HomeMy WebLinkAbout02/01/2018 - 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 Chambers6:30 PMThursday, February 1, 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
Presentation, possible action, and discussion regarding the
consideration of the 2017 P&Z Plan of Work.
18-00984.
Sponsors:Golbabai
2017 Plan of WorkAttachments:
Presentation, possible action, and discussion regarding the P&Z
Calendar of Upcoming Meetings:
*Thursday, February 8, 2018 ~ City Council Meeting ~ Council
Chambers ~ Workshop 5:00 p.m. and Regular 6:00 p.m. (Liaison -
Vessali)
*Thursday, February 15, 2018 ~ P&Z Meeting ~ Council Chambers ~
Workshop 6:00 p.m. and Regular 7:00 p.m.
*Thursday, February 22, 2018 ~ City Council Meeting ~ Council
Chambers ~ Workshop 5:00 p.m. and Regular 6:00 p.m. (Liaison -
Mather)
*Thursday, March 1, 2018 ~ P&Z Meeting ~ Council Chambers ~
Workshop 6:00 p.m. and Regular 7:00 p.m.
18-00905.
Presentation, possible action, and discussion regarding an update on
the following items:
*A Rezoning for approximately eight acres located at 3596 Greens
Prairie Road West from R Rural to PDD Planned Development District .
The Planning & Zoning Commission heard this item on January 18,
2018, and voted (6-1) to recommend approval. The City Council heard
this item on January 25, 2018, and voted (7-0) to approve the request.
*A Rezoning for approximately six acres located at 212 Holleman Drive
East from PDD Planned Development District to PDD Planned
Development District for Townhomes. The Planning & Zoning
Commission heard this item on January 4, 2018, and voted (5-0) to
18-00916.
Page 1 College Station, TX Printed on 1/26/2018
February 1, 2018Planning and Zoning Commission
Workshop
Meeting Agenda - Final
recommend approval. The City Council heard this item on January 25,
2018, and voted (7-0) to approve the request.
*A Comprehensive Plan Amendment amending the Future Land Use &
Character Map for approximately 35 acres located at the intersection
of William D. Fitch Parkway and Rock Prairie Road from Suburban
Commercial, Estate and Natural Areas Reserved to General
Commercial and Natural Areas Reserved. The Planning & Zoning
Commission heard this item on January 4, 2018, and voted (5-0) to
recommend approval. The City Council heard this item on January 25,
2018, and voted (5-2) to deny the request.
7. Discussion, review and possible action regarding the following meetings: Design Review
Board, BioCorridor Board.
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.
9. 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 January 26, 2018 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.
Page 2 College Station, TX Printed on 1/26/2018
February 1, 2018Planning and Zoning Commission
Workshop
Meeting Agenda - Final
“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 1/26/2018
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.
2/1/18: Anticipated ordinance amendment
presentation on no longer requiring site plans and
Page 4 of 6
signs in Wolf Pen Creek to be reviewed by the
Design Review Board.
2/8/18: Presentation to City Council on a City-
Initiated Removal of the Krenek Tap Overlay
2/15/18: Anticipated ordinance amendment
presentation on streamlining NRA
requirements
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.
3/15/17: Anticipated P&Z ordinance amendment
presentation on 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: P&Z Presentation on proposed
revisions to the non-residential landscaping
requirements.
2/8/18: City Council Presentation on proposed
revisions to the non-residential landscaping
requirements.
Staff Assigned: Rachel Lazo, Madison Thomas,
Jade Broadnax
Anticipated Completion: February 2018
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 Completed: 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 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, February 1, 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.
*January 18, 2018 ~ Workshop
*January 18, 2018 ~ Regular
18-00924.1
Sponsors:Hejny
January 18 2018 Workshop
January 18 2018 Regular
Attachments:
Presentation, possible action, and discussion regarding a Final Plat for
Brazos Valley Auto Complex Subdivision consisting of 4 commercial
lots, 1 common area, and 0.618 acres of right-of-way dedication on
approximately 1.9 acres located at 3409 State Highway 6 South,
generally located at the intersection of State Highway 6 South
18-00854.2
Page 1 College Station, TX Printed on 1/26/2018
February 1, 2018Planning and Zoning Commission
Regular
Meeting Agenda - Final
Frontage Road and Sebesta Road. Case #FPCO2017-000011
Sponsors:Lazo
Staff Report
Vicinity & Aerial
Application
Final Plat
Attachments:
Regular Agenda
5. Consideration, possible action, and discussion on items removed from the Consent
Agenda by Commission action.
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending the Comprehensive Plan - Future
Land Use & Character Map from Suburban Commercial to General
Commercial for approximately 1.9 acres located at 2201 Raintree
Drive. Case #CPA2017-000016 (Note: Final action of this item will be
considered at the February 22, 2018 City Council meeting- subject to
change.)
18-00866.
Sponsors:Lazo
Staff Report
Background Information
Vicinity Aerial & SAM
Application
Comp Plan App_Map Exhibit
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending Appendix A, “Unified Development
Ordinance,” Article 4, “Zoning Districts,” Section 4.2 “Official Zoning
Map,” of the Code of Ordinances of the City of College Station, Texas
by changing the zoning district boundaries from GS General Suburban
to GC General Commercial on approximately 1.9 acres of land located
at 2201 Raintree Drive. Case # REZ2017-000032 (Note: Final action of
this item will be considered at the February 22, 2018 City Council
meeting - subject to change).
18-00937.
Sponsors:Lazo
Staff Report
Background Information
Vicinity Aerial & SAM
Application
Rezoning Map
Attachments:
Page 2 College Station, TX Printed on 1/26/2018
February 1, 2018Planning and Zoning Commission
Regular
Meeting Agenda - Final
Public hearing, possible action, presentation, and discussion
regarding an ordinance amending the Comprehensive Plan - Future
Land Use and Character Map from Restricted Suburban to General
Commercial for approximately 29 acres generally located at the
intersection of Rock Prairie Road and William D. Fitch Parkway. Case
#CPA2017-000021 (Note: Final action of this item will be considered at
the February 22, 2018 City Council meeting- subject to change.)
18-00688.
Sponsors:Hovde
Staff Report
Background Information
Vicinity Map and Aerial
Application
Comp Plan Map
Land Use Exhibit
Attachments:
Public hearing, presentation, possible action, and discussion to
consider a Conditional Use Permit request for a bar in approximately
1,980 square feet of an existing commercial space at 650 William D.
Fitch Parkway, Suite 500, generally located on the southwest corner of
Arrington Road and William D. Fitch Parkway. Case #CUP2017-000001
(Note: Final action of this item will be considered at the February 8, 2018
City Council Meeting- Subject to change.)
18-00699.
Sponsors:Helton
Staff Report
Background Information
Vicinity, Aerial & SAM
Application
Site Plan
Attachments:
Public hearing, presentation, possible action, and discussion
regarding an ordinance amending Appendix A, “Unified Development
Ordinance,” Section 2.5 “Design Review Board,” Section 2.12
“Summary of Review Authority” Section 3.7 “Wolf Pen Creek Design
District Site Plan Review,” Section 3.8 “Wolf Pen Creek Design
District Building and Sign Review,” and Section 5.8.A “Design Districts
- Wolf Pen Creek (WPC),” of the Code of Ordinances of the City of
College Station, Texas, regarding the criteria for Administrative
approval of Site Plans, Buildings and Signs in the Wolf Pen Creek
Design District. Case #ORDA2017-000023 (Note: Final action on this
item is scheduled for the February 8, 2018 City Council meeting -
subject to change)
18-007110.
Page 3 College Station, TX Printed on 1/26/2018
February 1, 2018Planning and Zoning Commission
Regular
Meeting Agenda - Final
Sponsors:Helton
PZ Memo
Sec.12-2.5.Design Review Board Redline
Sec.12-2.12.Summary of Review Authority Redline
Sec.12-3.7.Wolf Pen Creek Design District Site Plan Review Redline
Sec.12-3.8.Wolf Pen Creek Design District Building and Sign Review Redline
Sec.12-2.5.8.Design Review Board Redline
Attachments:
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.
12. 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 January 26, 2018 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
Page 4 College Station, TX Printed on 1/26/2018
February 1, 2018Planning and Zoning Commission
Regular
Meeting Agenda - Final
propiedad portando arma de mano al aire libre.”
Page 5 College Station, TX Printed on 1/26/2018
January 18, 2018 P&Z Workshop Meeting Minutes Page 1 of 2
MINUTES
PLANNING & ZONING COMMISSION
Workshop Meeting
January 18, 2018 6:30 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Johnny Burns, Elianor Vessali, Bill Mather, Jeremy Osborne
and Dennis Christiansen
COMMISSIONERS ABSENT: Casey Oldham
CITY COUNCIL MEMBERS PRESENT: Linda Harvell
CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Justin Golbabai, Rachel Lazo,
Laura Gray, Jason Schubert, Kevin Ferrer, Anthony Armstrong, Mary Ann Powell, Judith Rauscher and
Kristen Hejny
1. Call the meeting to order.
Chairperson Kee called the meeting to order at 6:30 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 ~ Lakeridge Subdivision Block 1, Lot 1R AR ~ Case #FP2017-000025
5. Presentation, possible action, and discussion regarding the consideration of the 2017 P&Z Plan of
Work.
Planning Administrator Golbabai presented detailed updates on the 2017 Plan of Work to the
Commission.
6. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings:
*Thursday, January 25, 2018 ~ City Council Meeting~ Council Chambers ~ Workshop 4:00 p.m. and
Regular 6:00 p.m. (Liaison-Oldham)
*Thursday, February 1, 2018 ~ P&Z Meeting ~ Council Chamber ~ Workshop 6:30 p.m. and Regular
7:00 p.m.
January 18, 2018 P&Z Workshop Meeting Minutes Page 2 of 2
*Thursday, February 8, 2018 ~ City Council Meeting ~ Council Chambers ~Workshop 4:00 p.m. and
Regular 6:00 p.m. (Liaison-Vessali)
*Thursday, February 15, 2018 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and
Regular 7:00 p.m.
7. Presentation, possible action, and discussion regarding an update on the following items:
*A Rezoning for approximately two acres located at 4075 State Highway 6 South from R Rural to NAP
Natural Areas Preserved and GC General Commercial. The Planning & Zoning Commission heard this
item on December 7, 2017, and voted (5-0) to recommend approval. The City Council heard this item
on January 11, 2018, and voted (7-0) to approve the request.
*A Rezoning for approximately five acres located at 3635 Kenyon Drive from R4 Multi-Family to GC
General Commercial. The Planning & Zoning Commission heard this item on December 7, 2017, and
voted (5-0) to recommend approval. The City Council heard this item on January 11, 2018, and voted
(7-0) to approve the request.
*A Rezoning for approximately one acre located at 4320 Decatur Drive from O Office to PDD Planned
Development District. The Planning & Zoning Commission heard this item on December 7, 2017, and
voted (5-0) to recommend approval. The City Council heard this item on January 11, 2018, and voted
(7-0) to approve the request.
*An Ordinance Amendment to permit increased flexibility for non-conforming uses and structures. The
Planning & Zoning Commission heard this item on December 21, 2017, and voted (7-0) to recommend
approval. The City Council heard this item on January 11, 2018, and voted (7-0) to approve the request.
8. Discussion, review and possible action regarding the following meetings: Design Review Board, Bio
Corridor Board.
Commissioner Burns was available to give an update regarding the recent Bio Corridor Board meeting.
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.
Chairperson Kee requested a workshop discussion on the annual P&Z Commission retreat.
10. Adjourn.
The meeting was adjourned at 6:45 p.m.
Approved: Attest:
______________________________ ________________________________
Jane Kee, Chairman Kristen Hejny, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
January 18, 2018 P&Z Regular Meeting Minutes Page 1 of 4
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting
January 18, 2018 7:00 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Casey Oldham, Johnny Burns, Elianor Vessali, Bill Mather,
Jeremy Osborne and Dennis Christiansen
CITY COUNCIL MEMBERS PRESENT: Linda Harvell
CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Justin Golbabai, Rachel Lazo,
Laura Gray, Jason Schubert, Kevin Ferrer, Anthony Armstrong, Mary Ann Powell, Judith Rauscher and
Kristen Hejny
1. Call Meeting to Order
Chairperson Kee called the meeting to order at 7:00 p.m.
2. Pledge of Allegiance
3. Hear Citizens
4. Consent Agenda
4.1 Consideration, possible action, and discussion to approve meeting minutes.
*December 21, 2017 Workshop - Amended
*December 21, 2016 Regular
*January 4, 2018 Workshop
*January 4, 2018 Regular
4.2 Consideration, possible action, and discussion on Absence Requests from meetings.
*Johnny Burns ~ January 4, 2018
4.3 Presentation, possible action, and discussion regarding a Final Plat for Summit Crossing Phase 3C,
consisting of 37 single-family residential lots and 0.264 acres Parkland Dedication on
approximately 5.2 acres, generally located north of Harvey Road and west of FM 158. Case
#FP2016-000044
Commissioner Oldham motioned to approve the Consent Agenda. Commissioner Mather
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.
No items were removed.
January 18, 2018 P&Z Regular Meeting Minutes Page 2 of 4
6. Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Article 4, “Zoning Districts,” Section 4.2 “Official
Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundaries from R Rural to PDD Planned Development District on approximately 8
acres of land, located at 3596 Greens Prairie Road West. Case #REZ2017-000028 (Note: Final
action on this item is scheduled for the January 25, 2018 City Council meeting-subject to change)
Staff Planner Lazo presented the Rezoning to the Commission and recommended approval.
Commissioner Christiansen asked how the number of required parking spaces was determined.
Staff Planner Lazo stated that the applicant provided a parking demand letter for the proposed use.
Commissioner Oldham asked about the citizen concerns regarding the septic system.
Crissy Hartl, Mitchell & Morgan Engineers, was available to present to the Commission regarding
the development.
Grant Warner, D2 Architecture, was available to present to the Commission regarding the
development.
Anna Keirns, D2 Architecture, was available to show the specific plan for this property.
Chairperson Kee opened the public hearing.
Jane Cohen, 3655 McCullough Road, College Station, spoke in opposition of the rezoning citing
concerns for the septic area open space, biohazardous materials and drainage.
Shirley Dupriest, 400 Fairview Avenue, College Station, spoke in opposition of the rezoning citing
concerns for the detention pond location, over parking issues and the drip fill septic area.
Chairperson Kee closed the public hearing.
Commissioner Oldham asked why this development is not connecting to the City’s public sewer
system.
Engineer I Ferrer stated that the Water Department has concerns about the downstream sewer
capacity. Mr. Ferrer also stated that this property is not within the City’s sewer Certificate of
Convenience & Necessity (CCN).
Commissioner Oldham asked for the specific capacity issues.
City Engineer Cotter stated that the master plan line was sized based on the Comprehensive Plan
and land uses anticipated to be developed in this area. Ms. Cotter further stated that currently this
property is sized for estate lots which are typically served by septic units, and capacity has already
been assigned based on land use designation. Ms. Cotter also stated that there are foreseen capacity
issues with downstream receiving lines and lift stations.
January 18, 2018 P&Z Regular Meeting Minutes Page 3 of 4
Veronica Morgan, Mitchell & Morgan Engineers, stated that City’s Water Department has stated
that they do not have capacity for the development. Ms. Morgan also stated that the developer has
hired a sanitarium to determine the area required for the septic system.
There was general septic system capacity discussion amongst the Commission.
Director of Planning & Development Services Simms stated that, based on the Wellborn Service
Plan, this and surrounding areas will remain rural in nature and remain on private sewer treatment
systems.
Commissioner Christiansen asked about parking concerns in the development, especially on
holidays.
Mr. Warner stated that parking averages came out to one car per two apartments. Mr. Warner also
stated that on holidays, the developments do not typically see a huge surge in parking.
There was general discussion on the use of the property.
Commissioner Mather asked if there would be a grey water system in place for the development.
Ms. Morgan stated that there will not be a grey water system.
Commissioner Burns motioned to recommend approval of the Rezoning. Commissioner
Mather seconded the motion.
There was general discussion.
The motion passed (6-1) with Commissioner Oldham voting in opposition.
7. Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Section 3.22 “Comprehensive Plan,” and Section
3.3 “Zoning Map Amendment” of the Code of Ordinances of the City of College Station, Texas,
regarding the criteria used in the consideration of Comprehensive Plan amendments and Rezonings.
Case #ORDA2017-000011 (Note: Final action on this item is scheduled for the February 8, 2018
City Council meeting-subject to change)
Assistant Director of Planning & Development Services Hitchcock presented the Ordinance
Amendment to the Commission and recommended approval.
Commissioner Mather expressed concerned that the new language is more limiting and constrictive.
Commissioner Osborne asked if the new wording limits the Commission to only consider these
specific criteria in regards to Comprehensive Plan Amendments.
Deputy City Attorney Powell stated that the Commission is not limited but decisions must be related
to land use.
Commissioners Osborne and Vessali expressed the desire to see marketability written into the
rezoning criteria.
January 18, 2018 P&Z Regular Meeting Minutes Page 4 of 4
Deputy City Attorney Powell advised not adding that language back into the ordinance.
Commissioner Mather asked how this change will make the process more streamlined for Staff.
Director of Planning & Development Services Simms stated that this will help make the application
questions and review criteria make sense.
Chairperson Kee opened the public hearing.
No one spoke.
Chairperson Kee closed the public hearing.
Commissioner Osborne motioned to recommend approval of the Comprehensive Plan
Amendment Ordinance Amendment. Commissioner Christiansen seconded the motion.
Commissioner Oldham motioned to amend the motion to remove semi colons at the end of
each criteria and replace with periods. Commissioner Burns seconded, motion passed (4-3)
with Commissioners Vessali, Osborne and Mather voting in opposition.
The amended motion passed (4-3) with Commissioners Vessali, Osborne and Mather voting
in opposition.
Commissioner Burns motioned to recommend approval of the Rezoning Ordinance
Amendment with the conditions that the semi colons at the end of each criteria be removed
and replaced with periods, and deleting the word “and” at the end of criteria #3.
Commissioner Christiansen seconded the motion.
There was general discussion.
The motion passed (5-2) with Commissioners Vessali and Osborne voting in opposition.
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 8:44 p.m.
Approved: Attest:
______________________________ ________________________________
Jane Kee, Chairman Kristen Hejny, Admin Support Specialist
Planning & Zoning Commission Planning & Development Services
Planning & Zoning Commission
February 1, 2018
Scale 4 commercial lots on approximately 18.32 acres
Location Generally located at the intersection of State Highway 6
Frontage Road East and Sebesta Road
Applicant BKCK, Ltd. – Chris Wall
Project Manager Rachel Lazo, Staff Planner
rlazo@cstx.gov
Project Overview The proposed Final Plat configures one unplatted tract
into four commercial lots with right-of-way dedication for
a planned thoroughfare (minor collector) through the
property. This Final Plat is in compliance with the
approved Preliminary Plan.
Preliminary Plan Approved October 2017 with one waiver request to block
length.
Parkland Dedication Not required
Impact Fees Subject to citywide impact fees—water, sanitary sewer,
and roadway. Impact fees will be dependent upon timing
of the building permit application date.
Traffic Impact Analysis A TIA was provided with the Rezoning and will be
reevaluated at time of site development.
Compliant with Comprehensive Plan
(including Master Plans) and Unified
Development Ordinance
Yes
Compliant with Subdivision Regulations Yes
Staff Recommendation Approval
Supporting Materials
1. Vicinity Map and Aerial
2. Application
3. Copy of Final Plat
Final Plat
for
Brazos Valley Auto Complex
FPCO2017-000011
XX
18.328 ACRES 4 4 0.62 ACRES
Approved with Preliminary Plan 10/05/2017 P&Z
283'1205'1450'566'320'
XXXXXXXXX
Planning & Zoning Commission
February 1, 2018
Page 1 of 4
February 1, 2018
Regular Agenda
Comprehensive Plan Amendment – Raintree Reserve II
To: Planning & Zoning Commission
From: Rachel Lazo, 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 to General Commercial for approximately 1.9 acres generally located northeast of the
intersection at Raintree Drive and Earl Rudder Freeway South. Case #CPA2017-000016 (Note:
Final action of this item will be considered at the February 22nd City Council Meeting- Subject to
change.)
RECOMMENDATION: Staff recommends denial of 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 to General Commercial. Though the
subject property is located near the intersection of two thoroughfares, the Comprehensive Plan
specifically cites the land adjacent the Raintree Subdivision as being appropriate for suburban
or neighborhood commercial and office uses due to its proximity to the established Raintree
Subdivision. Amendments to the UDO will be brought before City Council in 2018 to update
Suburban Commercial zoning district requirements to better facilitate more intense development
that is compatible with surrounding neighborhoods. Staff feels the upcoming changes to the
Suburban Commercial zoning district would allow more flexibility within this land use
designation while still protecting the character of the nearby residential properties .
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: The subject property
is currently zoned GS General Suburban, and the surrounding areas are designated as
Restricted Suburban, Suburban Commercial, and General Commercial on the
Comprehensive Plan Future Land Use and Character Map. In July 2017, City Council heard
a Comprehensive Plan Amendment for the adjacent parcel, and voiced interest in keeping
the more intense land uses further from the existing residential properties.
This area is not one identified by Economic Development as an area of interest for
promotion of General Commercial. General Commercial is intended to serve the entire
community and its visitors with retail sales and service. This tract was identified as
Suburban Commercial on the Comprehensive Plan due to its adjacency to an existing
single-family neighborhood. Suburban Commercial is intended to provide for low-density
commercial uses that provide service to nearby neighborhoods and is the best option for
properties nearby residential subdivisions. An ordinance amendment to the Unified
Development Ordinance is currently being drafted to allow more intense commercial uses
with restrictions based on the proximity of the adjacent single-family zoning within the
Suburban Commercial zoning district. That amendment is anticipated to be presented to
Planning and Zoning Commission and City Council between the middle of March and early
April.
2. Scope of the request: The request is to amend the Comprehensive Plan Future Land Use
Planning & Zoning Commission
February 1, 2018
Page 2 of 4
and Character Map designation for approximately 1.9 acres from Suburban Commercial to
General Commercial. A request for rezoning was submitted for consideration and will be
heard following this item.
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 the entire community and its visitors. Properties in this area are served
through College Station Utilities (CSU). College Station has an ability to serve domestic
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 Map is to create a community with strong,
unique neighborhoods, protected rural areas, special districts, distinct corridors, and a
protected and enhanced natural environment. A relevant strategy identified to achieve
this goal is to develop and maintain, through regular review, a land use plan that
identifies, establishes, and enhances community character. The subject area is near
property zoned both GC General Commercial and GS General Suburban. The retention
of the Suburban Commercial land use balances the demand for commercial and office
along the freeway and serves as a step down land use transitioning from the freeway to
the adjacent residential property. The SC Suburban Commercial zoning district provides
some additional protections and enhanced development standards compared to the
proposed GC General Commercial zoning district.
5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans: The
subject property is currently designated as Suburban Commercial on the Comprehensive
Plan Future Land Use and Character Map. The proposed amendment is to General
Commercial.
The current land use of Suburban Commercial is intended for concentrations of commercial
activities that cater primarily to nearby residents versus the larger community or region.
Generally, these areas tend to be small in size and located adjacent to major roads
(arterials and collectors). Design of Suburban Commercial structures is compatible in size,
roof type and pitch, architecture, and lot coverage with the surrounding single-family
residential use. Modifications to Suburban Commercial zoning district are being drafted to
make this district more approachable for development, including an expansion of permitted
uses and less stringent regulation on architectural elements, roof pitch, and buffer
requirements. It should be noted that the O Office zoning district is also permitted within the
Suburban Commercial future land use. The parcel across Raintree Drive from the subject
property is developed under the O Office zoning district, which allows for a moderately
intense development that is compatible with being adjacent to neighborhoods, similar to
the Suburban Commercial zoning dist rict.
The proposed land use of General Commercial is intended for concentrations of commercial
activities that cater both to nearby residents and to the larger community or region.
Generally, these areas tend to be large in size and located near the intersection of two
regionally significant roads (arterials and freeways). The secondary street, Raintree Drive,
is classified a 2-lane Minor Collector and functions as the main ingress and egress for
the Raintree Subdivision. While the subject parcel is l ocated off Earl Rudder Freeway,
Planning & Zoning Commission
February 1, 2018
Page 3 of 4
given its relatively small size, location and proximity to an established neighborhood, the
subject property is not suitable for a General Commercial future land use designation.
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
southeast are generally entitled for residential uses, with some commercial, and properties
to the northwest are entitled for various commercial uses as well as existing natural areas.
Amending the Comprehensive Plan to General Commercial in this area would not be
compatible with all of the surrounding area. A Comprehensive Plan designation of General
Commercial would encourage pursuit of the GC General Commercial zoning district if this
property were to be rezoned in the future. Such a request already accompanies this land
use designation amendment request. That zoning district would allow very intense uses that
do not fit well with the context of the area. With an established neighborhood immediately
abutting to the subject tract, General Commercial is not compatible with the surrounding
area.
7. Impacts on infrastructure including water, wastewater, drainage, and the
transportation network: Water service will be served by City of College Station. There is
an existing 12-inch waterline along frontage of State Highway 6, and an 8-inch water line
along Raintree Dr.
Sanitary Sewer service is available via existing 6-inch sewer main along Raintree Dr.
The subject tract is in the Carter Creek Drainage Basin. The site is generally draining
towards a Wolf Pen Creek Tributary. Detention will be required with site development.
Drainage and other public infrastructure required with site development shall be designed
and constructed in accordance with the B/CS Unified Design Guidelines. Existing
infrastructure appears to have capacity to adequate serve the proposed change of use at
this time.
8. Impact on the City’s ability to provide, fund, and maintain services: The proposed
amendment for the subject property does not negatively impact the City’s ability to provide,
fund, and maintain services.
9. Impact on environmentally sensitive and natural areas: This area is not recognized as
environmentally sensitive.
10. Contribution to the overall direction and character of the community as captured in
the Plan’s vision and goals: The goal for College Station’s Future Land Use and Character
is to create a community with strong, unique neighborhoods, protected rural areas, special
districts, distinct corridors, and a protected and enhanced natural environment. The
proposed amendment from Suburban Commercial to General Commercial immediately
abutting single-family residential property conflicts with the neighborhood integrity goals
found within Comprehensive Plan. Particularly relevant from the Neighborhood Integrity
chapter of the Comprehensive Plan is the following statement:
“Adjacent land uses have an impact on neighborhood character and identity. Non-
residential and multi-family properties can develop out of character with adjacent single-
family residences. Lighting, noise, and traffic are just some of the issues that arise, as
Planning & Zoning Commission
February 1, 2018
Page 4 of 4
well as the aesthetic issues of non-residential buildings adjacent to single-family homes.
Buffering, architectural, and lighting standards are currently in place for non-residential
uses in the City. These standards were adopted in 2003 and 2004; however,
neighborhoods often feel these standards are insufficient to deal with incompatible
adjacent uses.
These uses can be accessible to the neighborhood and developed in a way that provides
a seamless transition from residential to non-residential uses. Small-scale office or
neighborhood retail uses are appropriate directly adjacent to neighborhoods provided that
they are an integrated component of the neighborhood with adequate buffering and
transition for noise, light, and parking intrusions.”
STAFF RECOMMENDATION
Staff recommends denial of the Comprehensive Plan Future Land Use and Character Map
amendment.
SUPPORTING MATERIALS
1. Background Information
2. Vicinity Map & Aerial
3. Application
4. Comprehensive Plan Exhibit
RAINTREE
DR
IVE
EARL RUDDER FWY S
EARL RUDDER FWY N
FRONTAGE 6 ROAD EAST
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EARL RUDDER FWY N
FRONTAGE 6 ROAD EAST
SHERMAN C
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SOUTHWEST PARKWAY EASTSTONEWALL CT
ProposedEARL
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0 10.5 Miles
123
4 GIBEON LP
1.883 Acre Tract, Morgan Rector League, A-46
Current Zoning: GS - General Suburban
Current Land Use: SC - Suburban Commercial
GIBEON LP
1.883 Acre Tract, Morgan Rector League, A-46
Proposed Zoning: GC - General Commercial
Proposed Land Use: GC - General Commercial
123
4
1 inch = 50 feet
Comprehensive Plan
Amendment Map
Sept. 2017
Raintree, Reserve II -
Eidson Comprehensive
Plan Amendment £Applicant: West, Webb, Allbritton & Gentry, P.C.1515 Emerald PlazaCollege Station, Texas 77845phone: 979-694-7000fax: 979-694-8000cell: 979-255-3103Owner: GIBEON LP2429 EARL RUDDER FWY S STE 100COLLEGE STATION, TX 77845-6089Parcel Number Owner Legal Description Zoning Land Use1BUXKEMPER MARK A & ANDRA C RAINTREE PH 1, BLOCK 1, LOT 1 General Suburban General Suburban2WITT DONNA MARIE & BLAKE RAINTREE PH 1, BLOCK 1, LOT 2 General Suburban General Suburban3SORELL LAURIE BISAILLON RAINTREE PH 1, BLOCK 1, LOT 3 & 4 General Suburban General Suburban4D&B LLC MCGILL, BLOCK 1, LOT 1 General Commercial General Commercial
2 Lane Minor Collector
Freeway/Expressway
4 Lane Minor Arterial
2 Lane Minor Collector
Freeway/Expressway
4 Lane Minor Arterial
Grade Separation LocationGrade Separation Location
£
February 1, 2018
Regular Agenda
Rezoning – Raintree Reserve II
To: Planning and Zoning Commission
From: Rachel Lazo, Staff Planner
Agenda Caption: Public hearing, presentation, possible action, and discussion regarding an
ordinance amending Appendix A, “Unified Development Ordinance,” Article 4, “Zoning Districts,”
Section 4.2 “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by
changing the zoning district boundaries from GS General Suburban to GC General Commercial on
approximately 1.9 acres of land located at 2201 Raintree Drive. Case # REZ2017-000032 (Note: Final
action of this item will be considered at the February 22, 2018 City Council meeting - subject to
change).
Recommendation: Staff recommends denial of the rezoning request.
Summary: The applicant has requested a rezoning from GS General Suburban to GC General
Commercial on approximately 1.9 acres. This request is in conjunction with a request to amend the
Comprehensive Plan from Suburban Commercial to General Commercial as a future land use.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The subject area is designated as Suburban
Commercial on the Comprehensive Plan. Suburban Commercial is intended to provide for low-
density commercial uses that provide service to nearby neighborhoods.
The accompanying Future Land Use and Character Map amendment request is to change the
planned uses to General Commercial. The General Commercial land use designation is generally
for concentrations of commercial activities that cater to both nearby residents and to the larger
community or region. Generally, these areas tend to be large in size and located along regionally
significant roads (arterials and freeways). Should the land use designation amendment be
approved, the applicant’s request to rezone the property to GC General Commercial would be
consistent with the Comprehensive Plan. Should the request to amend the Comprehensive Plan
be denied, the rezoning request is no longer consistent with the Comprehensive Plan Future
Land Use and Character Map.
2. Compatibility with the present zoning and conforming uses of nearby property and with
the character of the neighborhood: The properties to the east of the subject property are
zoned GS General Suburban and developed as single family homes. The property across
Raintree Drive is zoned O Office, which is considered a lower-intensity commercial zoning that
would be appropriate under the Suburban Commercial future land use designation on the
Comprehensive Plan. This property is developed as an office park. The property to the
northwest, which is undeveloped, is currently zoned GC General Commercial, however this was
approved by City Council specifically because it was not adjacent to the existing residential
properties. The proposed zoning change would be incompatible with the adjacent residential
properties.
3. Suitability of the property affected by the amendment for uses permitted by the district
that would be made applicable by the proposed amendment: It has been understood that
this property is suitable for commercial uses, though the intensity of commercial has been the
discussion on this property for some time. Due to the subject property’s location and visibility
along Earl Rudder Freeway, it would traditionally be appropriate to have more regionally
serving general commercial uses. However, with the site’s adjacency to the Raintree
Neighborhood, it would be appropriate to have uses that were more in line with the SC
Suburban Commercial zoning district that provides some additional protections and enhanced
development standards compared to the proposed GC General Commercial. Staff is currently
drafting an ordinance amendment to the Unified Development Ordinance to make the
Suburban Commercial zoning district more viable, including an expansion of permitted uses
and less stringent regulation on architectural elements, roof pitch, and buffer requirements.
That amendment is anticipated to be presented to the Planning and Zoning Commission and
City Council within a few months.
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 GS General Suburban. Due to its location along Earl Rudder Freeway and
configuration of the tract, it is less suitable for a single-family development and more suitable for
a light commercial or office development, as called for in the Comprehensive Plan’s Future Land
Use and Character Map, in order to protect the existing homes that are located within the
Raintree Neighborhood.
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: This site does
not have a high potential to be marketed as a single-family residential development. W hen
considering the surrounding characteristics, it has more potential to be marketed with the
proposed GC General Commercial zoning designation, or a SC Suburban Commercial or O
Office zoning designation that the Comprehensive Plan calls for.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: Water service will be served by City of
College Station. There is an existing 12-inch waterline along frontage of State Highway 6
South, and an 8-inch water line along Raintree Drive.
Sanitary Sewer service is available via an existing 6-inch sewer main along Raintree Drive.
The subject tract is in the Carter Creek Drainage Basin. The site is generally draining towards
a Wolf Pen Creek Tributary. Detention will be required with site development.
Drainage and other public infrastructure required with site development shall be designed and
constructed in accordance with the B/CS Unified Design Guidelines. Existing infrastructure
appears to have capacity to adequate serve the proposed change of use at this time.
STAFF RECOMMENDATION
Staff recommends denial of the rezoning request.
SUPPORTING MATERIALS
1. Background information
2. Vicinity, Aerial and Small Area Map
3. Application
4. Rezoning Map
NOTIFICATIONS
Advertised Commission Hearing Date: February 1, 2018
Advertised Council Hearing Dates: February 22, 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:
Raintree
Contacts in support: None at the time of this report
Contacts in opposition: One 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 General Commercial and
Suburban Commercial
GC General Commercial
and SC Suburban
Commercial
Undeveloped
South
(across
Raintree Drive) Suburban Commercial O Office Office
East Restricted Suburban GS General Suburban Single-Family
Residential
West
(across Earl
Rudder Fw)
General Commercial GC General Commercial Auto Dealership
DEVELOPMENT HISTORY
Annexation: February 1971
Zoning: R-1 Single-Family Residential upon annexation in February 1971
R-1 Single-Family Residential renamed to GS General Suburban in 2014
Final Plat: Raintree 1 Subdivision (1977)
Site development: Undeveloped
Name of Project:RAINTREE RESERVE II
Address:2201 RAINTREE DR
Legal Description:RAINTREE, LOT RESERVE II, ACRES 1.883
Total Acreage:1.883
Applicant::
Property Owner:GIBEON LP
Mike Gentry
List the changed or changing conditions in the area or in the City which make this zone change
necessary.This Property was originally zoned General Suburban but was never developed as a part of Raintree
Subdivision. The tract is part of a growing commercial corridor and is located at the corner of Earl Rudder
Freeway and Raintree Drive, a heavily traveled location that is highly visible and easily accessible to surrounding
businesses, visitors, neighborhoods and vehicles traveling on Earl Rudder Freeway and Southwest Parkway.
The highest and best use of the property is general commercial, incorporating retail sales and services uses that
function to serve the entire community.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
The Comprehensive Plan currently designates the Property as Suburban Commercial. Applicant has
simultaneously submitted an application to amend the Comprehensive Plan Land Use designation for the
subject property from Suburban Commercial to General Commercial. The Plan is incorrect because the
appropriate use of this Property is for the community as a whole and its visitors; the intersection of two heavily
traveled thoroughfares (SH6 & Southwest Parkway) indicates that General Commercial uses are appropriate.
Further, the tract directly adjacent and to the north of the Property is designated as General Commercial, and
recent development to the south of Raintree Drive indicate a pattern of commercial development along this
corridor of Earl Rudder.
How will this zone change be compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood?
REZONING APPLICATION
SUPPORTING INFORMATION
Page 1 of 2
Because of its proximity to Earl Rudder Freeway, the Property is not suitable for single-family dwelling
development. The Property is not suitable for development as a primary or secondary educational facility or
park due to the proximity of the Property to Earl Rudder Freeway.
Explain the suitability of the property for uses permitted by the rezoning district requested.
A General Commercial zone is designed to provide locations for general commercial purposes, that is, retail
sales and service uses that function to serve the entire community and its visitors. The subject property's
visibility from and access to Earl Rudder Freeway and Southwest Parkway makes it ideal for General
Commercial uses such as retail and restaurants.
Explain the suitability of the property for uses permitted by the current zoning district.
A General Commercial zone is designed to provide locations for general commercial purposes, that is, retail
sales and service uses that function to serve the entire community and its visitors. The subject property's
visibility from and access to Earl Rudder Freeway and Southwest Parkway makes it ideal for General
Commercial uses such as retail and restaurants.
Explain the marketability of the property for uses permitted by the current zoning district.
Because of the size of the Property and its proximity of the Property to Earl Rudder Freeway, the marketability of
the Property for single-family dwelling use is limited and undesirable. The marketability of the property for other
potential General Suburban uses (primary or secondary educational facility or park) is extremely limited.
List any other reasons to support this zone change.
The Property is appropriate for General Commercial uses because of its proximity to a major intersection of Earl
Rudder Freeway and Southwest Parkway. The property adjacent to and northwest of the Property is currently
zoned General Commercial. The highest and best use of the Property is General Commercial, incorporating
retail sales and service uses that function to serve the entire community and increase the City's tax base.
Page 2 of 2
RAINTREE
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Parcel Number Owner Legal Description Zoning1BUXKEMPER MARK A & ANDRA C RAINTREE PH 1, BLOCK 1, LOT 1 General Suburban2WITT DONNA MARIE & BLAKE RAINTREE PH 1, BLOCK 1, LOT 2 General Suburban3SORELL LAURIE BISAILLON RAINTREE PH 1, BLOCK 1, LOT 3 & 4 General Suburban4D&B LLC MCGILL, BLOCK 1, LOT 1 General Commercial
123
4 GIBEON LP
1.883 Acre Tract, Morgan Rector League, A-46
Current Zoning: GS - General Suburban
GIBEON LP
1.883 Acre Tract, Morgan Rector League, A-46
Proposed Zoning: GC - General Commercial
20' P.U.E.
V11610P121
20' P.U.E.
V03118P327
20' P.U.E.
V11610P121
20' P.U.E.
V03118P327
123
4
1 inch = 50 feet
Rezoning Map
Sept. 2017
Raintree, Reserve II -
Eidson Rezoning
10' Utility Easement
V373P461
20' Utility Easement
V373P461
10' Utility Easement
V373P461
20' Utility Easement
V373P461 £Applicant: West, Webb, Allbritton & Gentry, P.C.1515 Emerald PlazaCollege Station, Texas 77845phone: 979-694-7000fax: 979-694-8000cell: 979-255-3103Owner: GIBEON LP2429 EARL RUDDER FWY S STE 100COLLEGE STATION, TX 77845-6089Point of BeginningPoint of Beginning
City of College Station Control Monument
CS94-127 Bears: N 31°29'20" W 1153.88'
City of College Station Control Monument
CS94-127 Bears: N 31°29'20" W 1153.88'
Note:
There is no floodplain located on this property per FEMA FIRM
Panel 48041C0310F Dated: 04/02/2014
February 1, 2018
Regular Agenda
Comprehensive Plan Amendment – Pebble Creek Phase 11
To: Planning & Zoning Commission
From: Lauren Hovde, Senior Planner
Agenda Caption: Public hearing, possible action, presentation, and discussion regarding an ordinance
amending the Comprehensive Plan - Future Land Use and Character Map from Restricted Suburban to
General Commercial for approximately 29 acres generally located at the intersection of Rock Prairie
Road and William D Fitch Parkway. Case #CPA2017-000021 (Note: Final action of this item will be
considered at the February 22nd 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 Restricted Suburban to General Commercial. A portion of the site is currently
developed as an active oil well. 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 a change in intensity for this area.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: The subject property is located
at the southern corner of the intersection of William D. Fitch Parkway and Rock Prairie Road. On the
opposite corner to the north, the Hartzell Elkins Tract was recently rezoned from R Rural to
Suburban Commercial, Estate, and Natural Areas Protected in September 2017. City Council recently
denied a Comprehensive Plan Amendment for that same tract to General Commercial and Natural
Areas Protected.
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
four 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 29 acres from Restricted Suburban to General
Commercial. The property is part of a larger 209-acre undeveloped tract
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 rezoning or 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 intersection of Rock Prairie Road and William D. Fitch was not identified by the City’s Economic
Development Department as an area of interest for the promotion of General Commercial uses. As
this amendment could establish 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 Restricted Suburban on the Comprehensive Plan Future Land Use
and Character Map. The proposed amendment is to General Commercial.
The current land use of Restricted Suburban is intended for moderate development consisting of
medium-density single-family lots. These can average 8,000 square feet in area when clustered with
open space or should consist of larger lots when not clustered. 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).
The Thoroughfare Plan shows the roadways surrounding the subject property at Suburban in
context. 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. A future two-lane minor collector is planned to
extend through the parent tract which contains the subject property. The exact location of that
minor collector will be discussed further during the zoning and platting stages of development.
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 east, south, and west along are
currently zoned R Rural , and are respectively designated as Institutional/Public, Restricted
Suburban, and Estate on the Future Land Use and Character Map. As previously mentioned, on the
opposite corner to the north, the Hartzell Elkins Tract was recently rezoned from R Rural to
Suburban Commercial, Estate, and Natural Areas Protected in September 2017.
Staff believes that amending the Comprehensive Plan to General Commercial in this area would not
be compatible with the existing zoning and land uses in the area.
7. Impacts on infrastructure including water, wastewater, drainage, and the transportation
network: Water service will be provided by the City of College Station. There is an existing 18-inch
water main along William D Fitch, and a 12-inch future water master plan line planned along Rock
Prairie Road. There is an existing 12-inch sewer line along William D Fitch. Public infrastructure will
be required to be designed and constructed in accordance with the B/CS Unified Design Guidelines.
Existing infrastructure appears to currently have capacity to adequately serve the propose use.
The site is in the Lick Creek Drainage basin and generally drains towards Lick Creek Tributary 8. With
site development, detention will not be required per currently adopted Watershed Timing
assessment if the site directly discharges into Lick Creek Tributary 8. Drainage improvements are
required to be designed and constructed in accordance with B/CS Unified Storm Water Design
Guidelines, and site development impacts on the drainage systems will be evaluated further at that
time.
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. Also, a future Minor Collector on the southern side of the
proposed land use change is planned on the Thoroughfare Plan.
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 drainage study will be required upon
development of the site to ensure storm water movement post development does not negatively
impact the nearby Lick Creek Tributary and floodplain.
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. 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 proposed General Commercial land use designation would be in
conflict with the overall direction and character of the area.
STAFF RECOMMENDATION
Given the lack of changed or changing conditions in the area and the prevailing rural character, Staff
recommends denial of the Comprehensive Plan Future Land Use and Character Map amendment.
Furthermore, Staff believes it is more appropriate to consider any changes to the land use designation
as part of the 10-year update of the Comprehensive Plan.
SUPPORTING MATERIALS
1. Background Information
2. Vicinity and Aerial Maps
3. Application
4. Comprehensive Plan Map
5. Comprehensive Plan Land Use Exhibit
NOTIFICATIONS
Advertised Commission Hearing Date: February 1, 2018
Advertised Council Hearing Dates: February 22, 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:
Williams Creek and Pebble Creek
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
(across William D
Fitch Parkway)
Suburban
Commercial Suburban Commercial Undeveloped
South
Natural Areas
Reserved and
Restricted
Suburban
R Rural Undeveloped
East
(across Rock Prairie) Estate R Rural
Primarily
undeveloped with an
oil well
West
(across William D
Fitch Parkway)
Institutional/Public R Rural
Public Facilities
(CSISD Administrative
Office and Bus Barn)
DEVELOPMENT HISTORY
Annexation: 1983
Zoning: A-O Agricultural Open upon annexation
A-O Agricultural Open renamed to R Rural in 2014
Final Plat: Not platted
Site development: Undeveloped
£
Pebble Creek
Phase 11
Jan. 2018
Comp Plan
Amendment MapROCK PRAIRIE ROADCARLL LANE
WILLIAM D FITCH PARKWAY
MOSES CR
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WILLIAM D FITCH PARKWAY
Existing ROCK PRAIRIE ROADWILLIAM D FITCH PARKWAY CARLL LANEWILLIAM D FITCH PARKWAY
Proposed
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Vicinity Map
£0 21Miles
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
1 inch = 200 feet
PEBBLE CREEK LAND CO
A020201, S W ROBERTSON (ICL),
TRACT 14.4, 209.53 ACRES,
FUTURE PHS'S OF PEBBLE CREEK-EAST OF
PEBBLE CREEK PKWY
Current Zoning: R - Rural
Current Land Use: RS - Restricted Suburban
29.31 Acres
PEBBLE CREEK LAND CO
A020201, S W ROBERTSON (ICL),
TRACT 14.4, 209.53 ACRES,
FUTURE PHS'S OF PEBBLE CREEK-EAST OF
PEBBLE CREEK PKWY
Current Zoning: R - Rural
Current Land Use: RS - Restricted Suburban
PEBBLE CREEK LAND CO
A020201, S W ROBERTSON (ICL),
TRACT 14.4, 209.53 ACRES,
FUTURE PHS'S OF PEBBLE CREEK-EAST OF
PEBBLE CREEK PKWY
Current Zoning: R - Rural
Proposed Land Use: GC - General Commercial
29.31 Acres
PEBBLE CREEK LAND CO
A020201, S W ROBERTSON (ICL),
TRACT 14.4, 209.53 ACRES,
FUTURE PHS'S OF PEBBLE CREEK-EAST OF
PEBBLE CREEK PKWY
Current Zoning: R - Rural
Current Land Use: RS - Restricted Suburban
200 0100 Feet
NAR - Natural Areas Reserved
NAR - Natural Areas Reserved
NAP - Natural Areas Protected
NAP - Natural Areas Protected
Grade Separation
Grade Separation Proposed
Freeway/Expressway
Proposed Freeway/Expressway
6 Lane Major Arterial
Proposed 6 Lane Major Arterial
4 Lane Major Arterial
Proposed 4 Lane Major Arterial
4 Lane Minor Arterial
Proposed 4 Lane Minor Arterial
2 Lane Major Collector
Propsed 2 Lane Major Collector
2 Lane Minor Collector
Proposed 2 Lane Minor Collector
NOTE:
The portion of land being amended to
GC - General Commercial does not lie within
a designated 100-year floodplain according to
FEMA FIRM Map Panel no. 48041C0350E
dated: 05/16/2012.
Proposed 12" Waterline
Proposed 12" Waterline
Existing Waterline
Existing Waterline
View.ashx %d×%d pixels
https://collegestation.legistar.com/View.ashx?M=F&ID=5752854&GUID=9553975C-A10D-4B77-9501-6CEDC981CDC3[1/26/2018 4:52:04 PM]
February 1, 2018
Regular Agenda
Conditional Use Permit – The Angry Elephant
To: Planning and Zoning Commission
From: Alaina Helton, Senior Planner, Planning & Development Services
Agenda Caption: Public hearing, presentation, possible action, and discussion to consider a
Conditional Use Permit request for a bar in approximately 1,980 square feet of an existing
commercial space at 650 William D. Fitch Parkway, Suite 500, generally located on the southwest
corner of Arrington Road and William D. Fitch Parkway. Case #CUP2018-000001 (Note: Final action
of this item will be considered at the February 8th City Council Meeting- Subject to change.)
Recommendation: Staff recommends approval of the Conditional Use Permit request.
Summary: This request is for a Conditional Use Permit for the use of a Bar, in approximately 1,980
square feet of an existing commercial space, currently zoned GC General Commercial.
REVIEW CRITERIA
1. The proposed use shall meet the purpose and intent of the Unified Development
Ordinance (UDO) and meet all minimum standards for this type of use per the UDO.
The proposed use of a bar in the Castlegate Business Center requires a Conditional Use
Permit to allow for a Nightclub, Tavern or Bar Use. The applicant is currently operating a
1,980 square foot restaurant in a multi-tenant building. The applicant requests that in addition
to the restaurant, that the establishment be able to operate as a bar, allowing more than 75%
of their annual gross revenue be derived from the sale of alcohol. The applicant is also
proposing that the bar operate with late night hours, with the establishment open to the
general public from 11:00am to 9:00pm, and that from 9:00pm to 2:00am admittance will be
restricted to persons age 21 or older. The applicant is not proposing any changes to the
existing site.
2. The proposed use shall be consistent with the development policies and goals and
objectives as embodied in the Comprehensive Plan for development in the City. The
subject tract is shown on the Comprehensive Plan Future Land Use and Character Map as
Institutional/Public and is located in Growth Area II. This land use designation is generally for
areas that are, and are likely to remain, in some form of institutional or public activity. While
there are some public uses in the area, t his property and the adjacent properties are zoned
and developed for General Commercial uses, with surrounding areas experiencing increasing
commercial growth. Additionally, the Comprehensive Plan specifically states that in Growth
Area II, the area consisting of land near the interchange of William D. Fitch Parkway and
State Highway 6 should be used for intense land use activities including general commercial
activities, office uses, townhomes, apartments, and vertical mixed-use.
3. The proposed use shall not be detrimental to the health, welfare, or safety of the
surrounding neighborhood or its occupants, not be substantially or permanently
injurious to neighboring property. The proposed use is required by the Unified
Development Ordinance to be at least 300 feet away from any church, public school or public
hospital; this use will meet this ordinance. There is no outdoor patio space or outdoor live
music proposed with this use, and all activities associated with the bar will be limited to interior
of the structure. Thus, Staff believes that the use will not be detrimental or substantially
injurious to the surrounding neighborhood or its occupants.
4. The proposed site plan and circulation plan shall be harmonious with the character
of the surrounding area. The applicant is not proposing any changes to the site. The
building is an existing 9,000 square-foot Retail Shopping Center with a drive-through, thus
keeping the site plan and circulation plan harmonious with the surrounding area’s character.
The use would be limited to the square footage approved through the Conditional Use Permit,
which in this case would be for a 1,980 square-foot tenant space in the shopping center.
5. The proposed use shall not negatively impact existing uses in the area or in the City
through impacts on public infrastructure such as roads, parking facilities, electrical,
or water and sewer systems, or on public services such as police and fire protection,
solid waste collection, or the ability of existing infrastructure and services to
adequately provide services. This use will not negatively impact public infrastructure or
services. This use will be in an existing site zoned GC General Commercial that was originally
planned and developed to accommodate commercial uses. This site has existing parking
spaces that meet the requirements for the proposed use. Staff also reached out to the College
Station Police Department for feedback on any possible concerns with the proposed use and
location. The response received was that this use did not pose any concerns at this time.
6. The proposed use shall not negatively impact existing uses in the area or in the City.
Existing uses in the area include commercial, public/institutional, and single-family.
The addition of this use will not negatively impact existing uses. Currently, the Castlegate
Business Center has a car wash, three restaurants with a drive-thru, and a convenient store
with gas pumps.
STAFF RECOMMENDATION
Staff recommends approval of the Conditional Use Permit.
SUPPORTING MATERIALS
1. Background Information
2. Vicinity, Aerial & Small Area Map
3. Application
4. Site Plan
NOTIFICATIONS
Advertised Commission Hearing Date: February 1, 2018
Advertised Council Hearing Date: February 8, 2018
Property owner notices mailed: Ten
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
(across William
D. Fitch)
General Suburban,
Natural Areas
Protected, Natural
Areas Reserved and &
Growth Area II
Rural & PDD for Single-
Family development
Spring Creek Tributary
and Single-Family
South Urban General Commercial Restaurant with a Drive-
Thru
East Urban General Commercial Convenient Store with Gas
Pumps
West Institutional/Public General Commercial Car Wash
DEVELOPMENT HISTORY
Annexation: 1995
Zoning: A-O Agricultural Open (upon annexation)
C-1 General Commercial (2002)
Renamed GC General Commercial (2012)
Final Plat: December 2003 (Original Plat)
May 2014 & January 2017 (Replat)
Site development: General Commercial (Retail Shopping Center)
The seal on this document was authorized by Glenn Jones #97600
on this date, Aug 13, 2014. Alteration of a sealed document with
out proper notification to the responsible engineer is an offense
under the Texas Engineering Practice Act.
x
x
x
x
x
TRAKITCMD(74035aeb-07a7-44a0-a9de-e98a73bb5893)
11/25/2015
Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
February 1, 2018
TO: Members of the Planning & Zoning Commission
FROM: Alaina Helton, Senior Planner
SUBJECT: UDO Amendment regarding criteria for Administrative approval of Site Plans, Buildings
and Signs in the Wolf Pen Creek Design District
Item: Public hearing, presentation, possible action, and discussion regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Section 2.5 “Design Review Board,” Section 2.12
“Summary of Review Authority” Section 3.7 “Wolf Pen Creek Design District Site Plan Review,”
Section 3.8 “Wolf Pen Creek Design District Building and Sign Review,” and Section 5.8.A “Design
Districts – Wolf Pen Creek (WPC),” of the Code of Ordinances of the City of College Station, Texas,
regarding the criteria for Administrative approval of Site Plans, Buildings and Signs in the Wolf Pen
Creek Design District. Case #ORDA2017-000023 (NOTE: Final action on this item is scheduled for the
February 8th City Council meeting – subject to change)
Background: The 2017 Planning and Zoning Commission Plan of Work includes an effort to
streamline the Unified Development Ordinance (UDO). One of the items identified was to provide an
administrative approval process for development applications in the Wolf Pen Creek Design District, in
lieu of review and approval by the Design Review Board. This proposed ordinance amendment would
apply Non-Residential Design Standards and Sign Standards similar to those required for other areas
within the City, while maintaining an appearance consistent with the Wolf Pen Creek Master Plan.
Attachments:
1. Section 2.5 Design Review Board redline
2. Section 2.12 Summary of Review Authority redline
3. Section 3.7 Wolf Pen Creek Design District Site Plan Review redline
4. Section 3.8 Wolf Pen Creek Design District Building and Sign Review redline
5. Section 5.8.A Design Districts – Wolf Pen Creek (WPC) redline
Sec. 12-2.5. - Design Review Board.
A. Creation.
A Design Review Board is hereby established by the City of College Station for the purpose of
enhancing the City's ability to review sign, building, and site design issues, including architectural
issues as specified in this UDO, by bringing expertise from the community to bear on these issues in
designated design districts.
B. Membership and Terms.
1. The Design Review Board shall consist of seven (7) members. Six (6) of the members shall be
appointed by the City Council.
a. The City Council shall appoint a representative with expertise from each of the following
disciplines or groups:
1) Architecture;
2) Landscape architecture;
3) Business; and
4) Design district connection (e.g., developer, land owner, business owner, resident, or
employee within a design district).
b. The City Council shall appoint two (2) members that are citizens-at-large.
c. The seventh regular member shall be the Chairperson of the Planning and Zoning
Commission or his/her designee.
2. Members shall be appointed for two-year terms.
3. The Design Review Board is a governmental body and shall comply with the Open Meetings
Act.
C. Officers, Meetings, Quorum.
1. Officers.
A Chairperson shall be appointed annually by the City Council. The Board shall select a Vice-
Chair from among its members as needed.
2. Meetings.
Members of the Design Review Board shall meet regularly and the Chairperson shall designate
the time and place of such meetings. All meetings of the Board where a quorum is present shall
be open to the public.
3. Quorum.
Four (4) members shall constitute a quorum for the transaction of any business. Any
recommendation or decision which does not receive a majority of positive votes from those
members present shall be deemed a negative report.
4. Rules of Proceeding.
The Design Review Board shall adopt its own rules of procedure.
5. Minutes.
The Design Review Board shall keep minutes of its proceedings, showing the vote, indicating
such fact, and shall keep records of its examinations and other official actions, all of which shall
be immediately filed in the office of the Administrator and shall be a public record.
D. Powers and Duties.
The Design Review Board has the following powers and duties:
1. Site Plans.
The Design Review Board shall hear and take final action on design district site plans.
2.1. Wolf Pen Creek District and Overlay District Review.
The Design Review Board shall approve or deny any sign materials and colors in the Wolf Pen
Creek District (WPC), hear and decide appeal requests and proposals for alternative
compliance in the Wolf Pen Creek (WPC) District as specified in the Non-Residential
Architectural Standards Section and shall approve or deny all alternate building or fence
materials and fence height in the Krenek Overlay District, as specified within this UDO.
3.2. Wolf Pen Creek Parking Waivers.
The Design Review Board shall hear and decide requests to vary from the amount of required
parking in the Wolf Pen Creek District (WPC).
4.3. Northgate District Standards Waivers.
The Design Review Board shall hear and decide requests to vary from the standards in the
Northgate Districts (NG) subsection of the Design Districts Section of Article 5 of this UDO as
limited to the possible Waivers authorized by that subsection.
5.4. Driveway Appeals.
The Design Review Board shall hear appeals to decisions of the Development Engineer
regarding driveway appeals.
6.5. Appeal of Requirement Based on Site Plan Review Criteria.
The Design Review Board shall hear and decide appeals of the Administrator's application of
site plan requirements to assure compliance with Sections 12-3.6.E, Site Plan Review Criteria,
3.7.D General Site Plan Criteria, and 3.7.E Additional Review Criteria for the WPC District .
7.6. Buffer Appeals.
The Design Review Board shall hear appeals of buffer requirements listed in Section 12-7.7,
Buffer Requirements.
8.7. Non-Residential Architectural Standards Appeals.
The Design Review Board shall hear and decide appeal requests as specified in the Non-
Residential Architectural Standards Section.
9.8. Non-Residential Architectural Standards Alternative Compliance.
The Design Review Board shall hear and decide proposals for alternative compliance to the
Non-Residential Architectural Standards.
E. Staff.
The Administrator shall provide staff, as needed, to the Design Review Board.
(Ord. No. 2013-3471 , Pt. 1(Exh. A), 1-10-2013; Ord. No. 2015-3663 , Pt. 1(Exh. A), 5-28-2015;
Ord. No. 2016-3835 , Pt. 1(Exh. A), 11-10-2016)
Sec. 12-2.12. - Summary of Review Authority.
The following table summarizes the authority of the various review bodies and staff.
PROCEDURE City
Council
P&Z
Comm.
Zoning
Bd. of
Adj.
Design
Rev.
Bd.
Land.
Comm.
Bike,
Ped.
&
Grnwy
Admin. Building
Official
Dev.
Engr.
CITY COUNCIL (CC)
Oversize Participation D RR
Development Agreement D RR R
Conditional Use permit D R RR
Zoning Map Amendment D R RR
Zoning Map Amendment
(HP) D R R RR
PDD/P-MUD Concept Plan D R RR
Text Amendment D R R RR
Comp. Plan Amendment D R R RR
Impact Fee/CIP Priorities D R R RR
Annexations D R RR
Municipal Utility Districts D R RR
PLANNING & ZONING COMMISSION (P&Z)
Preliminary Plan D RR R
Final Plat D RR R
Development Plat D RR R
Waiver of Subdivision
Standard D RR R
Development Exaction
Appeal A D RR
ZONING BOARD OF ADJUSTMENT (ZBA)
Variance D RR R RR
Administrative Appeal D RR
Zoning Map Interpretation D RR
DESIGN REVIEW BOARD (DRB)
WPC District Site Plan A D A RR D R
WPC District Building/Sign
Review A D A RR D
WPC Parking Waivers A D RR
NG Waivers D RR
Non-Residential Arch.
Stand. Waiver D RR
Non-Residential Arch.
Stand. Alt. Compliance D RR
LANDMARK COMMISSION (LC)
Certificates of
Appropriateness A D RR
Certificates of Demolition A D RR
ADMINISTRATOR
Architectural Reviews D
Interpretation A** A D
Sign Permit A D
Site Plan A A* D R
Administrative
Adjustment A D
WPC District Building or
Sign, Minor A D
Minor or Amending Plat A D R
PD Concept Plan Minor
Amend. A D
Certificate of
Appropriateness, Routine A D
NG Roof Color Palette
Amendment A D
Alternative Parking Plans A D
Determination of Plat
Applicability A D R
BUILDING OFFICIAL (BO)
Building Permit D
Certificate of Occupancy R D R
Certificate of Completion R D R
DEVELOPMENT ENGINEER (DE)
Development Permit D
Driveway Application A D
Alternative Const.
Material A D
* Section 12-3.6.E. Site Plan Review Criteria and 12-3.7.E. Wolf Pen Creek Design District General Site
Plan Review Criteria only.
** Subdivision Regs. only. KEY: A =Appeal R =Recommend D =Final Action/Decision RR =Review/Report
(Ord. No. 2012-3449 , Pt. 1(Exh. B), 9-27-2012; Ord. No. 2015-3640 , Pt. 1(Exh. A), 2-26-2015;
Ord. No. 2015-3663 , Pt. 1(Exh. C), 5-28-2015)
Sec. 12-3.7. - Wolf Pen Creek Design District Site Plan Review.
A. Applicability.
1. Design District.
Prior to any development in the Wolf Pen Creek district (WPC) excluding minor additions such
as storage buildings, fencing and the like, an applicant must obtain design district site plan
approval under this Section.
In reviewing a project, the Design Review Board Administrator may require traffic and parking
impact studies, a review of existing occupancy, and other reasonable data to determine the
impact of the project.
2. Design District Site Plan Review Required.
No private development shall be lawful or permitted to proceed without final design district site
plan approval. Minor additions may be approved by the Administrator. Design district site plan
approval shall be required for all site plans as part of a conditional use permit.
3. General Requirements.
a. All improvements reflected on approved site plans must be constructed at the time of
development.
b. All associated rehabilitation, façade work, and other construction must be conducted
subsequent to and in compliance with approved elevations, colors, and materials. Such
review may take place concurrent with the site plan review, or may take place separately,
as provided in Section 12-3.9, Development Permit.
c. All terms and conditions of site plan approval must be met at the time of development.
B. Application Requirements.
A complete application for site plan approval shall be submitted to the Administrator as set forth in
the General Approval Procedures Section in Chapter 12, Article 3 of this UDO. The application shall
include a landscaping plan illustrative compliance with the requirements of the Landscaping and
Tree Protection Section in Chapter 12, Article 7 of this UDO. Where applicable, applicants shall
submit information, documents, and materials required in the Non-Residential Architectural
Standards Section and Traffic Impact Analyses Section in Chapter 12, Article 7 of this UDO.
C. Wolf Pen Creek Design District Site Plan Approval Process.
Wolf Pen Creek district site plan review applications shall be processed in accordance with the
following requirements:
1. Preapplication Conference.
Prior to the submission of an application for design district site plan approval, applicants are
encouraged to schedule and attend an optional preapplication conference in accordance with
and for the purposes as set forth elsewhere in this UDO for preapplication conferences.
2. Review and Report by the Administrator.
If the proposed design district site plan is determined to be consistent with all applicable
provisions of this UDO, the City's Comprehensive Plan, and the Wolf Pen Creek Master Plan, or
if the plan is recommended for denial or conditional approval, the Administrator shall report such
consistency, inconsistency, or proposed conditions to the Design Review Board.
3. Review by the Design Review Board.
The Design Review Board shall review the design district site plan in a public meeting and may
approve, approve with conditions or deny the application. Notice shall be provided by
publication of the agenda of the meeting.
4. Final Action by the Design Review Board Administrator.
If the proposed site plan is determined to be consistent with all applicable provisions of this
UDO, including the applicable district provisions of the Design Districts Section in Chapter 12,
Article 5 of this UDO, and the review criteria below, the Design Review Board Administrator
shall approve the design district site plan. A determination that all such requirements and
provisions have not been satisfied shall result in disapproval of the site plan.
D. Design District Minor Additions Approval Process.
Minor additions to a site are accessory buildings and structures, change of solid waste disposal
location, painting, and landscaping. All site plan review applications for minor additions shall be
processed in accordance with the following requirements:
1. Review by the Administrator.
The Administrator shall review the design district site plan for minor additions and may approve,
approve with conditions, or deny the site plan. The Administrator may also forward the site plan
to the Design Review Board for any reason.
2. Final Action by the Administrator.
If the proposed site plan is determined to be consistent with all applicable provisions of this
UDO, the City's Comprehensive Plan, and the Wolf Pen Creek Master Plan, including the
applicable district provisions of the Design Districts Section in Article 5 of this UDO, and the
review criteria below, the Administrator shall approve the design district site plan. A
determination that all such requirements and provisions have not been satisfied shall result in
disapproval of the site plan.
E.D. General Site Plan Review Criteria.
In order to be approved, a site plan must provide for:
1. Safe and convenient traffic control, handling, and vehicle queuing;
2. Assured pedestrian safety which may include the provision of sidewalks along the perimeter of
the property meeting the specifications for same as outlined in Article 8, Subdivision Design
and Improvements, relative to width and placement;
3. Efficient and economic public utility and sanitation access;
4. Public road or street access;
5. Satisfactory internal access including public, private, and emergency;
6. Adequate parking and maneuvering areas;
7. Noise and emission control or dispersion that complies with Chapter 7, Health and Sanitation,
of the City's Code of Ordinances;
8. Visual screening of trash receptacles or other areas offensive to the public or existing adjacent
development;
9. Runoff, drainage, and flood control;
10. Visual screening from the right-of-way of parking lots;
11. Compliance with standards, guidelines, and policies of the City's adopted Streetscape Plan;
and
12. Determination and clear indication of what constitutes the building plot for purposes of this
UDO.
F.E. Additional Review Criteria for the WPC District.
The following standards, which affect the appearance of a development, shall govern the evaluation
of a design submission in the WPC district:
1. Conformance to the City's Comprehensive Plan;
2. Exterior space utilization;
3. Material selection;
4. Compatibility with existing development in the design district;
5. Vehicular, pedestrian, and bicycle circulation;
6. Building location and orientation; and
7. Specific standards listed in the Design Districts Section in Chapter 12, Article 5 of this UDO.
F. Appeal.
1. Appeals of site plans denied by the Administrator where the denial was based upon or condition
imposed to assure compliance with the Site Plan Review Criteria described above, shall be
submitted to the Design Review Board within thirty (30) days of the decision. If no appeal is filed
within thirty (30) days, the decision shall be final.
2. In the event of an appeal, the Design Review Board shall have the same authority as the
Administrator in reviewing the site plan and taking final action. The Board may impose
reasonable site-related conditions to mitigate the impacts of the development; however, they
shall not impose architectural changes unless otherwise provided for in this UDO.
(Ord. No. 2012-3449 , Pt. 1(Exh. E), 9-27-2012)
Sec. 12-3.8. - Wolf Pen Creek Design District Building and Sign Review.
A. Applicability.
1. In the Wolf Pen Creek district (WPC), all substantial maintenance (including but not limited to
rehabilitation, façade work, and, change or exterior materials or other construction, including the
replacement or alteration of signs) shall be subject to the WPC district building and sign review
process.
2. Minor additions to a site (accessory buildings and structures, change of solid waste disposal
location, painting, and landscaping) shall be reviewed by the Administrator.
B. Application.
A complete application for building or sign review in a design district shall be submitted to the
Administrator as set forth in the General Approval Procedures Section in Chapter 12, Article 3 of this
UDO.
C. Final Action by Design Review Board Administrator.
1. Public Meeting.
The Design Review Board shall conduct design district review in a public meeting. Notice shall
be provided by publication of the agenda of the meeting.
2. Design Review.
The Board Administrator shall apply the standards for the applicable district as set forth in the
Design Districts Section in Chapter 12, Article 5 of this UDO. In considering such matters, the
Design Review Board Administrator may rely on special area plans or studies adopted by the
City Council.
3. Written Decision.
If approval is granted, the decision shall be communicated in writing to the applicant.
D. Appeal.
1. Appeals of signs denied by the Administrator where the denial was based upon or condition
imposed to assure compliance with the Sign Review Criteria described above, shall be submitted
to the Design Review Board within thirty (30) days of the decision. If no appeal is filed within
thirty (30) days, the decision shall be final.
1.2. In the event of an appeal, the Design Review Board shall have the same authority as the
Administrator in reviewing the sign and taking final action. The Board may impose reasonable
site-related conditions to mitigate the impacts of the development; however, they shall not
impose architectural changes unless otherwise provided for in this UDO.
(Ord. No. 2012-3449 , Pt. 1(Exh. E), 9-27-2012)
Sec. 12-5.8. - Design Districts.
A. Wolf Pen Creek (WPC).
This district is designed to promote development that is appropriate along Wolf Pen Creek, which,
upon creation was a predominantly open and undeveloped area challenged by drainage, erosion,
and flooding issues. Development proposals are designed to encourage the public and private use of
Wolf Pen Creek and the development corridor as an active and passive recreational area while
maintaining an appearance consistent with the Wolf Pen Creek Master Plan.
The following supplemental standards shall apply to this district:
1. Development Criteria.
a. This Section is intended to ensure that development occurs in compliance with the Master
Plan for the Wolf Pen Creek Corridor. Pertinent to appearance is the design of the site,
building and structures, plantings, signs, street hardware, and miscellaneous other objects
that are observed by the public.
b. These criteria are not intended to restrict imagination, innovation, or variety, but rather to
assist in focusing on design principles, which can result in creative solutions that will
develop a satisfactory visual appearance within the City, preserve taxable values, and
promote the public health, safety, and welfare.
c. In order to create and then preserve a distinctive atmosphere and character in the Wolf Pen
Creek development corridor, elements listed in Additional Review Criteria of the Wolf Pen
Creek Design District Site Plan Review section of this UDO, shall be considered in the
review of all projects and proposals for development.
2. Dedication/Development of Drainage and Pedestrian Accessways.
Except for minimum reservation areas dedicated or developed in accordance with the Wolf Pen
Creek Master Plan, the flood fringe area may be reclaimed upon approval of reclamation plans
by the City Engineer.
a. The Upstream Phase of the development corridor along Wolf Pen Creek means the area
between Texas Avenue and Dartmouth Drive. The area to be dedicated or developed
consists of the properties described in Ordinance #2640 and the floodway and the minimum
reservation line as defined in the Wolf Pen Creek Master Plan for all other properties within
the Upstream Phase of the Development Corridor.
b. The Downstream Phase of the development corridor along Wolf Pen Creek means the area
between Dartmouth Drive and the Earl Rudder Freeway. The area to be dedicated or
developed consists of property described in Ordinance #2534 and shall be referred to a s
the minimum reservation area.
c. Where applicable, the floodway and the minimum reservation line for the Upstream Phase
of the development corridor, and/or the minimum reservation area for the Downstream
Development Phase, shall be indicated on the site plan.
d. Upon development of the property within the Wolf Pen Creek development corridor, the
minimum reservation area may be:
1) Dedicated in fee simple or as a drainage and access easement, or
2) Improved by the developer to conform with the standards of the development
corridor.
e. Property within the minimum reservation area will:
1) Provide drainage capacity necessary to convey the floodwaters of Wolf Pen Creek
while accommodating the increased runoff from development of properties along th e
creek;
2) Provide an area to accommodate pedestrian access from, to, and between
developments along the banks of Wolf Pen Creek in order to lessen congestion along
adjacent roadways for patrons of businesses along the corridor;
3) Provide an area as necessary to address and prevent erosion of creek banks
resulting from development both along the Creek in the development corridor and
from floodwaters received from upstream of the development corridor;
4) Provide an area necessary for public improvements to the development corridor
including, but not limited to, trails, lighting, irrigation, benches, kiosks, foot bridges
with hand rails, trash receptacles, culverts, signage, landscaping, emergency call
boxes, public art, and bicycle racks; and
5) Provide access for drainage and facilities maintenance as necessary to support
private development within the development corridor.
f. All development shall be in accordance with the Wolf Pen Creek Corridor Study and Master
Plan (1988), the Revised Wolf Pen Creek Master Plan (1998) and the "Conceptual Plan,
Trail System" prepared by Robert B. Ruth, dated February 25, 2001.
g. Permitted private development within the minimum reservation area where dedication is not
made may include, but is not limited to:
1) Cleaning and removal of brush and bank stabilization;
2) Erosion control;
3) Pedestrian walkways, lighting, and access easements; and
4) Preservation of the natural setting of the creek.
h. Cross sections as shown in the original Wolf Pen Creek Master Plan shall be used in
designing improvements unless otherwise approved by the Administrator.Design Review
Board.
i. The developer or property owner may submit any improvements to the City for dedication.
Upon acceptance, the City will maintain those facilities to the same standards as other
public development along the creek.
3. Fill Materials.
Fill materials must be placed or stored in accordance with a site plan approved by the
Development Engineer.
a. Fill must not be placed over existing utility lines without permission of the City of College
Station.
b. Fill must not be stored or placed under the driplines of any tree three (3) inches or greater in
caliper.
c. Stored fill materials must be maintained in an aesthetically pleasing manner.
d. Materials may be hauled in or excavated for lake construction.
4. Lighting.
Exterior lighting shall be part of the architectural concept. Fixtures, standards, and all exposed
accessories shall be harmonious with building design. Light fixtures shall be compatible with
fixtures used elsewhere in the district.
5. Solid Waste.
a. Owners shall be encouraged in the joint use of solid waste collection agreements.
Collection points may also act as vehicular access points for park maintenance vehicle s.
b. Building service areas and solid waste collection points shall be screened from the creek
corridor, trail system, parking and vehicular use areas, and dedicated streets and shall not
be within twenty (20) feet of the minimum reservation line. Screening shall consist of living
plant materials, fences and/or walls.
6. Relationship of Buildings to Site.
a. The height and scale of each building shall be compatible with its site and existing (or
anticipated) adjoining buildings.
b. The location and placement of buildings on individual sites shall reflect consideration for
roadway access, the preservation of major existing natural vegetation adjacent to the creek,
visual impact, and the relationship to surrounding developments.
c. bAll developments adjacent to the creek shall orient a focal point (i.e. primary entrance,
patio, seating area, etc.) to the floodplain of the creek and have pedestrian access to the
trail system. Service areas and loading docks should not directly face the creek.
7. Relationship of Buildings and Site to Adjoining Area.
Adjacent buildings of different architectural styles shall be made compatible by such means as
screens, sight breaks, and materials.
a. Attractive landscape transition to adjoining properties shall be provided.
b. Harmony in texture, lines, and masses is required. Monotony shall be avoided.
c. Joint vehicular access agreements from dedicated streets are encouraged and may be
required by the AdministratorDesign Review Board.
d. Park access easements for vehicular and pedestrian traffic shall be indicated on the site
plan. Elevation drawings showing all sides of a building shall be provi
8. Building Design.
All buildings shall comply with Non-Residential Architectural Standards, except as follows:.
Architectural style is not restricted. Evaluation of the appearance of a project shall be based
on the quality of its design and relationship to surroundings.
All buildings shall be architecturally finished on all four sides with the same materials,
detailing, and features with a higher level of finish on façades facing the creek, Public Way
or Public Right of Way.
Buildings shall have good scale and be in harmonious conformance with permanent
neighboring development.
a. Materials shall be selected for harmony of the building with adjoining buildings.
b. Any façade visible from the creek must provide a minimum of ten (10) percent of fired brick,
natural stone, marble, granite, or any concrete product so long as it has an integrated color
and is textured or patterned (not aggregate material) to simulate brick, stone, marble or
granite.
a. Materials shall be selected for suitability to the type of buildings and the design in which
they are used. Buildings shall use the same materials, or those that are architecturally
harmonious, for all building walls and other exterior building components wholly or partly
visible from public ways.
b. Materials shall be of durable quality.
c. In any design in which the structural frame is exposed to view, the structural materials shall
be compatible within themselves and harmonious with their surroundings.
d. Building components, such as windows, doors, eaves, and parapets, shall have good
proportions and relationships to one another.
e.c. Colors shall be harmonious and shall use only compatible accents. Building colors shall
be neutral and harmonious with the existing man-made or natural environment, and only
compatible accent colors shall be used. All colors shall be approved by the Administrator.
f.d. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be
screened from public view with mat erials harmonious with the building, or they shall be so
located as not to be visible from any public ways.
g.e. Monotony of design in single or multiple building projects shall be avoided. Variation of
detail, form, and siting shall be used to provide visual interest. In multiple building
projects, variable siting or individual buildings may be used to prevent a monotonous
appearance.
9. Miscellaneous Structures and Street Hardware.
a. Miscellaneous structures and street hardware shall be designed to be part of the
architectural concept of design and landscape. Materials shall be compatible with buildings,
scale shall be good, colors shall be in harmony with buildings and surroundings, and
proportions shall be attractive.
b. Lighting in connection with miscellaneous structures and street hardware shall meet the
criteria applicable to site, landscape, buildings, and signs.
10. Landscaping.
Landscape elements included in these criteria consist of all forms of plantings and vegetation,
ground forms, rock groupings, water patterns, and all visible construction except buildings and
utilitarian structures. In addition to the requirements of the Landscaping and Tree Protection
section of this UDO, all landscaping shall meet the following:
a. Where natural or existing topographic patterns contribute to beauty and utility of a
development adjacent to the creek, they shallshould be preserved and incorporated into the
design of the developmentdeveloped. Modification to topography will be permitted where it
contributes to good appearance.
b. Grades of walks, parking spaces, terraces, and other paved areas shall provide an inviting
and stable appearance for walking, and, if seating is provided, for sitting.
c. Landscape treatment shall be provided to enhance architectural features, strengthen vistas
and important axes, and provide shade.
d. Unity of design shall be achieved by repetition of certain plant varieties and other materials
and by correlation with adjacent developments.
e. Plant material shall be selected for interest in its structure, texture, and color, and for its
ultimate growth. Plants that are indigenous to the area and others that will be hardy,
harmonious to the design, and of good appearance shall be used.
f. In locations where plants will be susceptible to injury by pedestrian or motor traffic, they
shall be protected by appropriate curbs, tree guards, or other devices.
g. Parking areas and traffic ways shall be enhanced with landscaped spaces containing trees
or tree groupings.
h. Where building sites limit planting, the placement of trees in parkways or paved areas is
encouraged.
i. Screening of service yards and other places that tend to be unsightly shall be accomplished
by use of walls, fencing, planting, or combinations of these. Screening shall be equally
effective in winter and summer.
j. In areas where general planting will not prosper, other materials such as fences, walls, and
pavings of wood, brick, stone, gravel, and cobbles shall be used. Carefully selected plants
shall be combined with such materials where possible.
11. Signs.
a. Sign Standards.
1) Multi-family projects shall follow the requirements of allowed signage for the zoning
district appropriate for the specific use in addition to meeting the standards listed
below in this Section.
2) Non-residential projects shall follow the requirements of allowed signage for the
zoning district appropriate for the specific use in additional to meeting the standards
listed below in this Section.
3) Mixed-use projects shall follow the requirements of allowed signage for C-1 General
Commercial in addition to meeting the standards listed below in this Section.
b. Projection Signs.
Projection signs will be allowed in the Wolf Pen Creek District with the following
restrictions:
1) One (1) projection sign per frontage along a public right-of-way will be allowed except
where otherwise stated in this Section.
2) The total square footage of all projection signs used will be applied toward the total
allowable area for attached signage.
3) The division and placement of allowable building signage amongst building tenants
shall be the sole responsibility of the owner or property manager, and not the City of
College Station.
4) Projection signs shall be mounted perpendicular to buildings.
5) Internally lit plastic signs will not be permitted.
6) Projection signs may utilize fabric or other flexible material provided that they remain
in good condition at all times.
7) Projection signs shall have a minimum of eight (8) feet of clearance from the walkway
grade and four (4) inches of clearance from the building face. Excluding the four-inch
minimum clearance requirement, no part of a projection sign shall project more than
three (3) feet from the building face.
8) Projection signs shall not extend above the façade of the building to which it is
attached.
9) Buildings with one (1) story may have a sign that shall not exceed eighteen (18)
square feet in size. For each additional building story, an additional eight (8) square
feet of signage is allowed, up to a maximum of fifty (50) square feet per sign.
10) Signs may be attached to site lighting located on private property with the followin g
restrictions:
a. Developments will be allowed one (1) light pole sign for every one hundred fifty
(150) feet of building plot frontage in lieu of a permitted freestanding sign.
b. No part of any sign attached to a light pole will be allowed to overhang or
encroach into any portion of the public right-of-way.
c. Light pole signs shall not exceed six (6) square feet in size and shall have a
minimum of eight (8) feet of clearance from the walkway grade.
d. Light pole signs shall have a minimum clearance of four (4) inches from the edge
of the light pole, and excluding the four-inch clearance, shall not project more
than three (3) feet from the edge of the light pole.
c. Design Criteria.
In addition to the City’s Sign Standards, Tthe Design Review BoardAdministrator shall
evaluate all proposed signage according to the following criteria:
1) Every sign shall be designed as an integral architectural element of the building and
site to which it principally relates.
2) Every sign shall have good scale and proportion in its design and in its visual
relationship to buildings and surroundings.
3)2) The colors, materials, and lighting of every sign shall be restrained and harmonious
with the building and site to which it principally relates.
4) The number of graphic elements on a sign shall be held to the minimum needed to
convey the sign's major message and shall be composed in proportion to the area of
the sign face.
5) Each sign shall be compatible with signs on adjoining premises and shall not
compete for attention.
6)3) Identification signs of a prototype design and corporation logos shall conform to the
criteria for all other signs.
12. Maintenance.
a. Continued good appearance depends upon the extent and quality of maintenance. The
choice of materials and their use, together with the types of finishes and other protective
measures, must be conducive to easy maintenance and upkeep.
b. Materials and finishes shall be selected for their durability and wear as well as for their
beauty. Proper measures and devices shall be incorporated for protection against the
elements, neglect, damage, and abuse.
c. Provision for washing and cleaning of buildings and structures, and control of dirt and
refuse, shall be included in the design. Configurations that tend to catch and accumulate
debris, leaves, trash, dirt, and rubbish shall be avoided.
d. Major maintenance activities that occur after a project is complete shall be reviewed by the
AdministratorDesign Review Board. These activities include any replacement of light
fixtures or standards, and major fence or landscape work or replacement. The intent is to
insure that the development standards of this UDO are maintained throughout the life of a
project.
13. Waivers and Appeals.
a. The Design Review Board (DRB) may review requests for deviations from the Wolf Pen
Creek District Design Standards, as outlined in Section 12-7.10.D. Alternative
Compliance, and Section E. Waivers and Appeals.