Garza, P&DS Staff Anticipated Completion:
Neighborhood Integrity Items
*Traffic Calming Toolkit
Summary:
Receive information regarding the current
traffic calming policy, including updates as
recommended by the Council
Transportation and Mobility
Committee. Additionally receive update on
the implementation of the neighborhood
parking toolbox created by the
Neighborhood Transportation Task Force.
Project Dates:
Staff Assigned:
Troy Rother & Jason Schubert
Anticipated Completion:
Page 2 of 4
Student Housing in Established Single-Family Neighborhoods
Summary:
Research best practices from other communities
regarding the management of student housing in
single-family neighborhoods.
Project Dates:
Staff Assigned: Jessica Bullock and Mark Bombek Anticipated Completion:
UDO Regulatory Items
Evaluation of UDO Regulations
Summary: Project Dates:
Review UDO requirements that add
minimal value as identified by staff and
consider opportunities to reduce
regulations and streamline processes.
Staff Assigned:
Initiated:
Sign Ordinance Revisions
Summary:
Review and update the City’s sign
ordinance in light of the recent Supreme
Court decision regarding sign regulations
based upon content.
Project Dates:
Staff Assigned:
Molly Hitchcock, Rachel Lazo & Legal
Anticipated Completion:
Update on Off-Street Parking Requirements
Summary:
Provide options to allow flexibility to off -
street parking requirements. Receive
direction on future UDO text amendments.
Project Dates:
Staff Assigned: Justin Golbabai Anticipated Completion:
*Research Multi-Family Zoning Options
Summary:
Research the ability to provide multi-family zoning
for market rate units (conventional multi-family)
vs. rental by bedroom (student multi-family).
Project Dates:
Staff Assigned:
Jessica Bullock & Mark Bombek
Completed:
Suburban Commercial Land Use and Zoning
Summary:
Under City Council direction, review current
Comprehensive Plan land use description and
zoning ordinance requirements of the Suburban
Project Dates:
Page 3 of 4
Commercial zoning district and provide options for
future text amendments.
Staff Assigned: Anticipated Completion:
Bicycle Rack Standards
Summary:
Under City Council direction, review current non-
residential parking requirements for providing on-
site bicycle parking facilities.
Project Dates:
Staff Assigned: Anticipated Completion:
Non-Residential Landscaping Requirements
Summary:
Review current city landscaping requirements
including streetscaping and buffer standards.
Project Dates:
Staff Assigned: Anticipated Completion:
On-Going Items
Economic Development Updates
Summary:
Receive regular updates from the Economic
Development Department regarding the
vision and implementation of the
commercialization of TAMU research-
related output, including examples of
successful efforts elsewhere. Additionally,
receive an update on the recent
announcement regarding plans for the
TAMU System Rellis Campus revitalization
effort.
Project Dates:
Staff Assigned: Economic Development Anticipated Initiation:
Semi-Annual Review of Pre-Application Conference Surveys
Summary:
Provide an update on the survey results from the
Pre-Application Conference process.
Project Dates:
Staff Assigned: Mark Bombek Completed:
Page 4 of 4
Educational/informational Items
Parkland Dedication
Summary:
Review of parkland dedication requirements and
available resources.
Project Dates:
Staff Assigned: Anticipated Completion:
Sidewalk Fee-in-Lieu
Summary:
Review of sidewalk fund requirements and
available resources.
Project Dates:
Staff Assigned: Anticipated Completion:
Block Length and Block Perimeter
Summary:
Review of current requirements regarding block
length and block perimeter.
Project Dates:
Staff Assigned: Anticipated Completion:
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0136 Name:Calendar of Upcoming Meetings
Status:Type:Updates Agenda Ready
File created:In control:3/24/2017 Planning and Zoning Commission Workshop
On agenda:Final action:4/6/2017
Title:Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings:
*Thursday, April 13, 2017 ~ City Council Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and
Regular 7:00 p.m. (Liaison - Osborne)
*Thursday, April 20, 2017 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular
7:00 p.m.
*Thursday, May 11, 2017 ~ City Council and P&Z Joint Meeting ~ Council Chambers ~ Workshop
6:00 p.m.
Sponsors:
Indexes:
Code sections:
Attachments:
Action ByDate Action ResultVer.
Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings:
*Thursday, April 13, 2017 ~ City Council Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and
Regular 7:00 p.m. (Liaison - Osborne)
*Thursday, April 20, 2017 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular
7:00 p.m.
*Thursday, May 11, 2017 ~ City Council and P&Z Joint Meeting ~ Council Chambers ~ Workshop
6:00 p.m.
College Station, TX Printed on 3/31/2017Page 1 of 1
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City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0130 Name:Update on Item Heard
Status:Type:Updates Agenda Ready
File created:In control:3/22/2017 Planning and Zoning Commission Workshop
On agenda:Final action:4/6/2017
Title:Presentation, possible action, and discussion regarding an update on the following item:
*A Rezoning for approximately 17 acres located west of the intersection of State Highway 30 and
Linda Lane from R Rural to MF Multi-Family and NAP Natural Areas Protected. The Planning &
Zoning Commission heard this item on March 16, 2017, and voted (5-0-1) to recommend approval.
The City Council heard this item on March 23, 2017, and voted (7-0) to approve the request.
Sponsors:
Indexes:
Code sections:
Attachments:
Action ByDate Action ResultVer.
Presentation, possible action, and discussion regarding an update on the following item:
*A Rezoning for approximately 17 acres located west of the intersection of State Highway 30 and
Linda Lane from R Rural to MF Multi-Family and NAP Natural Areas Protected. The Planning &
Zoning Commission heard this item on March 16, 2017, and voted (5-0-1) to recommend approval.
The City Council heard this item on March 23, 2017, and voted (7-0) to approve the request.
College Station, TX Printed on 3/31/2017Page 1 of 1
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Planning and Zoning Commission Regular
College Station, TX
Meeting Agenda - Final
City Hall
1101 Texas Ave
College Station, TX 77840
The City Council may or may not attend the Planning & Zoning
Commission Regular Meeting.
City Hall Council Chambers7:00 PMThursday, April 6, 2017
1. Call meeting to order.
2. Pledge of Allegiance.
3. Hear Citizens.
At this time, the Chairman will open the floor to citizens wishing to address the
Commission on issues not already scheduled on tonight's agenda. The citizen
presentations will be limited to three minutes in order to accommodate everyone who
wishes to address the Commission and to allow adequate time for completion of the
agenda items. The Commission will receive the information, ask city staff to look into
the matter, or will place the matter on a future agenda for discussion. (A recording is
made of the meeting; please give your name and address for the record.)
All matters listed under Item 4, Consent Agenda, are considered routine by the
Commission and will be enacted by one motion. These items include preliminary plans
and final plats, where staff has found compliance with all minimum subdivision
regulations. All items approved by Consent are approved with any and all staff
recommendations. There will not be separate discussion of these items. If any
Commissioner desires to discuss an item on the Consent Agenda it will be moved to
the Regular Agenda for further consideration.
4. Consent Agenda
Consideration, possible action, and discussion on Absence
Requests from meetings.
*Casey Oldham ~ March 16, 2017
*Elianor Vessali ~ April 6, 2017
17-01254.1
Casey Oldham
Elianor Vessali
Attachments:
Consideration, possible action, and discussion to approve meeting
minutes.
*March 16, 2017 ~ Workshop
*March 16, 2017 ~ Regular
17-01294.2
Page 1 College Station, TX Printed on 3/31/2017
April 6, 2017Planning and Zoning Commission
Regular
Meeting Agenda - Final
March 16 2017 Workshop
March 16 2017 Regular
Conflict of Interest
Attachments:
Presentation, possible action, and discussion regarding a Final Plat
for The Hollow Phase 1 & 2 consisting of 22 lots on approximately
28 acres located at 4112 Panther Crossing Road, generally located
northeast of Wellborn Road and Schehin Road in the College
Station Extraterritorial Jurisdiction (ETJ). Case #FP2016-00005
17-01404.3
Sponsors:Bullock
Staff Report
Application
Final Plat
Attachments:
Regular Agenda
5. Consideration, possible action, and discussion on items removed from the Consent
Agenda by Commission action.
Public Hearing, presentation, possible action, and discussion
regarding an ordinance amending the Comprehensive Plan -
Future Land Use & Character Map from Natural Areas Reserved
and Commercial to Natural Areas Reserved and Urban for
approximately 5.96 acres located at 1451 Associates Avenue,
generally located in the northeast corner of State Highway 6 and
Harvey Road intersection. Case #CPA2016-000018 (Note: Final
action on this item is scheduled for the April 27, 2017 City Council
meeting - subject to change)
17-01466.
Sponsors:Thomas
Staff Report
Application
Comprehensive Plan Map
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending the College Station
Comprehensive Plan, specifically amending the Future Land Use &
Character Map from Urban, Village Center, Suburban Commercial
and General Commercial to Urban Mixed-Use and General
Suburban; and the Bicycle, Pedestrian, and Greenways Master
Plan to amend the location of a future trail; for approximately 232
acres located at 4000 and 4200 Rock Prairie Road, and more
generally located along the south side of Rock Prairie Road, east
of State Highway 6 South. Case # CPA2016-000014 (Note: Final
action on this item is scheduled for the April 27, 2017 City Council
17-01587.
Page 2 College Station, TX Printed on 3/31/2017
April 6, 2017Planning and Zoning Commission
Regular
Meeting Agenda - Final
meeting - subject to change)
Sponsors:Prochazka
Staff Report
Map
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending Chapter 12, “Unified
Development Ordinance,” Section 12-4.2, “Official Zoning Map,” of
the Code of Ordinances of the City of College Station, Texas by
changing the zoning district boundaries from R Rural to PDD
Planned Development District for a mixed-use development
including commercial, office, multi-family, single-family, parks and
trails on approximately 232 acres of land being situated in the
Thomas Caruthers League, Abstract No. 9, College Station, Brazos
County, Texas, said tract being the remainder of a called 341.06
acre tract of land as described by a deed to Willis S. Ritchey
recorded in Volume 1160, Page 777 of the Official Public Records
of Brazos County, Texas and the remainder of a called 11 acre
tract of land as described by a deed to Willis S. Ritchey recorded in
Volume 260, Page 466 of the Deed Records of Brazos County,
Texas, located at 4000 and 4200 Rock Prairie Road, and more
generally located along the south side of Rock Prairie Road, east
of State Highway 6. South Case # REZ2016-000043 (Note: Final
action on this item is scheduled for the April 27, 2017 City Council
meeting - subject to change)
17-01598.
Sponsors:Prochazka
Staff Report
Maps & Imagery
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending the Comprehensive Plan-Future
Land Use & Character Map from Suburban Commercial to General
Commercial for approximately 11.3 acres located at 3005 Earl
Rudder Freeway South, generally located at the southeast
intersection of Earl Rudder Freeway South and Emerald Parkway.
Case #CPA2017-000001 (Note: Final action on this item is
scheduled for the April 27, 2017 City Council meeting - subject to
change)
17-01509.
Sponsors:Paz
Staff Report
Application
Comp Plan Exhibit
Attachments:
Page 3 College Station, TX Printed on 3/31/2017
April 6, 2017Planning and Zoning Commission
Regular
Meeting Agenda - Final
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending Chapter 12, "Unified
Development Ordinance," Section 12-4.2, "Official Zoning Map," of
the Code of Ordinances of the City of College Station, Texas by
changing the zoning district boundaries from M-1 Light Commercial
to GC General Commercial and SC Suburban Commercial for
approximately 16.8 acres being Lots 1-6 situated in the Emerald
Point Subdivision, College Station, Brazos County, Texas,
recorded in Volume 13606, Page 14 of the Official Public Records
of Brazos County, Texas, generally located at 3005 Earl Rudder
Freeway South and 3105 Corsair Circle. Case #REZ2017-000001
(Note: Final action on this item is scheduled for the April 27, 2017
City Council meeting - subject to change)
17-015710.
Sponsors:Paz
Application
Staff Report
Rezoning Exhibit
Letter of Concern
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance to amend the Comprehensive Plan by
adopting the updated Water System Master Plan . Case
#CPA2017-000003 (Note: Final action on this item is scheduled for
the April 27, 2017 City Council meeting - subject to change)
17-013711.
Sponsors:Coleman
Memo - Water MP
Implementation Plan - Water
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance to amend the Comprehensive Plan by
adopting the updated Wastewater Master Plan . Case
#CPA2017-000003 (Note: Final action on this item is scheduled for
the April 27, 2017 City Council meeting - subject to change)
17-014212.
Sponsors:Coleman
Memo - Wastewater MP
Implementation Plan - WW
Attachments:
13. Discussion and possible action on future agenda items – A Planning & Zoning
Member may inquire about a subject for which notice has not been given. A statement
of specific factual information or the recitation of existing policy may be given. Any
deliberation shall be limited to a proposal to place the subject on an agenda for a
subsequent meeting.
Page 4 College Station, TX Printed on 3/31/2017
April 6, 2017Planning and Zoning Commission
Regular
Meeting Agenda - Final
14. Adjourn
The Commission may adjourn into Executive Session to consider any item listed on
this agenda if a matter is raised that is appropriate for Executive Session discussion.
An announcement will be made of the basis for the Executive Session discussion.
APPROVED
_____________________
City Manager
I certify that the above Notice of Meeting was posted at College Station City Hall, 1101
Texas Avenue, College Station, Texas, on March 31, 2017 at 5:00 p.m.
_____________________
City Secretary
This building is wheelchair accessible. Persons with disabilities who plan to attend this
meeting and who may need accommodations, auxiliary aids, or services such as
interpreters, readers, or large print are asked to contact the City Secretary’s Office at
(979) 764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least
two business days prior to the meeting so that appropriate arrangements can be made.
If the City does not receive notification at least two business days prior to the meeting,
the City will make a reasonable attempt to provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried
Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an
Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con
Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de
mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H,
Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben
entrar a esta propiedad portando arma de mano al aire libre.”
Page 5 College Station, TX Printed on 3/31/2017
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0125 Name:Absence Requests
Status:Type:Absence Request Agenda Ready
File created:In control:3/14/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Consideration, possible action, and discussion on Absence Requests from meetings.
*Casey Oldham ~ March 16, 2017
*Elianor Vessali ~ April 6, 2017
Sponsors:
Indexes:
Code sections:
Attachments:Casey Oldham
Elianor Vessali
Action ByDate Action ResultVer.
Consideration, possible action, and discussion on Absence Requests from meetings.
*Casey Oldham ~ March 16, 2017
*Elianor Vessali ~ April 6, 2017
College Station, TX Printed on 3/31/2017Page 1 of 1
powered by Legistar™
Absence Request Form
For Elected and Appointed Officers
Name Casey Oldham
Request Submitted on March 14, 2017
I will not be in attendance at the meeting on March 16, 2017
for the reason specified: (Date)
Signature Casey Oldham
Kristen,
Thank you for your assistance in this matter. Mr. Casey Oldham will be unable to
attend the subject meeting.
Regards,
Pamela Francis
Absence Request Form
For Elected and Appointed Officers
Name: Elianor Vessali
Request Submitted on March 28, 2017
I will not be in attendance at the meeting on April 6, 2017
(Date)
Signature Elianor Vessali
for the reason specified:
Will be unavailable for meeting.
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0129 Name:Minutes
Status:Type:Minutes Agenda Ready
File created:In control:3/21/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Consideration, possible action, and discussion to approve meeting minutes.
*March 16, 2017 ~ Workshop
*March 16, 2017 ~ Regular
Sponsors:
Indexes:
Code sections:
Attachments:March 16 2017 Workshop
March 16 2017 Regular
Conflict of Interest
Action ByDate Action ResultVer.
Consideration, possible action, and discussion to approve meeting minutes.
*March 16, 2017 ~ Workshop
*March 16, 2017 ~ Regular
College Station, TX Printed on 3/31/2017Page 1 of 1
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March 16, 2017 P&Z Workshop Meeting Minutes Page 1 of 2
MINUTES
PLANNING & ZONING COMMISSION
Workshop Meeting
March 16, 2017 6:30 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Johnny Burns, Elianor Vessali, Bill Mather, Keith Williamson
and Jeremy Osborne
COMMISSIONERS ABSENT: Casey Oldham
CITY COUNCIL MEMBERS PRESENT: Linda Harvell
CITY STAFF PRESENT: Lance Simms, Alan Gibbs, Justin Golbabai, Jason Schubert, Mark Bombek,
Erika Bridges, Anthony Armstrong, Mary Ann Powell, Lauren Basey and Kristen Hejny
1. Call the meeting to order.
Chairperson Kee Called the meeting to order at 6:33 p.m.
2. Discussion of consent and regular agenda items.
There was discussion on Regular Agenda Item #6.
3. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
There was no discussion.
4. Presentation, possible action, and discussion regarding the consideration of the 2016 P&Z Plan of work.
Senior Planner Bombek presented updates on this item to the Commission.
There was no discussion.
5. Presentation, possible action, and discussion regarding the quarterly update for the Pre-Application
Conference (PAC) meeting process, and the implementation of the PAC Survey as a part of the 2016
P&Z Plan of Work.
Senior Planner Bombek presented updates on this item to the Commission.
Commissioner Mather asked for the ratio of PACs to received responses.
Senior Planner Bombek stated that the City has received eight responses out of 78 PAC meetings that
were held.
Chairperson Kee asked if all departments within the City are available at PAC meetings.
March 16, 2017 P&Z Workshop Meeting Minutes Page 2 of 2
Senior Planner Bombek stated that there is a standard set of department representatives that attend PACs
dependent upon what questions the applicant has.
6. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings:
*Monday, March 20, 2017 ~ P&Z Retreat ~ 1603 Graham Road ~ 4:00 p.m.
*Thursday, March 23, 2017 ~ City Council Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and
Regular 7:00 p.m. (Liaison – Mather)
*Thursday, April 6, 2017 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular 7:00
p.m.
7. Discussion, review and possible action regarding the following meetings: Design Review Board, Bio
Corridor Board.
There was no discussion.
8. Discussion and possible action on future agenda items - A Planning & Zoning Member may inquire
about a subject for which notice has not been given. A statement of specific factual information or the
recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the
subject on an agenda for a subsequent meeting.
There were no items.
9. Adjourn.
The meeting was adjourned at 7:01 p.m.
Approved: Attest:
______________________________ ________________________________
Jane Kee, Chairman Kristen Hejny, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
March 16, 2017 P&Z Regular Meeting Minutes Page 1 of 3
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting
March 16, 2017, 7:00 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Johnny Burns, Elianor Vessali, Bill Mather, Keith
Williamson and Jeremy Osborne
COMMISSIONERS ABSENT: Casey Oldham
CITY COUNCIL MEMBERS PRESENT: Linda Harvell
CITY STAFF PRESENT: Lance Simms, Alan Gibbs, Justin Golbabai, Jason Schubert, Mark Bombek,
Erika Bridges, Anthony Armstrong, Mary Ann Powell, Lauren Basey and Kristen Hejny
1. Call Meeting to Order
Chairperson Kee called the meeting to order at 7:02 p.m.
2. Pledge of Allegiance
3. Hear Citizens
4. Consent Agenda
4.1 Consideration, possible action, and discussion on Absence Requests from meetings.
*Keith Williamson ~ March 2, 2017
4.2 Consideration, possible action, and discussion to approve meeting minutes.
*March 2, 2017 Workshop
*March 2, 2017 Regular
Commissioner Burns motioned to approve Consent Agenda Items 4.1 - 4.2. Commissioner
Mather seconded the motion, motion passed (6-0).
Regular Agenda
5. Consideration, possible action, and discussion on items removed from the Consent Agenda by
Commission Action.
No items were removed.
6. Presentation, possible action, and discussion regarding waiver requests to UDO Section 12-8.3.G.
‘Blocks’ (Block length and perimeter), and 12-8.3.I.2.1. Minimum Utility Easements, and a
presentation possible action, and discussion regarding a Preliminary Plan for the Jones Crossing
Subdivision consisting of 10 lots, common area and future parkland on approximately 71.86 acres
March 16, 2017 P&Z Regular Meeting Minutes Page 2 of 3
located at 1720 Harvey Mitchell Parkway South, generally located at the hard corner of Wellborn
Road and Harvey Mitchell Parkway South. Case #PP2016-000028
Senior Planner Bombek presented the waiver requests and Preliminary Plan to the Commission,
recommending approval of both.
Applicant, Veronica Morgan, 3204 Earl Rudder Freeway South, College Station was available for
questions from the Commission.
There was general discussion.
Commissioner Mather motioned to approve all waiver requests without conditions, citing
special conditions, and approval of the Preliminary Plan as presented. Commissioner Burns
seconded the motion, motion passed (6-0).
7. Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Chapter 12, “Unified Development Ordinance,” Section 12-4.2, “Official Zoning Map,” of the Code
of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from
R Rural to MF Multi-Family and NAP Natural Areas Protected for approximately 16.485 acres,
generally located west of the intersection of State Highway 30 and Linda Lane. Case #REZ2016-
000047 (Note: Final action on this item is scheduled for the March 23, 2017 City Council meeting
– subject to change)
Commissioner Vessali stated that she would be recusing herself from discussion and vote for Agenda
Item #7.
Senior Planner Bombek presented the Rezoning to the Commission, and recommended approval.
Commissioner Mather asked if the NAP designation was the same designation as Parkland areas.
Senior Planner Bombek explained that NAP are a completely separate zoning district garnered
toward reserving natural features as floodplain. Mr. Bombek also explained that Parkland
Dedication can designate floodplain for parkland, but would typically be under a different
designation than NAP.
Applicant, Crissy Hartl, 3204 Earl Rudder Freeway South, College Station presented to the
Commission and was available for questions from the Commission.
Commissioner Osborne clarified that due to nature of the creek and floodplain, nothing can be
developed in this area.
Ms. Hartl stated that this is correct and it will remain in its natural state.
Chairperson Kee asked if there is actual floodplain on this property.
City Engineer Gibbs responded that generally the NAP buffer would keep the area protected from
development within the City of College Station jurisdiction.
Chairperson Kee opened the public hearing.
March 16, 2017 P&Z Regular Meeting Minutes Page 3 of 3
No one spoke.
Chairperson Kee closed the public hearing.
Commissioner Osborne motioned to recommend approval of the Rezoning as presented.
Commissioner Burns seconded the motion, motion passed (5-0-1).
8. Discussion and possible action on future agenda items – A Planning & Zoning Member may inquire
about a subject for which notice has not been given. A statement of specific factual information or
the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to
place the subject on an agenda for a subsequent meeting.
There was no discussion.
9. Adjourn
The meeting adjourned at 7:25 p.m.
Approved: Attest:
______________________________ ________________________________
Jane Kee, Chairman Kristen Hejny, Admin Support Specialist
Planning & Zoning Commission Planning & Development Services
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0140 Name:The Hollow Phase 1 & 2
Status:Type:Final Plat Agenda Ready
File created:In control:3/24/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Presentation, possible action, and discussion regarding a Final Plat for The Hollow Phase 1 & 2
consisting of 22 lots on approximately 28 acres located at 4112 Panther Crossing Road, generally
located northeast of Wellborn Road and Schehin Road in the College Station Extraterritorial
Jurisdiction (ETJ). Case #FP2016-00005
Sponsors:Jessica Bullock
Indexes:
Code sections:
Attachments:Staff Report
Application
Final Plat
Action ByDate Action ResultVer.
Presentation, possible action, and discussion regarding a Final Plat for The Hollow Phase 1 & 2
consisting of 22 lots on approximately 28 acres located at 4112 Panther Crossing Road, generally
located northeast of Wellborn Road and Schehin Road in the College Station Extraterritorial
Jurisdiction (ETJ). Case #FP2016-00005
College Station, TX Printed on 3/31/2017Page 1 of 1
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Planning & Zoning Commission Page 1 of 4
April 6, 2017
FINAL PLAT
for
The Hollow Phase 1 & 2
FP2016-000005
SCALE: 22 lots on approximately 28 acres
LOCATION: 4112 Panther Crossing Road, generally located northeast of
Wellborn Road and Schehin Road in the College Station
Extraterritorial Jurisdiction (ETJ)
ZONING: N/A (ETJ)
APPLICANT: Rock Barn Conservation Partners
PROJECT MANAGER: Jessica Bullock, Senior Planner
Jbullock@cstx.gov
RECOMMENDATION: Staff recommends approval of the Final Plat.
Planning & Zoning Commission Page 2 of 4
April 6, 2017
Planning & Zoning Commission Page 3 of 4
April 6, 2017
Planning & Zoning Commission Page 4 of 4
April 6, 2017
DEVELOPMENT HISTORY
Annexation: N/A (ETJ)
Zoning: N/A (ETJ)
Preliminary Plan Master Plan - approved in December 2007 and again in January
2010.
Preliminary Plan - approved in October 2014 and revised in
November 2015.
Site development: Undeveloped
COMMENTS
Parkland Dedication Fees: This development was approved as a Master Plan in the ETJ prior
to parkland dedication requirements being applicable in the ETJ;
therefore, no parkland dedication is required.
Greenways: N/A
Pedestrian Connectivity: The subject property is located in the ETJ. Pedestrian facilities
are not proposed or required.
Bicycle Connectivity: The subject property is located in the ETJ. Bicycle facilities are
not proposed or required.
Impact Fees: NA
REVIEW CRITERIA
Compliance with Subdivision Regulations: The proposed Final Plat is part of the Peach
Creek Master Plan which originally received approval in December 2007. It is vested to
Subdivision Regulations in effect in 2007 and chooses to comply with current regulations for
Unified Development Ordinance Sec. 12-8.4.F ‘Lots’.
The proposed Final Plat is in compliance with the approved Preliminary Plan and the applicable
Subdivision Regulations.
STAFF RECOMMENDATION
Staff recommends approval of the Final Plat.
SUPPORTING MATERIALS
1. Application
2. Copy of Final Plat
“”“”“”“”“”“”“”
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:217-0146 Name:Carters Creek Condos - Comp. Plan Amendment
Status:Type:Comprehensive Plan Agenda Ready
File created:In control:3/24/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Public Hearing, presentation, possible action, and discussion regarding an ordinance amending the
Comprehensive Plan - Future Land Use & Character Map from Natural Areas Reserved and
Commercial to Natural Areas Reserved and Urban for approximately 5.96 acres located at 1451
Associates Avenue, generally located in the northeast corner of State Highway 6 and Harvey Road
intersection. Case #CPA2016-000018 (Note: Final action on this item is scheduled for the April 27,
2017 City Council meeting - subject to change)
Sponsors:Madison Thomas
Indexes:
Code sections:
Attachments:Staff Report
Application
Comprehensive Plan Map
Action ByDate Action ResultVer.
Public Hearing, presentation, possible action, and discussion regarding an ordinance amending the
Comprehensive Plan - Future Land Use & Character Map from Natural Areas Reserved and
Commercial to Natural Areas Reserved and Urban for approximately 5.96 acres located at 1451
Associates Avenue, generally located in the northeast corner of State Highway 6 and Harvey Road
intersection. Case #CPA2016-000018 (Note: Final action on this item is scheduled for the April 27,
2017 City Council meeting - subject to change)
College Station, TX Printed on 3/31/2017Page 1 of 1
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Planning & Zoning Commission
April 6, 2017
Page 1 of 7
COMPREHENSIVE PLAN AMENDMENT
FOR
1451 Associates Ave.
CPA2016-000018
REQUEST: Natural Areas Reserved and General Commercial to Urban and
Natural Areas Reserved
SCALE: Approximately 6 acres
LOCATION: 1451 Associates Ave.
APPLICANT: Michael G. Hester, P.E., Hester Engineering
PROJECT MANAGER: Madison Thomas, AICP
Staff Planner
mthomas@cstx.gov
RECOMMENDATION: Staff recommends approval of the Future Land Use and Character
Map amendment.
Planning & Zoning Commission
April 6, 2017
Page 4 of 7
NOTIFICATIONS
Advertised Commission Hearing Date: April 6, 2017
Advertised Council Hearing Dates: April 27, 2016
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
N/A
Contacts in support: None at the time of the staff report
Contacts in opposition: None at the time of the staff report
Inquiry contacts: None at the time of the staff report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
Natural Areas Reserved
GC General Commercial
GS General Suburban
Undeveloped
South
(Across Associates
Avenue)
General Commercial
GC General Commercial
Commercial
East
Natural Areas Reserved
GC General Commercial
Undeveloped
West Natural Areas Reserved CI Commercial Industrial
GS General Suburban Undeveloped
DEVELOPMENT HISTORY
Annexation: 1958
Zoning: A-O to C-1 General Commercial, A-O Agricultural Open upon
Annexation (1984)
C-1 General Commercial to C-2 Commercial Industrial (2003)
C-2 Commercial Industrial renamed CI Commercial Industrial
Final Plat: Unplatted
Site development: Vacant
PROPOSAL
The applicant has requested the proposed Comprehensive Plan amendment to Urban and
Natural Areas Reserved as a step toward permitting a multi-family residential housing
development at 1451 Associates Ave. This development is intended to provide housing within
walking distance of the nearby commercial developments and Veteran’s Park. The subject
property is designated as General Commercial and Natural Areas Reserved, with the properties
to the north, east, west designated as Natural Areas Reserved, and to the south, General
Commercial on the Comprehensive Plan Future Land Use and Character Map.
Planning & Zoning Commission
April 6, 2017
Page 5 of 7
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: The City of College
Station’s Comprehensive Plan was adopted in 2009. This site was designated as General
Commercial and Natural Areas Reserved on the Comprehensive Future Land Use and
Character Map. The area of the site closest to Associates Ave. was designated as General
Commercial, while the rest of the property was identified as Natural Areas Reserved. The
Comprehensive Plan Natural Areas Reserved is designation is for areas that represent a
constraint to development and that should be preserved for their natural function or open
space qualities. These areas include floodplains and riparian buffers, as well as recreation
facilities. The existing Natural Area Reserved was originally determined by Carter’s Creek
floodplain, encompassing this area plus additional area. The Letter of Map Revision (LOMR)
was approved in 2011, updating the floodplain limits of this area with a more comprehensive
study.
The subject property is located south of Area 8-Carters Creek Corridor on the
Comprehensive Future Land Use and Character Map Concept Plan. The Carters Creek
Corridor is an area that has identified Carters Creek and the floodplain along it as a
significant natural feature that should be protected and developed for recreational
opportunities that tie the region together. The Natural Areas Reserved designation on the
edge of this property allows for the continued protection of the floodplain along the creek,
some of which concentrations of commercial activity to serve the nearby residents.
Suburban Commercial areas tend to be small in size and located adjacent to major roads
(arterials and collectors).
Properties to the south are all developed as commercial uses and zoned for commercial
uses, property to the north and west are zoned General Commercial, General Suburban and
Rural. Currently, they are all undeveloped. General Suburban zoning allows for smaller lot,
single-family development. General Commercial allows for large commercial and retail
development. Staff feels that an Urban designation on this property to allow for high density
multi-family would create a transitional land use designation between property that allows for
single-family and property that has developed as commercial.
2. Scope of the request. The request is to convert approximately 6 acres from General
Commercial to Urban by amending the Comprehensive Plan Future Land Use and
Character Map. The Urban designation calls for areas to have a very intense level of
development activity that tend to consist of townhomes, duplexes and high-density
apartments. The applicant anticipates proposing a future rezoning for an apartment
complex. Under the existing land use designation, large scale commercial uses could be
developed.
3. Availability of adequate information: An Urban designation allows for future development
of high-density residential. College Station Utilities will provide water and sewer service to
the property and is available to the site. College Station Utilities (CSU) serves properties in
this area and is able to provide domestic water & sanitary sewer service to the proposed
development. A Transportation Impact Analysis is not required for a Comprehensive Plan
Amendment, and due to the size of the property, will likely not require one in the future.
4. Consistency with the goals and strategies set forth in the Plan: The goal for College
Station’s Future Land Use and Character is to create a community with strong, unique
Planning & Zoning Commission
April 6, 2017
Page 6 of 7
neighborhoods, protected rural areas, special districts, distinct corridors, and a protected and
enhanced natural environment.
The Comprehensive Plan identifies relevant strategies to achieve this goal, specifically the
strategy to develop and maintain, through regular review, a land use plan that identifies,
establishes and enhances community character. The subject tract is adjacent to developed
commercial, and adjacent to property that is zoned for commercial and single-family use. The
proposed designation is in an area that is sensitive and complementary to the surrounding
land uses.
5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans: The
existing Future Land Use and Character designation on the property is Commercial:
this land use designation is generally for concentrations of commercial activities that cater
to both nearby residents and to the larger community or region. Generally, these areas
tend to be large in size and located near the intersection of tow regionally significant
roads. It is preferred that in such areas development be concentrated in nodes rather than
spread out in strips.
The proposed land use, Urban, is described as:
generally for areas that should have a very intense level of development activities. These
areas will tend to consist of townhomes, duplexes, and high-density apartments. General
commercial and office uses, business parks, and vertical mixed-use may also be permitted
within growth and redevelopment areas.
The Urban land use designation, when not in a Growth Area, is typically characterized by
more dense residential developments in the form of duplexes, townhomes or apartments.
This mix of residential uses would be benefitted by the adjacent Natural Areas Reserved and
Commercial uses which are within walking distance.
The property is located off of Associates Avenue, a dead-end street. The properties to the
south, are already developed with commercial buildings, the rear of these buildings facing
Associates Ave. The adjacent properties are limited in development opportunities due to the
shape of the property and existing water features. Due to the limited access, existing
surrounding development, a reduced potential for development of large commercial
structures, this property would better serve a multi-family development.
6. Compatibility with the surrounding area: The proposed amendment to Urban would
allow zoning for high-density residential uses, such as townhomes and apartments.
Properties to the south are already developed as commercial. Properties to the north can
develop as commercial and as single-family. The current property and adjacent have not
yet developed as commercial, possibly due to their locations behind existing commercial
development, lack of visibility from the road, and restrictions related to the property shape
and size. A change to a multi-family use would create a transition in density between
permitted single-family development and existing commercial developments.
7. Impacts on infrastructure including water, wastewater, drainage, and the
transportation network: Water service will be served by City of College Station. There is
an existing 6-inch waterline at the driveway of Sam’s Club’s driveway on Associates
Planning & Zoning Commission
April 6, 2017
Page 7 of 7
Avenue.
Sanitary Sewer service is available via existing 21-inch sanitary sewer line running
diagonally across subject tract. A Future parallel 30-inch sanitary sewer line is planned to
parallel the existing 21-inch sewer line up to the boundary of the tract which then runs along
the rear of the tract.
Subject tract is in the Carter Creek Drainage Basin. Tract is generally draining towards
Carter Creek. Detention will not be required with development as assessed by the current
city adopted Watearth’s watershed timing analysis.
Drainage and other public infrastructure required with site development shall be designed
and constructed in accordance with the B/CS Unified Design Guidelines. Infrastructure
appear to have capacity to adequate serve the proposed change of use at this time.
8. Impact on the City’s ability to provide, fund, and maintain services: The proposed
amendment for the subject property does not negatively impact the City’s ability to provide,
fund and maintain services. Infill development will add to the tax base while utilizing
existing city infrastructure.
9. Impact on environmentally sensitive and natural areas: The applicant has proposed
to reserve natural areas within this site. As defined in previous criteria, this designation is
for areas that represent a constraint to development, and should be preserved for their
natural function. The Natural Areas Reserved boundary on this site is proposed to change
from its current location on the Comprehensive Plan Future Land Use and Character
Map, to the newly proposed location. The current location of the Natural Areas Reserved
is conceptual and was determined by previous knowledge. In 2011, the LOMR presented
a more recent floodplain study on the property. The proposed location for the Natural
Areas Reserved has been determined by the location of the floodplain line with an
additional 50’ boundary added for safety due to the topography of the land adjacent to the
creek. This proposed location is supported by staff. It will be heard at the Bike, Pedestrian
and Greenways Board on April 3, 2017 and the board will make a recommendation on the
proposed location, which staff will present to the Commission.
10. Contribution to the overall direction and character of the community as captured in
the Plan’s vision and goals: The goal for College Station’s Future Land Use and Character
is to create a community with strong, unique neighborhoods, protected rural areas, special
districts, distinct corridors, and a protected and enhanced natural environment. The
amendment will allow for dense residential development adjacent to existing commercial
developments and within walking distance to Veterans Park. The identification and
designation of Natural Areas Reserved on the property, reflects the vision statement provide
sensitive development and management of the natural environment. The vision statements
that reference planned, quality and sustainable growth as well as neighborhoods with
character can be seen though the proposed designation of this property to Natural Areas
Reserved and Urban land uses.
STAFF RECOMMENDATION
Staff recommends approval of the Future Land Use and Character Map amendment request.
Planning & Zoning Commission
April 6, 2017
Page 8 of 7
SUPPORTING MATERIALS
1. Application
2. Comprehensive Plan Map
5/15 Page 1 of 3
COMPREHENSIVE PLAN AMENDMENT APPLICATION
(Check all applicable)
Related to Community Character Related to Transportation Related to Other
MINIMUM SUBMITTAL REQUIREMENTS:
Application completed in full. This application form provided by the City of College Station must be used
and may not be adjusted or altered. Please attach pages if additional information is provided.
Fully dimensioned map on 24" X 36" paper showing (if applicable):
$1,165 Comprehensive Plan Amendment Application Fee.
a. Land affected;
b. Present zoning of property and zoning classification of all abutting property;
c. Current Concept Map and Future Land Use and Character Map classifications and proposed
classifications;
d. Current Concept Map and Future Land Use and Character Map classifications of all abutting property;
e. Current and proposed thoroughfare alignments;
g. General location and address of property; and
h. Total acres of property.
f. Currently planned utility infrastructure and proposed utility infrastructure;
Date of Optional Preapplication Conference
FOR OFFICE USE ONLY
CASE NO.:
DATE SUBMITTED:
TIME:
STAFF:
GENERAL LOCATION OF PROPERTY, IF NOT PLATTED:
LEGAL DESCRIPTION (Lot, Block, Subdivision)
ADDRESS
NAME OF PROJECT
TOTAL ACREAGE
APPLICANT / PROJECT MANAGER'S INFORMATION (Primary contact for the project):
Name E-mail
Street Address
City State Zip Code
Phone Number Fax Number
9-28-2016
X
X
X
X
77845
5.955 ACRES
5.955 ACRES RICHARD CARTER LEAGUE A-8
BEHIND SAMS CLUB
1451 ASSOCIATES AVENUE
CARTER'S CREEK CONDOS
MICHAEL G. HESTER, P.E.
2900 BROTHERS BLVD
COLLEGE STATION TX
mhester@hester-engr.com
979-693-1100
5/15 Page 2 of 3
1. What specific element of the Comprehensive Plan (for example, Land Use and Character designation, Thoroughfare
Plan Context Class, or thoroughfare alignment) and at what specific location (if applicable) is requested to be
amended?
2. What is the amendment request?
3. Explain the reason for this amendment.
4. Identify the conditions that have changed to warrant this change to the existing Comprehensive Plan.
PROPERTY OWNER'S INFORMATION:
Fax Number Phone Number
Zip CodeStateCity
Street Address
E-mailName
5. Explain why the existing element of the Comprehensive Plan in question is no longer appropriate.
ANSWER ALL OF THE FOLLOWING:
6. How does the requested amendment further the goals and objectives of the Comprehensive Plan?
ALTON OFCZARZAK, MM, TDG MANAGEMENT
4060 SH6 S
COLLEGE STATION TX 77845
979-690-1504
LAND USE AND CHARACTER DESIGNATION
Going from General Commercial and Natural Areas Reserved to Urban and Natural
Areas Reserved.
DEVELOPMENT OF A CONDOMINUM DEVELOPMENT
THE SITE HAS GONE THROUGH NUMEROUS APPLICATIONS FOR COMMERCIAL INDUSTRIAL AND ALL EFFORTS
HAVE FAILED
Numerous applications to develop this tract have been withdrawn due to the cities extensive site
development requirements and with the natural area reserve (NAR) and a 50-foot wide sanitary
sewer easement required by the cities staff rendering the back portion of the tract
un-developable there is no demand for general commercial at this location
A GOAL OF THE COMPRENHENSIVE PLAN IS TO CONTROL BUT ALLOW LAND TO BE DEVELOPED
alton@oakchb.com
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0158 Name:College Station Medical District Town Center CPA
Status:Type:Comprehensive Plan Agenda Ready
File created:In control:3/30/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Public hearing, presentation, possible action, and discussion regarding an ordinance amending the
College Station Comprehensive Plan, specifically amending the Future Land Use & Character Map
from Urban, Village Center, Suburban Commercial and General Commercial to Urban Mixed-Use and
General Suburban; and the Bicycle, Pedestrian, and Greenways Master Plan to amend the location of
a future trail; for approximately 232 acres located at 4000 and 4200 Rock Prairie Road, and more
generally located along the south side of Rock Prairie Road, east of State Highway 6 South. Case #
CPA2016-000014 (Note: Final action on this item is scheduled for the April 27, 2017 City Council
meeting - subject to change)
Sponsors:Jennifer Prochazka
Indexes:
Code sections:
Attachments:Staff Report
Map
Action ByDate Action ResultVer.
Public hearing, presentation, possible action, and discussion regarding an ordinance amending the
College Station Comprehensive Plan, specifically amending the Future Land Use & Character Map
from Urban, Village Center, Suburban Commercial and General Commercial to Urban Mixed-Use
and General Suburban; and the Bicycle, Pedestrian, and Greenways Master Plan to amend the
location of a future trail; for approximately 232 acres located at 4000 and 4200 Rock Prairie Road,
and more generally located along the south side of Rock Prairie Road, east of State Highway 6
South. Case # CPA2016-000014 (Note: Final action on this item is scheduled for the April 27, 2017
City Council meeting - subject to change)
College Station, TX Printed on 3/31/2017Page 1 of 1
powered by Legistar™
Planning & Zoning Commission
April 6, 2017
Page 1 of 9
COMPREHENSIVE PLAN AMENDMENT
for
College Station Town Center in the Medical District
CPA2016-000014
REQUEST: 1. Future Land Use and Character Map amendment from General
Suburban, Urban, Natural Areas, General Commercial, Medical,
and Village Center to Urban Mixed Use, General Suburban, and
Natural Areas.
2. Bicycle, Pedestrian, and Greenways Master Plan amendment
related to future trail locations.
SCALE: Approximately 232 acres
LOCATION: 4000 and 4200 Rock Prairie Road, and more generally located along
the south side of Rock Prairie Road, east of State Highway 6 South
APPLICANT: James Murr
PROJECT MANAGER: Jennifer Prochazka, AICP, Economic Development Manager
jprochazka@cstx.gov
Planning & Zoning Commission
April 6, 2017
Page 2 of 9
Planning & Zoning Commission
April 6, 2017
Page 3 of 9
Planning & Zoning Commission
April 6, 2017
Page 4 of 9
Planning & Zoning Commission
April 6, 2017
Page 5 of 9
NOTIFICATIONS
Advertised Commission Hearing Date: April 6, 2017
Advertised Council Hearing Date: April 27, 2017
Contacts in support: None at the time of staff report.
Contacts in opposition: None at the time of staff report.
Inquiry contacts: Two at the time of staff report.
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
(across Rock
Prairie Road)
Estate, Suburban
Commercial, and
Restricted Suburban
R Rural, SC Suburban
Commercial, and RS
Restricted Suburban
Duplex subdivision
and vacant land
South
Natural Areas R Rural City-owned
Greenway
East
Natural Areas and
General Suburban
R Rural Vacant land
West
Medical PDD Planned
Development District and
O Office
Hospital and assisted
living facilities (under
construction)
DEVELOPMENT HISTORY
Annexation: Frontage along Rock Prairie road was annexed in 1983. The remainder was
annexed in 1995
Zoning: 1983 & 1995 – A-O Agricultural Open
2013 – A-O Agricultural Open renamed R Rural
Final Plat: N/A
Site development: Vacant
PROPOSAL
The applicant has proposed an amendment to the Future Land Use and Character Map for
approximately 232 acres located in the College Station Medical District. The Comprehensive Plan
designates the subject property as General Suburban, Urban, Natural Areas, General
Commercial, Medical, and Village Center with a proposed amendment to Urban Mixed Use,
General Suburban, and Natural Areas. The future development is proposed to provide a variety of
residential, office, and retail opportunities in an urban environment with park, lake, and trail
amenities, as was intended by the Medical District Master Plan and the current land use
designations on the property. The proposed amendment provides more flexibility on the location
of the types of uses and on the overall mix of uses to better respond to market changes
throughout the life of the project.
In addition, the applicant has proposed an alternative route for the trail system. The proposed trail
does not extend to Rock Prairie Road along the creek/tree line, but within a linear park along Bird
Pond Road, requiring an amendment to the Bicycle, Pedestrian, and Greenways Master Plan.
Planning & Zoning Commission
April 6, 2017
Page 6 of 9
The proposed amendments are consistent with the Medical District Master Plan adopted by the
City in 2012 and compliments the existing medical uses to the west and existing and future trail
system to the south.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: The City of College
Station’s Comprehensive Plan was adopted in 2009. This site was designated general
suburban on the Future Land Use and Character Map.
The Medical District Master Plan was adopted in 2012 amending the Future Land Use &
Character Map and the Bicycle, Pedestrian, and Greenways Master Plan to create an
urban district intended as a health and wellness district with a mix of uses anchored by
Medical facilities.
The Medical District Master Plan describes the subject property as being appropriate for a
mixture of medical uses, retail, hotel, service uses, supporting offices, and a variety of
residential uses (including detached single-family homes, townhomes, apartments, urban
residential, independent living, and assisted living), in a pedestrian and bicycle-friendly
environment.
2. Scope of the request: The applicant has requested to amend the Future Land Use and
Character Map and the Bicycle, Pedestrian, and Greenways Master Plan for 232 acres in
the College Station Medical District. The Comprehensive Plan Future Land Use and
Character Map designates the subject property as General Suburban, Urban, Natural
Areas, General Commercial, Medical, and Village Center with a proposed amendment to
Urban Mixed Use, General Suburban, and Natural Areas.
In addition, the applicant has proposed an alternative route for the trail system. The
proposed trail does not extend to Rock Prairie Road along the creek/tree line, but within a
linear park along Bird Pond Road, requiring an amendment to the Bicycle, Pedestrian,
and Greenways Master Plan.
3. Availability of adequate information: Because a request for a PDD Planned
Development District zoning has been requested concurrent with this request, the
applicant has provided extensive information related to future development scenarios,
including floodplain location, future thoroughfares, existing and proposed traffic counts,
anticipated densities of development, conceptual locations of parkland, and buffering for
an existing oil well.
4. Consistency with the goals and strategies set forth in the Plan: The proposal is
consistent with the goals and strategies of the Comprehensive Plan, and specifically the
Medical District Master Plan, a 2012 amendment to the Comprehensive Plan.
The goal for College Station’s Future Land Use and Character is to create a community
with strong, unique neighborhoods, protected rural areas, special districts, distinct
corridors, and a protected and enhanced natural environment. The Medical District Master
Plan describes this area as a future special district.
The Comprehensive Plan states that infill development is desirable in appropriate
locations and should be sensitive to surrounding neighborhoods. City staff identifies the
Planning & Zoning Commission
April 6, 2017
Page 7 of 9
general area surrounded by State Highway 6, William D. Fitch Parkway, and Rock Prairie
Road as a prime infill opportunity. Generally, this area has lacked the regional
infrastructure to open it up for development. An Infrastructure and Economic
Development Agreement executed in this area in 2015 provides a mechanism to complete
the infrastructure. There are no neighborhoods in direct proximity to this project.
The Medical District Master Plan describes this area as being appropriate for a mixture of
medical uses, retail, hotel, service uses, supporting offices, and a variety of residential
uses (including detached single-family homes, townhomes, apartments, urban residential,
independent living, and assisted living), in a pedestrian and bicycle-friendly environment.
5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans: The
Comprehensive Plan Future Land Use and Character Map designates the subject
property as General Suburban, Urban, Natural Areas, General Commercial, Medical, and
Village Center with the proposed amendment to Urban Mixed Use, General Suburban,
and Natural Areas. The Comprehensive Plan generally describes the land uses as
follows:
General Suburban - areas that should have an intense level of development
activities. These areas will tend to consist of high-density single-family residential
lots. Townhomes, duplexes, and neighborhood commercial and office uses may
also be permitted in growth areas.
Natural Areas - areas that represent a constraint to development and that should
be preserved for their natural function or open space qualities. These areas include
floodplains and riparian buffers, as well as recreation facilities.
Urban Mixed Use - areas that should have the most intense development activities.
These areas will tend to consist exclusively of residential, commercial, and office
uses in vertical mixed-use structures.
The subject property also lies within Growth Area III. The Growth Area III description
within the Comprehensive Plan was written prior to the adoption of the Medical District
Master Plan, but describes the General Suburban portion as follows:
Appropriate for high-density single-family lots, townhomes, and duplexes are
appropriate and should incorporate specific design criteria. Suburban or
neighborhood commercial and office activities area appropriate in this area as an
element of a planned development of at least 30 acres.
The subject tract has or will have frontage to several roadways on the Thoroughfare Plan
as development of the tract occurs. In a north-south orientation, these include: Rock
Prairie Road, a four-lane Major Arterial; the extension of Lakeway Drive, a two-lane Major
Collector; and the extension of Double Mountain Road, a two-lane Minor Collector. In an
east-west orientation, these include: the extension of Bird Pond Road, a four-lane Minor
Arterial; a future two-lane Major Collector; and a portion of the extension of Barron Road,
a four-lane Minor Arterial.
6. Compatibility with the surrounding area: The subject property is adjacent to O Office
Planning & Zoning Commission
April 6, 2017
Page 8 of 9
and PDD Planned Development District zoning (assisted living facility) to the west, but
otherwise is surrounded by undeveloped R Rural zoned property. Much of the
surrounding property is owned by the City of College Station as parkland and greenway.
The proposed PDD zoning is compatible with the neighboring PDDs for medical use
and with the surrounding City-owned land, as the proposed internal trail system will
connect to the existing Lick Creek hike and bike trail to the south and Southeast Park to
the east. The proposed amendment is consistent with the surrounding area.
7. Impacts on infrastructure including water, wastewater, drainage, and the
transportation network: College Station Utilities (CSU) will provide water service via
an existing 18-inch main along Rock Prairie Road. With site development, water mains
for domestic and fire protection will be extended and looped throughout the
development.
There are currently no sanitary sewer mains available to serve this property. The
developer is proposing the extension of gravity sewer mains to serve this area.
Currently, all existing infrastructure, with the exception of the sanitary sewer, appears to
be adequate to serve the proposed zoning amendment.
The property is within the Lick Creek drainage basin in an area where the requirement
for detention must be evaluated with site development. There is currently a portion of
the tract that lies within the FEMA regulated floodplain. Drainage and all other public
infrastructure will be required to be designed and constructed in accordance with the
B/CS Design Guidelines.
The subject tract has or will have frontage to several roadways on the Thoroughfare Plan
as development of the tract occurs. In a north-south orientation, these include: Rock
Prairie Road, a four-lane Major Arterial; the extension of Lakeway Drive, a two-lane Major
Collector; and the extension of Double Mountain Road, a two-lane Minor Collector. In an
east-west orientation, these include: the extension of Bird Pond Road, a four-lane Minor
Arterial; a future two-lane Major Collector; and a portion of the extension of Barron Road,
a four-lane Minor Arterial. In accordance with the Infrastructure and Economic
Development Agreement approved by Council in July 2015, the City is currently in design
and will construct the extension of Lakeway Drive to connect the existing portions of
Lakeway Drive at Scott & White on the north and behind CHI St. Joseph to the south,
including the section across this tract (initially constructed as one-half of a four-lane
boulevard with on-street parking). Additional roadways to serve the property are
anticipated as the tract subdivides and develops.
A traffic study was submitted that performed a high-level two-lane roadway capacity
analysis of existing and future thoroughfares. It analyzed roadway capacities under
scenarios of 70% build-out in 2034 and full build-out in 2034. It found that Rock Prairie
Road and the Bird Pond Road extension would need to be constructed to their four-lane
section as well as the SH 6 Northbound Frontage Road as a three-lane section to
accommodate the full build-out scenario in 2034. A traffic impact analysis will be required
with the Preliminary Plan application and will provide a more detailed analysis of
roadways and intersections when the configuration of the tract’s roadways is proposed.
8. Impact on the City’s ability to provide, fund, and maintain services: City Services
are not anticipated to be negatively impacted by the change in land use.
Planning & Zoning Commission
April 6, 2017
Page 9 of 9
9. Impact on environmentally sensitive and natural areas: The Comprehensive
Plan amendment has no negative impact on environmentally sensitive or natural
areas.
10. Contribution to the overall direction and character of the community as captured
in the Plan’s vision and goals: The goal for College Station’s Future Land Use and
Character is to create a community with strong, unique neighborhoods, protected rural
areas, special districts, distinct corridors, and a protected and enhanced natural
environment. The proposed amendment does not limit the general goals of the
Comprehensive Plan. The amendment proposes uses consistent with the Medical
District Master Plan and the anticipated growth in this area.
RECOMMENDATION
The Bicycle, Pedestrian, and Greenways Advisory Board recommended approval of the
amendment to the Bicycle, Pedestrian, and Greenways Master Plan (trail locations) and the
amendment to the Future Land Use and Character Map related to the Natural Areas land use
designation.
Staff recommends approval of the Future Land Use and Character Map amendment request and
the Bicycle, Pedestrian Greenways Master Plan amendment.
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0159 Name:College Station Medical District Town Center Rez
Status:Type:Rezoning Agenda Ready
File created:In control:3/30/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Chapter 12, “Unified Development Ordinance,” Section 12-4.2, “Official Zoning Map,” of the Code of
Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R
Rural to PDD Planned Development District for a mixed-use development including commercial,
office, multi-family, single-family, parks and trails on approximately 232 acres of land being situated in
the Thomas Caruthers League, Abstract No. 9, College Station, Brazos County, Texas, said tract
being the remainder of a called 341.06 acre tract of land as described by a deed to Willis S. Ritchey
recorded in Volume 1160, Page 777 of the Official Public Records of Brazos County, Texas and the
remainder of a called 11 acre tract of land as described by a deed to Willis S. Ritchey recorded in
Volume 260, Page 466 of the Deed Records of Brazos County, Texas, located at 4000 and 4200
Rock Prairie Road, and more generally located along the south side of Rock Prairie Road, east of
State Highway 6. South Case # REZ2016-000043 (Note: Final action on this item is scheduled for the
April 27, 2017 City Council meeting - subject to change)
Sponsors:Jennifer Prochazka
Indexes:
Code sections:
Attachments:Staff Report
Maps & Imagery
Action ByDate Action ResultVer.
Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Chapter 12, “Unified Development Ordinance,” Section 12-4.2, “Official Zoning Map,” of the Code of
Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R
Rural to PDD Planned Development District for a mixed-use development including commercial,
office, multi-family, single-family, parks and trails on approximately 232 acres of land being situated
in the Thomas Caruthers League, Abstract No. 9, College Station, Brazos County, Texas, said tract
being the remainder of a called 341.06 acre tract of land as described by a deed to Willis S. Ritchey
recorded in Volume 1160, Page 777 of the Official Public Records of Brazos County, Texas and the
remainder of a called 11 acre tract of land as described by a deed to Willis S. Ritchey recorded in
Volume 260, Page 466 of the Deed Records of Brazos County, Texas, located at 4000 and 4200
Rock Prairie Road, and more generally located along the south side of Rock Prairie Road, east of
State Highway 6. South Case # REZ2016-000043 (Note: Final action on this item is scheduled for
the April 27, 2017 City Council meeting - subject to change)
College Station, TX Printed on 3/31/2017Page 1 of 1
powered by Legistar™
Planning & Zoning Commission Page 1 of 17
April 6, 2017
REZONING REQUEST
for
College Station Town Center in the Medical District
REZ2016-000043
REQUEST: R Rural to PDD Planned Development District for a multi-use
development
SCALE: Approximately 232 acres
LOCATION: 4000 and 4200 Rock Prairie Road, and more generally located
along the south side of Rock Prairie Road, east of State Highway
6 South
APPLICANT: James Murr
PROJECT MANAGER: Jennifer Prochazka, AICP, Economic Development Manager
jprochazka@cstx.gov
PROJECT OVERVIEW: The applicant has proposed a PDD Planned Development District
zoning for approximately 232 acres located in the College Station Medical District. The PDD is
intended to provide a variety of residential, office, and retail opportunities in an urban
environment with park, lake, and trail amenities. The property abuts hundreds of acres of City-
owned properties, including parkland, greenway and the future Spring Creek Business Center.
The proposed internal trail system will connect to the existing Lick Creek hike and bike trail to
the south and Southeast Park to the east. The proposal is consistent with the Medical District
Master Plan adopted by the City in 2012 and compliments the existing medical uses to the west.
Extensions of Lakeway Drive, Bird Pond Road, Double Mountain Road, as well as other future
thoroughfares, will provide connectivity through the area.
RECOMMENDATION: Staff recommends approval of the rezoning request.
Planning & Zoning Commission Page 2 of 17
April 6, 2017
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April 6, 2017
Planning & Zoning Commission Page 4 of 17
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Planning & Zoning Commission Page 5 of 17
April 6, 2017
NOTIFICATIONS
Advertised Commission Hearing Date: April 6, 2017
Advertised Council Hearing Date: April 27, 2017
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
N/A
Property owner notices mailed: 12
Contacts in support: None at the time of staff report.
Contacts in opposition: None at the time of staff report.
Inquiry contacts: Two at the time of staff report.
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
(across Rock
Prairie Road)
Estate, Suburban
Commercial, and
Restricted Suburban
R Rural, SC Suburban
Commercial, and RS
Restricted Suburban
Duplex subdivision
and vacant land
South
Natural Areas R Rural City-owned
Greenway
East
Natural Areas and
General Suburban
R Rural Vacant land
West
Medical PDD Planned
Development District and
O Office
Hospital and assisted
living facilities (under
construction)
DEVELOPMENT HISTORY
Annexation: Frontage along Rock Prairie road was annexed in 1983. The remainder
was annexed in 1995
Zoning: 1983 & 1995 – A-O Agricultural Open
2013 – A-O Agricultural Open renamed R Rural
Final Plat: N/A
Site development: Vacant
PROPOSAL
The applicant has proposed a PDD Planned Development District zoning for approximately 232
acres located in the College Station Medical District. The PDD is intended to provide a variety of
residential, office, and retail opportunities in an urban environment with park, lake, and trail
amenities. The property abuts hundreds of acres of City-owned properties, including parkland,
greenway and the future Spring Creek Business Center. The proposed internal trail system will
connect to the existing Lick Creek hike and bike trail to the south and Southeast Park to the
east. The proposal is consistent with the Medical District Master Plan adopted by the City in
2012 and compliments the existing medical uses to the west. Extensions of Lakeway Drive,
Planning & Zoning Commission Page 6 of 17
April 6, 2017
Bird Pond Road, Double Mountain Road, as well as other future thoroughfares, will provide
connectivity through the area.
REZONING REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The Comprehensive Plan Future Land
Use and Character Map designates the subject property as General Suburban, Urban,
Natural Areas, General Commercial, Medical, and Village Center with an amendment to
Urban Mixed Use, General Suburban, and Natural Areas pending. The Comprehensive
Plan generally describes the land uses as follows:
General Suburban - areas that should have an intense level of development
activities. These areas will tend to consist of high-density single-family
residential lots. Townhomes, duplexes, and neighborhood commercial and office
uses may also be permitted in growth areas.
Natural Areas - areas that represent a constraint to development and that should
be preserved for their natural function or open space qualities. These areas
include floodplains and riparian buffers, as well as recreation facilities.
Urban Mixed Use - areas that should have the most intense development
activities. These areas will tend to consist exclusively of residential, commercial,
and office uses in vertical mixed-use structures.
The property is in the area studied by the Medical District Master Plan (2012). The
subject property is described as being appropriate for a mixture of medical uses, retail,
hotel, service uses, supporting offices, and a variety of residential uses (including
detached single-family homes, townhomes, apartments, urban residential, independent
living, and assisted living), in a pedestrian and bicycle-friendly environment.
The subject property also lies within Growth Area III, which describes the General
Suburban portion as follows: appropriate for high-density single-family lots, townhomes,
and duplexes are appropriate and should incorporate specific design criteria. Suburban
or neighborhood commercial and office activities area appropriate in this area as an
element of a planned development of at least 30 acres. It should be noted that the
Growth Area III description was written prior to the adoption of the Medical District
Master Plan.
2. Compatibility with the present zoning and conforming uses of nearby property
and with the character of the neighborhood: The subject property is adjacent to O
Office and PDD Planned Development District zoning (assisted living facility) to the west,
but otherwise is surrounded by undeveloped R Rural zoned property. Much of the
surrounding property is owned by the City of College Station as parkland and greenway.
The proposed PDD zoning is compatible with the neighboring PDDs for medical use and
with the surrounding City-owned land, as the proposed internal trail system will connect
to the existing Lick Creek hike and bike trail to the south and Southeast Park to the east.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment: The PDD is
intended to provide a variety of residential, office, and retail opportunities in an urban
environment with park, lake, and trail amenities. The property is suitable for
development of the proposed uses because it is large and under one master plan, has
Planning & Zoning Commission Page 7 of 17
April 6, 2017
access from Rock Prairie Road, Lakeway Drive, the extension of Bird Pond Road, and
several other future unnamed thoroughfares, and connects to the City’s existing trail
system.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The
property is currently zoned R Rural. The property is currently suitable for rural and
agricultural use.
5. Marketability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The
subject property may be marketable with its current zoning of R Rural, as it is currently
being used for agricultural purposes. The requested rezoning provides an opportunity for
a mixed-use development on the property in compliance with the adopted Medical
District Master Plan (2012).
6. Availability of water, wastewater, Stormwater, and transportation facilities
generally suitable and adequate for the proposed use: College Station Utilities
(CSU) will provide water service via an existing 18-inch main along Rock Prairie
Road. With site development, water mains for domestic and fire protection will be
extended and looped throughout the development.
There are currently no sanitary sewer mains available to serve this property. The
developer is proposing the extension of gravity sewer mains to serve this area.
Currently, all existing infrastructure, with the exception of the sanitary sewer, appears to
be adequate to serve the proposed zoning amendment.
The property is within the Lick Creek drainage basin in an area where the requirement
for detention must be evaluated with site development. There is currently a portion of
the tract that lies within the FEMA regulated floodplain. Drainage and all other public
infrastructure will be required to be designed and constructed in accordance with the
B/CS Design Guidelines.
The subject tract has or will have frontage to several roadways on the Thoroughfare
Plan as development of the tract occurs. In a north-south orientation, these include:
Rock Prairie Road, a four-lane Major Arterial; the extension of Lakeway Drive, a two-
lane Major Collector; and the extension of Double Mountain Road, a two-lane Minor
Collector. In an east-west orientation, these include: the extension of Bird Pond Road, a
four-lane Minor Arterial; a future two-lane Major Collector; and a portion of the extension
of Barron Road, a four-lane Minor Arterial. In accordance with the Infrastructure and
Economic Development Agreement approved by Council in July 2015, the City is
currently in design and will construct the extension of Lakeway Drive to connect the
existing portions of Lakeway Drive at Scott & White on the north and behind CHI St.
Joseph to the south, including the section across this tract (initially constructed as one-
half of a four-lane boulevard with on-street parking). Additional roadways to serve the
property are anticipated as the tract subdivides and develops.
A traffic study was submitted that performed a high-level two-lane roadway capacity
analysis of existing and future thoroughfares. It analyzed roadway capacities under
scenarios of 70% build-out in 2034 and full build-out in 2034. It found that Rock Prairie
Road and the Bird Pond Road extension would need to be constructed to their four-lane
Planning & Zoning Commission Page 8 of 17
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section as well as the SH 6 Northbound Frontage Road as a three-lane section to
accommodate the full build-out scenario in 2034. A traffic impact analysis will be
required with the Preliminary Plan application and will provide a more detailed analysis
of roadways and intersections when the configuration of the tract’s roadways is
proposed.
REVIEW OF CONCEPT PLAN
Purpose and Intent: The City’s Medical District Master Plan recognizes the importance of
developing this area as an urban environment with both the density and the mix of uses to serve
the area with offices, services, and retail, as well as living opportunities for employees and
patrons of the area. The intent is for this area to serve as a Health and Wellness District that
would provide a Live-Work-Play environment with enhanced pedestrian facilities and
destinations.
In order to construct a more urban environment, some of the City’s existing development
standards must be modified. In general, structures are proposed to have minimal setbacks, few
height limitations, and no buffers between uses. Additionally, availability of public parking is
considered very important to the success of the development.
To encourage a healthy lifestyle, site enhancements will be made throughout to provide
pedestrian traffic within and through the site for both recreation and commuting. This will be
accomplished in part by providing trail connections to the Lick Creek hike and bike trail and
enhanced recreational amenities around the existing pond within the development.
To provide walkable vibrant urban environment, the public realm should be supported by
landscape, site furniture, outdoor plazas and art. The urban design and mixed-use nature of the
Planning & Zoning Commission Page 9 of 17
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development will create the need for enhanced urban amenities such as benches and other site
furniture, street trees, enhanced paving materials, and wide sidewalks. All street furniture and
amenities as well as placement will be standardized according to the district’s architectural
guidelines. Street light standards are proposed to be distinct to the District and will be
coordinated between the City and the District.
Base Zoning Districts: At the time of platting and site plan, the project as a whole and in
phases will need to meet all applicable requirements of the Unified Development Ordinance,
unless otherwise modified through the PDD ordinance. The applicant is requesting a number of
meritorious modifications, listed below, to realize the more urban proposal. In addition,
amendments to Preliminary Plans and their associated Final Plats are proposed to be taken
through the review process and to the Planning and Zoning Commission concurrently, at the
request of the developer.
The proposed PDD zoning includes the following base zoning districts:
• MU Mixed-Use with modifications (for the area described as “Town Center Commercial”
on the Concept Plan),
• GS General Suburban with modifications (for the area described as “Town Center
Residential” on the Concept Plan),
• NAP Natural Areas Protected (for the area described as “Natural Areas” and
“Park Space” on the Concept Plan).
Permitted Uses:
Town Center Residential: GS General Suburban uses with the following additional uses, as
defined in the Unified Development Ordinance:
• Boarding and Rooming House
• Duplex
• Multi-family (maximum of four (4) units)
• Townhouse
• Single-unit dwelling
• Two-unit dwelling
• Cottage Green Single-Family (**as defined below)
o ** Cottage Green is defined as a grouping of detached single-family dwelling
units clustered around a common open space developed with a common plan for
the site. Residential lots may front on an alley (no street frontage) so long as fire
protection is maintained. Green clusters will have parking associated with the
common development, but not necessarily with each lot.
Town Center Commercial: MU Mixed Use uses with the following additional uses, as defined in
the Unified Development Ordinance:
• Extended Care Facility / Convalescent / Nursing Home
• Educational facility
o Indoor Instruction
o College, Junior College, and University
o Outdoor Instruction
o Primary & Secondary
o Tutoring
o Vocational / Trade
• Health Care – Hospitals
• Golf Course / Driving Range
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• Storage, Self Service (indoor access only)
• Vehicle Sales and Rental (indoor or within parking structure only)
Modifications: The requested modifications are as follows:
• Section 12-5.1.J.1 Supplemental Standards for MU Mixed Use
o This development will not be subject to the minimum 30 percent residential use
requirement.
o Floor-to-Area Ratio is .5:1 for this development.
• Section 12-5.2 Residential Dimensional Standards
o Variances to the General Suburban standards for the Town Center Residential
area.
Average Lot Area per Dwelling Unit (DU) No Minimum
Absolute Min. Lot Area per Dwelling Unit (DU) 1500 SF
Min. Lot Width No Minimum
Min. Lot Depth No Minimum
Min. Front Setback(H) 10'
Min. Side Setback 5'(A)
Min. Side Street Setback 10’
Min. Side Setback between Structures 10'
Min. Rear Setback No Minimum
Max. Height No Max
Max. Dwelling Units/Acre (Subdivision Gross) 16
(A) Zero lot line construction is allowed so long as a minimum distance of 10’ between structures is
maintained.
o Variances to the Mixed Use standards for the Town Center Commercial area.
Max. Front Setback 20'(O)
Max. Side Street Setback 20'(O)
Min. Rear Setback(L) 12'
Max. Height *No Maximum(L)
Minimum Number of Stories **2 Stories
Max. Dwelling Units/Acre (Subdivision Gross) No Maximum
(L)Reference Easterwood Field Airport Zoning Ordinance only regarding height limitations.
(O)For MU zoned properties, maximum side street and front setbacks may be measured from
the edge of a public easement when it is in excess of the maximum setback. Maximum
setbacks may be increased to up to one hundred ten feet (110’) to accommodate a parking lot
between the structure and the street. Maximum setback requirements may be fulfilled through
the use of plazas, outdoor dining, and bicycle parking.
* Section 12-7.2.H.3.b Low-Density Residential Protection limiting height and/or setback does not
apply
**2 story elevations are required fronting major thoroughfares and primary street frontages.
These dimensional standards are with the understanding that sufficient easements for utilities will
be provided.
• Section 12-7.2.H.3.b Low-Density Residential Protection
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April 6, 2017
o This section does not apply to the proposed development.
• Section 12-7.3 Off-Street Parking Standards – In an effort to make a more walkable
environment, traditional surface parking will be supplemented with on-street parking and
shared-use parking. Shared Parking will take into account peak demands of both uses
and may be achieved with surface lots or multi-level garages. Parking study will be
based on current Urban Land Institute (ULI) definitions.
o Residential uses: One (1) parking space for the first bedroom and 0.5 spaces for
each additional bedroom
o Non-Residential Uses: One (1) parking spaces per 250 square feet of gross
building area, with no additional parking for more intense commercial uses.
o A parking area with 12 parking spaces or fewer is not required to construct
interior parking islands. End islands are required with a minimum of 90 square
feet located at the end of each parking row.
• Section 12-7.5.C Summary of Permitted Signs –Signage for the district should be
customized based on the district’s vehicular and pedestrian oriented environment. All
signs should convey the intent of the district in both look and feel and be cohesive in
nature. In addition to those permitted by the base zoning districts, the following signs are
permitted:
o Freestanding signage will be allowed in the Town Center Commercial portion of
the development, in accordance with height, area, and setback requirements of
Section 12-7.5.N.a
o Projections signs are permitted in the Town Center Commercial portion of the
development and may be used as identification for the general area or for a
specific business and/or tenants. Square footage of projection signs will not
count against the allowed square footage of attached signage. One projection
sign shall be allowed per tenant, per public right-of-way or public way frontage.
o Temporary, removable Sidewalk Signs are permitted in the Town Center
Commercial portion of the development adjacent to the building, directly in front
of the business that it advertises, leaving a minimum clear space as defined by
the American with Disabilities Act (ADA). The maximum height is four (4) feet
and the maximum area is 12 square feet.
o Special District Identification Signs are permitted. The sign must primarily
identify the District (Municipal Management District) and must be owned and
maintained by the District. Such signs may be on- or off-District property and are
limited to 50 square feet, exclusive of supports/base. Signs may not be located
within the public right-of-way. Subject to an agreement with the private property
owner of the sign location and the District, signs may be located near the
following intersections:
Bird Pond Road and Rock Prairie Road,
Bird Pond Road and State Hwy 6,
Barron Road and State Hwy 6,
Lakeway Drive. and State Hwy 6,
Lakeway Drive. and William D. Fitch Parkway, and
Rock Prairie Road and State Hwy 6
o Wayfinding signage will be permitted as a district-oriented place making element
that is cohesive with the overall District signage package. Wayfinding is
permitted on private property located along public rights-of-way. Wayfinding
signs may be a maximum of eight (8) feet in height and a maximum of 32 square
feet.
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April 6, 2017
o District Street Pole Banners that serve as seasonal or special event notification
are permitted only after coordination and approval by College Station Electric and
the City Manager’s Office. Such banners shall be attached at two points and may
be constructed of flexible canvas-type material. District Street Pole Banners will
be mounted at a height prescribed by the City of College Station at the time of
installation and will not exceed six (6) square feet.
• Section 12-7.6 Landscape and Tree Protection - The following modifications are
proposed:
o Section 12-7.6.B.2.a - As denser urban conditions are requested in the
residential areas, a minimum of one tree (canopy or non-canopy) is required in
the front yard of townhouse or single-family residential. This is a variance from
the General Suburban requirement of 2 trees canopy trees (or one minimum 4”
canopy tree) for each lot.
o Section 12-7.6.B.3 – the following modifications are requested from the MU
Mixed Use Landscape Standards:
Flexibility with the spacing, placement, and planting materials for street
trees that have close proximity to building foundations will be provided.
This allows for a streetscape that is more compatible in an urban
environment.
Required Street Trees may be selected from the canopy or non-canopy
list as space allows.
A minimum 6’ length x 3’ wide tree planting area. No tree grate is
required.
• Section 12-7.7 Buffer Requirements
o Buffers do not apply between uses within the Town Center development.
• Section 12-8.3 General Requirements & Minimum Standards of Design for
Subdivisions within the City Limits. Enjoyable, well-designed streets define the
character of the district. They should support high levels of walking and bicycling, as well
as vehicular traffic and parking. Modifications are requested to the following sections of
the Subdivision Regulations.
o 12-8.3.E.8.a Geometric Standards, Street Design Criteria
o 12-8.3.G.2.a Block length
Allow for 1200’ block length of a linear park block adjacent and parallel to
a Right-of-Way on Rock Prairie Road, Bird Pond Road, and Lakeway
Drive.
o 12-8.3.H.1.h Lot frontage on a public street
Residential lots that front on a common courtyard or access lot will have
access to public streets through alleys.
The following are Guiding Principles of Street Design for the proposed development:
Town Center Residential:
Right-of-Way & Easements
• Standard street Right-of-Way (ROW) widths
• As bicycle facilities are standard on thoroughfares, if parking is desired, then
additional ROW width is needed to accommodate separated bike lanes and
parking.
• Ten (10) foot Public Utility Easements (PUE) provided adjacent to each side of
the ROW and within proposed ten (10) foot building setback.
• Utilities will be located within the ROW or PUE with no additional width of ROW
or PUE dedication required
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April 6, 2017
• Utilities may not be located under vehicular pavement, with the exception of
crossings. Utilities can be located in other areas within the ROW or PUE such
that they will not affect the building setback.
o Utilities are permitted under sidewalks.
o Storm sewer is permitted under the street.
• Additional PUE will not be required if depth of utility exceeds the standard depth.
Maximum 10-foot PUE.
• Water and wastewater lines will be located at least 15 feet from the permitted
setback of structures (or at least five (5) feet inside of the ROW)
• Exceptions may be made to the standard 15’ building separation from a
pressurized water line and/or wastewater line for minor conflicts to ensure the 10’
building setback is not affected.
Building Setbacks from Right-of-Way
• A minimum of ten (10) foot building setbacks from the property line/ROW line
• Utility placement will be such that structures may be erected at the Ten (10) foot
setback line
Pavement Width and Parking
• On-street parking is permitted at the time of development. As public streets, if the
City desires to remove parking in the future for public safety or other reasons, it
may do so at its discretion with approval of a parking removal ordinance.
• Minimum pavement width is 27 feet (back of curb) and meeting all other
standards.
• Phases of development with all pavement widths of at least 30 feet (back of curb)
do NOT have to comply with “Single-Family Residential parking Requirements for
Platting” (Unified Development Ordinance Section 12-8.3.W).
• Residential sidewalks will be a minimum of six (6) feet in width.
Tree Placement
• Canopy and non-canopy trees may be planted in residential front yards within the
10-ft setback/PUE so long as canopy trees are not located over water or
wastewater lines
• Trees will be located between the sidewalk and the raised bike lane, if bike lane
exists, and will be maintained by the Municipal Management District (MMD) such
that they do not create a conflict with pedestrians or cyclists.
Town Center Commercial:
Right-of-Way & Easements
• Standard street Right-of-Way (ROW) widths
• As bicycle facilities are standard on thoroughfares, if parking is desired, then
additional ROW width is needed to accommodate separated bike lanes and
parking.
• Additional Public Utility Easements (PUE) will not be provided adjacent to the
ROW
• Utilities will be located within the ROW with no additional width of ROW or PUE
dedication required
• Utilities may be located under vehicular pavement, sidewalks, medians, or other
areas within the ROW such that they will not affect the building setback.
• Additional ROW or PUE will not be required if depth of utility exceeds the
standard depth.
• Water and wastewater lines will be located at least 15 feet from the permitted
setback of structures (or at least 15 feet inside of the ROW)
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April 6, 2017
• Exceptions may be made to the standard 15’ building separation from a
pressurized water line and/or wastewater line for minor conflicts to ensure the 0’
building setback is not affected.
Building Setbacks from Right-of-Way
• Zero (0) foot building setbacks from the property line/ROW line
• Utility placement will be such that structures may be erected at the property line
Pavement Width and Parking
• Standard curb and street radii
• Aerial Apparatus Easements (AAE) are required where structures are anticipated
to be over 30 feet in height. AAEs are a minimum of 26 feet in width. Paved, to
include pavers or other surfacing which provides adequate support, portions of
medians may be utilized to meet the 26-foot requirement.
• On-street parking is permitted at the time of development. As public streets, if the
City desires to remove parking in the future for public safety or other reasons, it
may do so at its discretion with approval of a parking removal ordinance.
• Commercial and multi-family sidewalks will be a minimum of 11 feet in width on
Thoroughfares and 8 feet on all other commercial streets.
Tree Placement
• Non-canopy trees and canopy trees are allowed within the ROW (both in the
median and along the street edge / sidewalk) to meet street tree requirements,
so long as canopy trees are not located over water or wastewater lines
• Trees will be located in planting strips without grates (3’x6’ typical) and will
include irrigation and drains under the tree.
• Trees will be located between sidewalk and raised bike lane, if bike lane exists,
and will be maintained by the Municipal Management District (MMD) such that
they do not create a conflict with pedestrians or cyclists.
• Canopy trees will be spaced a minimum of 45 feet where AAEs are required for
fire protection. Non-canopy trees can be spaced appropriately without limitation
by location of AAEs.
Detention: A drainage analysis is required to determine the extent of detention needed on site,
as required by the Unified Development Ordinance. The developer or the Municipal
Management District is responsible for providing all storm water detention facilities. After
construction, all storm water detention facilities will be maintained by the MMD.
Salt Water Disposal Well: An existing salt water disposal well exists on the property, located in
the proposed commercial area north of the pond and east of the future extension of Bird Pond
Road. Due to existing equipment on the Richie Willis SWD#1 Well, the HUD Acceptable
Separation Distance calculated a recommended thermal radial buffer of 211 feet measured from
the earthen berm surrounding the tanks.
• No portion of any townhome or commercial lot shall be platted (preliminary plan or final
plat) within the 211 feet of the tanks’ berm.
• Only limited, passive uses of the parkland and ROW is permitted within 211 feet of the
tanks’ berm. Specifically permitted uses are: thoroughfare, sidewalks, landscaping,
parking lots, etc. The following are examples of items not permitted: benches, bus stops,
recreational equipment, structures, etc.
• The Developer’s professional engineer may incorporate a Mitigation Plan to reduce the
stated 211 feet thermal radiation buffer if the sealed plan is approved by the City
Engineer.
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April 6, 2017
Parkland Dedication Proposal: The Parks and Recreation Advisory Board considered this
item in February and recommended approval of the proposal.
Public parkland dedication for this planned development will be approximately 50 acres, as
required by the City. This total acreage reflects the requirement for both neighborhood and
community parks. The exact acreage required for dedication will be based on the number of
dwelling units developed.
The dedicated community parkland will become an extension of the Southeast Community Park
with a continuation of the Lick Creek Hike and Bike Trail. Extensive trails will be built within the
floodplain to connect to the City’s trail system. This creates a higher level of connectivity though
the park system. The land within the floodplain is proposed to be counted at the same ratio as
other park land within the development.
Urban parks such as highly amenitized linear street side parks and other urban green spaces
are also proposed for parkland dedication.
The natural pond on the property will be maintained and may be increased to serve as
detention/retention. The full acreage of the pond and park area will be counted toward parkland
dedication.
All park and public spaces will be maintained by the Municipal Management District.
The Unified Development Ordinance provides the following review criteria for PDD Concept
Plans:
1. The proposal will constitute an environment of sustained stability and will be in
harmony with the character of the surrounding area: The applicant has proposed a
development with a mix of uses over 232 acres. The subject property and surrounding
area are part of the City’s adopted Medical District Master Plan (2012). The proposed
Concept Plan includes preservation of natural features as an extension of the City-
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April 6, 2017
owned greenway to the south. Additionally, public trails are proposed to connect to the
new Lick Creek hike and bike facility and to the future Southeast Park. Proposed
housing, commercial and office uses are intended to support the existing medical
facilities in the area, as described in the Medical District Master Plan.
2. The proposal is in conformity with the policies, goals, and objectives of the
Comprehensive Plan, and any subsequently adopted Plans, and will be consistent
with the intent and purpose of this Section: The proposed Concept Plan is in general
conformity with the policies, goals and objectives of the Comprehensive Plan and of the
Medical District Master Plan.
3. The proposal is compatible with existing or permitted uses on abutting sites and
will not adversely affect adjacent development: Adjacent properties are largely
undeveloped. Properties to the east are shown for future single-family development.
Properties to the west are shown for medical uses. The proposed development ties into
the future plans for the area and will not adversely affect future development in the area.
4. Every dwelling unit need not front on a public street but shall have access to a
public street directly or via a court, walkway, public area, or area owned by a
homeowners association: All dwelling units will have direct access to a public street or
public alley.
5. The development includes provision of adequate public improvements, including,
but not limited to parks, schools, and other public facilities: The Concept Plan and
associated Parks Plan were presented to the City’s Parks and Recreation Advisory
Board and recommended for approval. The proposal includes extensive public trails
connecting greenways, the Lick Creek hike and bike facility, and the future Southeast
Park; large public greenspaces; linear parks along Bird Pond Road and Rock Prairie
Road; and pocket parks throughout. Public spaces will be owned by the City of College
Station as parkland, but maintained by the Municipal Management District.
6. The development will not be detrimental to the public health, safety, welfare, or
materially injurious to properties or improvements in the vicinity: The proposed
development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity.
7. The development will not adversely affect the safety and convenience of
vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic
reasonably expected to be generated by the proposed use and other uses
reasonably anticipated in the area considering existing zoning and land uses in
the area: The Concept Plan includes an extensive trail network, sidewalks on all
streets, and bike lanes on thoroughfares. A more urban environment potentially allows
for residents to shop, dine, and work near where the live, reducing traffic congestion on
nearby streets and encouraging a more walkable environment.
STAFF RECOMMENDATION
Staff recommends approval of the Planned Development District rezoning request to allow for a
master-planned mixed-use development.
SUPPORTING MATERIALS
1. Concept Plan
Planning & Zoning Commission Page 17 of 17
April 6, 2017
2. Conceptual Parks Plan
3. Land Use Map
4. Rezoning Map
5. Concept Plan Imagery
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:317-0150 Name:Emerald Point CPA
Status:Type:Comprehensive Plan Agenda Ready
File created:In control:3/27/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Public hearing, presentation, possible action, and discussion regarding an ordinance amending the
Comprehensive Plan-Future Land Use & Character Map from Suburban Commercial to General
Commercial for approximately 11.3 acres located at 3005 Earl Rudder Freeway South, generally
located at the southeast intersection of Earl Rudder Freeway South and Emerald Parkway. Case
#CPA2017-000001 (Note: Final action on this item is scheduled for the April 27, 2017 City Council
meeting - subject to change)
Sponsors:Jenifer Paz
Indexes:
Code sections:
Attachments:Staff Report
Application
Comp Plan Exhibit
Action ByDate Action ResultVer.
Public hearing, presentation, possible action, and discussion regarding an ordinance amending the Comprehensive Plan-
Future Land Use & Character Map from Suburban Commercial to General Commercial for approximately 11.3 acres
located at 3005 Earl Rudder Freeway South, generally located at the southeast intersection of Earl Rudder Freeway
South and Emerald Parkway. Case #CPA2017-000001 (Note: Final action on this item is scheduled for the April 27, 2017
City Council meeting - subject to change)
College Station, TX Printed on 3/31/2017Page 1 of 1
powered by Legistar™
Planning & Zoning Commission Page 1 of 10
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COMPREHENSIVE PLAN AMENDMENT
FOR
Emerald Point Lot 1 thru 5
CPA2017-000001
REQUEST: Suburban Commercial to General Commercial
SCALE: Approximately 11.3 acres
LOCATION: 3005 Earl Ruder Freeway South, generally located at the
southeast intersection of Earl Rudder Freeway South and Emerald
Parkway.
APPLICANT: Mike Gentry; West, Webb, Allbritton & Gentry, P.C.
PROJECT MANAGER: Jenifer Paz, AICP, Senior Planner
jpaz@cstx.gov
RECOMMENDATION: Staff recommends approval of the Future Land Use and Character
Map amendment.
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NOTIFICATIONS
Advertised Commission Hearing Date: April 6, 2017
Advertised Council Hearing Dates: April 27, 2017
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
Emerald Forest HOA
Foxfire HOA
Contacts in support: None at the time of this staff report
Contacts in opposition: One (1) at the time of the staff report
Inquiry contacts: One (1) at the time of the staff report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
(across Emerald Parkway) Suburban Commercial O Office Office/Medical
Office
South Suburban Commercial
& General Commercial
M-1 Light Industrial
& GC General
Commercial
Vacant
East
(across Corsair Drive) Suburban Commercial M-1 Light Industrial Vacant
West N/A N/A State Highway 6 S
DEVELOPMENT HISTORY
Annexation: 1971 & 1977
Zoning: M-1 Light Industrial
Final Plat: Emerald Point Subdivision Lot 1-5
Site development: Offices
PROPOSAL
The applicant is requesting an amendment to the Future Land Use and Character Map in the
Comprehensive Plan to General Commercial for approximately 11.3 acres located at Emerald
Point Subdivision Lot 1 thru 5, near the southeast intersection of Earl Rudder Freeway South
frontage road and Emerald Parkway. The subject and surrounding properties are primarily
designated Suburban Commercial on the Comprehensive Plan Future Land Use and Character
Map.
REVIEW CRITERIA
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April 6, 2017
1. Changed or changing conditions in the subject area or the City: The subject
property and adjacent surrounding properties are designated as Suburban Commercial on
the Comprehensive Plan Future Land Use and Character Map.
As shown below, just south of the subject area is a property where the Comprehensive Plan
and Zoning Map were recently amended. In December 2016 the future land use designation
on Century Hill Development, Lot 9 changed from Suburban Commercial to General
Commercial. Additionally, the property was rezoned from M-1 Light Commercial to GC
General Commercial. This is similar to the properties to the south along Pavilion Avenue
and the frontage road.
Since the adoption of the Comprehensive Plan, Corsair Drive, a 2-lane major collector, has
been extended to connect to Emerald Parkway, 4-lane minor arterial westbound and a 2-
lane minor arterial eastbound. Corsair Drive now provides access to through traffic from Earl
Rudder Freeway frontage road to Emerald Parkway, by way of Pavilion Avenue, another 2-
lane major collector.
Properties to the south, currently zoned General Commercial, were identified as an area of
Planning & Zoning Commission Page 7 of 10
April 6, 2017
interest by Economic Development for preservation of General Commercial. Staff will
pursue City initiated Comprehensive Plan Amendments in many areas around the City for
land that is suitable to higher intensity commercial uses. While this is not one of those
areas, the proposed amendment is consistent with the City’s economic development goals
for this area.
2. Scope of the request: The request is to amend the Comprehensive Plan Future Land
Use and Character Map designation for approximately 11.3 acres from Suburban
Commercial to General Commercial. If approved by City Council, the applicant intends to
pursue a rezoning of the property from M-1 Light Industrial to GC General Commercial. A
request for rezoning was submitted for consideration and will be heard following this item.
3. Availability of adequate information: General Commercial land use designation allows
for the future development of commercial activities, including retail sale and service uses,
which serve the nearby residents and larger community or region. Properties in this area are
served by College Station Utilities (CSU). Domestic water and sanitary sewer service is
available to serve the future development in this area, but additional infrastructure
improvements may be needed with site development. A Traffic Impact Analysis (TIA) was
not provided nor required with this request but is provided with the rezoning request.
4. Consistency with the goals and strategies set forth in the Plan: The goal for College
Station’s Future Land Use and Character is to create a community with strong, unique
neighborhoods, protected rural areas, special districts, distinct corridors, and a protected
and enhanced natural environment. A relevant strategy identified to achieve this goal is to
develop and maintain, through regular review, a land use plan that identifies, establishes,
and enhances community character. The subject area is near property that was recently
amended to General Commercial and property zoned GC General Commercial. This land
use will also be more compatible with the Suburban Commercial land use across Corsair
Circle that serves as a land use step down from the residential land use to the east.
Additionally, the goals of economic development in College Station are to provide a
diversified economy generating quality, stable, full-time jobs; bolstering the sales and
property tax base; and contributing to a high quality of life. A relevant strategy identified to
achieve this goal is to promote and support new investment that serve regional market
opportunities. City staff has identified areas along State Highway 6 to provide opportunity for
businesses that need highway access. While there will not be a City initiated
Comprehensive Plan Amendment for this area, as properties closest to State Highway 6 are
currently zoned GC General Commercial, staff recognizes the value of having General
Commercial on the Future Land Use and Character Map at this intersection. The Map is
conceptual in nature and this amendment will allow for the subject property to be rezoned
keeping in character with adjacent property to the south.
The current designation of Suburban Commercial is suitable for commercial uses that serve
the nearby community and are compatible with residential uses. Since the subject property,
Planning & Zoning Commission Page 8 of 10
April 6, 2017
and those surrounding, are currently entitled for a broader range of uses than would be
allowed with Suburban Commercial, it is unlikely these properties will be downzoned in the
future. An amendment to the Future Land Use and Character Map will be more in line with
existing entitled uses and the regional opportunity provided by proximity to State Highway 6.
5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans: The
subject property is currently designated as Suburban Commercial on the Comprehensive
Plan Future Land Use and Character Map. The proposed amendment is to General
Commercial.
The current land use of Suburban Commercial is intended for concentrations of commercial
activities that cater primarily to nearby residents versus the larger community or region.
Generally, these areas tend to be small in size and located adjacent to major roads (arterials
and collectors). Design of Suburban Commercial structures is to be compatible in size, roof
type and pitch, architecture, and lot coverage with the surrounding single-family residential
use.
The proposed land use of General Commercial is intended for concentrations of commercial
activities that cater both to nearby residents and to the larger community or region.
Generally, these areas tend to be large in size and located near the intersection of two
regionally significant roads (arterials and freeways).
Corsair Circle is designated a 2-lane major collector on the City’s Thoroughfare Plan. This
collector was recently extended to Emerald Parkway. This extension now allows through
connection from State Highway 6 to Emerald Parkway by way of Pavilion Avenue, also a 2-
lane major collector. Given its location, the subject property is suitable for a General
Commercial land use designation.
6. Compatibility with the surrounding area: The proposed amendment to General
Commercial would allow for the property to be zoning for commercial uses that serve the
general community and region. Properties to the south, along the frontage road and
Pavilion Avenue are currently zoned GC General Commercial. Properties directly adjacent
and to the southeast between the subject property and Emerald Forest Subdivision and
Sebesta Road, are currently zoned M-1 Light Industrial which provides for office, research
and development activities, as well as high technological, light manufacturing, non-polluting
industries that are self-contained. Other specific potential uses include but are not limited
to wholesales, scientific testing/research laboratory, facilities with outdoor storage for
equipment and materials, and warehousing/distribution centers. Both of these zoning
districts have been in place since the 1970s and these properties are entitled to develop
under their current zoning districts. Existing businesses in the area include storage, office,
and light manufacturing.
Planning & Zoning Commission Page 9 of 10
April 6, 2017
Amending the Comprehensive Plan to General Commercial in this area would be more in
line with the existing zoning in the area. A Comprehensive Plan Designation of Suburban
Commercial would require the SC Suburban Commercial zoning district if these properties
were to be rezoned in the future. That zoning district would allow fewer uses and require
more intense development standards than what the properties are currently entitled to.
With convenient access to State Highway 6, it is unlikely the properties will downzone to
SC Suburban Commercial in the future.
7. Impacts on infrastructure including water, wastewater, drainage, and the
transportation network: W ater service will be served by College Station Utilities. There is
an existing 12-inch waterline along frontage of Earl Rudder Freeway, and an 8-inch water
line along Corsair Drive. Sanitary Sewer service is available via existing 6-inch sewer main
running in between the subject lots.
Additionally, the property is in the Bee Creek drainage basin. Sites are generally draining
towards frontage of Earl Rudder Freeway. Detention will be required with site development
of vacant lots. Drainage and other public infrastructure required with site development
shall be designed and constructed in accordance with the B/CS Unified Design
Guidelines. A Traffic Impact Analysis is not required with this Comprehensive Plan
Planning & Zoning Commission Page 10 of 10
April 6, 2017
Amendment. Infrastructure appears to have capacity to adequately serve the proposed
change in land use at this time.
8. Impact on the City’s ability to provide, fund, and maintain services: The proposed
amendment for the subject property does not negatively impact the City’s ability to provide,
fund, and maintain services.
9. Impact on environmentally sensitive and natural areas: The subject property is
located in the Bee Creek drainage basin. As lots within the subject area develop or redevelop,
drainage will be studied. Additionally, detention will be required at the time of site development
of vacant lots.
10. Contribution to the overall direction and character of the community as captured
in the Plan’s vision and goals: The goal for College Station’s Future Land Use and
Character is to create a community with strong, unique neighborhoods, protected rural areas,
special districts, distinct corridors, and a protected and enhanced natural environment. The
proposed amendment from Suburban Commercial to General Commercial on approximately
11.3 acres is in line with the Comprehensive Plan given that it will fulfill the economic
development goals of the Comprehensive Plan.
STAFF RECOMMENDATION
Staff recommends approval of the Future Land Use and Character Map amendment request.
SUPPORTING MATERIALS
1. Application
2. Comprehensive Plan Map
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:317-0157 Name:Emerald Point REZ
Status:Type:Rezoning Agenda Ready
File created:In control:3/27/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of
Ordinances of the City of College Station, Texas by changing the zoning district boundaries from M-1
Light Commercial to GC General Commercial and SC Suburban Commercial for approximately 16.8
acres being Lots 1-6 situated in the Emerald Point Subdivision, College Station, Brazos County,
Texas, recorded in Volume 13606, Page 14 of the Official Public Records of Brazos County, Texas,
generally located at 3005 Earl Rudder Freeway South and 3105 Corsair Circle. Case #REZ2017-
000001 (Note: Final action on this item is scheduled for the April 27, 2017 City Council meeting -
subject to change)
Sponsors:Jenifer Paz
Indexes:
Code sections:
Attachments:Application
Staff Report
Rezoning Exhibit
Letter of Concern
Action ByDate Action ResultVer.
Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of
Ordinances of the City of College Station, Texas by changing the zoning district boundaries from M-1
Light Commercial to GC General Commercial and SC Suburban Commercial for approximately 16.8
acres being Lots 1-6 situated in the Emerald Point Subdivision, College Station, Brazos County,
Texas, recorded in Volume 13606, Page 14 of the Official Public Records of Brazos County, Texas,
generally located at 3005 Earl Rudder Freeway South and 3105 Corsair Circle. Case #REZ2017-
000001 (Note: Final action on this item is scheduled for the April 27, 2017 City Council meeting -
subject to change)
College Station, TX Printed on 3/31/2017Page 1 of 1
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Planning & Zoning Commission Page 1 of 10
April 6, 2017
REZONING REQUEST
for
Emerald Point Lots 1 thru 6
REZ2017-000001
REQUEST: M-1 Light Industrial to GC General Commercial (approximately
11.3 acres) and SC Suburban Commercial (approximately 5.5
acres)
SCALE: Approximately 16.8 acres
LOCATION: 3005 Earl Rudder Freeway South and 3105 Corsair Circle, more
generally located at the southeast intersection of Earl Rudder
Freeway S and Emerald Parkway and Corsair Drive.
APPLICANT: Mike Gentry, West, Webb, Allbritton & Gentry, P.C.
PROJECT MANAGER: Jenifer Paz, AICP Senior Planner
jpaz@cstx.gov
RECOMMENDATION: Staff recommends approval of the rezoning request.
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NOTIFICATIONS
Advertised Commission Hearing Date: April 6, 2017
Advertised Council Hearing Date: April 27, 2017
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy notification of this public hearing:
Emerald Forest HOA
Foxfire HOA
Property owner notices mailed: 30
Contacts in support: None at the time of staff report.
Contacts in opposition: One (1) at the time of staff report. Resident of Emerald
Forest Subdivision along Driftwood Drive has expressed
concern and opposition to rezoning of Lot 6. Letter of
objection is provided with the packet.
Inquiry contacts: One (1) at the time of staff report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
(across Emerald Parkway) Suburban Commercial O Office Office/Medical Office
South Suburban Commercial
& General Commercial
M-1 Light Industrial &
GC General
Commercial
Vacant
East
(across Corsair Drive) Suburban Commercial M-1 Light Industrial Vacant
West N/A N/A Earl Rudder Freeway
DEVELOPMENT HISTORY
Annexation: 1971 & 1977
Zoning: M-1 Light Industrial
Final Plat: Emerald Point Subdivision Lot 1-6
Site development: Property is partially vacant and undeveloped. Lot 2, 3 and 5
(approximately 6.1 acres) are developed as office uses. The remainder
(lots 1, 4 and 6) is vacant.
Planning & Zoning Commission Page 7 of 10
April 6, 2017
REZONING REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: It should be noted lots 1 thru 5 are under
consideration for a Comprehensive Plan amendment from Suburban Commercial to General
Commercial. If the amendment is approved the rezoning request will be in compliance. If
denied, the GC General Commercial zoning request will not be in compliance with the
Comprehensive Plan. Lot 6, proposed to be rezoned to SC Suburban Commercial, is
presently in compliance with the land use designation in the Comprehensive plan and
therefore is not part of the Comprehensive Plan amendment.
The proposed designation, General Commercial, is intended for concentrations of
commercial activities that cater both to nearby residents and to the larger community or
region. Generally, these areas tend to be large in size and located near the intersection of
two regionally significant roads (arterials and freeways). The proposed land use
designation would allow for the proposed GC General Commercial zoning district on
Lots 1-5, at the corner of Emerald Parkway (arterial) and the frontage road (freeway).
Suburban Commercial, the existing land use designation, is intended for concentrations of
commercial activities that cater primarily to nearby residents rather than the larger
community or region. Generally, these areas tend to be small in size and located adjacent
to major roads (arterials and collectors). The design of Suburban Commercial structures
Planning & Zoning Commission Page 8 of 10
April 6, 2017
are compatible in size, roof type and pitch, architecture, and lot coverage with surrounding
single-family residential uses. Lot 6 is not suited for GC General Commercial given the
broad land uses allowed and design requirement not consistent with single-family
residential uses. The SC Suburban Commercial, zoning proposed on Lot 6, along Corsair
Drive (collector), is consistent with this land use designation given the zoning district
requires low-density commercial uses to be compatible with the character of adjacent
suburban single-family neighborhoods.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The current zoning district of the subject
properties is M-1 Light Industrial, which allows for office, research and development
activities, as well as high technological, light manufacturing, non-polluting industries that are
self-contained. Other specific potential uses include but are not limited to wholesales,
scientific testing/research laboratory, facilities with outdoor storage for equipment and
materials, and warehousing/distribution centers. Due to the nature of the uses permitted in
M-1 Light Industrial, developments are exempt from the Non-Residential Architectural
Standards of the Unified Development Ordinance, which among other architectural
standards regulates building materials.
The proposed amendment to GC General Commercial, for Lots 1-5, would allow for
commercial purposes, such as retail sales and service uses that function to serve the entire
community and its visitors. To the south, properties along the frontage road and Pavilion
Avenue, are zoned GC General Commercial. Properties directly adjacent of the subject lots,
are zoned M-1 Light Industrial. Both of these zoning districts have been in place since the
1970s and these properties are entitled to develop under their current zoning districts.
Existing businesses in the area include storage, office, and light manufacturing.
The proposed SC Suburban Commercial zoning district, on Lot 6, will be directly abutting
the single-family lot of Emerald Forest Subdivision zoned GS General Suburban. This
zoning district will allow for low-density commercial uses that provide services to nearby
neighborhoods and is intended to be compatible with the character of neighborhoods. The
district allows for a range of uses, with the impacts mitigated through buffering and
architecture of the building.
GC General Commercial zoning proposed on Lots 1-5, at the intersection of the frontage
road and Emerald Parkway (arterial), is consistent in character with the existing GC
General Commercial in the vicinity. Additionally, the existing uses on the subject
properties, permitted under M-1 Light Industrial, will be conforming to the proposed zoning
and compatible with uses of nearby property.
The SC Suburban Commercial zoning district proposed on Lot 6, serves as a step-down
zoning between the proposed GC General Commercial and the abutting single-family
residential. The proposed zoning district is better suited on this lot than the existing zoning
of M-1 Light Industrial, which is not compatible with the abutting residential lots.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment: Lots 1-5 are
located at the intersection of Earl Rudder Freeway and an arterial street, Emerald Parkway.
Lots 2 and 5 also have access to Corsair Drive, a collector street. Corsair Circle was
recently extended to Emerald Parkway and now provides access to through traffic from the
frontage road by way of Pavilion Avenue, also a collector. General commercial uses are
Planning & Zoning Commission Page 9 of 10
April 6, 2017
generally more appropriate adjacent to freeways and arterial thoroughfares because they
tend to serve both nearby residential and the larger region. Due to its location, lots 1-5 are
suitable for general commercial uses.
Lot 6 is abutting Emerald Forest Subdivision, a medium density single-family residential
neighborhoods, and has frontage only to Corsair Drive. The property also has direct access
to the Earl Rudder Freeway via Emerald Parkway and from Pavilion Avenue. Suburban
Commercial uses tend to be more appropriate for properties with access to major roadways
but also near residential neighborhoods they serve. Additionally, the SC Suburban
Commercial zoning serves as a step down zoning from the proposed GC General
Commercial, given its mitigations required in the zoning district.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The subject
lots are partially developed as office uses, with the remainder vacant and undeveloped. The
current zoning district allows uses such as office, research and development activities, as
well as high technological, light manufacturing, non-polluting industries that are self-
contained. This could also include uses such as, but not limited to, wholesales, scientific
testing/research laboratory, facilities with outdoor storage for equipment and materials, and
warehousing/distribution centers.
Given the properties direct access to Earl Rudder Freeway and within a half-mile of several
residential neighborhoods (Emerald Forest, Sandstone, and Foxfire), the site is suitable for
uses that provide goods and service to the nearby residents and general community.
Additionally, given the nature of the existing zoning district, M-1 Light Industrial, the
proposed zoning district on Lot 6, SC Suburban Commercial, will provide aesthetic
compatibility with the abutting residential properties.
5. Marketability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The subject
property, and the adjacent lots are marketable under the current designations due to their
locations on City Thoroughfares. The applicant has indicated the properties proximity to
Emerald Forest Subdivision, the marketability of the property for many potential light
industrial uses is limited and an incompatible use.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: Water service will be served by College
Station Utilities. There is an existing 12-inch waterline along frontage of Earl Rudder
Freeway, and an 8-inch water line along Corsair Drive. Sanitary Sewer service is available
via existing 6-inch sewer main running in between the subject lots.
Additionally, the property is in the Bee Creek drainage basin. Sites are generally draining
towards frontage of Earl Rudder Freeway. Detention will be required with site development
of vacant lots. Drainage and other public infrastructure required with site development
shall be designed and constructed in accordance with the B/CS Unified Design
Guidelines. Existing utility infrastructure appears to have capacity to adequately serve the
proposed change of use at this time.
Planning & Zoning Commission Page 10 of 10
April 6, 2017
The subject properties have frontage to the following roadways on the Thoroughfare Plan:
Earl Rudder Freeway S, a Freeway; Emerald Parkway, a four-lane Minor Arterial in this
area; and Corsair Drive, a two-lane Major Collector. A traffic impact analysis (TIA) was
submitted that analyzed the following 8 street intersections for traffic-related impact as a
result of potential development and redevelopment of the properties: Harvey Mitchell
Parkway/SH 6 Southbound Frontage Road; Emerald Parkway/ SH 6 Northbound Frontage
Road; Emerald Parkway/Emerald Plaza; Emerald Parkway/Corsair Drive; Emerald Parkway
with Driftwood Drive/Amber Ridge Drive; Corsair Drive/Pavilion Avenue; Pavilion
Avenue/Sebesta Road; and Pavilion Avenue/SH 6 Northbound Frontage Road. The TIA also
analyzed 4 intersections with existing and future driveways: Emerald Parkway/existing
driveway #1; Emerald Parkway/existing driveway #2; Corsair Drive/future driveway #1; and
SH 6 Northbound Frontage Road/future driveway #2.
The TIA found that all intersections operated at an acceptable level of service except for the
Emerald Parkway/Harvey Mitchell Parkway intersections with the Earl Rudder Freeway
northbound and southbound frontage roads at a point 5-years in the future with assumed
traffic growth and development in the area. The TIA provided a scenario where a traffic
signal is installed in the future and showed the intersections would operate at better level of
service. A traffic signal is not needed at this time and should be installed in the future when
warranted based on guidelines in the Manual of Uniform Traffic Control Devices (MUTCD).
Unlike traffic signals along other TxDOT roadways within the City limits, Earl Rudder traffic
signals are operated by TxDOT. They have indicated a traffic signal would be installed if
warranted in the future.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map
3. Letter of Opposition (8908 Driftwood Dr.)
From:hb2pvalen@suddenlink.net
To:Jenifer Paz
Subject:ReZoning of Lot 6 on Corsair
Date:Sunday, March 26, 2017 5:29:26 PM
***** This is an email from an EXTERNAL source. DO NOT click links or open attachments without positive
sender verification of purpose. Never enter USERNAME, PASSWORD or sensitive information on linked pages
from this email. *****
Jennifer,
I would like to express my concerns for the rezoning of Lot 6 of Emerald Point Subdivision which is located directly
adjacent to Emerald Forest Subdivision. I live at 8908 Driftwood Drive and I am already seeing additional run off
of water since the construction of Nu Tech building on Corsair. The natural flow of the land is to the southeast
corner of this property and also the property known as Lot 6.
There are residents that would like a brick/stone wall built between EF subdivision and offices or whatever is
constructed to act as a buffer. If this is done it would be beneficial for the homeowners next to the wall. The wall
would not continue all the way to Sebesta Road which is where water flows to go to the creek which is a tributary to
Carter Creek. This is a major concern to me. Water would tend to flow southeast and hit the wall and go directly
toward the property owners of Emerald Forest at the southeast corner.
I would like to request that a wall not only be built to buffer the EF homeowners, but also be built on the southeast
corner between the current buildings and this lot.
Please consider all issues when rezoning this property and all issues of how to keep our properties from flooding.
Sincerely,
Patty Valen
8908 Driftwood Drive (residence)
College Station, Texas
8907 Driftwood Drive (rental property)
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:117-0137 Name:Water Master Plan Update
Status:Type:Comprehensive Plan Agenda Ready
File created:In control:3/24/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Public hearing, presentation, possible action, and discussion regarding an ordinance to amend the
Comprehensive Plan by adopting the updated Water System Master Plan . Case #CPA2017-000003
(Note: Final action on this item is scheduled for the April 27, 2017 City Council meeting - subject to
change)
Sponsors:David Coleman
Indexes:
Code sections:
Attachments:Memo - Water MP
Implementation Plan - Water
Action ByDate Action ResultVer.
Public hearing, presentation, possible action, and discussion regarding an ordinance to amend the
Comprehensive Plan by adopting the updated Water System Master Plan . Case #CPA2017-000003
(Note: Final action on this item is scheduled for the April 27, 2017 City Council meeting - subject to
change)
College Station, TX Printed on 3/31/2017Page 1 of 1
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Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
March 13, 2017
TO: Members of the Planning & Zoning Commission
FROM: David Coleman, Director of Water Services
SUBJECT: Comprehensive Plan Amendment – Water System Master Plan
Item: Public hearing, presentation, discussion, and possible action to consider an ordinance to amend the
Comprehensive Plan by adopting the updated Water System Master Plan.
Summary: The proposed ordinance would adopt an updated Water System Master Plan, as a component of
the Comprehensive Plan, which was updated in 2015. The new master plan reflects water lines needed as
development occurs to serve growth corridors and existing areas where water lines are in need of
rehabilitation. The updated master plan also identifies major water line connections needed within the
existing system that will allow the water production system and the distribution system to operate more
efficiently and also abide by all TCEQ regulations. The line locations and sizes have been determined
through system models produced by engineering consultants in coordination with the College Station Water
Service Department.
The water master plan maps identify water lines to be constructed by private development as it occurs, with
the opportunity for oversize participation. The respective plan maps are the result of various engineering
studies performed for the City over the last 10 years. The utility line sizes are based on existing development
trends and the current comprehensive land use plan. Property owners requesting land use plan amendments
and/or zoning map amendments (rezoning) will be required to assess the impact of the amendment with
regard to the Water Master Plans and propose changes as necessary.
Attachments:
1. The Water System Master Plan is on file at the City Secretary’s Office
2. Implementation Plan
2016 Water Master Plan – Implementation & Administration
This Water Master Plan is being formulated to support the long term needs and goals of the City as
envisioned in the Comprehensive Plan. This section summarizes the methodology to turn
recommendations into reality to ensure that the potable water needs of the community are met as the
City grows and changes over the next decade. This section outlines the timeframe envisioned by this
plan, the roles of the various parties involved in its implementation, provides an overview of the costs
associated with the plan and begins the discussion of how these costs will be funded, details how the
plan will be implemented, and finally explains how the plan will be monitored over time and kept
relevant.
Timeframe of Master Plan
Implementation of the Water Master Plan is anticipated to take ten or more years and is expected to lay
the foundation for the next several decades of the city’s on-going efforts at delivering the citizen’s a safe
and reliable potable water supply. Many outside influences directly impact the City’s ability to obtain
adequate water supply, such as: Permit requirements from the Brazos Valley Groundwater
Conservation District; The potential System Operations Permit for the Brazos River Authority; State
legislation on groundwater systems; Pumping by other water providers in the Simsboro aquifer;
Establishment of a Desired Future Condition for the Simsboro aquifer by Groundwater Management
Area #12 Board; Provisions of the Region G and State Water Plan adopted by the Texas Water
Development Board; and regulation promulgated by the Texas Commission on Environmental Quality.
These factors will be monitored closely over the next decade and beyond, and this plan will be updated
as any legislative or regulatory initiatives dictate.
Implementation and Coordination Roles
A variety of parties will need to be involved in the implementation of this plan to realize its successful
completion. This includes various government departments as well as development interests and
residents and business owners. Outlined in the following are several of the key parties and the types of
actions in which they should participate.
City Council will take the lead in the following areas:
Adopt and amend the Water Master Plan by ordinance after receiving recommendations from
the Planning & Zoning Commission;
Support and champion the Plan;
Adopt new or amended ordinances and regulations to implement the Plan;
Approve inter-local agreements that implement the Plan;
Consider and approve the funding commitments that will be required to implement the Plan;
Provide final approval of projects and activities with associated costs during the budget process;
Adopt and amend policies that support and help implement the Plan
Conduct an annual public hearing regarding the implementation of this Plan; and
Provide policy direction to the Planning & Zoning Commission, other appointed City boards and
commissions, and City staff
Planning & Zoning Commission will take the lead in the following areas:
Recommend changes in codes and standards to the City Council that reflect the goals and action
items;
Make recommendations regarding the Plan for subsequent approval and adoption by the City
Council;
Review Capital Improvement Plans and make recommendations to the City Council;
Conduct an annual public hearing regarding the implementation of this Plan;
Function as the City’s Capital Improvement Advisory Committee (CIAC) to make
recommendations regarding possible Impact Fees, and
Review development applications for consistency with this Plan and the Comprehensive Plan.
City Staff will take the lead in the following areas:
Manage day-to-day implementation of the Plan;
Support and carry out capital improvement plan efforts and programming;
Manage the drafting of new or amended regulations and ordinances that further the goals of
the Plan;
Conduct necessary studies and develop additional plans where appropriate;
Review development applications for consistency with this Plan and the Comprehensive Plan;
Negotiate the details of any necessary inter-local agreements;
Administer collaborative programs and ensure open channels of communication with various
private, public, and non-profit implementation partners; and
Maintain an inventory of potential plan amendments as suggested by City staff and others for
consideration during annual and periodic plan review and updates to the Planning & Zoning
Commission and City Council.
City Residents, Development Interests, Business Owners, and others will take the lead in the following
areas:
Support and implement the plan;
Develop and carry-out development projects consistent with this Plan and the Comprehensive
Plan;
Assist in the monitoring of the Plan and participate in the annual review process of the Plan, and
Assist staff in developing new programs and project opportunities to aid in implementation of
the Plan.
Costs and Funding
Understanding and accurately projecting the costs of implementing this Plan are critical to its success.
Failure to adequately project costs and secure funding to implement this Plan could both impact the
dependability of the City’s potable water supply and could constrain future development opportunities.
Costs were projected for design, construction and maintenance of the facilities contained within this
Plan. Please note that the new facilities listed below are dictated by TCEQ Regulation for public water
supply systems, based on certain demand parameters, and will be mandatory as the City’s water
demand increases. The Rehabilitation projects are necessary to keep customer service at a high
standard, which includes water service dependability and water quality (such as taste, color, etc). These
projections should only be used as a preliminary guide with further study needed to arrive at more
accurate cost projections. Figure 1 provides cost projections for facilities providing additional system
capacity and for rehabilitation of aging infrastructure. Costs associated with each facility are provided
based on 2010 dollars. As noted, additional detailed analysis will be needed to ensure all factors and
issues are considered before actually developing a project budget and allocating funds.
Figure 1 - CIP SUMMARY
Figure 2 – REHABILITATION SUMMARY
The availability of funding to implement the Plan will play an integral role in its success. Historically, the
development of the City’s potable water supply and distribution system has been accomplished by
developers installing water system components within a new development, and the City funding the
major system components like water wells and collection/transmission lines. Under this system,
expansions of the capacity of the water supply system have relied solely on the rate payers. Due to
budget constraints, concerns with rates, etc. it is increasingly becoming expected that capacity related
expansions (production, treatment, and distribution) will rely upon development activities for funding
and implementation.
The exclusive source of funding for implementation of this Plan is the Water Fund, which is an Enterprise
Fund within the City. The Water Fund obtains revenue from the following sources:
Revenue collected by rates assessed to the system users
Various Fees charged to individuals, primarily developers, including Impact Fees
Utility Revenue Bonds – Issued as needed for long-term assets
Certificates of Obligation – Issued as needed to long-term assets
Other sources that may be used by Council action, such as:
o Public Improvement Districts – These districts use property assessments to
finance public improvement projects within a specified area, or district.
Properties within the designated area are generally assessed proportional to the
assessed value of their property. The additional funds would be used to fund a
specific public improvement project.
o Tax Increment Financing Districts – These districts use taxes generated from
redevelopment through private investment to finance public improvement
projects within the specified district.
o State and Federal Governments/Grants – Funding opportunities from the state
and federal government are also available.
Implementation Methods
The recommendations described in this Plan will require several methods to progress from a concept
into constructed facilities and programs. This section provides a description of each of these methods:
Policy, Regulations, and Standards
For the City’s water system to meet future demands and keep pace with the City’s growth and
development, adopting clear policies, regulations, and standards that support the goals and actions of
this Plan and the Comprehensive Plan are vital, particularly in light of existing budgetary challenges and
the limited supply of water. As development occurs, land use, development, and utility policies,
regulations, and standards can have a positive and long-lasting impact. Adopting and amending existing
policies, regulations, and standards will be necessary to successfully implement this Plan. One recent
example of such an action was the City’s decision to adopt a conservation rate approach to pricing the
demand on the potable water supply. Future examples will include consideration of a city-wide water
utility impact fee and expansion of xeriscape options for development landscaping.
Capital Improvements Programming
A Capital Improvements Program is a multi-year plan (in College Station typically five years in length)
that identifies budgeted capital projects such as water mains and wells and the purchase of major
equipment. Identifying and budgeting for major capital improvements is essential to implementing this
Plan. Decisions regarding the prioritization of proposed capital improvements should be directly based
on the guidance provided in this Plan and in the Comprehensive Plan.
Special projects, programs, and initiatives
Special projects, programs, and initiatives include initiating or adjusting City programs, interlocal
agreements, citizen participation programs, training, and other types of special projects that will further
the successful implementation of this plan. Two good examples currently used by the City is the current
efforts at water conservation education and the water reclamation project.
Plan Administration
The development of this Plan involved time and input by various agencies, departments, staff, and
stakeholders. These parties must maintain their commitment and be given opportunities to remain
involved to successfully implement this Plan. Most importantly, the plan must remain relevant,
addressing the needs of today while preparing for those of the future. The City’s Comprehensive Plan is
built on the assumption that the City’s various neighborhood, corridor, district, and master plans expect
nothing less. It is critical that the City Council remain active in monitoring and evaluating the Plan and
where necessary, making adjustments.
Monitoring & Evaluation
As part of any planning process, on-going evaluation must be incorporated into the implementation
program. Continued evaluation of conditions and opportunities associated with the City’s water system
allows the plan to adapt and remain relevant over the course of the Plan’s life. Successful evaluation
incorporates the establishment of descriptive indicators that track the efficacy of the proposed actions,
understanding changed conditions, and potential reprioritization of actions and funding based on the
findings of the evaluation.
Annual Report
To ensure the on-going relevance of the Water Master Plan, the Plan should be evaluated annually. This
annual evaluation should include at least the following components:
Updated existing conditions;
Progress toward reaching goals, as determined through specific indicators;
Report on any completed actions;
Status updates of all actions underway for the current implementation period;
Outline of remaining actions scheduled for the remainder of the current implementation period;
Potential changes to costs, and
Recommendations for changes in implementation schedule or actions.
Stakeholders, the Planning and Zoning Commission, and the City Council should be involved in
the annual review of the Plan.
Interim Amendments
Occasionally, it may be necessary to consider a minor amendment independent of the annual review. In
such instances, the amendments should be tested for consistency with the goals stated in this Plan as
well as the Comprehensive Plan. Specific care should be used to guard against changes that are site-
specific that could negatively impact adjacent areas and uses. Factors worth considering when
processing such interim amendments should at a minimum include:
Consistency with the goals and strategies set forth in this Plan and the Comprehensive Plan;
Further the objectives of the Future Land Use & Character Plan, the Thoroughfare Plan, and any
adopted neighborhood, corridor, or district plan;
Promote a land use pattern compatible with the surrounding area;
Impact on other infrastructure systems;
Impact on the City’s ability to fund and maintain the necessary service;
Impact on environmentally sensitive and natural areas, and
Contribution to the overall direction and character of the community as captured in the
Comprehensive Plan’s vision and goals.
Five-Year Update
An evaluation and appraisal report should be prepared every five years by the City with input from
various department, the Planning and Zoning Commission, stakeholders, and any other appropriate
boards and commissions. The report should involve evaluation of the existing plan and assessing how
successful it has been in achieving the stated goals. The purpose of the report is to identify the
successes and shortcomings of the Plan, consider changing conditions, and recommend appropriate
modifications; at a detail much more substantial than that associated with the annual review.
At a minimum, this report should include detailed information on the following:
Major actions and interim plan amendments undertaken over the preceding five years;
Major water-related trends in the community and how these have changed over time;
Changes in the assumptions and base study data, and
Ability of the Plan to continue to support progress toward achieving the community’s goals
CONCLUSION
The implementation of this Water Master Plan relies primarily on two factors:
The pace of development within the City’s water service area, and
The willingness of City Council to generate the revenue to fund the infrastructure requirements
generated by that development, while properly maintaining the existing system
The infrastructure needs are clearly defined by TCEQ Regulation, based on population and water
demands. This plan anticipates those needs, and defines the infrastructure requirements that are
consistent with the Comprehensive Plan. As always, the City’s goal is to provide outstanding utility
services to our customers, and this plan will help us achieve that goal.
City Hall
1101 Texas Ave
College Station, TX 77840
College Station, TX
Legislation Details (With Text)
File #: Version:217-0142 Name:Wastewater Master Plan
Status:Type:Comprehensive Plan Agenda Ready
File created:In control:3/24/2017 Planning and Zoning Commission Regular
On agenda:Final action:4/6/2017
Title:Public hearing, presentation, possible action, and discussion regarding an ordinance to amend the
Comprehensive Plan by adopting the updated Wastewater Master Plan . Case #CPA2017-000003
(Note: Final action on this item is scheduled for the April 27, 2017 City Council meeting - subject to
change)
Sponsors:David Coleman
Indexes:
Code sections:
Attachments:Memo - Wastewater MP
Implementation Plan - WW
Action ByDate Action ResultVer.
Public hearing, presentation, possible action, and discussion regarding an ordinance to amend the
Comprehensive Plan by adopting the updated Wastewater Master Plan. Case #CPA2017-000003
(Note: Final action on this item is scheduled for the April 27, 2017 City Council meeting - subject to
change)
College Station, TX Printed on 3/31/2017Page 1 of 1
powered by Legistar™
Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
March 13, 2017
TO: Members of the Planning & Zoning Commission
FROM: David Coleman, Director of Water Services
SUBJECT: Comprehensive Plan Amendment – Wastewater Master Plan
Item: Public hearing, presentation, discussion, and possible action to consider an ordinance to amend the
Comprehensive Plan by adopting the updated Wastewater Master Plan.
Summary: The proposed ordinance would adopt an updated Wastewater System Master Plan, as a
component of the Comprehensive Plan, which was updated in 2016. The new master plan reflects sewer
lines needed as development occurs to serve growth corridors and existing areas where sewer lines are in need
of rehabilitation. The updated master plan also identifies major sewer line connections needed within the
existing system that will allow the wastewater collection system and treatment plants to operate more
efficiently and also abide by all TCEQ regulations. The line locations and sizes have been determined
through system models produced by engineering consultants in coordination with the College Station Water
Service Department.
The wastewater master plan maps identify sewer lines to be constructed by private development as it occurs,
with the opportunity for oversize participation. The plan addresses future utility needs within the City as well
as areas where the City has the Certificate of Public Convenience and Necessity for wastewater service. The
respective plan maps are the result of various engineering studies performed for the City over the last 10
years. The utility line sizes are based on existing development trends and the current comprehensive land use
plan. Property owners requesting land use plan amendments and/or zoning map amendments (rezoning) will
be required to assess the impact of the amendment with regard to the Wastewater Master Plans and propose
changes as necessary.
Attachments:
1. The Wastewater Master Plan is on file at the City Secretary’s Office
2. Implementation Plan
2016 Wastewater Master Plan - Implementation & Administration
This Wastewater Master Plan is being formulated to support the long term needs and goals of the City
as envisioned in the Comprehensive Plan. This section summarizes the methodology to turn
recommendations into reality to ensure that the wastewater collection/treatment needs of the
community are met as the City grows and changes over the next decade. This section outlines the
timeframe embraced by this plan, the roles of the various parties involved in its implementation,
provides an overview of the costs associated with the plan, begins the discussion of how these costs will
be funded, details how the plan will be implemented, and finally explains how the plan will be
monitored over time and kept relevant.
Timeframe of Master Plan
Implementation of the Wastewater Master Plan is anticipated to take ten or more years and is expected
to lay the foundation for the next several decades of the city’s on-going efforts at delivering the citizen’s
a reliable wastewater collection/treatment system. Many outside influences directly impact the City’s
ability to provide adequate a wastewater collection/treatment, such as: The potential nutrient removal
parameters/permit requirements from the Texas Commission on Environmental Quality; Updated
state/federal design regulations on expanding treatment plant capacities; More dense developments
depicted in the comprehensive plan that require larger collections lines to be installed; etc. These
factors will be monitored closely over the next decade and beyond, and this plan will be updated as any
initiatives dictate.
Implementation and Coordination Roles
A variety of parties will need to be involved in the implementation of this plan to realize its successful
completion. This includes various government departments as well as development interests and
residents and business owners. Outlined in the following are several of the key parties and the types of
actions in which they should participate.
City Council will take the lead in the following areas:
Adopt and amend the Wastewater Master Plan by ordinance after receiving recommendations
from the Planning & Zoning Commission;
Support and champion the Plan;
Adopt new or amended ordinances and regulations to implement the Plan;
Approve inter-local agreements that implement the Plan;
Consider and approve the funding commitments that will be required to implement the Plan;
Provide final approval of projects and activities with associated costs during the budget process;
Adopt and amend policies that support and help implement the Plan
Conduct an annual public hearing regarding the implementation of this Plan; and
Provide policy direction to the Planning & Zoning Commission, other appointed City boards and
commissions, and City staff
Planning & Zoning Commission will take the lead in the following areas:
Recommend changes in codes and standards to the City Council that reflect the goals and action
items;
Make recommendations regarding the Plan for subsequent approval and adoption by the City
Council;
Review Capital Improvement Plans and make recommendations to the City Council;
Conduct an annual public hearing regarding the implementation of this Plan;
Function as the City’s Capital Improvement Advisory Committee (CIAC) to make
recommendations regarding possible Impact Fees, and
Review development applications for consistency with this Plan and the Comprehensive Plan.
City Staff will take the lead in the following areas:
Manage day-to-day implementation of the Plan;
Support and carry out capital improvement plan efforts and programming;
Manage the drafting of new or amended regulations and ordinances that further the goals of
the Plan;
Conduct necessary studies and develop additional plans where appropriate;
Review development applications for consistency with this Plan and the Comprehensive Plan;
Negotiate the details of any necessary inter-local agreements;
Administer collaborative programs and ensure open channels of communication with various
private, public, and non-profit implementation partners; and
Maintain an inventory of potential plan amendments as suggested by City staff and others for
consideration during annual and periodic plan review and updates to the Planning & Zoning
Commission and City Council.
City Residents, Development Interests, Business Owners, and others will take the lead in the following
areas:
Support and implement the plan;
Develop and carry-out development projects consistent with this Plan and the Comprehensive
Plan;
Assist in the monitoring of the Plan and participate in the annual review process of the Plan, and
Assist staff in developing new programs and project opportunities to aid in implementation of
the Plan.
Costs and Funding
Understanding and accurately projecting the costs of implementing this Plan are critical to its success.
Failure to adequately project costs and secure funding to implement this Plan could both impact the
dependability of the City’s wastewater collection and treatment, which could constrain future
development opportunities.
Costs were projected for design, construction and maintenance of the facilities contained within this
Plan. These projections should only be used as a preliminary guide with further study needed to arrive
at more accurate cost projections.
Figure 1 - CIP SUMMARY
Figure 2 – REHABILITATION SUMMARY
The availability of funding to implement the Plan will play an integral role in its success. Historically, the
development of the City’s wastewater treatment/collection has been accomplished by developers
installing wastewater system components within a new development, and the City funding the major
system components like treatment plants and trunk lines. Under this system, expansion of the capacity
of the wastewater treatment plants and large trunk line networks has relied solely on the rate payers.
Due to budget constraints, concerns with rates, etc. it is increasingly becoming expected that capacity
related expansions (collection, treatment) will rely upon development activities for funding and
implementation.
The exclusive source of funding for implementation of this Plan is the Wastewater Fund, which is an
Enterprise Fund within the City. The Wastewater Fund obtains revenue from the following sources:
Revenue collected by rates assessed to the system users
Various Fees charged to individuals, primary developers, including Impact Fees
Utility Revenue Bonds – Issued as needed for long-term assets
Certificates of Obligation – Issued as needed to long-term assets
Other sources that may be used by Council action:
o Public Improvement Districts – These districts use property assessments to
finance public improvement projects within a specified area, or district.
Properties within the designated area are generally assessed proportional to the
assessed value of their property. The additional funds would be used to fund a
specific public improvement project.
o Tax Increment Financing Districts – These districts use taxes generated from
redevelopment through private investment to finance public improvement
projects within the specified district.
o State and Federal Governments/Grants – Funding opportunities from the state
and federal government are also available.
Implementation Methods
The recommendations described in this Plan will require several methods to progress from a concept
into constructed facilities and programs. This section provides a description of each of these methods:
Policy, Regulations, and Standards
For the City’s wastewater system to meet future demands and keep pace with the City’s growth and
development, adopting clear policies, regulations, and standards that support the goals and actions of
this Plan and the Comprehensive Plan are vital, particularly in light of existing budgetary challenges and
the increased demand on the existing system. As development occurs, land use, development, and
utility policies, regulations, and standards can have a positive and long-lasting impact. Adopting and
amending existing policies, regulations, and standards will be necessary to successfully implement this
Plan. For example, we must consider the long-range impacts of new restrictions on our Discharge
Permits, such a Nutrient Removal. If TCEQ places further restrictions on Nitrogen or Phosphorous
concentrations, then major components of the treatment system would need to be added, at significant
capital cost.
Capital Improvements Programming
A Capital Improvements Program is a multi-year plan (in College Station typically five years in length)
that identifies budgeted capital projects such as wastewater trunk lines, treatment plant capacity
expansions, and the purchase of major equipment. Identifying and budgeting for major capital
improvements is essential to implementing this Plan. Decisions regarding the prioritization of proposed
capital improvements should be directly based on the guidance provided in this Plan and in the
Comprehensive Plan.
Special projects, programs, and initiatives
Special projects, programs, and initiatives include initiating or adjusting City programs, inter-local
agreements, citizen participation programs, training, and other types of special projects that will further
the successful implementation of this plan.
Plan Administration
The development of this Plan involved time and input by various agencies, departments, staff, and
stakeholders. These parties must maintain their commitment and be given opportunities to remain
involved to successfully implement this Plan. Most importantly, the plan must remain relevant,
addressing the needs of today while preparing for those of the future. The City’s Comprehensive Plan is
built on the assumption that the City’s various neighborhood, corridor, district, and master plans expect
nothing less. It is critical that the City Council remain active in monitoring and evaluating the Plan and
where necessary, making adjustments.
Monitoring & Evaluation
As part of any planning process, on-going evaluation must be incorporated into the implementation
program. Continued evaluation of conditions and opportunities associated with the City’s wastewater
system allows the plan to adapt and remain relevant over the course of the Plan’s life. Successful
evaluation incorporates the establishment of descriptive indicators that track the efficacy of the
proposed actions, understanding changed conditions, and potential reprioritization of actions and
funding based on the findings of the evaluation.
Annual Report
To ensure the on-going relevance of the Wastewater Master Plan, the Plan should be evaluated
annually. This annual evaluation should include at least the following components:
Updated existing conditions;
Progress toward reaching goals, as determined through specific indicators;
Report on any completed actions;
Status updates of all actions underway for the current implementation period;
Outline of remaining actions scheduled for the remainder of the current implementation period;
Potential changes to costs, and
Recommendations for changes in implementation schedule or actions.
Stakeholders, the Planning and Zoning Commission, and the City Council should be involved in
the annual review of the Plan.
Interim Amendments
Occasionally, it may be necessary to consider a minor amendment independent of the annual review. In
such instances, the amendments should be tested for consistency with the goals stated in this Plan as
well as the Comprehensive Plan. Specific care should be used to guard against changes that are site-
specific that could negatively impact adjacent areas and uses. Factors worth considering when
processing such interim amendments should at a minimum include:
Consistency with the goals and strategies set forth in this Plan and the Comprehensive Plan;
Further the objectives of the Future Land Use & Character Plan, the Thoroughfare Plan, and any
adopted neighborhood, corridor, or district plan;
Promote a land use pattern compatible with the surrounding area;
Impact on other infrastructure systems;
Impact on the City’s ability to fund and maintain the necessary service;
Impact on environmentally sensitive and natural areas, and
Contribution to the overall direction and character of the community as captured in the
Comprehensive Plan’s vision and goals.
Five-Year Update
An evaluation and appraisal report should be prepared every five years by the City with input from
various department, the Planning and Zoning Commission, stakeholders, and any other appropriate
boards and commissions. The report should involve evaluation of the existing plan and assessing how
successful it has been in achieving the stated goals. The purpose of the report is to identify the
successes and shortcomings of the Plan, consider changing conditions, and recommend appropriate
modifications; at a detail much more substantial than that associated with the annual review.
At a minimum, this report should include detailed information on the following:
Major actions and interim plan amendments undertaken over the preceding five years;
Major wastewater-related trends in the community and how these have changed over time;
Changes in the assumptions and base study data, and
Ability of the Plan to continue to support progress toward achieving the community’s goals
CONCLUSION
The implementation of this Wastewater Master Plan relies primarily on two factors:
The pace of development within the City’s wastewater service area, and
The willingness of City Council to generate the revenue to fund the infrastructure requirements
generated by that development, while properly maintaining the existing system
The infrastructure needs are clearly defined by TCEQ Regulation, based on population and wastewater
demands. This plan anticipates those needs, and defines the infrastructure requirements that are
consistent with the Comprehensive Plan. As always, the City’s goal is to provide outstanding utility
services to our customers, and this plan will help us achieve that goal.