HomeMy WebLinkAbout01/04/2018 - 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, January 4, 2018
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
Discussion of Minor and Amending Plats approved by Staff.
*Final Plat ~ Amending Plat~ Caprock Crossing Block 2, Lots 1A-R4 &
3R2 & Common Area 1A-R2 ~ Case #FPCO2017-000020
18-00254.
Presentation, possible action, and discussion regarding the
consideration of the 2017 P&Z Plan of Work.
18-00205.
Sponsors:Golbabai
2017 Plan of WorkAttachments:
Presentation, possible action, and discussion regarding providing
additional flexibility for the single -family Neighborhood Conservation
Overlay district.
18-00226.
Sponsors:Golbabai
Memo
Section 5.11.D.2
Attachments:
Presentation, possible action, and discussion regarding the P&Z
Calendar of Upcoming Meetings:
*Thursday, January 11, 2017 ~ City Council Meeting ~ Council
Chambers ~ Workshop 4:00 p.m. and Regular 6:00 p.m. (Liaison-Kee)
*Thursday, January 18, 2017 ~ P&Z Meeting ~ Council Chambers ~
Workshop 6:30 p.m. and Regular 7:00 p.m.
*Thursday, January 25, 2017 ~ City Council Meeting ~ Council
Chambers ~ Workshop 4:00 p.m. and Regular 6:00 p.m.
(Liaison-Oldham)
*Thursday, February 1, 2017 ~ P&Z Meeting ~ Council Chambers ~
Workshop 6:00 p .m. and Regular 7:00 p.m.
18-00267.
8. Discussion, review and possible action regarding the following meetings: Design Review
Board, BioCorridor Board.
Page 1 College Station, TX Printed on 12/28/2017
January 4, 2018Planning and Zoning Commission
Workshop
Meeting Agenda - Final
9. 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.
10. 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.
I certify that the above Notice of Meeting was posted at College Station City Hall, 1101
Texas Avenue, College Station, Texas, on December 29, 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 2 College Station, TX Printed on 12/28/2017
Page 1 of 6
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:
12/21/2017: Presentation of UDO & Comp Plan
Annual Review (JP & LH)
Staff Assigned: P&DS Staff Anticipated Completion: On-Going
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.
06/15/17: Provide an update on the BCS
Thoroughfare Concept Map as adopted by the
MPO and provide information on the City’s next
steps to amend the current Thoroughfare
Master Plan. Presentation at P&Z Workshop.
(JS)
11/16/17: Presentation of ordinance
amendment aligning the City’s Thoroughfare
Plan with the adopted MPO Plan.
11/16/17: Workshop presentation on
thoroughfare classifications.
11/20/17: City Council adopts ordinance
amendment aligning the City’s Thoroughfare
Plan with the adopted MPO Plan.
Staff Assigned: Jason Schubert Completed: November 20, 2017
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 Anticipated Completion: Winter 2018
Page 2 of 6
Neighborhood Integrity Items
*Traffic Calming Toolkit
Summary:
Receive information regarding the current traffic
calming policy and devices (speed pillows, etc.),
and 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:
2/15/18: Anticipated presentation on
consultant’s research on best practices in
traffic calming and proposed modifications to
College Station’s traffic calming toolkit.
Staff Assigned: Troy Rother & Jason Schubert Anticipated Completion: February 15, 2018
Student Housing in Established Single-Family Neighborhoods
Summary:
Research best practices from peer university
communities regarding the management of
student housing in single-family neighborhoods.
Explore the possibility of expanding options for
Neighborhood Conservation Overlay (NCO),
mitigate the impacts to on-street parking and
drainage and provide educational opportunities for
Homeowner’s Associations and Neighborhood
Associations
Project Dates:
4/20/17: Follow up discussion regarding the
presentation on student housing in established
single-family neighborhoods.
8/17/17: Presentation on Neighborhood Services
(Barbara Moore)
10/19/17: P&Z presentation on student housing
in established single-family neighborhoods.
11/9/17: City Council presentation on student
housing in established single-family
neighborhoods.
Staff Assigned: Jenifer Paz, Rachel Lazo & Jade
Broadnax
Completed: November 9, 2017
UDO Regulatory Items
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:
5/4/17: Additional presentation and discussion
on potential amendments or additions to the
City’s current off-street parking requirements.
8/3/2017: Presentation of Draft UDO
Amendments to 12-7.3 Off-Street Parking
Requirements.
8/24/2017: UDO Amendments to 12-7.3 Off-
Street Parking Requirements adopted by City
Council.
Staff Assigned: Justin Golbabai Completed: August 24, 2017
Page 3 of 6
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.
06/01/17 Presentation of staff's initial list of
identified opportunities to reduce regulations and
streamline processes.
06/15/2017: Comprehensive Plans and Rezoning
staff reports revised to new coversheet format.
7/6/2017: Presentation of Draft UDO
Amendments to eliminate certain screening
requirements and eliminate the visual treatment
for exposed concrete.
7/27/17: City Council adopts ordinance
amendment to eliminate certain screening
requirements and eliminate the visual treatment
for exposed concrete.
8/3/2017: Presentation of Draft UDO Amendment
on Off-Street Parking Requirements which
includes the elimination of large parking lot
concepts and allowing laydown curbs adjacent to
buildings. Also, Preliminary Plan and Final Plat
staff reports revised to new abbreviated format.
8/24/2017: The elimination of large parking lot
concepts, allowing laydown curbs adjacent to
buildings, and adopted by City Council as part of
revisions to the parking ordinances.
8/30/17: Public meeting held for feedback on staff
proposals regarding Preliminary Plans and Non-
Conformities.
9/11/17: City Council adopted ordinance
amendment increasing discretion granted to staff
regarding requirements for easements. Provides
flexibility to the requirement for 20-foot PUEs at
the rear of all lots.
9/21/17: Presentation on staff’s initial ideas and
public feedback for UDO amendments for
changes to the preliminary plan process and
requirements for non-conforming properties.
11/16/17: P&Z Presentation of ordinance
amendments for preliminary plans and non-
conformities.
12/14/17: City Council adopts ordinance
amendment to allow preliminary plans to be
approved administratively.
12/21/17: P&Z presentation with revisions to
staff’s non-conformities UDO recommendation.
1/11/18: City Council presentation on an
ordinance amendment to increase flexibility
for nonconforming uses, structures, and
building materials.
1/18/18: Anticipated ordinance amendment
presentations on streamlining rezoning and
comprehensive plan review criteria, and no
longer requiring site plans in Wolf Pen Creek
to be reviewed by the Design Review Board.
Page 4 of 6
2/1/18: Anticipated ordinance amendment
presentations on streamlining NRA
requirements.
2/15/18: Anticipated ordinance amendment
presentations eliminating the Krenek Tap
Overlay.
Staff Assigned: Justin Golbabai Anticipated Initiation: June 1, 2017
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: Spring 2018
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
Commercial zoning district and provide options
for future text amendments.
Project Dates:
8/30/17: Public meeting held for feedback on
staff proposals regarding options for the
Suburban Commercial zoning district.
10/5/17: P&Z presentation on staff’s initial ideas
and public feedback for changes to the
Suburban Commercial zoning district.
11/9/17: City Council presentation on staff’s
initial ideas and public feedback for changes to
the Suburban Commercial zoning district.
Staff Assigned: Madison Thomas, Jenifer Paz,
Alaina Helton
Completed: November 9, 2017
Bicycle Rack Standards
Summary:
Under City Council direction, review current non-
residential parking requirements for providing on-
site bicycle parking facilities.
Project Dates:
9/5/17: Presentation to the Bicycle, Pedestrian,
and Greenways Advisory Board on current
bicycle parking requirements and staff’s
recommended revisions.
9/7/17: Presentation to Planning and Zoning
Commission on current bicycle parking
requirements and staff’s recommended revisions.
11/16/17: Follow-up presentation on bicycle
parking requirements.
11/20/17: City Council presentation on bicycle
parking requirements.
2/15/18: Anticipated ordinance amendment
presentations revising bicycle rack
requirements.
Staff Assigned: Alaina Helton & Madison Thomas Anticipated Completion: February 2018
Page 5 of 6
Non-Residential Landscaping Requirements
Summary:
Review current city landscaping requirements
(including streetscaping and buffer standards) and
the water usage needed to maintain current
landscaping requirements. Explore options for
water-conserving landscaping.
Project Dates:
8/30/17: Public meeting held for feedback on
staff proposals regarding options for the
Suburban Commercial zoning district.
9/21/17: Presentation on staff’s initial ideas and
the public feedback on those ideas regarding
non-residential landscaping requirements.
12/21/17: Presentation on proposed revisions to
the non-residential landscaping requirements.
Staff Assigned: Rachel Lazo, Madison Thomas,
Jade Broadnax
Anticipated Completion: December 2017
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:
06/15/17: Presentation of a quarterly update on
Economic Development efforts and land
availability for commercial uses. Presentation at
P&Z Workshop. (NR)
12/7/17: Planned presentation of a quarterly
update on Economic Development efforts and
land availability for commercial uses.
Presentation at P&Z Workshop. (NR)
Staff Assigned: Economic Development Anticipated Completion: On-Going
Semi-Annual Review of Pre-Application Conference Surveys
Summary:
Provide an update on the survey results from
the Pre-Application Conference process.
Project Dates:
3/16/17: Provided an update on the status of the
PAC meeting process and implementation of the
PAC survey. Presentation at P&Z Workshop. (MB)
12/7/17: Provided an update on the status of the
PAC meeting process and implementation of the
PAC survey. (JG)
Staff Assigned: Justin Golbabai Anticipated Completion: On-Going
Page 6 of 6
Educational/Informational Items
Parkland Dedication
Summary:
Review of parkland dedication requirements
and available resources.
Project Dates:
7/6/17: Staff presented information regarding
parkland dedication requirements and summary or
parks and greenways master plan.
Staff Assigned: Jenifer Paz Completed: July 6, 2017
Sidewalk Fee-in-Lieu
Summary:
Review of sidewalk fund requirements and
available resources.
Project Dates:
9/21/17: Staff presenting information regarding
sidewalk fund requirements and available
resources.
Staff Assigned: Lauren Hovde & Rachel Lazo Completed: September 21, 2017
Block Length and Block Perimeter
Summary:
Review of current requirements regarding block
length and block perimeter.
Project Dates:
8/3/2017: Presentation of a review of current
requirements regarding block length and block
perimeter. Follow-up presentation requested for
staff proposed amendments to this section.
Staff Assigned: Justin Golbabai & Jason
Schubert
Completed: August 3, 2017
Public Hearing Notifications
Summary:
Review current community notification
requirements and practices for cases involving
a public hearing.
Project Dates:
12/21/17: Staff presentation regarding current
community notification requirements and practices
for cases involving a public hearing.
Staff Assigned: Lance Simms Anticipated Completion: December 21, 2017
Mueller Report Update
Summary:
Update on the implementation of the 2013
Organizational Review of P&DS (AKA “Mueller
Report”)
Project Dates:
07/20/17: Presentation of an update on the
implementation of the Mueller Report.
Staff Assigned: Lance Simms Completed: July 20, 2017
Review of Development Fees
Summary:
Evaluation of the effect of development fees on
the price of single family housing to the
homeowner and an overview of the financial
context of development fees for the City.
Project Dates:
Staff Assigned: Justin Golbabai & Alaina Helton Anticipated Completion: Spring 2018
Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
December 21, 2017
TO: Members of the Planning & Zoning Commission
FROM: Justin Golbabai AICP, CNU-A, Planning Administrator
SUBJECT: Flexibility for the single-family Neighborhood Conservation Overlay District.
Item:
Presentation, possible action, and discussion regarding providing additional flexibility for the single-
family Neighborhood Conservation Overlay district.
Background:
This request to allow for more flexible and customizable language to the Neighborhood
Conservation Overlay (NCO) as supported by Action Item NI&CC 2.1 in Southside Neighborhood
Plan to “Amend the Unified Development Ordinance to include a Character Preservation zoning
option that provides the neighborhood with the flexibility to select the character elements and to
determine the area to which they may apply.” The Eastgate Neighborhood Plan similarly has actions
items to “Develop/amend the single-family overlay ordinance options” and to “work with
neighborhood residents to identify and resolve roadblocks to adopting or implementing a new type
of neighborhood overlay.”
The City’s single-family overlay districts are intended to provide additional standards for new
construction and redevelopment in established neighborhoods to promote development that is
compatible with the existing character of the neighborhood, preserve the unique characteristics of
College Station’s older neighborhoods, and balancing the need for the redevelopment of vacant or
underutilized property. One of the City’s single-family overlay options is the NCO District which
allows neighborhoods to choose from a variety of standards that are generally more restrictive from
the City’s general standards in order to address neighborhood specific issues. For a NCO District to
be established, a neighborhood stakeholder must submit a rezoning application that includes the list
of standards chosen and a petition of at least 50%+1 of the subject area’s property owners who have
agreed to self-impose the new standards.
Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
Planning and Development Services Staff is currently working with the Southside neighborhood on
an application to form a NCO District for College Park, Oakwood, and Dulaney neighborhoods.
Through this process, the neighborhood has felt that the language in the section of the UDO
governing NCO District options to be overly restrictive and rigid. Therefore, they have asked for
additional flexibility in the ordinance language that would allow more customization in the overlay to
better target neighborhood issues without overregulating other areas in the process. Some of the
requested changes include:
Allow what is and is not included in maximum lot coverage calculations to be customized by
the neighborhood so they can exclude impervious elements such as patios and outdoor
recreational areas.
Allow the neighborhood to customize what is included in tree preservation to able to
exclude certain invasive species of trees from tree protection as well as to be able to select a
larger caliper inch standard than the eight-inch caliper inches allowed for in the ordinance.
Allow further restrictions on the amount and placement of off-street parking areas.
Allow minimum lot size calculations to only apply to new subdivisions as is currently applied
without the overlay.
Staff is seeking direction from Planning and Zoning Commission and City Council on whether or
not to move forward with the development of an ordinance amendment that provides additional
flexibility to the NCO District.
Supporting Materials:
1. Section 5.11.D.2 “Neighborhood Conservation Overlay Districts (NCO)”
Sec. 12-5.11. - Single-Family Overlay Districts.
D. Districts.
2. Neighborhood Conservation Overlay Districts (NCO).
a. Purpose.
The Neighborhood Conservation Overlay District (NCO) is intended to protect and
preserve single-family neighborhoods through a district that is focused on the specific
needs of the neighborhood. NCO districts are based on in-depth study of the existing
neighborhood conditions, and should be used to protect unique assets and qualities of the
neighborhood. Conservation districts may be used for neighborhoods that offer a distinct
character that its residents and the City wish to preserve and protect. It differs from the
Neighborhood Prevailing Overlay in that it allows neighborhoods to choose from a variety
of standards to address neighborhood specific issues.
b. Applicability.
The regulations of the Neighborhood Conservation Overlay apply to all single-family and
accessory structures within the district.
A neighborhood may not have both a Neighborhood Prevailing Overlay and a
Neighborhood Conservation Overlay.
c. General Provisions.
The standards set forward in a Neighborhood Conservation Overlay must be based on
findings of a Conservation Study conducted by the City of College Station in conjunction
with a neighborhood stakeholder committee. The committee must be made up of at least
six (6) property owners in the neighborhood and the Administrator. The Conservation
Study must include a survey of existing conditions and unique characteristics of the
neighborhood and outline the issues that threaten the preservation of those characteristics.
The Conservation Study will also set forth the items that may be included in the rezoning
ordinance.
d. Options for Inclusion.
In applying for a Neighborhood Conservation District Overlay, the following items may be
included for study in the Conservation Study and included as standards in the overlay. All
development within the district shall be subject to the standards set forth in the rezoning
ordinance.
1) Minimum Front Setback.
If minimum front setback is selected for inclusion, the neighborhood stakeholder
committee may select one (1) of the following methods of determining minimum front
setback based on the findings of the Conservation Study of the subject neighborhood:
a) Contextual front setbacks as provided for in Required Yards (Setbacks) section
of this UDO; or
b) Contextual front setbacks as provided for in the General Provisions of this Single-
Family Overlay Districts section of the UDO; or
c) Fixed front setback. A fixed front setback may be established, however, it may
not be less than the setback of underlying zoning or more than the existing
median front yard setback of structures in the district.
2) Minimum Side Street Setback.
If minimum side street setback is selected for inclusion, the neighborhood stakeholder
committee may select one (1) of the following methods of determining minimum side
street setback based on the findings of the Conservation Study of the subject
neighborhood:
a) Contextual side street setbacks as provided for in Section 12-5.12.C.2; or
b) Fixed side street setback. A fixed side street setback may be established,
however, it may not be less than the side setback of underlying zoning or more
than the existing median side street setback of structures in the district.
3) Minimum Lot Size.
If minimum lot size is selected for inclusion, the neighborhood stakeholder committee
may select one (1) of the following methods of determining minimum lot size based on
the findings of the Conservation Study of the subject neighborhood:
a) Lot size as provided for in the Platting and Replatting in Older Residential
Neighborhoods subsection in Article 8, Subdivision Design and Improvements; or
b) Contextual lot size as provided for in Section 12-5.12.C.3; or
c) Fixed lot size. A fixed lot size may be established, however, it may not be less
than the lot size required of underlying zoning or more than the existing median
size of building plots in the district.
4) Maximum Building Height.
If maximum building height is selected for inclusion, the neighborhood stakeholder
committee may select one (1) of the following methods of determining maximum
building height based on the findings of the Conservation Study of the subject
neighborhood:
a) Contextual building height as provided for in Section 12-5.12.C.4; or
b) Fixed building height. A fixed building height may be established, however, it may
not be more than the maximum height allowed in the underlying zoning district or
less than the median height of all residential structures in the district.
5) Tree Preservation.
If tree preservation is selected for inclusion, any existing tree of eight-inch caliper or
greater in good form and condition and reasonably free of damage by insects and/or
disease located outside the buildable area are required to be barricaded and
preserved. A barricade detail must be provided on the site plan. Trees must be
barricaded one (1) foot per caliper inch. Barricades must be in place prior to any
development activity on the property including, but not limited to, grading.
6) Landscape Maintenance.
If landscape maintenance is selected for inclusion, any existing canopy and non-
canopy trees in good form and condition and reasonably free of damage by insects
and/or disease located within the buildable area removed during construction must be
replaced on site caliper for caliper, or as determined by the Administrator.
7) Maximum Lot Coverage.
If maximum lot coverage is selected for inclusion, maximum lot coverage is calculated
as the median existing lot coverage on all building plots on the subject and opposing
blockface.
Lot coverage includes all structures and impervious cover on a site, including but not
limited to, patios, driveways, accessory structures, and sidewalks
8) Garage Access.
If garage access is selected for inclusion, the neighborhood stakeholder committee
may chose one (1) of the following methods of garage access based on the most
frequent method of garage access within the subject neighborhood:
a) Front entry; or
b) Side entry; or
c) Rear entry.
9) Garage Connection.
If garage connection is selected for inclusion, the neighborhood stakeholder
committee may select one (1) of the following garage connection types based on the
most frequent method of garage connection within the subject neighborhood:
a) Attached to the single-family structure; or
b) Detached from the single-family structure.
10) Garage Location.
If garage location is selected for inclusion, the neighborhood stakeholder committee
may select one (1) of the following garage locations based on the most frequent
location of garages in relation to the primary single-family structure within the subject
neighborhood:
a) In front of the single-family structure; or
b) To the side of the single-family structure; or
c) To the rear of the single-family structure.
11) Off-Street Parking.
If off-street parking is selected for inclusion, the neighborhood stakeholder committee
may set a minimum off-street parking standard of three (3) spaces per residential unit,
however, it may not be included without also including maximum lot coverage, garage
access, connection, and location in the Conservation Study.
12) Building Materials.
If Building Materials is selected for inclusion, the neighborhood stakeholder committee
may select required building materials and set a minimum percentage for the use of
those materials for façades facing a right-of-way. Required materials may only include
types of building materials used in the subject neighborhood. The Conservation Study
should include a listing of all types of materials used in the district as well as the
median percentage on building façades facing a right-of-way. The percentage of use
of a required material may only be placed on façades facing a right-of-way and may
not exceed the median existing percentage of the materials on building façades facing
a right-of-way.
13) Fencing.
If Fencing is selected for inclusion, the neighborhood stakeholder committee may
select required materials and maximum height.
(Ord. No. 2012-3449 , Pt. 1(Exh. M), 9-27-2012; Ord. No. 2012-3450 , Pt. 1(Exh. C), 9-27-2012;
Ord. No. 2013-3471 , Pt. 1(Exh. C), 1-10-2013)
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, January 4, 2018
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 to approve meeting
minutes.
*December 21, 2017 ~ Workshop
*December 21, 2017 ~ Regular
18-00284.1
December 21 2017 Workshop
December 21 2017 Regular
Attachments:
Regular Agenda
5. Consideration, possible action, and discussion on items removed from the Consent
Agenda by Commission action.
Presentation, possible action, and discussion regarding a Preliminary
Plan for Mission Ranch consisting of 537 single-family lots, one
18-00296.
Page 1 College Station, TX Printed on 12/28/2017
January 4, 2018Planning and Zoning Commission
Regular
Meeting Agenda - Final
multi-family lot, and common areas on approximately 281 acres
generally located west of Holleman Drive South and north of Rock
Prairie Road West. Case #PP2017-000010
Sponsors:Paz
Staff Report
Waiver Request- Holleman Dr S
Waiver Request - Cottonwood Terrace
Vicinity & Aerial
Application
Waiver Request Letter
Preliminary Plan
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending the Comprehensive Plan - Future
Land Use & Character Map from Suburban Commercial, Estate, and
Natural Areas Reserved to General Commercial and Natural Areas
Reserved for approximately 35 acres generally located at the
intersection of Rock Prairie Road and William D. Fitch Parkway. Case
#CPA2017-000017 (Note: Final action of this item will be considered at the
January 25, 2018 City Council meeting- subject to change.)
18-00237.
Sponsors:Broadnax
Staff Report
Background Information
Vicinity & Aerial
Application
Comp Plan Exhibit
Land Use and Character 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 PDD Planned Development District to
PDD Planned Development District on approximately 5.6 acres being
situated in Pooh’s Park Subdivision, more generally located at 204,
206, 208, 210, 212, 214, 216, 218, 220 Holleman Drive East. Case
#REZ2017-000031 (Note: Final action on this item is scheduled for the
January 25, 2018 City Council meeting - subject to change)
18-00318.
Sponsors:Paz
Page 2 College Station, TX Printed on 12/28/2017
January 4, 2018Planning and Zoning Commission
Regular
Meeting Agenda - Final
Staff Report
Background Information
Vicinity, Aerial & SAM
Application
Rezoning Map
Concept Plan
Modifications Letter
Attachments:
9. 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.
10. 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.
I certify that the above Notice of Meeting was posted at College Station City Hall, 1101
Texas Avenue, College Station, Texas, on December 29, 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 3 College Station, TX Printed on 12/28/2017
December 21, 2017 P&Z Workshop Meeting Minutes Page 1 of 3
MINUTES
PLANNING & ZONING COMMISSION
Workshop Meeting
December 21, 2017 6:00 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Casey Oldham, Johnny Burns, Elianor Vessali, Bill Mather,
Keith Williamson, and Jeremy Osborne
CITY COUNCIL MEMBERS PRESENT: Jerome Rektorik
CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Justin Golbabai, Jenifer Paz,
Lauren Hovde, Rachel Lazo, Jade Broadnax, Laura Gray, Jason Schubert, Erika Bridges, Tim Horn, Adam
Falco, Judith Rauscher and Kristen Hejny
1. Call the meeting to order.
Chairperson Kee called the meeting to order at 6:03 p.m.
2. Discussion of consent and regular agenda items.
There was no discussion.
3. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
There was no discussion.
4. Discussion of Minor and Amending Plats approved by Staff.
*Final Plat ~ Minor Replat ~ L.O. Ball Memorial Subdivision Phase 2, Block 3, Lot 8R & 9R ~ Case
#FPCO2017-000015
*Final Plat ~ Minor Replat ~ CSISD Greens Prairie Subdivision Block 1, Lot 1R ~ Case #FPCO2017-
000016
5. Presentation, possible action, and discussion regarding the consideration of the 2017 P&Z Plan of
Work.
Planning Administrator Golbabai presented updates on the 2017 Plan of Work to the Commission.
6. Presentation, possible action, and discussion regarding non-residential landscaping as described in the
2017 P&Z Plan of Work.
This item was heard after Workshop item #7.
Staff Planner Lazo presented non-residential landscaping requirements to the Commission.
December 21, 2017 P&Z Workshop Meeting Minutes Page 2 of 3
There was general discussion.
Commissioner Mather requested that staff propose incentivizing in the reforesting process.
7. Presentation, possible action, and discussion regarding an overview of current community notification
requirements and practices for cases involving a public hearing as identified in the 2017 P&Z Plan of
Work.
Commissioner Osborne arrived at 6:07.
Director of Planning and Development Services Simms presented an overview of community
notification requirements to the Commission.
Commissioner Oldham asked about the legal notification in the local newspaper.
Director of Planning and Development Simms stated that law requires the legal advertisement be
published in a publication that is widely circulated which includes the local newspaper.
Assistant City Attorney Falco stated law requires any newspaper of general circulation in the area.
Commissioner Vessali asked for the timeline of the placing of public hearing signs.
Director of Planning & Development Services Simms stated that the signs are typically placed on site
16 days prior to the Planning & Zoning Commission meeting.
Several members of the Commission stated that the signs placed on site often fall over, and asked staff
to explore ways to improve the signs.
Commissioner Oldham stated that there should be better outreach to the real estate community, and
stated that he could take the lead in this request.
Overall, the Commission felt like the current notification process works well.
8. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings:
*Thursday, January 4, 2018 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and
Regular 7:00 p.m.
*Thursday, January 11, 2017 ~ City Council Meeting ~ Council Chambers ~ Workshop 4:00 p.m. and
Regular 6:00 p.m.
9. Presentation, possible action, and discussion regarding an update on the following items:
*A Compressive Plan Amendment for approximately 11 acres located at 8822 Burgess Lane from
Business Park to Urban. The Planning & Zoning Commission heard this item on November 16, 2017,
and voted (6-0) to recommend approval. The City Council heard this item on December 14, 2017, and
voted (5-2) to approve the request.
*A Rezoning for approximately 11 acres located at 8822 Burgess Lane from PDD Planned Development
District and R Rural to PDD Planned Development District. The Planning & Zoning Commission heard
December 21, 2017 P&Z Workshop Meeting Minutes Page 3 of 3
this item on November 16, 2017, and voted (6-0) to recommend approval. The City Council heard this
item on December 14, 2017, and voted (5-2) to approve the request with a condition.
*A Rezoning for approximately 2.2 acres located at 3747 Rock Prairie Road West from PDD Planned
Development District to PDD Planned Development District. The Planning & Zoning Commission
heard this item on November 16, 2017, and voted (6-0) to recommend approval. The City Council heard
this item on December 14, 2017, and voted (7-0) to approve the request.
*An Ordinance amending the review authority and processing of preliminary plans. The Planning &
Zoning Commission heard this item on November 16, 2017, and voted (6-0) to recommend approval.
The City Council heard this item on December 14, 2017, and voted (7-0) to approve the request.
10. Discussion, review and possible action regarding the following meetings: Design Review Board, Bio
Corridor Board.
There was no discussion.
11. 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.
12. Adjourn.
The meeting was adjourned at 7:08 p.m.
Approved: Attest:
______________________________ ________________________________
Jane Kee, Chairman Kristen Hejny, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
December 21, 2017 P&Z Regular Meeting Minutes Page 1 of 3
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting
December 21, 2017 7:00 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Casey Oldham, Johnny Burns, Elianor Vessali, Bill Mather,
Keith Williamson, and Jeremy Osborne
CITY COUNCIL MEMBERS PRESENT: Jerome Rektorik, Linda Harvell
CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Justin Golbabai, Jenifer Paz,
Lauren Hovde, Jade Broadnax, Laura Gray, Jason Schubert, Adam Falco, Judith Rauscher and Kristen
Hejny
1. Call Meeting to Order
Chairperson Kee called the meeting to order at 7:15 p.m.
2. Pledge of Allegiance
3. Hear Citizens
4. Consent Agenda
4.1 Consideration, possible action, and discussion to approve meeting minutes.
*December 7, 2017 Workshop
*December 7, 2016 Regular
4.2 Presentation, possible action, and discussion regarding a Final Plat for Creek Meadows Section 7,
Phase 4 consisting of 32 lots and one common area on approximately 8.95 acres generally located
northeast of the intersection of Greens Prairie Trail and Creek Meadows Boulevard North. Case
#FP2017-000001
4.3 Presentation, possible action, and discussion regarding a Final Plat for Creek Meadows Section 1C,
Phase 2 consisting of 30 single-family lots and three common areas on approximately 8.9 acres
generally located northeast of the intersection of Greens Prairie Road and Creek Meadows
Boulevard North. Case #FP2017-000006
4.4 Presentation, possible action, and discussion regarding a Final Plat for Creek Meadows Section 1C,
Phase 4 consisting of 30 single-family lots on approximately 5.6 acres generally located northeast
of the intersection of Greens Prairie Road and Creek Meadows Boulevard North. Case #FP2017-
000008
4.5 Presentation, possible action, and discussion regarding a Final Plat for Brewster Pointe Subdivision
Phase 1 consisting of 67 single-family lots and three common areas on approximately 20 acres
located at 3451 Barron Cut-Off Road. Case #FP2016-000038
December 21, 2017 P&Z Regular Meeting Minutes Page 2 of 3
4.6 Presentation, possible action, and discussion regarding a Preliminary Plan for JHW Commercial
Addition consisting of two commercial lots on approximately two acres located at 100 Graham
Road. Case #PP2017-000019
4.7 Presentation, possible action, and discussion regarding a Preliminary Plan for Carter Creek Condos
consisting of one lot on approximately 5.95 acres located at 1451 Associates Avenue. Case
#PP2017-000021
Commissioner Osborne motioned to approve Consent Agenda Items 4.1 - 4.7. Commissioner
Williamson seconded the motion, motion passed (7-0).
Regular Agenda
5. Consideration, possible action, and discussion on items removed from the Consent Agenda by
Commission Action.
There was no discussion.
6. Public hearing, presentation, possible action, and discussion regarding an ordinance amendment to
Appendix A, “Unified Development Ordinance”, Section 9.2 “Nonconforming Uses”, Section 9.3
“Nonconforming Structures”, and Section 7.10.C.4 “Building Materials” of the Code of Ordinances
of the City of College Station, Texas to permit increased flexibility for non-conforming uses and
structures. Case #ORDA2017-000013 (Note: Final action on this item will be considered at the
January 11, 2018 City Council meeting – subject to change)
Planning Administrator Golbabai presented the Ordinance Amendment to the Commission and
recommended approval.
Chairperson Kee asked for clarification on the review criteria for a Zoning Board of Adjustment
variance versus a request to expand a non-conforming use.
Commissioner Vessali asked if the ordinance would apply to maintenance or repairs in
Neighborhood Conservation areas.
Planning Administrator Golbabai stated that the ordinance would only encompass expansions. Mr.
Golbabai also stated that repairs can be performed without changes to use.
Commissioner Mather asked for clarification of the Wellborn area and Neighborhood Conservation
areas.
Planning Administrator Golbabai stated that the current Wellborn regulations are being increased
and applied to the entire city with this amendment.
There was general discussion.
Chairperson Kee opened the public hearing.
No one spoke.
December 21, 2017 P&Z Regular Meeting Minutes Page 3 of 3
Chairperson Kee closed the public hearing.
Commissioner Osborne motioned to recommend approval of Ordinance Amendment.
Commissioner Oldham seconded the motion, motion passed (7-0).
7. Public hearing, presentation, possible action, and discussion regarding the 2017 Annual Review of
the Comprehensive Plan and the Annual Review of the Unified Development Ordinance
Principal Planner Paz and Senior Planner Hovde presented the annual review to the Commission
and recommended approval.
Chairperson Kee asked if staff plans to begin the ten-year update of the Comprehensive Plan in
2018.
Director of Planning & Development Simms stated staff is currently updating the existing
conditions, and demographic information. Mr. Simms also stated that next budget year, funding will
be requested for the update in 2019.
Chairperson Kee opened the public hearing.
No one spoke.
Chairperson Kee closed the public hearing.
Commissioner Burns motioned to recommend approval of the Rezoning. Commissioner
Osborne seconded the motion, motion passed (7-0).
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 7:46 p.m.
Approved: Attest:
______________________________ ________________________________
Jane Kee, Chairman Kristen Hejny, Admin Support Specialist
Planning & Zoning Commission Planning & Development Services
Planning & Zoning Commission
January 4, 2018
Scale 537 single-family residential lots, one multi-family lot, and
common areas; containing 23 phases on approximately
281 acres.
Location Generally located west of Holleman Drive South and north
of Rock Prairie Road West, bounded by the existing Great
Oaks Subdivision to the west, Rock Prairie West to the
south, Quail Run Subdivision to the north and Holleman
Drive South to the east.
Applicant McClure & Browne Engineering/Surveying, Inc.
Project Manager Jenifer Paz, AICP, Principal Planner
Project Overview The proposal is a revision to an approved Preliminary Plan
for a 537 single-family residential lots zoned RS Restricted
Suburban and designed using the Cluster development
standards. The northern portion of the subdivision is part
of the Great Oaks Subdivision and is vested to 2007
regulations; the southern half of this development is
subject to current Subdivision Regulations. The revision
include the additional of a 10.4 acre tract zoned R-4 Multi-
Family and exclude 18.74 acres sold to the school district
(College Station ISD). A Preliminary Plan was approved in
2014 and 2015 granting waiver requests to block length,
sidewalk, single-family parking standards for platting and
Cluster development requirements. This revised
Preliminary Plan seeks additional waivers to block length
along Holleman Drive South and Cottonwood Terrace
Court related to the changes to the property’s boundaries.
Waivers approved with the 2014 and 2015 Preliminary
Plan will continue with the plan, but additional waivers
with this revision will require action by Planning & Zoning
Commission.
Parkland Dedication The northern portion of the subdivision vested to Great
Oaks Subdivision was originally Master Planned in the ETJ
prior to parkland dedication requirements and therefore
no parkland dedication is required. The southern portion is
subject to current Parkland Dedication fees and this will be
assessed on 304 lots, totaling $383,344. Fees would be
due at the time of final plat of each phase. The portion
zoned R-4 Multi-Family will be assessed Parkland
Dedication fees at the time development is proposed
within the lot.
Traffic Impact Analysis A TIA was not required with the revised preliminary plan.
Preliminary Plan for Mission Ranch Subdivision
PP2017-000010
Planning & Zoning Commission
January 4, 2018
Compliant with Comprehensive Plan
(including Master Plans) and Unified
Development Ordinance
Yes
Compliant with Subdivision Regulations Yes with the exception of waivers being requested for
block length along Holleman Drive South and Cottonwood
Terrace Court for the P&Z Commission to consider.
Staff Recommendation Staff recommends approval of the block length waiver
request for Cottonwood Terrace Court and recommends
denial of the block length waiver along Holleman Drive
South. If the Planning & Zoning Commission approves the
waivers, staff recommends approval of the Preliminary
Plan. If a waiver request is denied, the Preliminary Plan
must also be denied.
Supporting Materials
1. Waiver request – Holleman Drive South
2. Waiver request – Cottonwood Terrace Court
3. Vicinity Map & Aerial
4. Application
5. Variance Request Letter
6. Copy of Preliminary Plan
SUBDIVISION WAVIER REQUESTS
Holleman Drive South Block Length
The proposed Preliminary Plan is in compliance with the applicable Subdivision Regulations
contained in the UDO except for the following waiver request:
• UDO Section 12-8.3.G.2.c ‘Blocks’– A waiver to the 1,200-foot maximum block length for
Holleman Drive South. With the addition of Jasper Construction Tract, the proposed block
length for Holleman Drive South from Paloma Ridge to future Deacon Drive West
exceeds the maximum block length by approximately 340 feet.
In accordance with the Subdivision Regulations, when considering a waiver the Planning and
Zoning Commission should make the following findings to approve the waiver:
1) That there are special circumstances or conditions affecting the land involved such
that strict application of the provisions of this chapter will deprive the applicant of
the reasonable use of his land;
The revised preliminary plan was necessary due to modification in the property contained
within the subdivision. The revised preliminary plan now includes a 10.4-acre tract (Jasper
Construction tract) along Holleman Drive South that was not included in previously
approved preliminary plans. With the addition of the Jasper Construction tract, zoned R-4
Multi-family, a public street or public way (a private street designed to public street
standards) is required due to the maximum block length. This street could serve as
access for the future development of the tract. This proposed preliminary plan revises the
common area in phase 101 to allow driveway access for the multi-family lot through the
common area to the future Deacon Drive West. A further revision that changes this
1,540 feet Block
length
driveway to a public way would achieve the same access and provide the necessary
block length along Holleman Drive West.
2) That the waivers are necessary for the preservation and enjoyment of a
substantial property right of the applicant;
As previously mentioned, revising the proposed future driveway access from the future
Deacon Drive West to a public way would achieve the same access and provide the
necessary block length along Holleman Drive West.
3) The granting of the waiver will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering
this chapter; and
The granting of the waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area, or to the City. The area surrounding the subdivision
are largely platted and developed. The applicant has provided the attached waiver request
letter addressing other items related to this finding.
4) That the granting of the waivers will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
chapter.
The granting of the waivers will not have the effect of preventing the orderly subdivision of
other land in the area. The area surrounding the subdivision are largely platted. Granting
the requested waiver will not affect the ability of surrounding tracts to meet the ordinance
when platting. The applicant has provided the attached waiver request letter addressing
other items related to this finding.
SUBDIVISION WAVIER REQUESTS
Cottonwood Terrace Court
The proposed Preliminary Plan is in compliance with the applicable Subdivision Regulations
contained in the UDO except for the following waiver request:
• UDO Section 12-8.3.G.2.c ‘Blocks’– A waiver to the 1,200-foot maximum block length for
Cottonwood Terrace Court is sought. Due to the sale to the school district, the proposed
Cottonwood Terrace Court exceeds the maximum block length by approximately 370 feet.
In accordance with the Subdivision Regulations, when considering a waiver the Planning and
Zoning Commission should make the following findings to approve the waiver:
1) That there are special circumstances or conditions affecting the land involved such
that strict application of the provisions of this chapter will deprive the applicant of
the reasonable use of his land;
As 18.7 acres at intersection of Holleman Drive South and Rock Prairie Road West were
sold to College Station ISD for a new elementary school, this property is no longer
included within the scope of this preliminary plan. This made it necessary for the
1,570 feet
block length
modification to multiple phases within Mission Ranch, including phases 102; 103; & 105.
The design of the school does not permit the extension/project of a public street to the
school tract. The applicant has provided the attached waiver request letter addressing
other items related to this finding.
2) That the waivers are necessary for the preservation and enjoyment of a
substantial property right of the applicant;
The sale of 18.7 acres to the school district made it necessary to modify phases within the
Mission Ranch subdivision. The school is currently under construction and the design
does not permit the extension/projection of a public street to the school tract. The
applicant has provided the attached waiver request addressing other items related to this
finding.
3) The granting of the waiver will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering
this chapter; and
The granting of the waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area, or to the City. The area surrounding the subdivision
are largely platted and developed. The applicant has provided the attached waiver request
letter addressing other items related to this finding.
4) That the granting of the waivers will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
chapter.
The granting of the waivers will not have the effect of preventing the orderly subdivision of
other land in the area. The area surrounding the subdivision are largely platted. Granting
the requested waiver will not affect the ability of surrounding tracts to meet the ordinance
when platting. The applicant has provided the attached waiver request letter addressing
other items related to this finding.
December 14, 2017
Jenifer Paz, AICP
City of College Station
College Station, Tx 77845
979-764-3570
Dear Jenifer,
On behalf of owner of the Mission Ranch Subdivision, BCS Mission Ranch, LP, I would
like to request the following waivers be granted with the current preliminary plan that is
under review. I have listed the waivers that are being requested along with answers to the
questions included on the preliminary plan application for each waiver.
WAIVER #1 – BLOCK LENGTHS along Holleman Drive South
Question #1: There are special circumstances or conditions affecting the land involved
such that strict application of the subdivision regulations will deprive the applicant of the
reasonable use of his land
Answer: This subdivision has been master planned by land planners, architects, and
engineers who did not feel additional connections to Holleman Drive South are necessary
for circulation within the subdivision or regional traffic flow. Keeping the number of
connections to the major thoroughfares low will improve the traffic conditions on those
roadways as well.
Question #2: The waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant
Answer: The developer’s intent is to create a quality product that meets a growing need
in College Station, as well as add lasting value to the surrounding community. The
planning and layout of this product is based on extensive market research and
professional design and as such, reflects the developer’s interpretation of the highest and
best use for this property. Granted the pending waiver has no detrimental effects on the
safety or functionality of the product or surrounding infrastructure, a denial of this waiver
would deprive the applicant enjoyment of the right to properly develop the property in
question.
Question #3: The granting of the waiver will not be detrimental to the public health,
safety, or welfare, or injurious to other property in the area, or the City in administering
subdivision regulations.
Answer: The reduction of street intersections and connections to other roadways will
increase public safety by reducing the number of potential traffic conflict points on major
thoroughfares.
Question #4: The granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of the Unified
Development Ordinance.
Answer: The block length waivers are not adjacent to other developments. By reducing
the number of access points to the major roadways, it actually enhances other properties
for future development because there are fewer street connections from which those
properties will have to provide adequate separation for their new roads.
WAIVER #2 – BLOCK LENGTHS along Cottonwood Terracae
Question #1: There are special circumstances or conditions affecting the land involved
such that strict application of the subdivision regulations will deprive the applicant of the
reasonable use of his land
Answer: This street is parallel to the common property line between the new CSISD
school property and Mission Ranch. No street projections to Mission Ranch were
planned with the development of the school tract. Therefore the preliminary plan for
Mission Ranch does not show the block to be broken adjacent to the school. Pedestrian
access is allowed as shown on the preliminary plan.
Question #2: The waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant
Answer: The developer’s intent is to create a quality product that meets a growing need
in College Station, as well as add lasting value to the surrounding community. The
planning and layout of this product is based on extensive market research and
professional design and as such, reflects the developer’s interpretation of the highest and
best use for this property. Granted the pending waiver has no detrimental effects on the
safety or functionality of the product or surrounding infrastructure, a denial of this waiver
would deprive the applicant enjoyment of the right to properly develop the property in
question.
Question #3: The granting of the waiver will not be detrimental to the public health,
safety, or welfare, or injurious to other property in the area, or the City in administering
subdivision regulations.
Answer: The reduction of street projections into the school tract will increase public
safety by reducing the number of potential traffic conflict points with school traffic.
Question #4: The granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of the Unified
Development Ordinance.
Answer: The block length waiver is for a portion of the property that abuts a tract that is
currently under development as an elementary school.
Please let me know if you have any questions or need additional information.
Sincerely,
Jeffery L. Robertson, PE
Principal
Xc: Clint Cooper, BCS Mission Ranch, LP
January 4, 2018
Regular Agenda
Comprehensive Plan Amendment – Hartzell Elkins Tract
To: Planning & Zoning Commission
From: Jade Broadnax, Staff Planner
Agenda Caption: Public hearing, presentation, possible action, and discussion regarding an
ordinance amending the Comprehensive Plan - Future Land Use & Character Map from
Suburban Commercial, Estate, and Natural Areas Reserved to General Commercial and Natural
Areas Reserved for approximately 35 acres generally located at the west intersection of Rock
Prairie Road and William D Fitch Parkway. Case #CPA2017-000017 (Note: Final action of this
item will be considered at the January 25th City Council Meeting- Subject to change.)
Recommendation: Staff recommends denial of the amendment to the Comprehensive Plan
Future Land Use and Character Map.
Summary: The applicant has requested an amendment to the Comprehensive Plan’s Future
Land Use and Character Map from Suburban Commercial, Estate, and Natural Areas Reserved
to General Commercial and Natural Areas Reserved. Though the subject property is located
near the intersection of two regionally significant roadways, with the surrounding low density
land uses, the Comprehensive Plan specifically states that the land adjacent to the
intersection of William D. Fitch Parkway and Rock Prairie Road would be appropriate for
suburban or neighborhood commercial and office uses. Staff believes the property’s current
Future Land Use designation is appropriate, particularly as amendments to the UDO are
currently being prepared to update this zoning district requirements to better facilitate more
intense development that is compatible with surrounding neighborhoods. As this
Comprehensive Plan Amendment could have significant impact on the future development of
the surrounding area which is largely rural and low-density, the upcoming 10-year update of
the Comprehensive Plan would be the more appropriate time to further and comprehensively
explore updating the recommendations for this area.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: The subject
property is currently zoned Suburban Commercial, Estate, and Natural Areas Protected,
and the surrounding area is designated as Estate and Natural Areas Reserved on the
Comprehensive Plan Future Land Use and Character Map.
Since the adoption of the Comprehensive Plan in 2009, the adjacent Williams Creek Lake
Estates was platted into 29 lots and 4 common areas in 2016. This development is zoned
E Estate which was consistent with the Future Land Use and Character Map. Roughly 14
acres of the Williams Creek Lake Estates Subdivision was rezoned from R Rural and E
Estate to Restricted Suburban in 2016, but has not yet been platted. Rock Prairie Road,
currently a 2-lane rural section road, recently changed designations on the City’s
Thoroughfare Plan from a future 4-lane minor arterial to a future 4-lane major arterial.
Since the 2009 Comprehensive Plan Adoption, William D Fitch, currently a 2-lane rural
road that widens to 4-lanes at the intersection, remains the same future designation of a 6-
lane major arterial on the Thoroughfare Plan.
2. Scope of the request: The request is to amend the Comprehensive Plan Future Land
Use and Character Map designation for approximately thirty five acres from Suburban
Commercial, Estate, and Natural Areas Reserved to General Commercial and Natural Areas
Reserved.
3. Availability of adequate information: A General Commercial designation allows for
future development of general commercial uses, including retail sales and service uses, that
function to serve both nearby residents and the larger community or region. Properties in this
area are served through City of College Station utilities and Wellborn SUD. College Station
has an ability to serve water and sanitary sewer service to the proposed development, but
additional infrastructure improvements may be needed with site development. A Traffic
Impact Analysis is not required at the Comprehensive Plan Amendment stage. Depending
on the end use, a Traffic Impact Analysis may be required at the site plan stage to verify that
additional improvements to the transportation system are not warranted.
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. The subject property is located in the Estate portion of
Growth Area III which should remain rural in character and be developed at a low intensity
because of service limitations (water, fire, and police), prevailing rural character, and
significant natural areas that should be retained. The corner of William D. Fitch and Rock
Prairie was specifically identified within Growth Area III as an appropriate location for
suburban/neighborhood commercial and office uses.
Consistent with the Comprehensive Plan, the intersection of Rock Prairie Road and William
D. Fitch is not one identified by the City’s Economic Development Department as an area of
interest for the promotion of General Commercial because of the surrounding low-density
uses. As this amendment could become a precedent that could greatly affect land use,
traffic patterns, and service demands within the surrounding area, Staff recommends that
this request and its potential impact be studied with the upcoming 10-year update to the
Comprehensive Plan.
5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans:
The subject property is currently designated as Suburban Commercial, Estate, and Natural
Areas Reserved on the Comprehensive Plan Future Land Use and Character Map. The
proposed amendment is to General Commercial and Natural Areas Reserved.
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 are compatible in size, roof type
and pitch, architecture, and lot coverage with the surrounding single-family residential uses.
It should be noted that an ordinance amendment to the Suburban Commercial zoning district
is currently being drafted to make this district more approachable for development, including
less stringent regulation on architectural elements, roof pitch, buffer requirements, permitted
uses, and lighting as well as allowing more intense general commercial uses within the
Suburban Commercial zoning district.
The current land use of Estate is designed to provide land for low-density single family lots.
These areas shall consist of residential lots averaging 20,000 square feet when clustered
around open space or large lots with a minimum of 1 acre. Subdivisions within this district
may contain rural infrastructure. Generally these areas are on the outskirts of the city limits
away from major commercial centers, and maintain a rural character.
Natural Areas Reserved are relatively undeveloped and are often used for recreational or
open spaces and are intended for the conservation of natural areas. The Natural Areas
Reserved portion of this property is slightly extending its boundary with this Comprehensive
Plan Amendment.
The proposed land use of General Commercial is intended for concentrations of commercial
activities that cater both to nearby residents and to the entire 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). Though, the subject property is
located near the intersection of two regionally significant roadways, the Comprehensive
Plan specifically cites the land adjacent to this particular intersection of William D. Fitch
and Rock Prairie as being appropriate for suburban or neighborhood commercial and
office uses. The upcoming 10-year update of the Comprehensive Plan is an appropriate
time to further explore the possibility of updating the recommendations for this area.
6. Compatibility with the surrounding area: The proposed amendment to General
Commercial would allow zoning for General Commercial uses including retail sales and
service that function to serve the entire community and its visitors. Properties to the north
and west along Rock Prairie Road are currently zoned R Rural. This area’s zoning has
been in place since the time of annexation in 2002. Properties to the east, south and
southwest are also currently zoned R Rural and are generally vacant and undeveloped with
the exception of the CSISD bus barn to the west, across Rock Prairie Road. The properties
to the west, low to medium density single-family development in Williams Creek Lake
Estates, are zoned RS Restricted Suburban, along Rock Prairie Road, and E Estate.
Amending the Comprehensive Plan to General Commercial in this area would not be
compatible with the existing zoning in the area. A Comprehensive Plan Future Land Use
Designation of General Commercial would set a precedent for a GC General Commercial
zoning district that would allow for intense uses that do not fit within the Estate/Rural context
of the area. With a transportation network planned for the context of low density residential,
General Commercial is not compatible with the surrounding area.
7. Impacts on infrastructure including water, wastewater, drainage, and the
transportation network: There is an existing 18-inch water main on the south side of
Rock Prairie Road and 12-inch water main along William D Fitch. There’s an existing 8-
inch sewer line crossing William D Fitch that may have some additional capacity.
Otherwise there’s an existing lift station along William D Fitch that the subject tract will
need to extend a sewer line to.
The tract is in the Carter Creek drainage basin. Detention will need to be evaluated and
designated in accordance with the BCS Unified Design Guidelines.
The property has frontage to a future four-lane Major Arterial, Rock Prairie Road, and to a
six-lane Major Arterial, William D. Fitch Parkway. Access to the future development will
require the extension and street connection to future Williams Lake Drive, two-lane Minor
Collector, and Joe Will Drive. A Traffic Impact Analysis is not required at the
Comprehensive Plan Amendment stage.
Drainage and other public infrastructure required with the site shall be designed and
constructed in accordance with the BCS Unified Design Guidelines. Existing infrastructure
appears to currently have capacity to adequately serve the proposed change in land use.
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: A portion of the subject
property is located in the 100 year floodplain. This area is recognized as Natural Areas
Reserved and is in an environmentally sensitive area.
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. Though the subject property is located near the intersection of two
regionally significant roadways, the Comprehensive Plan specifically cites the land
adjacent to this particular intersection of William D. Fitch and Rock Prairie as being
appropriate for suburban or neighborhood commercial and office uses. As this
amendment could become a precedent that could greatly affect land use, traffic patterns,
and service demands within the surrounding area, Staff believes the upcoming 10-year
update of the Comprehensive Plan would be the appropriate time to further explore the
possibility of updating the recommendations for this area.
STAFF RECOMMENDATION
Staff recommends denial of the Comprehensive Plan Future Land Use and Character Map
amendment due to existing conditions within the estate context as well as limited changes to the
Thoroughfare Plan which serves as an indication of limited anticipation of intense development.
SUPPORTING MATERIALS
1. Background Information
2. Vicinity and Aerial Maps
3. Application
4. Comprehensive Plan Exhibit
5. Comprehensive Plan Future Land Use and Character Map
NOTIFICATIONS
Advertised Commission Hearing Date: January 4, 2018
Advertised Council Hearing Dates: January 25, 2018
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:
None
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: None at the time of this report
ADJACENT LAND USES
Direction Comprehensive
Plan
Zoning Land Use
North
Natural Areas
Reserved R Rural Undeveloped
South
(across Rock Prairie
Road)
Institutional/Public R Rural
Public Facilities
(CSISD
Administrative Office
and Bus Barn)
East
(across William D.
Fitch Parkway)
Estate R Rural Undeveloped
West
Estate and
Restricted
Suburban
E Estate and RS Restricted
Suburban
Undeveloped & Future
Williams Creek Lake
Estates
DEVELOPMENT HISTORY
Annexation: 2002
Zoning: A-O Agricultural Open upon annexation
A-O Agricultural Open renamed to R Rural in 2014
R Rural to SC Suburban Commercial, E Estate, and NAP Natural
Areas Protected (2017)
Final Plat: Not platted
Site development: Undeveloped
FIRM # F-7698
2010 Moses Creek Ct. * College Station, Tx 77845 * (979) 575-5022
INFO@GATTISENGINEERING.COMSCALE:OCTOBER 2017DRAWN BY:DATE:PROJECT #:JOE G.NOTEDGE001082GATTISENGINEERING
ENGINEERS CONSULTANTS 11/29/2017NOT APPROVED FORBIDDING &CONSTRUCTIONREVISIONS1GENERAL NOTES:2.THE CURRENT LAND USE FOR THIS PROPERTY IS ESTATE RESIDENTIAL - (R) WITH SUBURBAN COMMERCIAL (SC)AT THE CORNER OF ROCK PRAIRIE RD. AND WILLIAM D. FITCH.3. THIS SURVEY DATA SHOWN HEREIN IS FOR REPRESENTATION ONLY AND IS NOT FOR DESIGN PURPOSES.PROPERTY LINES SHOWN WERE TAKEN FROM CITY OF COLLEGE STATION GIS PROPERTY MAPS.4.ANY SITE DEVELOPMENT TO OCCUR TO THIS PROPERTY SHALL MEET THE CITY OF COLLEGE STATION DEVELOPMENTSTANDARDS FOR WATER, SANITARY SEWER, STORM SEWER, PARKING AND STREET/PAVEMENT DESIGN.1.ELECTRIC SERVICE ALONG ROCK PRAIRIE ROAD TO BE SERVICED BY COLLEGE STATION UTILITIES (CSU).REMAINDER OF TRACT TO BE SERVICED BY BRYAN TEXAS UTILITIES (BTU).5. PER FEMA F.I.R.M. MAP # 48041C0350E, DATED MAY 16, 2012, THERE IS FEMA FLOODPLAIN AND FLOODWAYPRESENT ON SUBJECT PROPERTY DENOTED AS NATURAL AREA PROTECTED.NLOCATION MAPSCALE: 1" = 1,000'N2015 COMPREHENSIVE LAND USE PLANNOT TO SCALE"CARLL LANE"70' RIGHT-OF-WAY, TRACT 2, 2170/226,3307/107, 3348/122 & 5201/168ZONED: RESTRICTED SUBURBAN, RSROCK PRAIRIE ROAD EASTR.O.W. WIDTH VARIESCOORDINATES AND BEARING SYSTEM SHOWN HEREONARE NAD83 (TEXAS STATE PLANE CENTRAL ZONE GRIDNORTH) BASED ON THE PUBLISHED COORDINATES OFTHE CITY OF COLLEGE STATION CONTROL MONUMENTCS94-257 AND AS ESTABLISHED BY GPSOBSERVATION.DISTANCES SHOWN HEREON ARE GRID DISTANCESUNLESS OTHERWISE NOTED. TO OBTAIN SURFACEDISTANCES MULTIPLY BY A COMBINED SCALE FACTOROF 1.0000954598 (CALCULATED USING GEOID12B).CM - CONTROLLING MONUMENT FOUND AND USED TOESTABLISH PROPERTY LINES.SEE METES AND BOUNDS PREPARED JULY, 2017, FORMORE DESCRIPTIVE INFORMATION.THIS SURVEY PLAT WAS PREPARED WITHOUT THEBENEFIT OF A TITLE COMMITMENT. EASEMENTS ANDOTHER MATTERS MAY APPLY.ACREAGE SHOWN HEREON ARE CALCULATED SURFACE.WI
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PROJECT LOCATIONELKINS PROPERTY34.91 ACRESESTATE ESTATESUBURBANCOMMERCIALROCK PRAIRIE RD.ROCK PRAIRIE RD.RSNATURAL AREAS - RESERVEDINSTITUTIONAL / PUBLICESTATEESTATEESTATEESTATENATURAL AREAS - RESERVEDNAPESTATE
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https://collegestation.legistar.com/View.ashx?M=F&ID=5709821&GUID=1AE76C20-99C8-493B-B534-32776DF845F8[12/29/2017 8:01:24 AM]
January 4, 2018
Regular Agenda
Rezoning – Pooh’s Park
To: Planning and Zoning Commission
From: Jenifer Paz, AICP, Principal Planner Planning & Development Services
Agenda Caption: 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 PDD Planned Development District to PDD Planned
Development District for approximately 5.6 acres being situated in Pooh’s Park Subdivision,
more generally located at 204,206, 208, 210, 212, 214, 216, 218, and 220 Holleman Drive East.
Case # REZ2017-000031 (Note: Final action on this item is scheduled for the January 25, 2018
City Council meeting - subject to change)
Recommendation: Staff recommends approval of the PDD Planned Development District zoning
request and associated Concept Plan.
Summary: This request is to rezone approximately 5.6 acres from PDD Planned Development
District to PDD Planned Development District with a base zoning of T Townhouse. The PDD
would modify the definition of townhouse to allow for detached structures. With this modification,
this development would allow for the development of 62 detached townhouses designed for
students.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The Comprehensive Plan Future Land
Use and Character Map designated the subject property as Urban. Urban is described as “a
very intense level of development activities...tend to consist of townhomes, duplexes, and
high-density apartments.” The PDD would modify the definition of townhouse to allow for
detached structures, and with this modification, the proposed development includes detached
2-story townhome structures with minimum setbacks from the street. The applicant has also
agreed to provide no fewer than 62 lots on the 5.6 acres, which achieves a density of 11 units
per acre.
The property is in the area of both Planning District VI – “Wolf Pen Creek District” and Growth
Area VII on the Comprehensive Plan Concept Map. The Wolf Pen Creek District supports
redevelopment and infill development in a more urban character, consistent with the
requested rezoning. Growth Area VII is described as having opportunities for infill and
redevelopment. The Comprehensive Plan states that this area should be used for intense land
uses, including townhomes. The request is in compliance with the Comprehensive Plan.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: Properties located to the east and northwest of
the subject property are zoned GC General Commercial and are developed as office and retail
uses. Properties to the southeast are zoned GS General Suburban and developed as single-
family structures. Townhome uses can be compatible with both commercial and single-family
uses if properly designed. The proposed Concept Plan includes canopy trees to screen site
lighting at the rear of the property and a buffer wall. The adjacent single-family structures are
designated for future Urban development on the Comprehensive Plan Future Land Use and
Character Map.
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 proposed PDD
zoning proposes 62 detached townhome use. The property has over 860 feet of undeveloped
frontage along Holleman Drive East, a 2-Lane Major Collector, and is suitable for dense infill
residential development.
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 PDD Planned Development District, with a base zoning of MF Multi-family.
Although the property is suitable for the current permitted uses, the proposed use, detached
townhomes, is also suitable for the property.
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 PDD Planned Development District with
a base zoning of MF Multi-Family. The applicant believes that there is a need for ‘a community
of detached student housing units in a desirable location for both the student and residents of
single-family neighborhoods who wish to protect their neighborhood from this type of
development.’
6. Availability of water, wastewater, Stormwater, and transportation facilities generally
suitable and adequate for the proposed use: There is an existing 12” water line and 6”
wastewater line available to serve the property. The Thoroughfare Plan identifies Holleman
Drive East as an existing 2- lane Major Collector and Lassie Lane to the north as a future 2-
lane Major Collector. The development’s proposed driveway access at the intersection of
George Bush Drive and Holleman Drive East will require signal improvements at the
intersection. Based on the ITE Trip Generation Manual and the anticipated number of
apartment units, the number of generated trips during the peak hour does not require a Traffic
Impact Analysis (TIA) at this time. Drainage and any other infrastructure required with the site
development shall be designed and constructed in accordance with the BCS Unified Design
Guidelines.
REVIEW OF CONCEPT PLAN
The proposed PDD zoning includes a base zoning district of T Townhouse with modifications.
This community of detached townhomes will be developed to zero lot lines and consist of no
fewer than 62 lots to provide the maximum density and ensure an urban development. Parking
will be provided for each townhome, in addition to visitor parking at the center of the
development. The development includes underground detention.
Meritorious Modifications
At the time of site plan, the project will need to meet all applicable requirements of the Unified
Development Ordinance. The applicant is requesting several meritorious modifications, listed
below:
• Section 12-5.2 Residential Dimensional Standards:
The applicant is requesting that no front setback apply along Holleman Drive East and
a reduced rear setback for all lots from 20 feet to 15 feet. Additionally, all structure will
be developed using zero lot line construction and requesting a reduced setback
between structures from 15 feet to 7.5 feet.
• Section 12-7.5 Signs:
The applicant is requesting to allow an Area Identification sign with this development.
The UDO allows Area Identification signs in any zoning district when the subdivision is
10 to 50 acres in size.
• Section 12-7.3 Off-Street Parking Standards:
The applicant is requesting a parking requirement of one parking space per bedroom.
The UDO requires one parking space per bedroom with a minimum of two, maximum
of four.
• Section 12-8.3.W Single-Family Residential Parking Requirements for Platting
The applicant is requesting to provide twelve additional guest parking spaces at the
center of the development, in a common area, in lieu of the required parking options for
all single-family developments as stated in the UDO.
• Section 12-8.3.H.1.h Lots:
The UDO requires that all townhome lot have frontage on a public street or private street
constructed to public standards. The applicant is requesting that the townhome lots not
be required to have frontage on a public street and provide frontage via a private access
easement.
• Section 12-8.3.H.1.i Lots:
The UDO requires townhouse lots facing towards a collector thoroughfare have access
provided via a public alley. The applicant is requesting that lots facing Holleman Drive
East not be required to provide an alley, rather provide access via a private access
easement.
• Section 12-8.3.H.3.b Zero Lot Line Development Setbacks:
When developing under zero lot line, the UDO requires that the minimum distance
between all structures within the lot line development be 15 feet. The applicant is
requesting to reduce this setback to 7.5 feet.
• Section 12-11.2 Definitions:
The applicant is requesting a modification to the definition of townhouse. The UDO
requires a townhome be in a group of no less than three, no more than 12 attached
dwelling units. The applicant is requesting that all townhome be detached.
Community Benefits
The community benefits and/or innovative design concepts are as the following:
• Infill urban-style, student targeted, community of detached townhomes units in a
desirable location for students and residents of neighborhoods, where this housing
product is not desirable.
• To provide a maximum density within the development and to ensure an urban
environment, there will be a minimum of 62 lot. This converts to a density of 11 units
per acre. The UDO requires a maximum density of 14 units per acre, with no minimum
density.
• Each structure will be a minimum of 2-stories in height to contribute to the urban
character that is intended in this area.
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
single-family townhouse development. As designated on the Comprehensive Plan, the
subject property and the entire surrounding area has a future land use designation of
either Urban or Urban Mixed Use. An Urban and Urban Mixed Use environment allows
for residents to live in close proximity to shopping, restaurants, and employment,
potentially reducing traffic congestion on nearby streets and encouraging a more
walkable environment.
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. The Future Land Use and Character Map calls for Urban in the general area,
which is proposed on the Concept Plan due to the density and design character of the
development.
3. The proposal is compatible with existing or permitted uses on abutting sites and
will not adversely affect adjacent development: The proposed development includes
62 two-story detached townhome structures. Properties to the east and west are
currently developed as office and retail uses and are generally compatible with the
proposed development. Properties to the south are currently zoned GS General
Suburban and developed as single-family uses and are designated on the
Comprehensive Plan for future high-density Urban uses.
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 townhome lots will have access to a public street via a
shared driveway to Holleman Drive East at a traffic signal. The private access will be
located within a common area and an exit drive will be provide to Lassie Lane.
5. The development includes provision of adequate public improvements,
including, but not limited to parks, schools, and other public facilities: No
additional public improvements are required or proposed.
6. The development will not be detrimental to the public health, safety, welfare, or
materially injurious to properties or improvements in the vicinity: The surrounding
area is also designated for future high-density Urban development. 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: Sidewalks exist along Holleman Drive East and Lassie Lane. An 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 PDD Planned Development District zoning request and
associated Concept Plan.
Attachments:
1. Background Information
2. Vicinity, Small Area Map & Aerial
3. Application
4. Rezoning Map
5. Concept Plan
6. Meritorious Modification Letter
NOTIFICATIONS
Advertised Commission Hearing Date: January 4, 2018
Advertised Council Hearing Dates: January 25, 2018
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:
None
Property owner notices mailed: Thirty-seven (37)
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: Two at the time of staff report.
ADJACENT LAND USES
Direction Comprehensive
Plan Zoning Land Use
Northeast (across
Lassie Lane) Urban Mixed Use GC General
Commercial Office
Northwest & West
(across Holleman
Drive East)
General Commercial
& Urban Mixed Use
GC General
Commercial & WPC
Wolf Pen Creek
Design District
Retail Sales &
Services and multi-
family
Southwest General Commercial GC General
Commercial Vehicle Sales
Southeast Urban GS General
Suburban
Single-Family
Residential
DEVELOPMENT HISTORY
Annexation: 1967
Zoning: 1984 – R-1 Single-Family Residential to C-1 General Commercial
2013 – C-1 General Commercial renamed to GC General Commercial
2016 – GC General Commercial to PDD Planned Development
District (base zoning of MF Multi-Family)
Final Plat: 1973 – Pooh’s Park Subdivision
Site development: Property is vacant
£
Pooh's Park
Subdivision Rezoning
Oct. 2017
Rezoning MapRICHARDS STREETHOLLEMAN DRIVE EAST 80' R.O.W. (MAJOR COLLECTOR)LASSIE LANE 65' R.O.W. (MAJOR COLLECTOR)
GEORGE BUSH DRIVE EAST
Original RICHARDS STREETHOLLEMAN DRIVE EAST 80' R.O.W. (MAJOR COLLECTOR)LASSIE LANE 65' R.O.W. (MAJOR COLLECTOR)
GEORGE BUSH DRIVE EAST
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Vicinity Map
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Miles
T. 979.260.6963
F. 979.260.3564
3204 Earl Rudder FWY S
College Station, TX 77845
Plan & Design Specialists in
Civil · Engineering · Hydraulics
Hydrology · Utilities · Streets
Site Plans · Subdivisions
www.mitchellandmorgan.com
RICHMOND RIDGE LTD
LOTS 6-14, BLOCK 1
POOH'S PARK SUBDIVISION, SECTION ONE
CURRENT ZONING: PDD
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RICHMOND RIDGE LTD
LOTS 6-14, BLOCK 1
POOH'S PARK SUBDIVISION, SECTION ONE
PROPOSED ZONING: PDD
15' P.U.E. V314P618 15' P.U.E. V314P618
1 inch = 50 feet
Number Owner Legal Description Current Zoning1TCP CONSOLIDATED PROPERTIES LLC RICHARDS PH 1, BLOCK 1, LOT 13-B GS-General Suburban2TCP CONSOLIDATED PROPERTIES LLC RICHARDS PH 1, BLOCK 1, LOT 13-A GS-General Suburban3TCP CONSOLIDATED PROPERTIES LLC RICHARDS PH 1, BLOCK 1, LOT 12-B GS-General Suburban4TCP CONSOLIDATED PROPERTIES LLC RICHARDS PH 1, BLOCK 1, LOT 12-A GS-General Suburban5HERMES ANTHONY A & BONITA M RICHARDS PH 1, BLOCK 1, LOT 11B GS-General Suburban6NASH MATT & KRISTI RICHARDS PH 1, BLOCK 1, LOT 11A GS-General Suburban7AI JUN & HUA LIAO RICHARDS PH 1, BLOCK 1, LOT 10B GS-General Suburban8WENDEL ANDREW & CHRISTOPHER & TERESA RICHARDS PH 1, BLOCK 1, LOT 10A GS-General Suburban9LYNCH HERITAGE PROPERTIES LLC RICHARDS PH 1, BLOCK 1, LOT 9B GS-General Suburban10YANG CHU-SHYAN & I-JUEI RICHARDS PH 1, BLOCK 1, LOT 9A GS-General Suburban11VIZU LP % LAZCANO ELDA RICHARDS PH 1, BLOCK 1, LOT 8B GS-General Suburban12LYNCH HERITAGE PROPERTIES LLC RICHARDS PH 1, BLOCK 1, LOT 8A GS-General Suburban13WALDON BERTHA RICHARDS PH 1, BLOCK 1, LOT 6 (NE 1/2) & 7 GS-General Suburban14VIZU LP % LAZCANO ELDA RICHARDS PH 1, BLOCK 1, LOT 6 (W 1/2)GS-General Suburban15VIZU LP % LAZCANO ELDA RICHARDS PH 1, BLOCK 1, LOT 5 (NE 1/2)GS-General Suburban16ROWAN JEFFREY NEIL & TERRY H POOH'S PARK, BLOCK 1, LOT 5 GC-General Commercial
0 25 50 Feet