HomeMy WebLinkAbout10/01/2020 - Agenda Packet - Planning & Zoning CommissionCollege Station, TX
Meeting Agenda
Planning and Zoning CommissionPhone: 888 475 4499 and Webinar ID: 979 5256 2973Internet: https://zoom.us/j/97952562973
The City Council may or may not attend the Planning & Zoning Commission Regular Meeting.
October 1, 2020 6:00 PM 1101 Texas AvenueCollege Station, TX 77840
College Station, TX Page 1
*The City uses a thirdparty vendor to help host the meeting and if the call-in number is not
functioning access will be through the internet link only.
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.Informational Agenda
3.1.Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
3.2.Discussion of Minor / Amending Plats approved by Staff:
West Park Addition, Block 1, Lot 1R1A ~ Case #FP2020000035 (Rodriguez)
3.3.Presentation and discussion regarding Capital Improvement Program transportation projects.
Sponsors:Emily Fisher
Attachments:None
3.4.Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, October 8, 2020 ~ City Council Meeting ~ Virtual Meeting ~ See Agenda
for Meeting Times (Liaison Mather)
Thursday, October 15, 2020 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m.
Thursday, October 22, 2020 ~ City Council Meeting ~ Virtual Meeting ~ See Agenda
for Meeting Times (Liaison Osborne)
Thursday, November 5, 2020 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m.
Planning and Zoning Commission
Page 2 October 1, 2020
3.5.Discussion and review regarding the following meetings: Design Review Board, BioCorridor
Board.
4.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.
4.1.Consideration, discussion, and possible action to approve meeting minutes:
Attachments:1.August 28 2020 CC PZ Joint Meeting
2.September 17 2020
5.Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
6.Regular Agenda
6.1.Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
the Comprehensive Plan Future Land Use and Character Map from Wellborn Estate to
Wellborn Commercial for approximately 8 acres, generally located at 6620 Victoria Avenue.
Case #CPA2020000004 (Note: Final action of this item will be considered at the October 22,
2020 City Council Meeting Subject to change.)
Sponsors:Treston Rodriguez
Attachments:1.Staff Report
2.Vicinity Map, Aerial, Small Area Map
3.Comprehensive Plan Exhibit
4.Background Information
5.Applicant's Supporting Information
6.Comprehensive Plan Amendment Map
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Planning and Zoning Commission
Page 3 October 1, 2020
6.2.Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
the Comprehensive Plan Future Land Use and Character Map from Suburban Commercial to
Urban for approximately 10 acres, generally located at 1660 Graham Road. Case #CPA2020
000005 (Note: Final action of this item will be considered at the October 22, 2020 City Council
Meeting Subject to change.)
Sponsors:Treston Rodriguez
Attachments:1.Staff Report
2.Vicinity Map, Aerial, Small Area Map
3.Comprehensive Plan Exhibit
4.Background Information
5.Applicant's Supporting Information
6.Comprehensive Plan Amendment Map
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 September 25, 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."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.
Page 3 of 39
Planning and Zoning Commission
Page 4 October 1, 2020
“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.”
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August 28, 2020 City Council / P&Z Joint Meeting Minutes Page 1 of 6
MINUTES
CITY COUNCIL / PLANNING & ZONING COMMISSION JOINT WORKSHOP
August 28, 2020 9:00 a.m.
Phone: 888 475 4499 and Webinar ID: 950 3984 9384 Internet: https://zoom.us/j/95039849384
COUNCIL MEMBERS PRESENT: Karl Mooney, Linda Harvell, John Crompton, John Nichols, Bob Brick, Dennis Maloney COMMISSIONERS PRESENT: Dennis Christiansen, Elizabeth Cunha, Joe Guerra, Bobby Mirza, Bill Mather COMMISSIONERS ABSENT: Jeremy Osborne CITY STAFF PRESENT: Jennifer Prochazka, Jeff Capps, Jeff Kersten, Molly Hitchcock, Alyssa Halle-Schramm, Treston Rodriguez, Jason Schubert, Carla Robinson, Mary Ann Powell, Tanya Smith, Barbara Moore, Brian Piscacek, Lisa McCraken and Kristen Hejny
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Mayor Mooney called the Council to order at 9:03 a.m.
Chairman Christiansen called the Commission to order at 9:04 a.m.
2. Joint Workshop Agenda
2.1 Presentation, discussion, and possible action on the Next 10 project and the Comprehensive Plan 10-Year Evaluation and Appraisal Report.
Alyssa Halle-Schramm, Planning & Development Services, gave an overview of the draft
Comprehensive Plan 10-Year Evaluation and Appraisal Report. The purpose of an
Evaluation and Appraisal Report is to serve as a “checkup” by identifying the long range Comprehensive Plan’s successes and shortcomings and recommending appropriate modifications in response to changing conditions. College Station’s Comprehensive Plan was adopted in 2009. It is meant to be a “living document” and recommends that the City
undertake regular evaluations and updates, including a thorough review every five years.
Now 10 years into the plan, the City undertook a major effort to evaluate the plan, consider recent growth and best practices, and identify needed updates to the City’s policies.
Jamie Green and Michael Curtis, project consultants from Planning NEXT, stated that this process began in June of 2019 with stakeholder and focus group interviews and the
formation of a Comprehensive Plan Evaluation Committee (CPEC). The CPEC has
provided guidance throughout the process and is comprised of three representatives each from the City Council and Planning & Zoning Commission, along with seven citizen representatives. The current draft report is the culmination of many months of staff and
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August 28, 2020 City Council / P&Z Joint Meeting Minutes Page 2 of 6
CPEC review, analysis, and multiple rounds of community and stakeholder input. The
report features a list of potential strategies and actions, contains a set of considerations for future map changes, and summarizes the community and stakeholder input. The report serves to prepare the City for an update to the plan, which will begin following the report’s acceptance. City staff will draft update amendments, which will be
made available for public feedback and will go through the public hearing process at
future Planning & Zoning Commission and City Council meetings. Formal Comprehensive Plan updates are expected in 2021.
Council Member Crompton expressed concerns for the plan as it fundamentally applies to the City’s budget and the ongoing COVID-19 pandemic.
Long Range Planning Administrator Halle-Schramm stated that other departments have been engaged as it applies to their programs and policies within the plan. Ms. Halle-Schramm stated that the plan helps guide private development decisions and private dollars.
Council Member Crompton expressed a desire to renovating areas of the community, and shifting to home ownership from rental property. Mr. Crompton would like to see more emphasis on reviving existing neighborhoods and incentives for resuscitation of existing neighborhoods.
Commissioner Guerra made a comment specific to the scenarios areas that were tested for public input. He recommended not pursuing scenario five and that each scenario should have its own neighborhood or district plan. Mr. Guerra also stated specific to the Post Oak Mall, that a redevelopment plan be created. Mr. Guerra would also like to include the Brazos Valley Transit Organization in any future redevelopment plans for the mall property.
Chairman Christiansen suggested engaging the Texas A&M University (TAMU) System in the discussions. Mr. Christiansen stated that he thought Northgate was a missed opportunity in not making that a scenario planning area or future planning effort.
Mayor Mooney stated that the plan must address rental housing and that there are many unknowns in how living and development patterns have and will continue to change due to COVID-19. He suggested that the City track these trends and may need to incorporate the impacts or increased
vacancies into future plans.
Council Member Crompton stated that road capacity of TAMU cannot be increased, and there is a major need to remove automobile use or have alternative transportation options within one mile of
campus. The meeting recessed at 10:04 a.m.
The meeting resumed at 10:16 a.m.
Long Range Planning Administrator Halle-Schramm and Michael Curtis, Planning NEXT,
gave an overview of the organization of the 10-Year Evaluation and Appraisal Report.
Council Member Harvell stated need to keep the “heart of TAMU” in the vision statement along with “the heart of Aggieland”.
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August 28, 2020 City Council / P&Z Joint Meeting Minutes Page 3 of 6
Council Member Brick suggested adding the term multimodal in the new goal language for Chapter
6 to read , a “well-connected multimodal mobility system”.
Commissioner Guerra would like to see the chapter title changed from Transportation to Mobility.
Chairman Christiansen stated that vision and goals are being confused and not specific enough to
know when a desired objective has been achieved.
Council Member Brick would like to see all bullet points from the existing vision statement incorporated in the proposed vision, and each bullet pulled together as a synopsis.
Council Member Harvell supported Council Member Brick’s point.
Long Range Planning Administrator Halle-Schramm presented the recommended changes to the Land Use Categories.
Mayor Mooney suggested not using the word “centers” for Urban Center and Neighborhood Center, but something more apparent.
Mayor Mooney asked if Restricted Suburban and General Suburban land uses, now referred to Suburban Residential, will still hold their own restrictions.
Long Range Planning Administrator Halle-Schramm clarified that land use categories are broad uses, and there are still two distinct zoning districts.
Commissioner Guerra expressed concerns with the proposed category name of “Employment Center” and its effects on recruiting new businesses and talent to the area.
Council Member Harvell agrees with revising the name “Employment Center”, and continuing with “Business Park”.
Council Member Crompton asked why the “Urban Residential” category would not be call high
density multi-family.
Long Range Planning Administrator Halle-Schramm clarified that this category name is meant to reflect urban character not necessarily the housing type, and staff is trying to get away from one to
one naming matches with the zoning districts. The high density multi-family zoning district is called MF Multifamily.
Long Range Planning Administrator Halle-Schramm stated that the Mixed Residential category is meant to be a scaled down category between Urban Residential and Suburban Residential land uses and serve as a transition between the two or between suburban and commercial uses.
Council Member Brick suggested that a period of transition from old titles to new titles, and an example sheet should be provided to Council, Commission and the public.
Commissioner Guerra spoke on his sketch level analysis in regards to concerns with combining the Restricted Suburban and General Suburban land uses and implications it may have with increasing traffic and utility demands.
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August 28, 2020 City Council / P&Z Joint Meeting Minutes Page 4 of 6
Council Member Crompton asked for a summarization from Commissioner Guerra’s sketch level
analysis, and from Ms. Halle-Schramm, as it applies to policy change.
Commissioner Guerra stated that increasing the densities may require added capacity projects to meet infrastructure needs.
Long Range Planning Administrator Halle-Schramm stated that staff are recommending to group similar land characters into one category, while both zoning types may be allowed, they may not be appropriate.
Assistant City Manager Prochazka made a distinction between land use and zoning, stating that staff does not want our future land use map to look like a zoning map. Ms. Prochazka further stated that land use plans allow for several zonings within each category.
Council Member Maloney asked how staff let applicants know if a development will not be compatible in an area.
Long Range Planning Administrator Halle-Schramm clarified that staff is discussing land use, not zoning. Ms. Halle-Schramm stated land use prescribes types of uses appropriate for an area, does not prescribe what is allowed on a property today, which is zoning.
Council Member Crompton expressed concerns about the use of distribution data from the public input phases. Mr. Crompton further questioned the number of respondents to re-evaluate the Suburban Commercial and General Commercial locations.
Council Member Harvell expressed a desire to see respondent numbers.
Council Member Brick stated that Suburban Commercial land uses were intended to act as a buffer between residential and commercial developments, and questioned why the Suburban
Commercial would be turning into General Commercial. Long Range Planning Administrator Halle-Schramm clarified that Suburban Commercial changes
to General Commercial would not be city wide, they would be considered on case-by-case basis as staff evaluates updates to the Future Land Use map.
The meeting recessed at 11:28 a.m.
The meeting resumed at 12:07 p.m. Mr. Curtis resumed the presentation with future planning area prioritization. The proposed future planning areas list was developed from input from the public and the Comprehensive Plan Evaluation Committee. Mayor Mooney expressed concerns with the Wellborn Road and George Bush Drive area
being part of the future planning areas. Future planning will need to be based on the timing of the George Bush Drive / Wellborn Road TxDOT grade separation project.
Council Member Crompton expressed no interest in exploring alternatives for Southside and the George Bush Drive corridor, but rather protecting and enhancing the existing area.
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August 28, 2020 City Council / P&Z Joint Meeting Minutes Page 5 of 6
Council Members Nichols and Maloney agreed with not exploring alternatives for the
Southside/George Bush Drive corridor. It was clarified that scenario area six is not being recommended for future planning efforts in the draft Report.
Council Member Crompton would like to see the plan include street construction funding.
Council Member Brick would like a conceptual outline of future roadways incorporated into plans brought before Commission and Council.
Transportation Planning Coordinator Schubert explained that the Thoroughfare Plan includes future build out of the road network. Mr. Schubert also explained that developers will also complete portions of a thoroughfare or road section within private developments as that project develops. Chairman Christiansen expressed agreement with providing funding reality for street/roadway construction. Commissioner Guerra stated that TxDOT has been commissioned to do a feasibility study and route study of the future I-14 Corridor. Mr. Guerra explained that TxDOT considers this a priority project using State Highway 6 as a route for freight traffic, stating that future I-14 needs to connect to the B/CS inner loop, more specifically connecting to State Highway 6.
Long Range Planning Administrator Halle-Schramm and Transportation Planning Coordinator Schubert presented the Strategic Action Highlights to the Council and Commission, focusing
on proposed changes to Chapters 2 - 10. Council Member Crompton wanted clarification on whether this is a community wide character
effort, or only focus on the six areas. Long Range Planning Administrator Halle-Schramm stated that this is a community wide effort. Council Member Crompton expressed his support for the neighborhood toolkit, but would like an incentive/resuscitation or neighborhood enhancement tool for neighborhoods. He would like to see the language in Chapter 3 strengthened. The meeting recessed at 1:08 p.m. The meeting resumed at 1:15 p.m.
Mayor Mooney opened the public hearing. Charles Coats, College Station, stated he is with College Station Habitat for Humanity. He briefly explained that he was encouraged by Chapter 3.5 Strategic Action that states “Develop and refine data monitoring processes to analyze housing trends and define a strategic set of actions to address housing affordability, diversity, and gentrification.” Mr. Coats expressed that this looks
like affordable housing is in the planning process but expressed concern that College Station residents will be pushed out because they cannot afford living in College Station. Mayor Mooney closed the public hearing.
Council Member Crompton expressed concerns that existing Chapter Five needs to be rewritten
and updated.
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August 28, 2020 City Council / P&Z Joint Meeting Minutes Page 6 of 6
Council Member Maloney expressed that FEMA maps are behind and also need to be updated,
possibly included in a policy.
Council Member Crompton asked for clarification on the traffic impact analysis (TIA) process conducted by private developers.
Transportation Planning Coordinator Schubert stated that the Thoroughfare Plan is intended to be calibrated based on the future land uses for the future build out of College Station. Mr. Schubert stated that private developers have the opportunity to upgrade as needed at a later time.
Commissioner Guerra stated that staff should coordinate with the Brazos Valley Transit District, and they should be mentioned in actions regarding transit.
Chairman Christiansen stated TAMU transit operation has expressed interest in partnering with Brazos Valley Transit District.
Transportation Planning Coordinator explained that the regional partnerships will involve TAMU.
Mayor Mooney asked staff to keep the I-14 and the 214 loop included in the plan in Chapter Nine.
Council Member Crompton would like to remove scenario area six (George Bush across from Texas A&M along the Southside community) from redevelopment.
Transportation Planning Coordinator Schubert clarified that scenario area six was evaluated during the public input phase and is not listed for redevelopment nor included in the areas for future planning efforts in the Report.
3. Adjourn
The meeting adjourned at 2:03 p.m.
Approved: Attest: ______________________________ ________________________________ Dennis Christiansen, Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services
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September 17, 2020 P&Z Meeting Minutes Page 1 of 5
MINUTES
PLANNING & ZONING COMMISSION
September 17, 2020 6:00 p.m.
Webinar ID: 962 5266 0718
Internet: https://zoom.us/j/96252660718
COMMISSIONERS PRESENT: Dennis Christiansen, Jeremy Osborne, Elizabeth Cunha, Joe Guerra,
Bobby Mirza
COMMISSIONER ABSENT: Bill Mather
COUNCIL MEMBERS PRESENT: Linda Harvell
CITY STAFF PRESENT: Jennifer Prochazka, Molly Hitchcock, Carol Cotter, Erika Bridges, Anthony
Armstrong, Elizabeth Pedersen, Alyssa Halle-Schramm, Jesse DiMeolo, Jason Schubert, Leslie Whitten
and Kristen Hejny
1. Call Meeting 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. Informational Agenda
3.1 Discussion of new development applications submitted to the City
New Development Link: www.cstx.gov/newdev
There was no discussion.
3.2 Discussion of Minor / Amending Plats approved by staff:
West Park Addition, Block 6, Lots 11-R & 12-R ~ Case #FP2020-000020 (DiMeolo)
College Park Subdivision, Block C, Lot 8R ~ Case #FP2020-000015 (Greer)
Drozd Subdivision, Block 1, Lots 1A-A, 1A-B & 1A-C ~ Case #FPCO2020-000006
(Rodriguez)
There was no discussion.
3.3 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, September 24, 2020 ~ City Council Meeting ~ Virtual Meeting ~ See Agenda
for Meeting Times (Liaison – Cunha)
Thursday, October 1, 2020 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m.
Thursday, October 8, 2020 ~ City Council Meeting ~ Virtual Meeting ~ See Agenda
for Meeting Times (Liaison – Mather)
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September 17, 2020 P&Z Meeting Minutes Page 2 of 5
Thursday, October 15, 2020 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m.
There was no discussion.
3.4 Discussion and review regarding the following meetings: Design Review Board,
BioCorridor Board.
There was no discussion.
Consent Agenda
4.1 Consideration, discussion, and possible action to approve meeting minutes.
September 3, 2020
Commissioner Osborne motioned to approve the Consent Agenda. Commissioner Guerra
seconded the motion, motion passed (5-0).
5. Consideration, discussion and possible action on items removed from the Consent Agenda by
Commission Action.
No items were removed.
6. Regular Agenda
6.1 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 boundaries from C-3 Light Commercial
and R Rural to GC General Commercial on approximately 10 acres of land located at
4111 State Highway 6 South. Case #REZ2020-000006 (Note: Final action of this item
will be considered at the October 8, 2020 City Council Meeting – subject to change)
Staff Planner DiMeolo presented the Rezoning to the Commission, recommending
approval.
Commissioner Guerra asked why a Traffic Impact Analysis (TIA) was not required.
Transportation Planning Coordinator Schubert stated that a TIA was not required with the
rezoning but may be required at the time of development. Mr. Schubert explained there
were contributing factors including that Town Lake Drive will function as right-in, right-
out access with a deceleration lane along the SH 6 Frontage Road, the full construction of
Town Lake Drive is not proportionate to the development, and traffic patterns over the
summer and during the pandemic may not be representative for an analysis.
Chairman Christiansen opened the public hearing.
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September 17, 2020 P&Z Meeting Minutes Page 3 of 5
No one spoke.
Chairman Christiansen closed the public hearing.
Commissioner Osborne motioned to recommend approval of the Rezoning.
Commissioner Mirza seconded the motion.
Commissioner Guerra spoke in regards to TIAs and proportionality, that it is important
for future impact that staff review data models with future analysis.
The motion passed (5-0).
6.2 Public Hearing, presentation, discussion, and possible action regarding the
Comprehensive Plan 10-Year Evaluation and Appraisal Report. (Note: Final action of
this item will be considered at the September 24, 2020 City Council Meeting – Subject to
change.)
Long Range Planning Administrator Halle-Schramm and Transportation Planning
Coordinator Schubert presented updates on the 10-Year Evaluation and Appraisal Report.
Commissioner Cunha stated that staff needed to note that this Plan was finalized during
COVID-19.
Commissioner Guerra requested that staff be strategic in density increases when
combining General Suburban and Restricted Suburban land uses.
Commissioner Mirza expressed support for City Staff reviewing mass transit options.
Chairman Christiansen stated that the Northgate District needs to fall into a scenario area
to address traffic congestion in the vicinity of Texas A&M University (TAMU). Mr.
Christiansen further stated that if Chapter 6 in the plan is a “mobility” chapter, it should
be labeled as such. Mr. Christiansen expressed concern that this evaluation process
states that the City will continue to do a lot about transportation, yet continue not
addressing congestion.
Chairman Christiansen opened the public hearing.
Justin Collins, Wolf Pen Creek, College Station, expressed support for more changes in
residential land use. Mr. Collins stated that there is a need for housing as it pertains to
employment opportunity, as the City develops; it is not fostering Economic
Development. Mr. Collins suggested the City account for extra space for
commercial/office development growth, public engagement sections, parks and public
services.
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September 17, 2020 P&Z Meeting Minutes Page 4 of 5
Chairman Christiansen closed the public hearing.
Commissioner Osborne motioned to recommend acceptance of the Comprehensive
Plan 10-Year Evaluation and Appraisal Report. Commissioner Cunha seconded the
motion, motion passed (5-0).
6.3 Presentation, discussion and possible action to allow a rezoning application to be
considered for approximately 4 acres located at 3914 Alamosa Street, generally located
west of Harvey Road and south of Summit Crossing Lane, within 180 days of a rezoning
request being denied. Case #REZ2020-000005
Staff Planner Jesse DiMeolo presented the request to the Commission.
Commissioner Guerra asked if the applicant will need to pay new application fees.
Staff Planner DiMeolo stated, that yes, new application fees will be required.
Commissioner Mirza asked for the response from the HOA to letters received regarding
rezoning.
Mr. Metcalf stated that responses from HOA were provided to Staff Planner DiMeolo and
were available in the packet.
Commissioner Osborne clarified that this vote is only to allow the applicant to bring the
rezoning before the Commission and Council, prior to the 180 day waiting period.
Chairman Christiansen responded that tonight’s vote will start the process over again,
prior to the waiting period.
Commissioner Osborne motioned to recommend allowance of reapplication of the
Rezoning to be considered prior to 180 days. Chairman Christiansen seconded the
motion.
There was general discussion regarding the new and additional information.
The motion passed (5-0).
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.
8. Adjourn
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September 17, 2020 P&Z Meeting Minutes Page 5 of 5
The meeting adjourned at 7:09 p.m.
Approved: Attest:
______________________________ ________________________________
Dennis Christiansen, Chairman Kristen Hejny, Admin Support Specialist
Planning & Zoning Commission Planning & Development Services
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October 1, 2020
Regular Agenda
Comprehensive Plan Amendment
To: Planning & Zoning Commission
From: Treston Rodriguez, Staff Planner
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending the Comprehensive Plan Future Land Use and Character Map from Wellborn Estate to
Wellborn Commercial for approximately 8 acres, generally located at 6620 Victoria Avenue. Case
#CPA2020-000004 (Note: Final action of this item will be considered at the October 22, 2020 City
Council Meeting- Subject to change.)
RECOMMENDATION: Staff recommends denial of the Comprehensive Plan Future Land Use and
Character Map amendment.
Summary: The applicant is requesting an amendment to the Comprehensive Plan Future Land Use and
Character Map from Wellborn Estate to Wellborn Commercial for approximately 8 acres located west of
the adjacent Castlegate II Subdivision. The subject property and properties to the north are primarily
designated Wellborn Estate on the Comprehensive Plan Future Land Use and Character Map, while the
properties to the west are Wellborn Suburban, to the east Restricted Suburban, and the properties to the
south across Victoria Avenue are Estate. It is the applicant’s intent to develop self-storage units on the
subject property.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area of the City: The subject property is currently
designated as Wellborn Estate on the Comprehensive Plan Future Land Use and Character Map.
The Wellborn Estate land use designation is generally for areas that should have limited
development activities due to public service limitations and the prevailing rural character of the
Wellborn community. These areas generally consist of low density single-family residential lots.
The surrounding areas are designated as Restricted Suburban and Wellborn Estate on the
Comprehensive Plan Future Land Use and Character Map. The character of the surrounding area
is largely residential in nature and consists of low to moderate density residential uses.
The subject property is located within the Wellborn Community Plan which was adopted by City
Council on April 25, 2013. Generally, this area is located in the southwestern portion of the City
and includes much of the Wellborn Community. According to the plan, the annexation process
was contentious and throughout the process, residents, land-owners, and business owners
expressed their desire to preserve the area’s rural and unique character. Through the Wellborn
Community Plan, citizens of the community have overwhelmingly identified the long-term
character of Wellborn as being one of a rural nature with open space that is both privately and
publicly held. The citizens see the area continuing as a place where local stores survive and low-
density large acreage homesites remain.
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Within the past five years, there have only been two Comprehensive Plan amendments in this
part of College Station. The first in December of 2015, where City Council heard and approved a
request to amend the Comprehensive Plan Future Land Use and Character Map to allow for
General Suburban for approximately 120 acres located northeast of the subject property. The
second in January of 2019, where City Council heard and approved a request to amend the
Comprehensive Plan Future Land Use and Character Map to allow Wellborn Commercial for
approximately 7 acres located northwest of the subject property along Wellborn Road. Wellborn
Commercial is generally for concentrations of commercial activities that focus primarily on the
nearby residents versus the larger community. Such uses should be limited in size and not
accommodate for drive-thru services. Specific design elements, as described in the Wellborn
Community Plan, should be incorporated into such developments so as to limit the visual impact
on the community and enhance the defined character. The effect of these amendments on the
area are marginal as the area’s Future Land Use and Character Map has remained largely
unchanged with the prevailing use in the subject area remaining low density residential uses.
2. Compatibility with the existing uses, development patterns, and character of the immediate area
concerned, the general area, and the City as a whole: To the east of the subject property is
Castlegate II (overall density 2.86 dwelling units per acre) and to the west Turnberry Place (overall
density 0.76 dwelling units per acre). South across Victoria Avenue, is Wellborn Oaks (overall
density 0.23 dwelling units per acre) and to the north, is an existing single-family home located on
10 acres. The proposed amendment to Wellborn Commercial would create a commercial land
use designation that is entirely surrounded by residential uses. The Wellborn Community Plan
states that “citizens of the wellborn community and surrounding areas have identified the desire
to maintain the existing level of commercial activity,” and that these commercial “development
patterns should be closer to F.M. 2154.”
3. Impact on environmentally sensitive and natural areas: There is no FEMA designated floodplain on
the property. However, the Peach Creek South Tributary runs through a section of the subject
property and it is located within an existing private drainage easement. Future development on
the subject property should be sensitive to the natural features of the area. While a Wellborn
Commercial Designation would not require open space within the development, the applicant
has stated that, “We recognize that a portion of this property is in an environmentally sensitive
area, and we will accommodate for this area in the design of our plans.”
4. Impacts on infrastructure including water, wastewater, drainage, and the transportation network:
The property is located within Wellborn Special Utility District’s water service area. A septic
permit can be acquired from the Brazos County Health Department. Detention may be required
with future development and would be addressed with the site plan. Drainage and other
infrastructure required with site development shall be designed and constructed in accordance
with the B/CS Unified Design Guidelines. The subject property is located at the intersection of
Victoria Avenue and Woodlake Drive, both of which are designated as future Major Collectors on
the Thoroughfare Plan and currently constructed as rural section two-lane roadways. Victoria
Avenue just to the east of the property is constructed as a collector through the adjacent
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Castlegate II subdivision. The Wellborn Commercial designation would increase the potential
traffic generated from this site in comparison to the existing Wellborn Estate designation though
the amount can vary greatly depending upon the specific use developed.
5. Consistency with the goals and strategies set forth in the Comprehensive Plan: The intent of
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. The subject property and surrounding areas to the north and
west are identified in the Comprehensive Plan as part of Wellborn Community Plan. The Wellborn
Community Plan states that “citizens of the Wellborn Community have overwhelming identified
the long-term character of Wellborn as being one of a rural nature with open space that is both
privately and publicly held. The Citizens see the area continuing as a place where local stores
survive and low-density large acreage homesites remain.”
The proposed amendment to Wellborn Commercial would create a commercial land use
designation that is entirely surrounded by residential uses. This would also create an isolated
commercial use that is approximately 3,270 feet away from F.M. 2154 which the Wellborn
Community Plan which states should be closer to F.M. 2154.
The Wellborn Commercial land use designation is inappropriate for this property as it is
surrounded by established low to moderate density neighborhoods to the west, east, and south
across Victoria Avenue.
STAFF RECOMMENDATION
Staff recommends denial of the Comprehensive Plan Future Land Use and Character Map amendment.
SUPPORTING MATERIALS
1. Vicinity Map, Aerial, and Small Area Map
2. Comprehensive Plan Exhibit
3. Background Information
4. Applicant’s Supporting Information
5. Comprehensive Plan Amendment Map
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BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: October 1, 2020
Advertised Council Hearing Date: October 22, 2020
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:
Castlegate II, Creek Meadows, Wellborn Oaks, and Sweetwater Forest HOAs
Property owner notices mailed: None
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: None at the time of this report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Wellborn Estate Rural Single-Family
Residential
South
Victoria Ave.
(2-Lane Major
Collector)
n/a Victoria Ave.
(2-lane rural roadway)
East Wellborn Estate and
Restricted Suburban Restricted Suburban
Common Area, Single-
Family Residential, and
Vacant Lots
West Wellborn Estate Rural Single – Family
Residential
DEVELOPMENT HISTORY
Annexation: 2011
Zoning: A-O Agricultural Open upon annexation
PDD Planned Development District with a base zoning of WE Wellborn Estate in
2018
Final Plat:
Castlegate II Section 209, Block 47, Lot 14 in 2017
Site development: Undeveloped
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Atique Self-Storage
Land Use Plan Amendment
1. What specific element of the Comprehensive Plan (for example, Land Use & Character designation,
Thoroughfare Plan Context Class, or thoroughfare alignment) and at what specific location (if
applicable) is requested to be amended?
Land Use Plan Amendment at 6620 Victoria Avenue
2. Please list the amendment(s) requested.
We request to amend the Land Use Plan from Wellborn Estate to Wellborn Commercial.
3. Please explain the reason for the amendment(s).
In 2018, a PDD Planned Development District zoning was approved for the property with the intent
to develop as a residential-based assisted living facility. The developers tried two different avenues
to provide sewer to the property, as there is no capacity in the City of College Station sanitary sewer
system that runs through Castlegate Subdivision. Initially, the development was designed with an
on-site septic facility; however, the cost and long-term maintenance of this system proved
problematic. As a second idea, the developers attempted to gain access to an offsite sanitary sewer
system with capacity located in a subdivision to the northeast. Efforts were made to secure
easements to that sewer line but we were unable to secure those easements due to an impasse
between the width of easement required by the City (30ft) and the width that the property owner
was willing to dedicate (20ft).
Additionally, the development costs of developing 2-acre lots, in accordance with the WE Wellborn
Estate zoning district have made a low-density development on this property unfeasible. Concrete
roadways, underground utilities and impact fees for a 3-lot subdivision results in extremely expensive
lot costs. Since sewer service is the biggest challenge for this property, we are exploring other
possible low-sewer options for development, such as self-storage under the Wellborn Commercial
land use designation.
4. Please explain the changed or changing conditions in the subject area of the City.
When the City began requiring streets to be constructed using concrete rather than asphalt in
November 2016, not only did it alter the feel of what was intended to be “rural character”, but it
added a significant cost to development - especially low-density residential development. Further,
both the City and Wellborn Special Utility District have started requiring impact fees that only add
more costs to be distributed among a small number of lots. These added costs make low-density
residential development unaffordable.
However, there has been significant higher density residential development in the vicinity that
contributes to the increased need for more self-storage options in this area of College Station.
Market studies for self-storage estimate that 10% of residential units will utilize self-storage
facilities. Development trends in College Station continue to show that most new single-family
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residential development is being added in the southern portions of College Station. Self-storage at
this location would help satisfy these demands.
5. Please show the compatibility with the existing uses, development patterns, and character of the
immediate area concerned, the general area, and the city as a whole
Wellborn Commercial is compatible with this area. Wellborn Commercial was designed for low
intensity commercial uses and activities, such as self-storage. These uses are quiet and suitable for
development within residential areas, as they serve the nearby residents. Commercial and other
business uses can be found along this stretch of Victoria, including a Taekwondo studio 1200’ from
the property, office buildings within 1800’, an RV storage facility within 2100’, and Wellborn SUD
within 2500’ of the property.
6. Please list any impacts on environmentally sensitive and natural areas.
We recognize that a portion of this property is in an environmentally sensitive area, and we will
accommodate for this area in the design of our plans.
7. List any impacts on infrastructure, including water, wastewater, drainage and transportation
network.
Self-storage is a low impact use to infrastructure. There will be little to no impact to water, supplied
by Wellborn Special Utility District, or wastewater. If an office is provided on-site, it will only need
water and wastewater for one bathroom facility. Self-storage is a very low traffic generator and will
not have an impact on the transportation network.
8. Explain consistency with the goals and strategies set forth in the Comprehensive Plan.
The Wellborn Community Plan was adopted in 2013, with an anticipated implementation span of 7-
10 years. Since adoption, a number of development policies have been adopted that have made
implementation of the plan difficult. There are a number of new development requirements that
affect development costs and the feasibility of certain types of development. Since the Plan has
reached the last phase of the process, it is our hope that the Wellborn Community Plan will be
revaluated to determine whether or not present conditions still make this Plan viable for
implementation.
The Wellborn Community Plan contemplated the lack of sanitary sewer to this property when it was
designated for Wellborn Estate uses, but it didn’t really contemplate the viability of that use given
the size of the tract and the cost of development for three lots. Since low-density residential
development is not feasible, and higher density residential isn’t an option, we believe Wellborn
Commercial developed as a self-storage facility is the next best option, given the lack of sanitary
sewer to the property.
The Wellborn Community Plan states that “commercial activity should not be more intense than
what can be found in the Community today” and that “new commercial opportunities should be
provided to promote local, neighborhood-oriented businesses that are area appropriate in scale and
character to the Wellborn Community and should represent the rural nature of the area through the
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use of open space and design.” We fully believe this type of neighborhood commercial development
can meet this goal for the Wellborn Community.
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ATIQUE INVESTMENTS LLCCASTLEGATE II SEC 209, BLOCK 47, LOT 14Acres: 8.1Proposed Land Use: Wellborn CommercialGREENS PRAIRIE INVESTORS LTDCASTLEGATE II SEC 209, BLOCK 42LOT COMMON AREAS: 3, 9, 12Acres: 2.05Current Zoning: R - RuralCurrent Land Use: Wellborn Estate12345678910VICTORIA AVENUEATIQUE INVESTMENTS LLCCASTLEGATE II SEC 209, BLOCK 47, LOT 14Acres: 8.1Current Zoning: PDDCurrent Land Use: Wellborn EstateATIQUE INVESTMENTS LLCCASTLEGATE II SEC 209, BLOCK 47, LOT 14Acres: 8.1Proposed Land Use: Wellborn CommercialGREENS PRAIRIE INVESTORS LTDCASTLEGATE II SEC 209, BLOCK 42LOT COMMON AREAS: 3, 9, 12Acres: 2.05Current Zoning: R - RuralCurrent Land Use: Wellborn Estate12345678910VICTORIA AVENUEPropertyBoundary2 LaneMajor CollectorProposed 2 LaneMajor CollectorFeet050100EXISTINGPROPOSEDVICINITY MAPNOTES:1. THERE IS NO FEMA FLOODPLAIN LOCATED ONTHIS PROPERTY PER FEMA FIRM PANEL:48041C0325E EFFECTIVE DATE: 05/16/2012.Page 27 of 39
October 1, 2020
Regular Agenda
Comprehensive Plan Amendment
To: Planning & Zoning Commission
From: Treston Rodriguez, Staff Planner
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending the Comprehensive Plan Future Land Use and Character Map from Suburban Commercial to
Urban for approximately 10 acres, generally located at 1660 Graham Road. Case #CPA2020-000005
(Note: Final action of this item will be considered at the October 22, 2020 City Council Meeting- Subject
to change.)
RECOMMENDATION: Staff recommends approval of the Comprehensive Plan Future Land Use and
Character Map amendment.
Summary: The applicant is requesting an amendment to the Comprehensive Plan Future Land Use
and Character Map from Suburban Commercial to Urban on approximately 10 acres located west of
the existing International Leadership of Texas public charter school campus. The subject property and
properties to the north and east are primarily designated as Suburban Commercial on the
Comprehensive Plan Future Land Use and Character Map, while the properties to the west and south
are General Suburban. This is in preparation for rezoning the property to multi-family to allow for
additional residential options in the area.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area of the City: The subject property and
properties to the north and east have a future land use designation of Suburban Commercial
with Natural Areas Reserved along Lick Creek. 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). The design of structures is intended to
be compatible with surrounding single-family residential neighborhoods. Institutional/Public is
located to the north across Graham Road at the City of College Station’s Public Utilities site. The
property to the northwest across Graham Road is designated as Medical Use with a small
portion of Natural Areas Reserved along Lick Creek. Properties to the west and south have a
General Suburban land use designation and are developed as residential properties within the
Dove Crossing Subdivision.
The subject property is adjacent to both the Medical District Master Plan area and 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, CHI St. Joseph Health College Station Hospital,
as well as a number of other medical related facilities and a master planned, City-owned
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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 area near the intersection of Longmire and Graham Road has continued to grow with the
development of the adjacent ILT school to the east and an optometry office. Other uses in this
area include, but not limited to parks, hospitals, commercial retail (banks, hotels, and grocery
stores), public utilities, offices, and single-family residential. These variety of uses support a
variety of housing types, however the area is primarily single-family detached homes.
The Urban designation allows for an intense level of development activities and consists of
townhomes, duplexes, and high-density apartments. An amendment to Urban would lay the
foundation for providing a higher concentration of dwelling units located within walking
distance to a school, grocery store, medical offices, and employment centers, which could
ultimately lead to a more walkable pedestrian friendly neighborhood.
Since the area was annexed in December of 1993, the Comprehensive Plan Future Land Use
and Character Map has remained largely unchanged for this part of town.
2. Compatibility with the existing uses, development patterns, and character of the immediate area
concerned, the general area, and the City as a whole: The applicant is requesting an amendment
to the Future Land Use and Character Map to Urban. The Urban designation is generally for
areas that should have a very intense level of development activities. These areas will tend to
consist of townhomes, duplexes, and high-density apartments.
The property has an existing single-family home, and the adjacent property to the east is the
International Leadership of Texas campus located on approximately 14.38 acres. To the south
and west is the Dove Crossing Subdivision with an overall density of 4.23 dwelling units per acre.
North across Graham Road, is approximately 47.43 acres owned by the City of College Station,
some of which hosts the City of College Station’s fleet services and public utilities.
A higher concentration of dwelling units per acre would support the nearby parks, commercial
retail (banks, hotels, and grocery stores), offices, and the city’s medical corridor. Additionally, it
would provide an appropriate transition and step down of the intensity of land uses from the
commercially zoned areas along Rock Prairie and Highway 6, as you would go from medical
facilities to a grocery store, hotel, school, this urban designation which would allow for a future
multi-family development, and then the surrounding single-family detached homes.
3. Impact on environmentally sensitive and natural areas: While the subject property is located
nearby Lick Creek, there is no FEMA designated floodplain on the property. The applicant has
stated that the subject property “will follow city codes and ordinances and will not have adverse
impacts on the surrounding areas.”
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4. Impacts on infrastructure including water, wastewater, drainage, and the transportation network:
This property was assumed as a Suburban Commercial land use within the City’s currently
adopted Water and Wastewater Master Plans. The applicant provided City staff with anticipated
demands for the proposed Urban Future Land Use. These demands were loaded into the City’s
water and wastewater models to determine if adequate capacity exists for the proposed higher
density land use type.
The results of the water distribution model scenario indicate that adequate domestic water
capacity is available. However, the wastewater collection system model output demonstrated
capacity concerns. Any near-term rezoning proposal to an urban intensity use would have to be
carefully considered as further analysis shows significant downstream sanitary sewer system
improvements would be required at the developer’s expense and would include upgrades to an
existing lift station, as well as the upsizing of approximately 3,250 LF of sanitary sewer mains.
However, there is an approved capital project that is expected to be completed within the next
three to four years that will provide the necessary capacity for this higher land use type. The
completion of this City funded CIP would eliminate the need for a developer to provide the
currently identified downstream improvements.
Drainage and other public infrastructure required with site development shall be designed and
constructed in accordance with the B/CS Unified Design Guidelines. A traffic impact analysis
(TIA) is not required with comprehensive plan amendments; however, the applicant’s
application refers to a TIA being commissioned for an intended future rezoning if applicable.
Both Graham Road and nearby Longmire Drive are constructed to their full cross sections as 2-
lane Major Collectors per the City’s Thoroughfare Plan. The subject property also has two public
streets stubbed to the property; Crystal Dove Avenue to the west and White Dove Trail to the
south.
The proposed Urban amendment could create a higher density land use in an area that has
experienced traffic issues during drop-off and pick-up times of the adjacent ILT school campus to
the east. It is not uncommon however for queueing issues to exist around school sites during
these times. Both Graham Road and Longmire Drive are designated and constructed to their
Major Collector cross sections and a traffic signal was installed at their intersection by ILT. Based
on the trip rate table provided in the UDO, future multi-family development could generate
more trips per acre than the adjacent General Suburban uses (18.6 trips per acre vs. 8 trips per
acre). It has the potential to actually generate fewer trips per acre than a Suburban Commercial
zoning, which could have 40 trips per acre though there is much variability in commercial trip
generation depending upon the end use. These rates are based on national averages and the
actual resulting trip rate will depend upon the specific use developed.
5. Consistency with the goals and strategies set forth in the Comprehensive 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. The subject property and surrounding areas to the north and
east are designated as suburban commercial. This designation intends to provide for
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concentrations of commercial activities that cater primarily to nearby residents. The design of
these structures are compatible in size and design with the surrounding single-family residential
uses.
Staff believes that the Urban designation is appropriate for this property as it would provide a
higher concentration of dwelling units located within walking distance to a school (ILT campus),
grocery store (Kroger), medical offices, and employment centers. The land use change would
support more housing diversity in an area that is largely suburban, and it could provide
professionals who work in the medical corridor more housing options near their places of
employment.
STAFF RECOMMENDATION
While there are current concerns for wastewater capacity, a Comprehensive Plan amendment, such as
this Future Land Use and Character Map amendment, is a long-range plan for the growth of the city that
works hand-in-hand with our master utility plans. Zoning is the tool to help regulate the timing of actual
development. Staff recommends approval of the Comprehensive Plan Future Land Use and Character
Map amendment.
SUPPORTING MATERIALS
1. Vicinity Map, Aerial, and Small Area Map
2. Comprehensive Plan Exhibit
3. Background Information
4. Applicant’s Supporting Information
5. Comprehensive Plan Amendment Map
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BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: October 1, 2020
Advertised Council Hearing Date: October 22, 2020
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:
Dove Crossing and Bridle Gate HOAs
Property owner notices mailed: None
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: None at the time of this report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
Graham Rd.
(2-Land Major
Collector)
n/a
Graham Rd.
(2-Land Major
Collector)
South General Suburban General Suburban Single-family
Residential
East Suburban Commercial Rural Public Facility
(ILT School)
West General Suburban General Suburban Single-family
Residential
DEVELOPMENT HISTORY
Annexation: 1993
Zoning: A-O Agricultural Open upon annexation
A-O Agricultural Open renamed to R Rural in 2013
Final Plat: Unplatted
Site development: Undeveloped
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1660 Graham Road
Land Use Plan Amendment
1. What specific element of the Comprehensive Plan (for example, Land Use & Character designation,
Thoroughfare Plan Context Class, or thoroughfare alignment) and at what specific location (if
applicable) is requested to be amended?
Land Use Plan Amendment at 1660 Graham Road
2. Please list the amendment(s) requested.
We request to amend the Land Use Plan from Suburban Commercial to Urban.
3. Please explain the reason for the amendment(s).
We intend to provide a high-end multi-family residential option for young professionals who are
employed in the medical district and other surrounding businesses who do not wish to live in
apartments marketed for students. There is currently no multi-family option in this area who wish to
live close and even within walking distance to these professional industries. This development will
provide a housing option that is needed and lacking in this area.
4. Please explain the changed or changing conditions in the subject area of the City.
In recent years, sewer capacity has been a concern for allowing more dense development. The City is
currently planned for improvements to the area wastewater system which would be able to
accommodate a multi-family development. If necessary, the developer is willing to make such
improvements ahead of the City’s schedule. Additionally, increased traffic has been a concern,
especially at the Longmire Drive and Graham Road intersection. A traffic light was installed in July
2018 improving the safety and efficiency of traffic at the intersection.
5. Please show the compatibility with the existing uses, development patterns, and character of the
immediate area concerned, the general area, and the city as a whole.
Multi-family residential at this location would serve as a transition from the single-family residences
to the more intense school and office uses, and is better suited as a 10-acre tract adjacent to a
single-family neighborhood. Ten acres of suburban commercial does not have a “neighborhood
commercial” feel. For comparison, Cinemark, including all of the parking up to the highway, is 9.93
acres. Suburban commercial is better suited for a smaller lot. This multi-family option will not have
the bed/bath parity or other features commonly associated with purpose-built student housing. It is
intended for young professionals, graduate students, and the like.
Additionally, there are a number of land uses in the immediate area that have created a mixed-use
feel. Adding market rate multi-family residences would contribute to the diverse nature of the area
and provide housing for a sector of the market that currently doesn’t exist.
6. Please list any impacts on environmentally sensitive and natural areas.
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This property does not have any environmentally sensitive areas. All development will follow City
codes and ordinances and will not have adverse impacts on surrounding areas.
7. List any impacts on infrastructure, including water, wastewater, drainage and transportation
network.
Water is sufficient in this area. Any negative impact to wastewater capacity will be mitigated
through improvements by either the City Capital Improvement Program or by the applicant based
upon timing. Drainage would have no impact because of required compliance with the Unified
Development Ordinance. A traffic impact analysis is being commissioned for the rezoning of this
property. The applicant is willing to make the necessary improvements as directed by the TIA to
comply with the Unified Development Ordinance.
8. Explain consistency with the goals and strategies set forth in the Comprehensive Plan.
Being a part of the Area II: Spring Creek District in the Comprehensive Plan, the plan states that
“districts and corridors exhibit opportunities for a mix of uses with an emphasis on walkability and
the potential for a unique focus.” We believe providing a market rate multifamily housing option
would contribute to the mixed-use and walkable feel of this district and meet the housing needs of
young professionals.
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HERRING MARY ELIZABETHA005401, R STEVENSON (ICL), TRACT 42Acres: 10.0Current Zoning: RuralCurrent Land Use: Suburban Commerical2345678910111213141516171819202122232425126GRAHAM RDBIRMINGHAM RDHERRING MARY ELIZABETHA005401, R STEVENSON (ICL), TRACT 42Acres: 10.0Current Zoning: RuralCurrent Land Use: Suburban CommericalHERRING MARY ELIZABETHA005401, R STEVENSON (ICL), TRACT 42Acres: 10.0Proposed Zoning: RuralProposed Land Use: Urban2345678910111213141516171819202122232425126GRAHAM RDBIRMINGHAM RDEXISTINGPROPOSEDVICINITY MAPSITENOTE: This site does not lie within the100-year floodplain boundary perFEMA's Flood Insurance Rate Mappanels 48041C0310F, Effective date:April 2, 2014.Page 39 of 39