HomeMy WebLinkAbout05/21/2020 - Agenda Packet - Planning & Zoning CommissionCollege Station, TX
Meeting Agenda
Planning and Zoning Commission
Phone: 888 475 4499 and Enter Meeting ID: 929 1639 2344Password: 757060Internet: https://zoom.us/j/92916392344
The City Council may or may not attend the Planning & Zoning Commission Regular Meeting.
May 21, 2020 6:00 PM 1101 Texas Ave.College Station, TX 77840
College Station, TX Page 1
1.Call to Order, Pledge of Allegiance, Consider Absence Request.
2.Hear Visitors.
Speaker Protocol: An individual who wishes to address the Commission regarding any item on the
Regular Agenda, shall register with the Commission Secretary prior to 4 p.m. on the day of the
meeting. To register, the individual must provide a name and phone number by calling 979.764.3751
or emailing khejny@cstx.gov prior to 4 p.m. To submit written comments to the Commission, email
khejny@cstx.gov and they will be distributed to the Commission. Upon being called to speak, an
individual must state their name and city of residence, including the state of residence if the city is
located out of state. Speakers are encouraged to identify their College Station neighborhood or
geographic location. Each speaker's remarks are limited to three (3) minutes. Any speaker
addressing the Council through the use of a translator may speak for six (6) minutes. At the (3)
minute mark, the Commission Secretary will announce that the speaker must conclude their
remarks.
3.Consent Agenda
All matters listed under the 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.
3.1.Consideration, discussion and possible action on to approve meeting minutes.
Attachments:1.May 7 2020
4.Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
5.Informational
5.1.Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
Planning and Zoning Commission
Page 2 May 21, 2020
5.2.Discussion of Final Plats approved with a P&Z Commission Certificate of No Action Taken.
Wellborn Settlement Phase 1, Block 2, Lot 68 ~ Case #FPCO2019000023
Pershing Pointe Villas Phase 2A ~ Case #FP2020000014
Foxcreek Estates, Block 1, Lots 3R and 4R2 ~ Case #FP2020000010
Sponsors:Rachel Lazo, Jesse Dimeolo
5.3.Presentation and discussion regarding an update on items heard:
A Comprehensive Plan Amendment Amending the Economic Development Master Plan.
The Planning & Zoning Commission heard this item on May 7, 2020, and voted (60) to
recommend approval of the update. The City Council heard this item on May 14, 2020,
and voted (60) to approve the plan update.
A Comprehensive Plan Amendment amending the Thoroughfare Plan for Thousand
Oaks Ranch. The Planning & Zoning Commission heard this item on May 7, 2020, and
voted (60) to recommend approval. The City Council heard this item on May 14, 2020,
and voted (60) to approve the request.
A Rezoning for approximately six acres located at 8822 Burgess Lane from R Rural to
PDD Planned Development District. The Planning & Zoning Commission heard this item
on May 7, 2020, and voted (60) to recommend approval. The City Council heard this
item on May 14, 2020, and voted (60) to approve the request.
An Ordinance Amending Chapter 107 "Impact Fees" Collection Rate Policy. The
Planning & Zoning Commission heard this item on May 7, 2020, and voted (60) to
recommend approval. The City Council heard this item on May 14, 2020, the vote to
approve the amendment failed (33).
An Ordinance Amending the Impact Fee Credit Policy. The Planning & Zoning
Commission heard this item on May 7, 2020, and voted (70) to recommend
approval. The City Council heard this item on May 14, 2020, and voted (60) to approve
the request.
5.4.Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, May 28, 2020 ~ City Council Meeting ~ Virtual Meeting ~ Workshop 5:00 p.m.
& Regular 6:00 p.m.
Thursday, June 4, 2020 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m.
Thursday, June 11, 2020 ~ City Council Meeting ~ Virtual Meeting ~ Workshop 5:00 p.m.
& Regular 6:00 p.m.
Thursday, June 18, 2020 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m.
5.5.Discussion and review regarding the following meetings: Design Review Board, BioCorridor
Board, Comprehensive Plan Evaluation Committee
6.Regular Agenda
Page 2 of 22
Planning and Zoning Commission
Page 3 May 21, 2020
6.1.Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Section 1.10 “Transitional Provisions,” Section
4.1 “Establishment of Districts,” Section 5.5 “Retired Districts,” Section 7.2.D “Required Yards
(Setbacks),” and Section 8.3.H.2 “Platting and Replatting within Older Residential Subdivisions”
of the Code of Ordinances of the City of College Station, Texas, regarding the Neighborhood
Preservation Overlay zoning district (NPO). Case #ORDA2020000002. (Final action on this
item is scheduled for the June 11, 2020 City Council Meeting subject to change).
Sponsors:Jade Broadnax
Attachments:1.Memo
2.Sec. 1.10. Transitional ProvisionsRedlines
3.Sec. 4.1. Establishment of DistrictsRedlines
4.Sec. 5.5. Retired DistrictsRedlines
5.Sec. 7.2. General ProvisionsRedlines
6.Sec. 8.3. Reqs. & Standards of Design for Subdivisions w/in the City
Redlines
7.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.
8.Adjourn
The Planning and Zoning Commission may adjourn into Executive Session to consider any item listed
on the agenda if a matter is raised that is appropriate for 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 May 15, 2020 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) 7643541, TDD
at 18007352989, 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."
Page 3 of 22
Planning and Zoning Commission
Page 4 May 21, 2020
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 SubCapitulo 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 4 of 22
May 7, 2020 P&Z Meeting Minutes Page 1 of 9
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting
May 7, 2020 6:00 p.m.
Phone: 346 248 7799
Meeting ID: 991 6488 4655
Internet: https://zoom.us/j/99164884655
COMMISSIONERS PRESENT: Dennis Christiansen, Jeremy Osborne, Bill Mather, Elizabeth Cunha,
Joe Guerra, Bobby Mirza
COMMISSIONERS ABSENT: Paul Gunnels
IFAC MEMBER PRESENT: Jim Jones
CITY STAFF PRESENT: Jennifer Prochazka, Molly Hitchcock, Carol Cotter, Erika Bridges, Anthony
Armstrong, Alma Guerra, Jason Schubert, Elizabeth Pedersen, Tiff Raetzel, Jade Broadnax, Alyssa Halle-
Schramm, Rachel Lazo, Jesse DiMeolo, Treston Rodriguez, Carla Robinson, Kristen Hejny and Bryan
Woods
1.Call to Order, Pledge of Allegiance, Consider Absence Request.
Chairman Christiansen called the meeting to order at 6:00 p.m.
2.Hear Visitors
No visitors spoke.
3.Consent Agenda
3.1 Consideration, discussion and possible action to approve meeting minutes.
March 5, 2020
Commissioner Mather motioned to approve the Consent Agenda. Commissioner Osborne
seconded the motion, motion passed (6-0).
Regular Agenda
4.Consideration, discussion and possible action on items removed from the Consent Agenda by
Commission Action.
No items were removed from the Consent Agenda.
5.Informational
5.1 Discussion of new development applications submitted to the City.
Page 5 of 22
May 7, 2020 P&Z Meeting Minutes Page 2 of 9
New Development Link: www.cstx.gov/newdev
There was no discussion.
5.2 Discussion of Minor and Amending Plats approved by Staff.
Tower Point Subdivision, Phase 3, Block 3, Lot 23 ~ Case #FPCO2019-000022
Edelweiss Business Center, Block 1, Lot 9R ~ Case# FPCO2020-000003
There was no discussion.
5.3 Discussion of Final Plats approved with a P&Z Certificate of No Action Taken.
Indian Lakes Phase 35 ~ Case #FP2017-000036
Mission Ranch Phase 302 ~ Case #FP2019-000019
There was no discussion.
5.4 Presentation and discussion regarding the 2019 P&Z Plan of Work.
Long Range Planning Administrator Halle-Schramm presented updates on Plan of Work items such
as the Neighborhood Conservation Overlay (NCO) Handbook, Economic Development Master
Plan, Impact Fee Semi-Annual Report and the 10-Year Comprehensive Plan Evaluation.
There was general discussion regarding the Plan of Work.
5.5 Presentation and discussion regarding an update on items heard.
An Ordinance Amendment amending Appendix A, “Unified Development Ordinance,”
Section 6.5, “Accessory Uses,” and Section 11.2, “Defined Terms,” relating to impervious
cover. The Planning and Zoning Commission heard this item on February 20, 2020, and
voted (4-3) to recommend approval. The City Council heard this item on March 9, 2020,
and voted (4-2) to approve the request.
An Ordinance Amendment amending Appendix A, “Unified Development Ordinance,”
Section 3.3, “Zoning Map Amendment (Rezoning),” Section 7.2.D, “Required Yards
(Setbacks),” and Section 8.3.H.2, “Platting and Replatting within Older Residential
Subdivisions” regarding the Neighborhood Conservation Overlay (NCO). The Planning
and Zoning Commission heard this item on March 5, 2020, and voted (6-1) to recommend
approval with a condition that one or two members of the petition committee have to be
residents of the subdivision. The City Council heard this item on March 9, 2020, and voted
(6-0) to approve the request without the recommended condition.
A Rezoning for approximately 15 acres generally located at Creek Meadow Boulevard
and Victoria Avenue, from PDD Planned Development District to PDD Planned
Development District. The Planning and Zoning Commission heard this item on February
20, 2020, and voted (7-0) to recommend approval. The City Council heard this item on
March 9, 2020, and voted (6-0) to approve the request.
There was no discussion
5.6 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
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May 7, 2020 P&Z Meeting Minutes Page 3 of 9
Thursday, May 14, 2020 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00
P.M. & Regular 6:00 P.M. (Liaison – Christiansen)
Thursday, May 21, 2020 ~ P&Z Meeting ~ Council Chambers ~ 6:00 P.M.
Thursday, May 28, 2020 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00
P.M. & Regular 6:00 P.M. (Liaison – Guerra)
Thursday, June 4, 2020 ~ P&Z Meeting ~ Council Chambers ~ 6:00 P.M.
Assistant City Manager Prochazka clarified that meetings through at least June will likely be
conducted via virtual platform.
5.7 Discussion and review regarding the following meetings: Design Review Board, BioCorridor
Board, Comprehensive Plan Evaluation Committee.
There was general discussion.
6.Regular Agenda
Chairman Christiansen called to order the Impact Fee Advisory Committee
6.1 Presentation, discussion and possible action on a Semi-Annual Report - System-Wide Impact Fees
for Water, Wastewater, and Roadway. (Note: Final action on this item will be considered at the
May 28, 2020 City Council Meeting – Subject to change.)
City Engineer Cotter presented the Semi-Annual Report - System-Wide Impact Fees to the
Commission recommending approval for presentation to the City Council.
Commissioner Cunha requested clarification on the Roadway, Water and Wastewater service unit
charts.
Commissioner Osborne motioned to recommend presentation of the Semi-Annual Report to
City Council. Commissioner Mather seconded the motion. The motion passed (6-0) with
Commissioner Guerra unavailable for voting.
6.2 Presentation, discussion, and possible action regarding an ordinance amending Chapter 107,
“Impact Fees,” Article II, “System-Wide Impact Fees,” adding Section 107-74, “Update of Plan
and Revision of Fees,” relating to revision of System-Wide Impact Fees, of the Code of Ordinances
of the City of College Station, Texas. (Note: Final action on this item will be considered at the May
14, 2020 City Council Meeting – Subject to change.)
City Engineer Cotter presented amendments to Chapter 107 - Update of Plan and Revision of Fees
to the Commission recommending approval for presentation to the City Council.
There was no discussion amongst the Commission.
Commissioner Osborne motioned to recommend presentation of the Update of Plan and
Revision of Fees to City Council. Commissioner Mirza seconded the motion.
Commissioner Mather requested discussion on the motion reasoning.
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May 7, 2020 P&Z Meeting Minutes Page 4 of 9
City Engineer Cotter clarified that this item provides for the updates every five years, allows for
more frequent review to include additional factors, allows for five-year update ahead of the five-
year plan and provides for adjustment of the collection rate.
The motion passed (7-0).
6.3 Public Hearing, presentation, discussion, and possible action regarding an Ordinance amending
Chapter 107, “Impact Fees,” Article II, “System-Wide Impact Fees,” Section 107-73, “System-
Wide Roadway Impact Fees,” of the Code of the City of College Station, Texas, to revise the
roadway impact fee collection rate. (Note: Final action on this item will be considered at the May
28, 2020 City Council Meeting – Subject to change.)
Extraterritorial Jurisdiction Representative Jones was exempt from voting on this item.
City Engineer Cotter presented amendments to the Roadway Impact Fee Collection Rate to
the Commission recommending approval of a revised Collection Rate.
Chairman Christiansen asked for the calculation of the maximum assessable rate.
City Engineer Cotter stated that the rate looks at a ten-year window of Roadway Capital
Improvement Projects (CIP) that are attributable to new growth. The cost is then associated with
new growth, minus the ad valorem tax, divided by the land use and population projections in each
service area.
Commissioner Osborne asked for clarifications on the residential single-family development tables
and timing and phasing and grandfathering.
Commissioner Guerra asked if any changes are made, would there be additional CIP projects.
Commissioner Mather asked if there was any change as to when the impact fee is paid on
developments.
City Engineer Cotter stated that the fees are assessed at the Final Plat, and paid with the building
permit.
Chairman Christiansen opened the Public Hearing.
Veronica Morgan, Mitchell & Morgan Engineers, College Station, addressed the Commission on
the Collection Rate in regards to the update and fee calculations and adopting a maximum
percentage in each zone, stating that this will discourage development.
Hunter Goodwin, Oldham Goodwin Group, College Station, spoke in opposition of the Collection
Rate, citing concerns with revising impact fee collection rates, the inability for all parties to
participate in discussion, inaccurate data being used, grandfathering current Preliminary Plans, and
ad valorem taxes.
James Murr, Midtown, College Station, spoke in opposition of the Collection Rate citing concerns
for timing, outdated studies and requested that Staff grandfather all active Preliminary Plans.
Chairman Christiansen closed the Public Hearing.
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May 7, 2020 P&Z Meeting Minutes Page 5 of 9
Commissioner Osborne expressed his support for impact fees but shared his concerns for the timing
of increasing fees, suggesting action on this item be postponed.
Commissioner Cunha expressed her concerns for the urgency of increasing the fees and decision
making on virtual platforms. Ms. Cunha expressed her concerns for impacts on affordable housing
and would like to table the discussion.
Commissioner Guerra expressed his concerns with adopting a new collection rate at this time,
transportation issues, and impacts on the development community. Mr. Guerra also stated that he
would like to table the issue.
Commissioner Mather expressed his concerns with adopting a new collection rate at this time and
would like to table the item.
Chairman Christiansen expressed his support for the collection rate increase, and stated that future
conditions would be better conducive to examining these collection rates.
City Attorney Robinson clarified that that this item should not be tabled, but the Commission
should take action to recommend that City Council postpone considering an increase in the Impact
Fee Collection Rate.
Chairman Christiansen motioned to recommend City Council postpone action on the Impact
Fee Collection Rate increase until 2021. Commissioner Cunha seconded the motion. The
motion passed (6-0).
6.4 Public Hearing, presentation, discussion and possible action regarding an Impact Fee Credit Policy.
(Note: Final action on this item will be considered at the May 14, 2020 City Council Meeting –
Subject to change.)
City Engineer Cotter presented the Impact Fee Credit Policy to the Commission recommending
approval.
Commissioner Osborne asked for clarification on the process for requesting credit eligibility.
City Engineer Cotter stated that the request must be made before the fees are paid.
Commissioner Cunha suggested changes to the uniformity of the document.
Commissioner Guerra clarified crediting on roadways, transportation, water and wastewater.
Chairman Christiansen opened the Public Hearing.
Veronica Morgan, Mitchell & Morgan Engineers, College Station, addressed the Commission on
the two credit agreements.
Hunter Goodwin, Oldham Goodwin Group, College Station, spoke with concerns on credits for
roadways. Mr. Goodwin further stated that there are credit eligible items being left out of this
policy.
Chairman Christiansen closed the Public Hearing.
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May 7, 2020 P&Z Meeting Minutes Page 6 of 9
Commissioner Mather expressed his support in the credit policy mirroring the impact fee policy,
and suggested delaying decision on this item.
Commissioner Guerra requested clarification on an effective date for an adopted credit policy.
Assistant City Manager Prochazka stated that as a policy, this would not have the same ten day
waiting period as an ordinance, so effective date would be to the discretion of the City Council.
Ms. Prochazka further stated that per the Local Government Code, the City currently issues
Roadway Impact Fee Credits, this would be a formal policy adopted by City Council to guide staff
on issuing credits.
Commissioner Cunha asked for clarification on whether the policy can be amended after adopted
by City Council.
Assistant City Manager Prochazka stated that as this would be City Council’s policy, and City
Council would have the ability to amend the policy any time they feel appropriate.
Commissioner Osborne asked for information on comments submitted to staff. Mr. Osborne
expressed his support for the policy.
Commissioner Osborne motioned to recommend approval of the Impact Fee Credit Policy as
drafted. Commissioner Guerra seconded the motion.
IFAC Member Jones expressed his support of the policy.
The motion passed (7-0).
Chairman Christiansen adjourned the Impact Fee Advisory Committee.
6.5 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending the
College Station Comprehensive Plan by amending the Thoroughfare Plan in the College Station
Extraterritorial Jurisdiction by modifying the alignment of a future minor arterial to the northeast
between Koppe Bridge Road and Clay Pit Road and by removing a future minor collector between
the Meadow Creek Subdivision and Minter Springs Road. Case #CPA2020-000001 (Note: Final
action on this item will be considered at the May 14, 2020 City Council Meeting - Subject to
change.)
Transportation Planning Coordinator Schubert presented the Comprehensive Plan Amendment to
the Commission recommending approval.
Commissioner Cunha asked for the estimated build-out time.
Transportation Planning Coordinator Schubert stated that the build-out can be expected to be
completed in two to four decades.
Commissioner Guerra inquired if the Thousand Oaks development is developer owned at this time.
Transportation Planning Coordinator Schubert stated that the developer is currently looking to
acquire the land.
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May 7, 2020 P&Z Meeting Minutes Page 7 of 9
Commissioner Mirza asked if the development is recognized within the 100-Year Floodplain.
Transportation Planning Coordinator Schubert stated that Federal Emergency Management Agency
(FEMA) has not identified 100-Year Floodplain on the tract, but as part of the development process,
the developer has recognized 100-Year water line.
Commissioner Mather asked if the development has recognized Waters of the U.S.
Transportation Planning Coordinator Schubert stated that the development has identified
tributaries.
Chairman Christiansen asked if the amount of public money involved differ based on roads
selected.
Transportation Planning Coordinator Schubert confirmed that fees will differ, major crossings lying
mostly on floodplain will not support drainage crossings.
Commissioner Guerra asked if Brazos County will need to go through a thoroughfare plan
amendment.
Transportation Planning Coordinator Schubert stated Brazos County does not have a thoroughfare
plan, but can and have adopted the Metropolitan Planning Organization (MPO) plan, however the
only roadways on that plan are arterials and highways. Mr. Schubert further stated that the MPO
plan will be amended at the MPO level to adjust.
Chairman Christiansen opened the Public Hearing.
Gretchen Riley, Minter Spring Road, College Station, spoke in opposition of the realignment with
concerns on decisions made via virtual platform, home proximity to the proposed realignment.
Developer, David Peter, Vice President VWP Development, was available to speak on the
realignment and address questions from the Commission.
Ben Fortner, 6439 Johnny Bars Circle, College Station, spoke in support of the realignment.
Chairman Christiansen closed the Public Hearing.
Commissioner Osborne asked of the Riley home.
Transportation Planning Coordinator Schubert stated that the home would need to be acquired by
the developer.
Commissioner Mather motioned to recommend approval of the Comprehensive Plan
Amendment. Commissioner Osborne seconded the motion. The motion passed (6-0).
6.6 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending the
College Station Comprehensive Plan by adopting the updated Economic Development Master Plan.
Case #CPA2020-000003 (Note: Final Action on this item will be considered at the May 14, 2020
City Council Meeting – Subject to change.)
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May 7, 2020 P&Z Meeting Minutes Page 8 of 9
Economic Development Manager Nettles presented the Economic Development Master Plan
update to the Commission recommending approval.
Chairman Christiansen opened the Public Hearing.
No one spoke.
Chairman Christiansen closed the Public Hearing.
Commissioner Osborne motioned to recommend approval of the Economic Development
Master Plan update. Commissioner Cunha seconded the motion. The motion passed (6-0).
6.7 Public Hearing, presentation, discussion and possible action 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 boundary from R Rural and PDD Planned Development District to BP
Business Park on approximately 6 acres of land located at 8822 & 8850 Burgess Lane. Case
#REZ2020-000004 (Note: Final action on this item will be considered at the May 14, 2020 City
Council Meeting – Subject to change.)
Senior Planner Lazo presented the Rezoning to the Commission recommending approval.
Chairman Christiansen opened the Public Hearing.
Applicant, Deven Doyen, Schultz Engineering, College Station, was available to address questions
from the Commission.
Chairman Christiansen closed the Public Hearing.
Commissioner Guerra motioned to recommend approval of the Rezoning. Commissioner
Mirza seconded the motion. The motion passed (6-0).
6.8 Public Hearing, presentation, discussion and possible action 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 boundary from R Rural, O Office, and C-3 Light Commercial to GC
General Commercial on approximately 15 acres of land located at 95 North Dowling Road B, 101
North Dowling Road A & B, 103 North Dowling Road, and 107 North Dowling Road. Case
#REZ2019-000016 (Note: Final action on this item will be considered at the May 28, 2020 City
Council Meeting – Subject to change.)
Senior Planner Lazo presented the Rezoning to the Commission recommending approval.
Chairman Christiansen opened the Public Hearing.
Applicant, Jeff Robertson, McClure & Brown Engineering, College Station, was available to
address questions from the Commission.
Chairman Christiansen closed the Public Hearing.
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May 7, 2020 P&Z Meeting Minutes Page 9 of 9
Commissioner Mather motioned to recommend approval of the Rezoning. Commissioner
Cunha seconded the motion. The motion passed (6-0).
7.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.
No items were mentioned.
8.Adjourn
The meeting adjourned at 9:15 p.m.
Approved: Attest:
______________________________________________________________
Dennis Christiansen, Chairman Kristen Hejny, Admin Support Specialist
Planning & Zoning Commission Planning & Development Services
Page 13 of 22
Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
May 21, 2020
TO: Members of the Planning & Zoning Commission
FROM: Jade Broadnax, Staff Planner
SUBJECT: Neighborhood Prevailing Overlay Ordinances
Item:
Public hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Section 1.10 “Transitional Provisions,”
Section 4.1 “Establishment of Districts,” Section 5.5 “Retired Districts,” Section 7.2.D “Required
Yards (Setbacks),” and Section 8.3.H.2 “Platting and Replatting within Older Residential
Subdivisions” of the Code of Ordinances of the City of College Station, Texas, regarding the
Neighborhood Preservation Overlay (NPO) zoning district. Case# ORDA2020-000002. (Final
action on this item is scheduled for the June 11, 2020 City Council Meeting - subject to change).
Background: City Council approved the Neighborhood Conservation Overlay (NCO) ordinance
amendments in March 2020, which removed all references to the Neighborhood Prevailing
Overlay (NPO) in an effort to eliminate redundancy. One NPO remains in College Station in the
Glenhaven Estates Subdivision Phase I Block 12 Lots 1-21 and Phase III Block 13 Lots 1-12, so
the purpose of this amendment is to include the NPO language within the UDO as a retired
zoning district.
Supporting Materials:
1. Section 1.10 ‘Transitional Provisions’ Redline
2. Section 4.1 ‘Establishment of Districts’ Redline
3. Section 5.5 ‘Retired Districts’ Redline
4. Section 7.2.D ‘Required Yards (Setbacks)’ Redline
5. Section 8.3.H.2 ‘Platting and Replatting within Older Residential Subdivisions’ Redline
Page 14 of 22
Sec. 1.10. - Transitional Provisions.
….
B. Zoning Districts.
….
4. Retired Districts.
The following districts are no longer eligible for Zoning Map Amendment requests. Properties
with the following designations at the time of this amendment retain all uses, regulations, and
requirements associated with these districts.
Retired
District Name Effective Date
R-1B Single-Family
Residential
September 22,
2013
Retired
District Name Effective Date
R-4 Multi-Family December 28,
2014
R-6 High Density Multi-
Family
December 28,
2014
C-3 Light Commercial October 7,
2012
R&D Research &
Development
October 7,
2012
M-1 Light Industrial October 7,
2012
M-2 Heavy Industrial October 7,
2012
NPO Neighborhood
Prevailing Overlay June 21, 2020
Page 15 of 22
Sec. 4.1. - Establishment of Districts.
Residential Zoning Districts
R Rural
WE Wellborn Estate
E Estate
WRS Wellborn Restricted Suburban
RS Restricted Suburban
GS General Suburban
D Duplex
T Townhouse
MF Multi-Family
MU Mixed-Use
MHP Manufactured Home Park
Non-Residential Zoning Districts
NAP Natural Areas Protected
O Office
SC Suburban Commercial
WC Wellborn Commercial
GC General Commercial
CI Commercial Industrial
Page 16 of 22
BP Business Park
BPI Business Park Industrial
CU College and University
Planned Districts
P-MUD Planned Mixed-Use District
PDD Planned Development District
Design Districts
WPC Wolf Pen Creek Development Corridor
Northgate NG-1 Core Northgate
NG-2 Transitional Northgate
NG-3 Residential Northgate
Overlay Districts
OV Corridor Overlay
RDD Redevelopment District
NCO Neighborhood Conservation Overlay
HP Historic Preservation Overlay
Retired Districts
R-1B Single-Family Residential
R-4 Multi-Family
R-6 High Density Multi-Family
Page 17 of 22
C-3 Light Commercial
R&D Research & Development
M-1 Light Industrial
M-2 Heavy Industrial
NPO Neighborhood Prevailing Overlay
For the purpose of this UDO, portions of the City, as specified on the Official Zoning Map of the City, are
hereby divided into the zoning, design, and overlay districts enumerated below. The intensity regulations
applicable for such zoning districts are designated in Article 5 and the use regulations are designated in
Article 6 of this UDO.
(Ord. No. 2012-3450 , Pt. 1(Exh. B), 9-27-2012; Ord. No. 2013-3521 , Pt. 1(Exh. C), 9-12-2013; Ord. No. 2014-3624 , Pt. 1(Exh. B), 12-18-2014; Ord. No. 2016-3792 , Pt. 1(Exh. B), 7-28-2016; Ord. No. 2018-4001 , Pt. 1(Exh. C), 4-12-2018; Ord. No. 2020-4161 , § 2(Exh. B), 3-9-2020)
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Sec. 5.5. - Retired Districts.
Retired Districts include districts existing prior to the amendment of this UDO. Existing districts will
continue to remain in effect but these districts are not available for any new Zoning Map Amendment
proposals.
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H. Neighborhood Prevailing Overlay (NPO).
This district is designed to provide standards that preserve single-family neighborhoods by
imposing neighborhood-specific yard, lot, and open space regulations that reflect the character
of the neighborhood. The Neighborhood Prevailing Overlay does not prevent construction of
new single-family structures or the renovation, remodel, repair, or expansion of existing single-
family structures, but, rather ensures that new single-family structures are compatible with
existing single-family structures. The underlying zoning district establishes the permitted uses
and shall remain in full force, and the requirements of the overlay district are to be applied in
addition to the underlying use and site restrictions.
All single-family and accessory structures within the NPO district are subject to the existing
median pattern of development on the subject and opposing blockfaces for the following
standards:
1. Minimum Front Setback.
2. Maximum Front Setback.
The maximum front setback, or build-to line, is no more than ten (10) feet back from the
minimum front setback.
3. Minimum Side Street Setback.
4. Minimum Lot Size.
Minimum lot size is calculated as the median building plot size of all existing building
plots on the subject and opposing blockface.
5. Building Height.
Building height refers to the vertical distance measured from the finished grade, or the
base flood elevation where applicable, and the following points:
a) The average height level between the eaves and ridge line of a gable, hip, or
gambrel roof;
b) The highest point of a mansard roof; or
c) The highest point of the coping of a flat roof.
6. Maximum Lot Coverage.
Lot coverage is calculated as the median existing lot coverage on all building plots on
the subject and opposing blockface. The maximum lot coverage cannot exceed
maximum impervious cover allowed in the underlying zoning district.Lot coverage
includes all structures and impervious surface on a site, including but not limited to,
patios, driveways - gravel or paved, accessory structures, and sidewalks
7. Garage Location and Orientation.
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New garages must be placed in relation to the primary residential structure on the lot
consistent with the most frequent pattern of placement on the subject and opposing
blockface. New garages must also be oriented consistent with the most frequent
direction of orientation on the subject and opposing blockface.
8. Tree Preservation.
Any existing tree of eight-inch caliper or greater in good form and condition and
reasonably free of damage by insects and/or disease located outside of the buildable
area is required to be barricaded and preserved. A barricade detail must be provided on
the site plan. Trees must be barricaded one (1) foot per caliper inch measure as a
radius. Barricades must be in place prior to any development activity on the property
including, but not limited to, grading.
9. Landscape Maintenance.
Any existing canopy and non-canopy trees in good form and condition and reasonably
free of damage by insects and/or disease located within the buildable area removed
during construction must be replaced on site caliper for caliper, or as determined by the
Administrator.
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Sec. 7.2. - General Provisions.
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D. Required Yards (Setbacks).
1. Purpose and Intent.
a. Setbacks are measured from the property line;
b. On lots with approved rear access, the rear setback shall be measured from the nearest
boundary of the access easement or alley;
c. No structure that is taller than eight (8) feet in height and that has a roof structure that
completely or partially blocks the view to the sky shall be located within the required
setback area unless specifically allowed herein;
d. No part of a yard or other open space required in connection with any building, building
plot, or use for the purpose of complying with this UDO, shall be included for any other
building, building plot, or use as part of a yard or open space; and
e. Where an existing lot was created by an approved plat prior to July 15, 1970 and the
property is designated as Neighborhood Conservation in the Comprehensive Plan Future
Land Use and Character Map a new (infill) single-family dwelling unit shall use the adjacent
lots to determine the appropriate front yard setback. The new dwelling unit shall be set no
closer to the street or farther back from the street than the nearest neighboring units. Areas
zoned NPO, Neighborhood Prevailing Overlay District are exempt from this requirement.
Setbacks for areas zoned NCO, Neighborhood Conservation Overlay are stated in the
specific rezoning ordinance for the area.
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Sec. 8.3. - General Requirements and Minimum Standards of Design for Subdivisions within the City
Limits.
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H. Lots.
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2. Platting and Replatting within Older Residential Subdivisions.
a. This section applies to a subdivision in which any portion of the proposed subdivision
meets all of the following criteria:
1) Such portion of the subdivision is currently zoned or developed for single-family
detached residential uses as of January 1, 2002 with the exception of NG-1, NG-2,
NG-3, NPO, and NCO zoning districts;
2) Such portion of the subdivision is part of a lot or building plot that was located within
the City limits when it was created on or prior to July 15, 1970. This also includes lots
that may have been vacated or replatted after July 15, 1970 but where the original plat
predates July 15, 1970; and,
3) Such portion of the subdivision is designated as Neighborhood Conservation in the
Comprehensive Plan Future Land Use and Character Map.
b. In addition to the other provisions of this UDO, no plat or replat intended to provide for the
resubdivision of an existing lot or lots in a residential subdivision which meets the above
criteria may be approved unless:
1) The plat does not create an additional lot or building plot; or
2) For a proposed plat which does create an additional lot or lots, the lot(s) must meet or
exceed the average width of the lots along the street frontage for all of the lots in the
block, including the subject lot(s) and contain at least eight thousand five hundred
(8,500) square feet of space for each dwelling unit.
For the purpose of determining the average lot width, a lot shall be defined to include
the lot, lots and/or portions of lots that have been combined and used as a residential
plot or building plot, as of July 15, 1970. The Administrator may include the lots on the
opposing blockface when calculating the average lot width if the lots are similar in
character and the Administrator may exclude lots to the rear when said lots are part of
another subdivision or dissimilar in character.
c. It is the applicant's responsibility to provide documentation during the application process
regarding the original plat in which the lot was created and/or the configuration and
ownership documentation of the properties since July 15, 1970.
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