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HomeMy WebLinkAbout10/03/2019 - Agenda Packet - Planning & Zoning CommissionPlanning 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 Chambers6:00 PMThursday, October 3, 2019 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. Since there will not be separate discussion of these items, citizens wishing to address the Commission regarding one or more items on the Consent Agenda may address the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent Agenda it may be moved to the Regular Agenda for further consideration. 4.Consent Agenda Consideration, discussion and possible action to approve meeting minutes. *September 19, 2019 4.1 19-0535 September 19 2019Attachments: Regular Agenda 5.Consideration, possible action, and discussion on items removed from the Consent Agenda by Commission action. 6.Informational Page 1 College Station, TX Printed on 9/27/2019 October 3, 2019Planning and Zoning Commission Regular Meeting Agenda - Final 6.1 Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev Presentation and discussion regarding the 2019 P&Z Plan of Work.6.2 19-0543 Sponsors:Golbabai 2019 Plan of WorkAttachments: Presentation and discussion regarding an update on the 86th Texas Legislative Session. 6.3 19-0541 Sponsors:Piscacek Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings: *Monday, October 7, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 P.M. & Regular 6:00 P.M. (Liaison - Oldham) *Thursday, October 17, 2019 ~ P&Z Meeting ~ Council Chambers ~ 6:00 P.M. *Thursday, October 24, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 P.M. & Regular 6:00 P.M. (Liaison - Guerra) *Thursday, November 7, 2019 ~ P&Z Meeting ~ Council Chambers ~ 6:00 P.M. 6.4 19-0536 6.5 Discussion, review and possible action regarding the following meetings: Design Review Board, BioCorridor Board, Comprehensive Plan Evaluation Committee. Public Hearing, presentation, discussion and possible action regarding an ordinance amending Appendix “A”, “Unified Development Ordinance,” 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 SC Suburban Commercial and NAP Natural Areas Protected for approximately 1.6 acres, being the Gandy Subdivision, Block 1, Lot 2, generally located at the south corner of the intersection of Graham Road and Longmire Drive. Case #REZ2019-000009 (Note: Final action of this item will be considered at the October 24, 2019 City Council Meeting - Subject to change.) 19-05227. Sponsors:Halle-Schramm Page 2 College Station, TX Printed on 9/27/2019 October 3, 2019Planning and Zoning Commission Regular Meeting Agenda - Final Staff Report Background Information Vicinity Map, Aerial, and Small Area Map Rezoning Exhibit Applicant's Supporting Information Rezoning Map Attachments: 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. Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun. "Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411, Government Code (Handgun Licensing Law), may not enter this Property with a Handgun that is Carried Openly." Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia. “Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad portando arma de mano al aire libre.” I certify that the above Notice of Meeting was posted at College Station City Hall, 1101 Texas Avenue, College Station, Texas, on September 27, 2019 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. Page 3 College Station, TX Printed on 9/27/2019 September 19, 2019 P&Z Meeting Minutes Page 1 of 6 MINUTES PLANNING & ZONING COMMISSION Regular Meeting September 19, 2019 6:00 p.m. CITY HALL COUNCIL CHAMBERS College Station, Texas COMMISSIONERS PRESENT: Jane Kee, Casey Oldham, Jeremy Osborne, Dennis Christiansen, Bill Mather, Elizabeth Cunha and Joe Guerra CITY COUNCIL MEMBERS PRESENT: Linda Harvell, Jerome Rektorik CITY STAFF PRESENT: Jennifer Prochazka, Molly Hitchcock, Justin Golbabai, Erika Bridges, Anthony Armstrong, Alaina Chafin, Jade Broadnax, Jason Schubert, Venessa Garza, Elizabeth Pedersen, Tiff Raetzel, Carla Robinson, Eric Chafin and Kristen Hejny 1.Call Meeting to Order Chairperson Kee called the meeting to order at 6:00 p.m. 2.Pledge of Allegiance 3.Hear Citizens 4.Consent Agenda 4.1 Consideration, discussion, and possible action to approve meeting minutes. *September 5, 2019 4.2 Presentation, discussion, and possible action regarding a Final Plat for Midtown Reserve Phase 102 on approximately 11.1 acres, generally located on the southeast corner of Bird Pond Road and Rock Prairie Road. Case #FP2018-000028 Commissioner Christiansen motioned to approve the Consent Agenda. Commissioner Guerra seconded the motion, motion passed (5-1) with Commissioner Mather voting in opposition. Regular Agenda 5. Consideration, discussion and possible action on items removed from the Consent Agenda byCommission Action. No items were removed. 6.Informational 6.1 Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev September 19, 2019 P&Z Meeting Minutes Page 2 of 6 There was no discussion. 6.2 Discussion of Minor and Amending Plats approved by Staff. *Final Plat ~ Amending Plat ~ Mission Ranch Phase 401 ~ Case #FP2019-000018 There was no discussion. 6.3 Presentation, discussion, and possible action regarding the 2019 P&Z Plan of Work. Planning Administrator Golbabai presented updates on the Plan of Work including updates on the CPEC stakeholder meetings. 6.4. Presentation and discussion regarding efforts to encourage alternative modes of transportation such as biking, walking and transit. Bicycle, Pedestrian & Greenways Planning Administrator Garza presented how the City encourages alternative modes of transportation to the Commission. Commissioner Oldham arrived at 6:09 PM. Transportation Planning Coordinator Schubert presented biking and walking standards to the Commission. Commissioner Cunha asked if the American Community Survey is specific to College Station. Bicycle, Pedestrian & Greenways Planning Administrator Garza stated that this survey is specific to College Station. Commissioner Cunha asked if block length is the number one determiner in walkability. Transportation Planning Coordinator Schubert stated that the determiner depends on density. Mr. Schubert claimed that with walkability closer to campus, block length becomes more important. Commissioner Osborne asked if designated transportation management areas reduce federal funding. Transportation Planning Coordinator Schubert stated that designated transportation management areas does reduce federal funds, however, local sources can be used to make up the deficiencies. Commissioner Christiansen asked where scooters fit in to bicycle, pedestrian and greenway facilities. Transportation Planning Coordinator Schubert stated that scooters could fit in bike lanes if they are considered low speed vehicle lanes. Commissioner Guerra asked if reduction transit funding is a new federal policy. September 19, 2019 P&Z Meeting Minutes Page 3 of 6 Transportation Planning Coordinator Schubert stated that transit funding has always been a federal policy, however, the City is reaching the threshold for transportation management area, which is new for our area. Commissioner Guerra asked it the Brazos Transit District is partnering with the Texas A&M University system. Transportation Planning Coordinator Schubert stated that there is still a partnership and they are receiving new grants and electric busses. Commissioner Oldham asked if the Regional Mobility Authority will help alleviate transportation concerns. Transportation Planning Coordinator Schubert stated that the Regional Mobility Association does not have currently have funding to allocate to projects. Chairperson Kee asked if block length would be calculated differently if staff was only looking at bicycle and pedestrian modes of transportation. Transportation Planning Coordinator Schubert stated that block length calculations would differentiate dependent on the network the community wants to create. The Commission moved to regular agenda item #7. 6.5 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings: *Thursday, September 26, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 P.M. & Regular 6:00 P.M. (Liaison – Kee) *Thursday, October 3, 2019 ~ P&Z Meeting ~ Council Chambers ~ 6:00 P.M. *Monday, October 7, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 P.M. & Regular 6:00 P.M. (Liaison – Oldham) *Thursday, October 17, 2019 ~ P&Z Meeting ~ Council Chambers ~ 6:00 P.M. Chairperson Kee reviewed the upcoming meeting dates. 6.6 Presentation and discussion regarding an update on the following items: *A Comprehensive Plan Amendment from Suburban Commercial and Natural Areas Reserved to General Commercial and Urban on approximately five acres located at 2709 Texas Avenue South. The Planning & Zoning Commission heard this item on August 15, 2019, and voted (6-0) to recommend approval. The City Council heard this item on September 13, 2019, and voted (7-0) to approve the request. *A Comprehensive Plan Amendment from Natural Areas Reserved to General Commercial on approximately one acre located at 3030 University Drive East. The Planning & Zoning Commission heard this item on September 5, 2019, and voted (5-2) to recommend approval. The City Council heard this item on September 13, 2019, and voted (7-0) to approve the request. September 19, 2019 P&Z Meeting Minutes Page 4 of 6 *A Rezoning from M-1 Light Industrial to GC General Commercial on approximately one acre located at 3030 University Drive East. The Planning & Zoning Commission heard this item on September 5, 2019, and voted (6-1) to recommend approval. The City Council heard this item on September 13, 2019, and voted (7-0) to approve the request. Chairperson Kee reviewed the updates. 6.7 Discussion, review and possible action regarding the following meetings: Design Review Board, BioCorridor Board, Comprehensive Plan Evaluation Committee. Agenda Item #7 was heard before items 6.5, 6.6 & 6.7. 7. Presentation, discussion and possible action regarding waiver requests to the Unified Development Ordinance Section 12-8.4.C.3 ‘Street Projections,’ 12-8.4.C.8 ‘Geometric Standards, Street Design Criteria,’ and 12-8.4.E ‘Blocks’ and a presentation, discussion, and possible action regarding a Preliminary Plan for Millstone Estates on approximately 34 acres generally located west of I&GN Road, northeast of Pratt Road, and northwest of Straub Road. Case #PP2019-000006 Staff Planner Broadnax presented the waiver requests and Preliminary Plan to the Commission, recommending denial of the waivers. Ms. Broadnax also stated that approval of the Plan is contingent upon Staff receiving the required Letter of Determination from the Army Corps of Engineers. Commissioner Mather asked for Staff’s reasoning for not supporting the waivers. Staff Planner Broadnax stated that street projection and block length waivers work together, and the property lies within the Extraterritorial Jurisdiction (ETJ) which requires a maximum of 1,500’ of frontage. Ms. Broadnax stated that the granting of these waivers would leave landlocked property with no frontage. Commissioner Guerra asked if there was a topographic issue with the applicant not dedicating 100 feet of right-of-way. Staff Planner Broadnax confirmed that there are no known topographic issues with the property. Commissioner Christiansen asked for the right-of-way requirements within the City. Transportation Planning Coordinator Schubert stated that rural collector roadways in the City require 100 feet of right-of-way. Applicant, Jeff Robertson, McClure & Brown, was available to answer questions from the Commission. Commissioner Cunha asked for the required path for fire truck entrance and exit to the subdivision. Mr. Robertson was able to illustrate the fire truck path for the Commission. September 19, 2019 P&Z Meeting Minutes Page 5 of 6 Developer, Steve Arden, stated that the development plans on constructing a “T” intersection where Pratt Road extends into the subdivision, to provide better access into the development. Commissioner Oldham presented his thoughts on a “T” intersection at the end of the subdivision, stating that the property would gain access to the north. Mr. Arden stated that it seems far more important to divert traffic back to Greens Prairie Road. Chairperson Kee asked for the down side to making connection to the north using a “T” intersection at Jesse Thomas Road, gaining access to Greens Prairie Road. Mr. Arden stated that they could research that particular design, but the property would then have issues meeting right-of-way width requirements. Commissioner Christiansen asked if they had considered right-of-way on Dymple Lane as answers for waiver requests. Mr. Arden stated that the development needs right-of-way to make the configuration work, and 100 feet seems to be excessive for Dymple Lane Commissioner Oldham motioned to approve Waiver Request #4, Geometric and Street Design Standards, citing that all criteria have been met. Commissioner Osborne Seconded the motion. There was general discussion amongst the Commission regarding right-of-way. Graduate Engineer II Armstrong explained the reason for the 100’ right-of-way and bar ditch requirements for water services in the county and within the City limits. Transportation Planning Coordinator Schubert described how only one lot could be lost with a street projection to the north and the 100 feet of right-of-way dedicated. The motion passed (5-2) with Commissioners Cunha & Guerra voting in opposition. Commissioner Oldham motioned to approve Waiver Requests #2 and #3, Block Length, citing that that all criteria have been met. Commissioner Osborne seconded the motion. There was general discussion regarding block length. The motion was approved (6-1) with Commissioner Cunha voting in opposition. Commissioner Oldham motioned to approve Waiver Request #1, Street Projection to the south, citing that all waiver criteria are met. Commissioner Osborne seconded the motion, the motion passed (7-0). Commissioner Oldham motioned to approve the Preliminary Plan with the conditions that a connection be made to the north by extending Jesse Thomas Road on the west, and a Letter of Determination be submitted. Commissioner Guerra seconded the motion, the motion passed (7-0). September 19, 2019 P&Z Meeting Minutes Page 6 of 6 Commissioner Oldham recused himself from agenda item #8. 8. Public Hearing, presentation, discussion and possible action regarding and ordinance amending the Comprehensive Plan – Future Land Use and Character Map from Natural Areas Reserved to Urban and Natural Areas Reserved for approximately 2.7 acres of land located at 1700 George Bush Drive. Case #CPA2019-000004 Land Development Planning Administrator Chafin presented the Comprehensive Plan Amendment to the Commission, recommending approval. Commissioner Guerra asked how many units currently exist, and based on zoning how many units can exist on this development. Land Development Planning Administrator Chafin stated that the development currently has 52 units, and the existing zoning requirements allow up to 30 units per acre. Applicant, Chris Harris, Kimley Horn, Bryan, was available to answer questions from the commission. Chairperson Kee opened the public hearing. No one spoke. Chairperson Kee closed the public hearing. Commissioner Christiansen motioned to recommend approval of the Comprehensive Plan Amendment. Commissioner Osborne seconded the motion, motion passed (6-0). Commissioner Oldham returned to the meeting. The Commission returned to the Informational section of the meeting, with item #6.5 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. There was no discussion. 10. Adjourn The meeting adjourned at 8:17 p.m. Approved: Attest: ______________________________ ________________________________ Jane Kee, Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services Page 1 of 4 2019 Planning & Zoning Commission Plan of Work Comprehensive Plan Items UDO & Comprehensive Plan Annual Review Summary: Review of adopted UDO amendments and a summary of the implementation of adopted master plans and neighborhood, district, and corridor plans, namely: Southside Area, Wellborn Community, and South Knoll Area neighborhood plans, and Bicycle, Pedestrian & Greenways, Parks and Recreation, Water, Waste Water, Medical District, and Economic Development master plans. Project Dates: Staff Assigned: Lauren Hovde Anticipated Completion: November 21, 2019 10-Year Comprehensive Plan Update Summary: Begin the first phases of updating the 2009 Comprehensive Plan. This phase will include forming a Comprehensive Plan Evaluation Committee, creating a communications and outreach plan and a public participation plan, hosting public input work sessions and online activities, conducting informational interviews, creating a public input and stakeholder outreach report and a best practices report, conducting an analysis of the existing land use and transportation situation, building and testing alternative scenarios for land use and transportation, and developing and adopting a final 10-Year Evaluation and Appraisal Report. Project Dates: 6/4/2019: First visit to College Station for Planning Next and the first meeting of the CPEC. 7/8 -7/10 & 8/26-8/28/2019: Second and third visits to College Station for Planning Next/Kimley-Horn and the second and the third meetings of the CPEC. Visits will focus primarily around conducting stakeholder interviews. 9/23-9/25: Held four identical Focus on the Future Workshops around the city to receive community input in the Comprehensive Plan update process. 9/26-10/16: Focus on the Future Survey available on the Next 10 website. Staff Assigned: Justin Golbabai, P&DS Staff Anticipated Completion: June 2020 Neighborhood Integrity Items Single Family Overlays Summary: Adopt an ordinance amending the City’s Single Family Overlays, including the Neighborhood Conservation Overlay (NCO). Project Dates: 7/25/19: Discussion with City Council regarding the NCO Overlay District and related standards. Staff Assigned: Justin Constantino Anticipation Completion: Fall 2019 Page 2 of 4 Middle Housing Zoning District Summary: Adopt an ordinance to create a middle housing zoning district. Project Dates: 11/21/2019: Anticipated workshop presentation on the Middle Housing zoning district. Staff Assigned: Alaina Chafin Anticipation Completion: Winter 2020 UDO Regulatory Items Evaluation of UDO Regulations Summary: Project Dates: Continue the review of UDO requirements that add minimal value as identified by staff and consider opportunities to reduce regulations and streamline processes. 7/18/2019: Ordinance amendment regarding the replatting of non-conforming lots/building plots to P&Z Commission. 8/8/2019: Ordinance amendment regarding the replatting of non-conforming lots/building plots to City Council. Staff Assigned: P&DS Staff Anticipated Initiation: On-going 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: 8/28/19: Public meeting held to receive input on the City’s draft sign ordinance. Staff Assigned: Molly Hitchcock, Rachel Lazo & Legal Anticipated Completion: Winter 2020 Off-Street Parking Requirements Summary: Explore the option of eliminating off-street parking requirements. Staff Assigned: Alyssa Halle-Schramm Anticipated Completion: Fall 2019 Notification Process Explore increasing the 200-foot notification distance, including an option that varies the notification based on density (such as using thoroughfare classification area designations). 10/17/19: Anticipated presentation on the 200-foot notification distance. Staff Assigned: Jade Broadnax Anticipated Completion: October 17, 2019 Page 3 of 4 On-Going Items Economic Development Updates Summary: Receive regular updates from the Economic Development Department. Project Dates: 9/5/2019: Economic development update presented to P&Z. Staff Assigned: Economic Development Anticipated Completion: On-Going Development Performance Measures Summary: Present performance indicators annually. Include pre- and post-application surveys and begin the process of gathering development benchmark data from peer cities. Project Dates: Staff Assigned: Alaina Chafin Anticipated Completion: December 2019 Impact Fees Summary: Provide a semi-annual update on impact fees, to include impact fee collections and planned projects. Project Dates: 5/16/2019: Semi-Annual update on impact fees (CC) Staff Assigned: Carol Cotter Anticipated Completion: On-Going Educational/Informational Items Regional Mobility Authority and University Drive Improvements Provide an update on plans for a new Regional Mobility Authority, the potential improvements along University Drive, and a potential TIF for the surrounding area. 11/7/19: Anticipated presentation on the Regional Mobility Authority and University Drive improvements. Assigned: Dennis Christiansen (P&Z) Anticipated Completion: November 7, 2019 Greens Prairie and Arrington Road Improvements Provide an update on the plans for improvements to Greens Prairie Road and Arrington Road. 7/18/2019: Presentation on plans for improvements to Greens Prairie Road and Arrington Road. Staff Assigned: Jason Schubert Completed: July 18, 2019 Page 4 of 4 Railroad Crossings Provide an update on staff’s interactions with Union Pacific to include College Station’s plans for its railroad crossings, future grade separated crossings, and Union Pacific’s plans long-term plans for double tracking. 6/20/2019: Presentation on railroad crossings. Staff Assigned: Jason Schubert Completed: June 20, 2019 Planning for Alternative Transportation Modes Provide an educational presentation on what is being done to make the city less auto-dependent and encourage alternative modes of transportation such as walking, bicycling, and transit. 9/19/2019: Presentation on the City’s effort for planning for Alternative Transportation Modes. Staff Assigned: Venessa Garza & Jason Schubert Completed: September 19, 2019 Engineering Updates Provide an update on potential updates to the B/CS Unified Design Guidelines and College Station’s Municipal Separate Storm Sewer System (MS4) Permit. Staff Assigned: TBD Anticipated Completion: Winter 2020 Texas Legislative Update Provide an update on planning related bills and laws that came out of the 2019 State of Texas legislative session. 10/3/2019: Anticipated presentation on an update of planning and development related bills that came out of the 2019 State of Texas Legislative Session. Staff Assigned: Brian Piscacek Anticipated Completion: October 3, 2019 Roundabout Policy Provide an educational presentation on the City’s roundabout policy. 8/1/2019: Presentation on the City’s roundabout policy. Staff Assigned: Troy Rother Completed: August 1, 2019 October 3, 2019 Regular Agenda Rezoning – Eye Trends Optometry Case #: REZ2019-000009 To: Planning and Zoning Commission From: Alyssa Halle-Schramm, Staff Planner, Planning & Development Services Agenda Caption: Public Hearing, presentation, discussion and possible action regarding an ordinance amending Appendix “A”, “Unified Development Ordinance,” 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 SC Suburban Commercial and NAP Natural Areas Protected for approximately 1.6 acres, being the Gandy Subdivision, Block 1, Lot 2, generally located at the south corner of the intersection of Graham Road and Longmire Drive. Case # REZ2019-000009 (Note: Final action of this item will be considered at the October 24, 2019 City Council Meeting - Subject to change.) Recommendation: Staff recommends approval of the request. Summary: The applicant is requesting to rezone the subject property from R Rural to SC Suburban Commercial and NAP Natural Areas Protected. The subject property is bounded on the northwest by Graham Road, on the east by Longmire Drive, and on the south by the International Leadership of Texas public charter school. Lick Creek runs along the south side of the subject property and the adjacent charter school. A significant portion of the subject property contains an existing private drainage easement that covers the 100-year water surface elevation of Lick Creek. The proposed NAP Natural Areas Protected zoning designation follows the boundary line of the drainage easement. It is the applicant’s intent to develop the SC Suburban Commercial portion of the subject property as an optometry office. REVIEW CRITERIA 1. Whether the proposal is consistent with the Comprehensive Plan: The subject property is designated as Suburban Commercial and Natural Areas Reserved on the Comprehensive Plan Future Land Use and Character Map. The Suburban Commercial land use designation is generally 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 these structures is compatible with surrounding single-family residential neighborhoods. The Natural Areas Reserved land use designation is for areas that represent a constraint to development and that should be preserved for their natural function or open space qualities. These areas include floodplains and riparian buffers. Properties to the east, across Longmire Drive, and the charter school to the south are also designated as Suburban Commercial and Natural Areas Reserved. The Natural Areas Reserved designation follows the general path of Lick Creek. The property to the north across the intersection of Graham Road and Longmire Drive is also designated as Suburban Commercial. The property to the northwest across Graham Road is designated as Medical Use with a small portion of Natural Areas Reserved along Lick Creek. The subject property and surrounding area are also within the Spring Creek District, which is generally the area located along State Highway 6 near the Rock Prairie Road interchange and the Spring Creek Business Park. This area includes the major medical centers of Baylor Scott & White Medical Center, College Station Medical Center (The Med), as well as a number of other medical related facilities and a master planned, City-owned business park. The focus of development in this area should be linking current and future medical facilities into a cohesive district which incorporates the natural features of Lick Creek and Spring Creek into the design of the district. The request to rezone the property from R Rural to SC Suburban Commercial and NAP Natural Areas Protected is consistent with the Comprehensive Plan. 2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of the surrounding area: A more intense use is desirable at the intersection of Graham Road and Longmire Drive, which are both classified as Two-Lane Major Collectors. The nearby properties along Graham Road to the west, and to the north across the intersection of Graham Road and Longmire Drive are vacant and zoned GC General Commercial. These properties were zoned GC General Commercial in 2007 but have yet to be developed. The property to the east, across Longmire Drive, was rezoned in 2015 to SC Suburban Commercial and NAP Natural Areas Protected. Staff is separately reviewing plans for a retail shopping center on this property. The property to the south is the charter school, which is zoned R Rural. The R Rural designation is appropriate for public facilities, such as the school. Based on the context of the surrounding area, the uses permitted by the proposed SC Suburban Commercial zoning district are appropriate. The proposed change in zoning will allow more intense development, including medical uses, which helps attain the goals of the Comprehensive Plan and Spring Creek District. 3. Whether the property to be rezoned is physically suitable for the proposed zoning district: The location and small size of the subject property is suitable for a smaller commercial use that is compatible with the surrounding neighborhood. The property has frontage to both Graham Road and Longmire Drive. The driveway location for the proposed development will be finalized during the site planning process, and should be located along Graham Road as far away from the intersection as possible. A driveway along Longmire Drive will not be permitted as it does not meet minimum spacing requirements. According to the FEMA flood insurance rate map (Community No. 480083, Panel No. 0310F, Map No. 48041C0310F, effective date: April 2, 2014), the subject property does not lie within the FEMA 100-year regulated floodplain. However, a recent flood study conducted in 2017 delineates the approximate 100- year floodplain (100-year water surface elevation of Lick Creek) on the subject property which is encompassed by an existing private drainage easement. The proposed NAP Natural Areas Protected designation follows the boundaries of the drainage easement. Any development on site will be limited to the SC Suburban Commercial zoned portion of the property. 4. Whether there is available water, wastewater, stormwater, and transportation facilities generally suitable and adequate for uses permitted by the proposed zoning district: Water and wastewater will be served by College Station Utilities. There is sufficient capacity for the proposed use based on utility demands provided by the applicant. However, there may be capacity concerns with a development of higher intensity and sanitary sewer improvements may be needed for a more intense use. Utility demands are required during the site planning process and will be evaluated by Water Services at that time. All other infrastructure appear to have adequate capacity to serve the proposed rezoning. The subject property is in the Lick Creek Drainage Basin and drains to Lick Creek. Detention will be required with site development. As stated previously, a significant portion of the property contains an existing private drainage easement that encompasses the approximate 100-year flood plain according to a recent flood study. The proposed NAP Natural Areas Protected zoning designation follows the boundary line of the existing private drainage easement. Detention ponds and other required infrastructure with the site development shall be designed and constructed in accordance with the B/CS Unified Design Guidelines. Both Graham Road and Longmire Drive are classified as Two-Lane Major Collectors on the Thoroughfare Plan and are already constructed to that standard. A traffic impact analysis was not required for the proposed request as the anticipated traffic generation falls below the threshold to require an analysis. 5. The marketability of the property: The proposed rezoning would allow for SC Suburban Commercial uses at the south intersection of Graham Road and Longmire Drive (Two-Lane Major Collectors), which are compatible with the surrounding neighborhoods. This rezoning request is anticipated to increase the marketability of the property. While the SC Suburban Commercial zoning district allows for a variety of uses, the applicant plans to develop the property as an optometrist office. STAFF RECOMMENDATION Staff recommends approval of this rezoning request. Attachments: 1. Background Information 2. Vicinity Map, Aerial, and Small Area Map 3. Rezoning Exhibit 4. Applicant’s Supporting Information 5. Rezoning Map BACKGROUND INFORMATION NOTIFICATIONS Advertised Commission Hearing Date: October 3, 2019 Advertised Council Hearing Date: October 24, 2019 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: Bridle Gate Estates HOA Property owner notices mailed: 7 Contacts in support: None at the time of this report Contacts in opposition: 1 – concerns about impacts of commercial development on the adjacent charter school Inquiry contacts: 1 ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Graham Road (2 Lane Major Collector) n/a Graham Road (2 Lane Major Collector) South Suburban Commercial & Natural Areas Reserved R Rural Public Facility, (International Leadership of Texas, public charter school) East Longmire Drive (2 Lane Major Collector) n/a Longmire Drive (2 Lane Major Collector) West Graham Road (2 Lane Major Collector) n/a Graham Road (2 Lane Major Collector) DEVELOPMENT HISTORY Annexation: 1993 Zoning: R Rural upon annexation (1993) Final Plat: Gandy Subdivision (2017) Site development: Undeveloped Name of Project: EYE TRENDS OPTOMETRY Address: Legal Description: GANDY, BLOCK 1, LOT 2 Total Acreage: 1.62 Applicant: ZACH PINONES, CREATE CONSTRUCTION LLC Area Conditions: The area is currently zoned Rural (R). Rezoning should be required to move forward with the development of the property consistent with the future use, as determined by Planning & Development. Compatibility: The subject property is located between residential homes and commercial areas. Suburban Commercial (SC) & Natural Areas Protected (NAP) rezoning may serve as a small buffer and soften the transition between the commercial and residential areas, limiting nuisance to homeowners. The limited commercial use, as defined by Suburban Commercial (SC), and the physically limited building size will attract low-impact businesses that will also directly service the nearby residents, such as an optometry office. Comprehensive Plan: This rezoning is compatible with the Comprehensive Plan; the future plan lists the property zoning as Suburban Commercial (SC) & Natural Areas Protected (NAP). Rezoning Suitability: The property is suitable for the requested rezoning. For the intended use, all necessary utilities are reasonably accessible from the site and the property is favorably located near the intersection of Graham Road and Longmire Drive. Electrical power service is located on site and accessible via overhead power lines. Sanitary sewer connections are available south of the project site. Water service is accessible via a bore underneath Graham Road to a 12” waterline across the street. Site detention will be required and will be assessed during site planning. Though flow calculations will be finalized during site planning, the architect and developer expect no more than a 1” water line and a 4” sewer line to servicing a 4,000 - 5,000 square foot optometry office. Electrical loads should not exceed 400A and may be as low as 200A. Current Suitability: The current zoning is Rural (R) is no longer an accurate representation for the area. Rural (R) would suggest low- density, large acreage, and limited public infrastructure. Due to these constraints, development opportunities in Rural (R) areas are limited. However, since this is no longer representative of the area, rezoning consistent with the future plan and existing infrastructure should be expected. Property Marketability: The subject property is best suited for a small single-use suburban commercial facility, such as a small optometry office. The size and proximity of this intersection is not favorable to any residential development. However, these conditions are highly favorable for commercial developments. Suburban Commercial (SC) properties limit the size of the structures and type of businesses to be compatible with the nearby neighborhoods. Given the size, shape, and location of this property, Suburban Commercial (SC) and Natural Areas Protected (NAP) zoning will best suit the community’s needs in this area. Other Reasons: We believe that, if granted this rezoning request, the local residents and businesses in the area will benefit greatly from the aesthetics and services attracted by this property and future building. Through collaboration with the City of College Station, the owner’s vision for the property will positively shape the aesthetics of the area and create access to optometry services for the residents.