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05/20/2021 - Agenda Packet - Planning & Zoning Commission
College Station, TX Meeting AgendaPlanning and Zoning Commission Phone: *888 475 4499 and Webinar ID: 936 2140 6958Internet: https://zoom.us/s/93621406958 The City Council may or may not attend the Planning & Zoning Commission Regular Meeting. May 20, 2021 6:00 PM 1101 Texas AvenueCollege Station, TX 77840 College Station, TX Page 1 *The City uses a third-party 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 Commission 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.Impact Fee Advisory Committee The Commission Chairman will call to order the Impact Fee Advisory Committee. 4.Informational Agenda 4.1.Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev 4.2.Discussion of Minor / Amending Plats approved by Staff. Kuttler Subdivision, Block 1, Lots 1-3 ~ Case #FP2021-000009 Sponsors:Alma Guerra Page 1 of 37 Planning and Zoning Commission Page 2 May 20, 2021 4.3.Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings: Thursday, May 27, 2021 ~ City Council Meeting ~ Council Chambers with Virtual Option ~ Open Meeting 5:00 p.m. (Liaison ~ Mirza) Thursday, June 3, 2021 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m. Monday, June 7, 2021 ~ P&Z Workshop ~ Virtual Meeting with Commission In-Person in Council Chambers ~ 6:00 p.m. Thursday, June 10, 2021 ~ City Council Meeting ~ Council Chambers with Virtual Option ~ Open Meeting 5:00 p.m. (Liaison ~ Christiansen) Thursday, June 17, 2021 ~ P&Z Meeting ~ Virtual Meeting with Commission In-Person in Council Chambers ~ 6:00 p.m. 4.4.Discussion and review regarding the following meetings: Design Review Board, BioCorridor Board. 5.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. 5.1.Consideration, discussion, and possible action to approve meeting minutes: Attachments:1.May 6 2021 5.2.Presentation, discussion, and possible action regarding a Final Plat for Southern Pointe Subdivision Section 101 on approximately 10.4 acres located at 17529 State Highway 6 South, generally located north of Peach Creek Cut-Off Road and west of Pipeline Road in the City's Extraterritorial Jurisdiction (ETJ). Case #FP2018-000003 Sponsors:Erika Bridges Attachments:1.Staff Report 2.Vicinity Map, Aerial, Small Area Map 3.Final Plat 5.3.Presentation, discussion, and possible action regarding a Final Plat for Southern Pointe Subdivision Section 200 on approximately 26 acres located at 17529 State Highway 6 South, generally located north of Peach Creek Cut-Off Road and west of Pipeline Road in the City's Extraterritorial Jurisdiction (ETJ). Case #FP2020-000013 Sponsors:Erika Bridges Attachments:1.Staff Report 2.Vicinity Map, Aerial, Small Area Map 3.Final Plat 6.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. Page 2 of 37 Planning and Zoning Commission Page 3 May 20, 2021 7.Regular Agenda 7.1.Public Hearing, presentation, discussion, and possible action regarding a Final Plat for West Park Addition Block 6, Lots 4R, 5R, and 6R being a Replat of West Park Addition Block 6, Lots 4, 5, and 6 on approximately 0.525 acres located at 205 Fidelity Street, generally located at the northwest corner of Fidelity Street and Maryem Street. Case #FP2021-000005 Sponsors:Elizabeth Pedersen Attachments:1.Staff Report 2.Vicinity Map, Aerial, and Small Area Map 3.Final Plat 7.2.Public Hearing, presentation, discussion, and possible action regarding an ordinance amending the Comprehensive Plan Future Land Use and Character Map from Wellborn Preserve-Open to Wellborn Commercial for approximately 2 acres, generally located at 3970 Gus Roy Road. Case #CPA2021-000001 (Note: Final action of this item will be considered at the June 10, 2021 City Council Meeting- Subject to change.) Sponsors:Jesse Dimeolo Attachments:1.Staff Report 2.Vicinity Map, Aerial, and Small Area Map 3.Comprehensive Plan Exhibit 4.Background Information 5.Applicant's Supporting Information 6.Comprehensive Plan Amendment Map 8.Discussion and possible action on future agenda items. A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 9.Adjourn The 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 on the website and at College Station City Hall, 1101 Texas Avenue, College Station, Texas, on May 14, 2021 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, Page 3 of 37 Planning and Zoning Commission Page 4 May 20, 2021 readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the meeting so that appropriate arrangements can be made. If the City does not receive notification at least two business days prior to the meeting, the City will make a reasonable attempt to provide the necessary accommodations. Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun."Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411, Government Code (Handgun Licensing Law), may not enter this Property with a Handgun that is Carried Openly." Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad portando arma de mano al aire libre.” Page 4 of 37 May 6, 2021 P&Z Meeting Minutes Page 1 of 4 MINUTES PLANNING & ZONING COMMISSION May 6, 2021 6:00 p.m. Phone: *888 475 4499 and Webinar ID: 917 1110 0923 Internet: https://zoom.us/s/91711100923 COMMISSIONERS PRESENT: Dennis Christiansen, Joe Guerra, Jeremy Osborne, Bobby Mirza, William Wright, Bill Mather, and Jason Cornelius COUNCIL MEMBERS PRESENT: Elizabeth Cunha & John Nichols CITY STAFF PRESENT: Michael Ostrowski, Molly Hitchcock, Carol Cotter, Erika Bridges, Alyssa Halle-Schramm, Alma Guerra, Elizabeth Pedersen, Rachel Lazo, Amy Albright, Carla Robinson, 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. • Century Hill Development, Lots 1R, 2R, & 4R ~ Case #FPCO2020-000011 • West Park Addition, Block 6, Lots 11-R2A, 12-R2A, & 12-R3A ~ Case #FP2021-000011 There was no discussion. 3.3 Presentation and discussion regarding an update on items heard: • An Ordinance amendment regarding the Restricted Occupancy Overlay (ROO). The Planning & Zoning Commission heard this item on April 15, 2021 and voted (4-3) to recommend approval of the ordinance. The City Council heard this item on April 19, 2021 and voted (5-2) to approve the request. There was general discussion amongst the Commission. 3.4 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings: Page 5 of 37 May 6, 2021 P&Z Meeting Minutes Page 2 of 4 • Thursday, May 13, 2021 ~ City Council Meeting ~ Council Chambers with Virtual Option ~ Open Meeting 5:00 p.m. (Liaison – Osborne) • Thursday, May 20, 2021 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m. • Thursday, May 27, 2021 ~ City Council Meeting ~ Council Chambers with Virtual Option ~ Open Meeting 5:00 p.m. (Liaison – Mirza) • Thursday, June 3, 2021 ~ P&Z Meeting ~ Virtual Meeting ~ 6:00 p.m. • Thursday, June 7, 2021 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m. There was no discussion. 3.5 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. • April 15, 2021 Commissioner Mather motioned to approve the Consent Agenda. Commissioner Guerra seconded the motion, motion passed (7-0). 5. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission Action. There were no items removed. 6. Regular Agenda 6.1 Public Hearing, presentation, discussion, and possible action regarding a waiver request to Unified Development Ordinance Section 8.3.H.2 ‘Platting and Replatting within Older Residential Subdivisions’ and a presentation, possible action, and discussion regarding a Final Plat of Joe Pasler’s Partial Subdivision Lots 42R-A and 42R-B being a replat of Joe Pasler’s Partial Subdivision Lots 41 and 42 on approximately 0.3 acres located at 615 Pasler Street. Case #FP2020-000037 Senior Planner Lazo presented this item to the Commission, recommending approval. Commissioner Mirza asked if parking would be provided on-site or on-street. Senior Planner Lazo stated that all single-family developments are required to provide off-street parking. Commissioner Mirza asked for the parking space ratio. Senior Planner Lazo stated that the parking is 1:1. Page 6 of 37 May 6, 2021 P&Z Meeting Minutes Page 3 of 4 Commissioner Guerra asked if the existing structure will be compliant when the property is replatted. Senior Planner Lazo stated that the property owner will be required to demolish the structure prior to filing the plat. Chairman Christiansen asked if the size of the variance is of any concern to staff. Senior Planner Lazo stated that the percentage in this case is not a concern, as the property is consistent with other properties in the area. Commissioner Guerra asked based on staff’s recommendation, the staff report states that this property meets the Comprehensive Plan, is the heightened scrutiny based on older subdivisions or Comprehensive Plan. Senior Planner Lazo stated that the waiver is based upon both the older subdivisions and the Comprehensive Plan. Commissioner Guerra asked if replatting the property, will it meet the Comprehensive Plan. Senior Planner Rachel stated that the property meets the Comprehensive Plan now and will still meet when replatted. Chairman Christiansen opened the public hearing. No one spoke. Chairman Christiansen closed the public hearing. Commissioner Cornelius asked if there are any waivers on adjacent properties. Senior Planner Lazo stated that there are waivers in the area, but not on the same block. Commissioner Osborne asked if this property would look inconsistent with the surrounding character if replatted. Senior Planner Lazo stated that staff does not believe this property would be inconsistent with a replat. Commissioner Osborne motioned to approve the Final Plat and waivers as presented. Commissioner Mather seconded the motion, motion failed (3-4) with Chairman Christiansen and Commissioners Guerra, Mirza, and Wright voting in opposition. 6.2 Discussion and possible action regarding a return to in-person and/or hybrid Planning & Zoning Commission meetings. There was general discussion amongst the Commission that the Commission will begin meeting in person, with visitors still being virtual, in June 2021. Page 7 of 37 May 6, 2021 P&Z Meeting Minutes Page 4 of 4 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. Commissioner Guerra requested an update on the Comprehensive Plan and the Small Area Neighborhood Plans. 8. Adjourn The meeting adjourned at 6:30 p.m. Approved: Attest: ______________________________ ________________________________ Dennis Christiansen, Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services Page 8 of 37 Planning & Zoning Commission May 20, 2021 Scale 57 single-family lots, 1 common area, and parkland dedication on approximately 10.4 acres Location 17529 SH 6 S, generally located north of Peach Creek Cut-Off Road and west of Pipeline Road in the City’s Extraterritorial Jurisdiction (ETJ), more generally known as Texas World Speedway. Property Owner Southern Pointe, LLC Applicant Alex Pfefferkorn, Jones/Carter Project Manager Erika Bridges, P.E, CFM – Assistant City Engineer ebridges@cstx.gov Project Overview This final plat is the third phase of the Southern Pointe Subdivision, a redevelopment of the Texas World Speedway property and the first Municipal Utility District in Brazos County. The overall development includes 1,994 single-family lots, potential multi-family and commercial, a school and fire station site and parkland on 553 acres. The Southern Pointe Subdivision is located within the City of College Station’s ETJ, but as a Municipal Utility District is required to develop according to the adopted development agreement. This agreement specifies development occur in a manner which complies with Unified Development Ordinance Section 8.3 General Requirements and Minimum Standards of Design for Subdivisions within the City Limits in anticipation of a future annexation. The Preliminary Plan was approved with waivers for UDO Section 8.3.E.3.a ‘Street Projections’; Section 8.3.G.2.a ‘Block Length’; Section 8.3.G.2.b ‘Block Length’; Section 8.3.G.2.c ‘Block Length’; Section 8.3.G.4.b ‘Block Perimeter’; Section 8.3.J.2 ‘Access Ways’; Section 8.3.W ‘Single-Family Residential Parking Requirements for Platting,’ and Section 8.8 ‘Requirements for Parkland Dedication’. Preliminary Plan Approved: January 2017 Revised: December 2017, August 2018, January 2020, January 2021 Public Infrastructure Approximate quantities: Sewer Lines – 1,500 linear feet Water Lines – 2,000 linear feet Storm Sewer – 1,500 linear feet (MUD) Streets – 2,000 linear feet (MUD) Sidewalks – 4,000 linear feet (MUD) Parkland Dedication Approximately 0.5 acres of parkland are being dedicated with the proposed final plat. In addition, parkland improvements have been installed which covers a portion of the parkland development fees required for the platting of 57 single family lots. The 0.5 acres of parkland is being applied to a larger neighborhood-style park that will continue to develop as the Southern Pointe Subdivision continues. Final Plat for Southern Pointe Subdivision Section 101 FP2018-000003 Page 9 of 37 Planning & Zoning Commission May 20, 2021 Traffic Impact Analysis Per the MUD Development Agreement, a TIA will be required when the 250th lot is being platted. This requirement is not triggered by the Section 101 final plat. Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes Compliant with Subdivision Regulations Yes Staff Recommendation Approval Supporting Materials 1. Vicinity Map, Aerial, and Small Area Map 2. Final Plat Page 10 of 37 Page 11 of 37 Page 12 of 37 Page 13 of 37 Texas Board of Professional Land Surveying Firm Registration No. 100461-07Texas Board of Professional Engineers Firm Registration No. F-439150 Venture Drive, Suite 100 • College Station, Texas 77845 •979.731.8000“”“”Page 14 of 37 Planning & Zoning Commission May 20, 2021 Scale 65 single-family lots, 2 utility lots, 3 common areas, and parkland dedication on approximately 26 acres Location 17529 SH 6 S, generally located north of Peach Creek Cut-Off Road and west of Pipeline Road in the City’s Extraterritorial Jurisdiction (ETJ), more generally known as Texas World Speedway. Property Owner Southern Pointe, LLC Applicant Alex Pfefferkorn, Jones/Carter Project Manager Erika Bridges, P.E, CFM – Assistant City Engineer ebridges@cstx.gov Project Overview This final plat is the second phase of the Southern Pointe Subdivision, a redevelopment of the Texas World Speedway property and the first Municipal Utility District in Brazos County. The overall development includes 1,994 single-family lots, potential multi-family and commercial, a school and fire station site and parkland on 553 acres. The Southern Pointe Subdivision is located within the City of College Station’s ETJ, but as a Municipal Utility District is required to develop according to the adopted development agreement. This agreement specifies development occur in a manner which complies with Unified Development Ordinance Section 8.3 General Requirements and Minimum Standards of Design for Subdivisions within the City Limits in anticipation of a future annexation. The Preliminary Plan was approved with waivers for UDO Section 8.3.E.3.a ‘Street Projections’; Section 8.3.G.2.a ‘Block Length’; Section 8.3.G.2.b ‘Block Length’; Section 8.3.G.2.c ‘Block Length’; Section 8.3.G.4.b ‘Block Perimeter’; Section 8.3.J.2 ‘Access Ways’; Section 8.3.W ‘Single-Family Residential Parking Requirements for Platting,’ and Section 8.8 ‘Requirements for Parkland Dedication’. Preliminary Plan Approved: January 2017 Revised: December 2017, August 2018, January 2020, January 2021 Public Infrastructure Approximate quantities: Sewer Lines – 4,100 linear feet Water Lines – 1,050 linear feet Storm Sewer – 2,000 linear feet (MUD) Streets – 4,550 linear feet (MUD) Sidewalks – 9,100 linear feet (MUD) Parkland Dedication Approximately 6 acres of parkland are being dedicated with the proposed final plat. In addition, parkland improvements have been installed which covers a portion of the parkland development fees required for the platting of 65 single family lots. The 6 acres of parkland is being applied to a larger neighborhood-style park that will continue to develop as the Southern Pointe Subdivision continues. Final Plat for Southern Pointe Subdivision Section 200 FP2020-000013 Page 15 of 37 Planning & Zoning Commission May 20, 2021 Traffic Impact Analysis Per the MUD Development Agreement, a TIA will be required when the 250th lot is being platted. This requirement is not triggered by the Section 200 final plat. Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes Compliant with Subdivision Regulations Yes Staff Recommendation Approval Supporting Materials 1. Vicinity Map, Aerial, and Small Area Map 2. Final Plat Page 16 of 37 Page 17 of 37 Page 18 of 37 Page 19 of 37 Page 20 of 37 Page 21 of 37 Planning & Zoning Commission May 20, 2021 Scale 3 single family residential lots on approximately 0.5 acres Location 205 Fidelity Street Property Owner Shabeer Jaffar Applicant Schultz Engineering, LLC. Project Manager Elizabeth Pedersen, Graduate Engineer epedersen@cstx.gov Project Overview The property was originally part of the West Park Addition plat filed in 1940. The proposed replat creates three lots from two building plots and reorients the plots from Fidelity Street to two lots fronting on Maryem Street and one lot fronting on Fidelity Street. Preliminary Plan Not Required Public Infrastructure Approximate linear footage proposed: 105 feet of Sanitary Sewer Lines Parkland Dedication None Required Traffic Impact Analysis Not Required Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes Compliant with Subdivision Regulations Yes Staff Recommendation Approval Supporting Materials 1. Vicinity Map, Aerial, and Small Area Map 2. Final Plat Final Plat Of West Park Addition Block 6, Lots 4R, 5R, & 6R Being a Replat of West Park Addition Block 6, Lots 4, 5, & 6 FP2021-000005 Page 22 of 37 Page 23 of 37 Page 24 of 37 Page 25 of 37 Page 26 of 37 May 20, 2021 Regular Agenda Comprehensive Plan Amendment To: Planning & Zoning Commission From: Jesse DiMeolo, 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 Preserve-Open to Wellborn Commercial for approximately 2 acres, generally located at 3970 Gus Roy Road. Case #CPA2021-000001 (Note: Final action of this item will be considered at the June 10, 2021 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 Preserve-Open to Wellborn Commercial for approximately 2 acres acres located east of Victoria Avenue. The subject property and properties immediately adjacent to the west and south are primarily designated as Wellborn Preserve-Open on the Comprehensive Plan Future Land Use and Character Map, while the properties to the north and east are Restricted Suburban. This Comprehensive Plan Amendment is in preparation for a PDD rezoning of the property to allow for additional commercial options in the area. It is the applicant’s intent to develop warehouses and offices on the subject property. REVIEW CRITERIA 1. Changed or changing conditions in the subject area of the City: The subject property and properties to the west and south have a future land use designation of Wellborn Preserve-Open. The Wellborn Preserve-Open land use designation is generally for areas that, due to public service limitations or a prevailing rural character, should have limited development activities. These areas tend to consist of low-density single-family residential lots of one acre or more but may be reduced to 20,000 square feet if clustered around undeveloped open space. The properties to the north and east are designated as Restricted Suburban. These properties are continuing to be built out as residential properties within the Creek Meadows Subdivision. 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 Page 27 of 37 publicly held. The citizens see the area continuing as a place where local stores survive and low- density large acreage homesites remain. Within the past five years, there has only been one approved Comprehensive Plan amendment for Wellborn Commercial in this part of College Station. In January of 2019, 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 north 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: The applicant is requesting an amendment to the Future Land Use and Character Map to Wellborn Commercial. The Wellborn Commercial designation is generally for concentrations of commercial activities that focus primarily on the nearby residents versus the larger community. To the north, east, and south of the subject property is Creek Meadows Subdivision. Also to the north across Victoria are office and storage uses. Immediately west of the property is an existing single family residence and several undeveloped rural tracts. 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.” The proposed amendment to Wellborn Commercial would create a commercial land use designation that is entirely surrounded by residential uses, except for some small commercial uses across Victoria Avenue. This would also create an isolated commercial use on the south side of the street that is approximately 1,500 feet away from F.M. 2154. In addition, the proposed configuration may make it more challenging for the public to find the business. Visibility will be further restricted should the property eventually be zoned for WC Wellborn Commercial by the required WC Wellborn Commercial-to-residential buffer requirements of a 20-foot landscaped buffer yard with an approved buffer fence. 3. Impact on environmentally sensitive and natural areas: 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.” 4. Impacts on infrastructure including water, wastewater, drainage, and the transportation network: " Water service and fire flow will be provided by Wellborn Special Utility District. A public sanitary sewer line extending service to this site is currently under construction. The subject property generally drains to the southeast within the Peach Creek Drainage Basin and is not encumbered by FEMA Special Flood Hazard Area (SFHA). Detention is required with future Page 28 of 37 development and would be addressed with the site plan. Drainage and all 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 along Victoria Avenue, which is designated as a future 2-Lane Major Collector on the Thoroughfare Plan and currently constructed as two-lane rural roadway. A City capital project to reconstruct this portion of Victoria Ave has started design and is anticipated to begin construction in FY22. The Wellborn Commercial designation likely increases the potential traffic generated in comparison to the existing Wellborn Preserve-Open designation though the amount would be limited due to the acreage involved and would vary 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, west, and south 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 has minimal roadway frontage and is surrounded by residential uses. This would also create an isolated commercial use away from F.M. 2154, which the Wellborn Community Plan states should be closer to F.M. 2154. The Wellborn Commercial land use designation is inappropriate for this property as it is surrounded by existing and future residential and as it is not located in an area that the Wellborn Community Plan describes as appropriate for commercial uses. 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 Page 29 of 37 Page 30 of 37 Page 31 of 37 Page 32 of 37 VICTORIA AVE1BROWDER REGINALDA001301, SAMUEL DAVIDSON (ICL), TRACT 11Acres: 0.86Current Zoning: RuralCurrent Land Use: Wellborn Preserve - OpenTITAN PREMIER LLCA001301, SAMUEL DAVIDSON (ICL), TRACT 82Acres: 0.87Current Zoning: RuralCurrent Land Use: Wellborn Preserve - OpenTITAN PREMIER LLCA001301, SAMUEL DAVIDSON (ICL), TRACT 33Acres: 0.62Current Zoning: RuralCurrent Land Use: Wellborn Preserve - OpenTITAL PREMIER, LLCA001301, SAMUEL DAVIDSON (ICL), TRACT 34Acres: 0.12Current Zoning: RuralCurrent Land Use: Wellborn Preserve - Open23456 12 11109871TITAN PREMIER LLCA001301, SAMUEL DAVIDSON (ICL), TRACT 82Acres: 0.87Current Zoning: RuralProposed Land Use: Wellborn CommercialTITAN PREMIER LLCA001301, SAMUEL DAVIDSON (ICL), TRACT 33Acres: 0.62Current Zoning: RuralProposed Land Use: Wellborn CommercialTITAN PREMIER, LLCA001301, SAMUEL DAVIDSON (ICL), TRACT 34Acres: 0.12Current Zoning: RuralProposed Land Use: Wellborn Commercial23456 12 1110987VICTORIA AVEBROWDER REGINALDA001301, SAMUEL DAVIDSON (ICL), TRACT 11Acres: 0.86Current Zoning: RuralCurrent Land Use: Wellborn Preserve - OpenWELLBORN PRESERVE - OPENLEGEND:WELLBORN COMMERCIALRURALRESTRICTED SUBURBANWELLBORN BUSINESS PARKINSTITUTIONAL/PUBLICSITECITY LIMITSCITY LIMITSPROJECT BENCHMARK: www.mitchellandmorgan.comPLAN & DESIGN SPECIALISTS INCIVIL ENGINEERING HYDRAULICS****HYDROLOGY UTILITIES STREETSSITE PLANS SUBDIVISIONS3204 EARL RUDDER FWY. S.COLLEGE STATION, TX 77845T.979.260.6963F.979.260.3564TX. FIRM # F-1443Kevin Kuklis - Gus Roy Entitlement LAND USE PLANAMENDMENT MAP 1.61 acres EXISTINGVICINITY MAPOWNER INFORMATION SEZER ENTERPRISES LLC 4103 S TEXAS AVE, STE 1000BRYAN, TX 77802-4041PROPOSEDNOTE:THERE IS NO FEMA REGULATED 100-YEAR FLOODPLAIN ON THIS SITE PER FEMA MAP PANEL #48041C0325E DATED MAY 16, 2012.Page 33 of 37 BACKGROUND INFORMATION NOTIFICATIONS Advertised Commission Hearing Date: May 20, 2021 Advertised Council Hearing Date: June 10, 2021 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: Creek Meadows HOA 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 Commercial Rural Offices and Storage South Wellborn Preserve – Open and Rural Rural Undeveloped land and Creek Meadows Subdivision East Rural and Restricted Suburban PDD Planned Development District Future Phase of Creek Meadows Single-Family Residential Development West Wellborn Preserve - Open Rural Single – Family Residence and Undeveloped land DEVELOPMENT HISTORY Annexation: 2011 Zoning: A-O Agricultural Open upon annexation Current Zoning is Rural Final Plat: Unplatted Site development: Undeveloped Page 34 of 37 Gus Roy Rd/Victoria Avenue 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 3970 Gus Roy Road 2. Please list the amendment(s) requested. We request to amend the Land Use Plan from Wellborn Preserve-Open to Wellborn Commercial 3. Please explain the reason for the amendment(s). The development costs of developing 1-acre lots, in accordance with the WPO Wellborn Preserve- Open zoning district have made a low-density development on this property unfeasible. Concrete roadways, underground utilities and impact fees for a 2-lot subdivision results in extremely expensive lot costs. The character of this area is established by the offices and commercial areas across Victoria Avenue. 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. 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 office buildings. The property is located across the street from office buildings, Wellborn SUD offices, and an RV/Boat storage facility. Office and warehousing are compatible with these established as well as the nearby residences. They are quiet and low intensity uses that will have positive economic impacts as well as compatibility with the established commercial uses and adjacent residences. 6. Please list any impacts on environmentally sensitive and natural areas. 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. Page 35 of 37 7. List any impacts on infrastructure, including water, wastewater, drainage and transportation network. Water is sufficient in this area. This property wastewater demands were accounted for in the Creek Meadows Subdivision sewer report. This property has access to sewer and will be served by the adjacent development. Drainage would have no impact because of required compliance with the Unified Development Ordinance. 8. Explain consistency with the goals and strategies set forth in the Comprehensive Plan. The Wellborn Community Plan states that while more commercial is amenable to residents, it should not be more intense than what you can find today. The proposed office and warehousing uses are not more intense than existing commercial uses found across Victoria Avenue. You can find both uses in the businesses across the street. Further, the plan states that the “Community Character Goal for the Wellborn Community Plan is to be a community of rural character positioned for contextually appropriate growth that embodies and sustains the uniqueness and history of the area.” The proposed office and warehousing is contextually appropriate with the businesses that have existed in the community for years and will visually represent the desired aesthetic for commercial development. Page 36 of 37 College Station, TX Meeting AgendaImpact Fee Advisory Committee Phone: *888 475 4499 and Webinar ID: 936 2140 6958 Internet: https://zoom.us/s/93621406958 The City Council may or may not attend the Impact Fee Advisory Committee Regular Meeting. May 20, 2021 6:00 PM 1101 Texas Avenue College Station, TX 77840 College Station, TX Page 1 *The City uses a thirdparty vendor to help host the meeting and if the callin number is not functioning access will be through the internet link only. 1.Call to Order. 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 Commission 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.Regular Agenda 3.1.Presentation, discussion and possible action on a Semi-Annual Report SystemWide Impact Fees for Water, Wastewater, and Roadway. (Note: Final action on this item will be considered at the May 27, 2021 City Council Meeting Subject to change.) Sponsors:Carol Cotter Attachments:1.SemiAnnual Report 2.Future Land Use Map 3.Impact Fee Service Area Map Water 4.Impact Fee Service Area Map Wastewater 5.Impact Fee Service Area Map Roadway 4.Adjourn Page 1 of 8 Impact Fee Advisory Committee Page 2 May 20, 2021 The Impact Fee Advisory Committee 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 on the website and at College Station City Hall, 1101 Texas Avenue, College Station, Texas, on May 14, 2021 at 5:00 p.m. City Secretary This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting and who may need accommodations, auxiliary aids, or services such as interpreters, readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the meeting so that appropriate arrangements can be made. If the City does not receive notification at least two business days prior to the meeting, the City will make a reasonable attempt to provide the necessary accommodations. Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun."Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411, Government Code (Handgun Licensing Law), may not enter this Property with a Handgun that is Carried Openly." Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad portando arma de mano al aire libre.” Page 2 of 8 1101 Texas Avenue South, P.O. Box 9960 College Station, Texas 77842 Phone 979.764.3570 / Fax 979.764.3496 MEMORANDUM DATE: May 20, 2021 TO: Planning and Zoning Commission / Impact Fee Advisory Committee FROM: Carol Cotter, P.E., City Engineer SUBJECT: Semi-Annual Report - System-Wide Impact Fees for Water, Wastewater, and Roadway The City of College Station adopted “System-Wide” Impact Fees for water, wastewater, and roadways in the latter part of 2016. Fee implementation occurred in phases, with full fees having occurred in December of 2018. The service area for roadway impact fees is bounded by the city limits; however, service areas for system-wide water and wastewater impact fees do not strictly follow city limit lines and include some areas of the City’s Extra-Territorial Jurisdiction (ETJ). Local Government Code requires Semi-Annual Reporting to monitor the progress of impact fees and to determine if an update to the fee study is necessary before the statutory five-year requirement. There have been no major changes in the water, wastewater, or roadway impact fee programs during this reporting period. The statutory 5-year update is in progress and expected to be completed in latter part of this year. Staff recommends that the Advisory Committee forward this report to City Council for their update. The City of College Station Code of Ordinances Chapter 107, Impact Fees, designates the Planning and Zoning Commission as the Impact Fee Advisory Committee (IFAC) with the inclusion of an ETJ representative for service areas extending into the ETJ. The IFAC is established to: 1. Advise and assist the City in adopting Land Use Assumptions. 2. Review the Capital Improvements Plan and file written comments. 3. Monitor and evaluate implementation of the Capital Improvements Plan. 4. File semi-annual reports with respect to the progress of the Capital Improvements Plan. 5. Advise the City Council of the need to update or revise the Land Use Assumptions, Capital Improvements Plan, and Impact Fees. System-Wide Impact Fees System-wide impact fees for water and wastewater were adopted September 22, 2016, with roadway impact fees following on November 10, 2016. The City’s adopted collection rates are lower than the maximum allowable fees calculated as presented in the table below. Water and wastewater fees were phased in, starting at 50% of the collection rate the first year, but are now being charged at the full collection rate. Roadway impact fees were phased in, beginning with zero fee collection in year one and 50% in year two. Full implementation of the fees occurred in December of 2018. Page 3 of 8 Land Use assumptions and the related Capital Improvements Plans have remained applicable over the reporting period October 1, 2020 through March 31, 2021. Impact fees can only be spent on eligible projects identified in the CIP. Status of the various programs are as follows: Water $500/Service Unit System-wide water impact fee revenues collected over the reporting period were $141,900 for a total amount of $1,243,580. Eligible costs of the adopted water system capital improvements plan were estimated at $34,140,850. Projected revenues at the adopted rate were estimated to be $5,325,000 based on the study’s 10-year growth assumptions. Collected amounts are budgeted to help fund Well #9 and Well #9 Collection Loop projects, as well as the SH6 Water Line project. Wastewater $3,000/Service Unit System-wide wastewater impact fee revenues collected over the reporting period were $856,500 for a total amount of $5,859,950. Eligible costs of the adopted wastewater system capital improvements plan were estimated at $72,285,486. Projected revenues at the adopted rate were estimated to be $36,149,000 based on the study’s 10-year growth assumptions. Collected amounts are being used to help fund the Lick Creek Wastewater Treatment Plant Expansion, The Lick Creek Parallel Trunk Line, the Carter’s Creek Diversion Lift Station, and Phases II and III of the Northeast Sewer Trunk Line. Roadway $375(Res) $80(Non-Res) /Service Unit Roadway impact fees collected over the reporting period were $63,121 for total amount of $308,534 (Zone A), $112,756 for total amount of $653,170 (Zone B), $78,273 for total amount of $813,035 (Zone C), and $41,408, for total amount of $304,096 (Zone D). Eligible costs of the adopted roadway capital improvements plan were estimated at $134,000,000. Projected revenues at the adopted rates were estimated to be $12,000,000 based on the study’s 10-year growth assumptions. Collected amounts in Zones B and C are being used to help fund the Rock Prairie Road West Expansion project and the Capstone/Barron Road Realignment project, in those respective Zones. Specific allocations from remaining zones will be made to impact fee eligible projects within the applicable zones in FY21 and FY22 as warranted. System-Wide Impact Fee Allowable Max Rate per Service Unit Adopted Collection Rate per Service Unit 10-Year Capital Needs Eligible Capital Improvement Costs Total Amount Collected 2016 Projected 10-yr Recovery at Collection Rate Water $2,917 $500 $49M $34M $1,243,580 $5M Wastewater $5,519 $3000 $154M $72M $5,859,950 $36M Roadway Zone A $1,061 $375/$80 $17M $15M $308,534 $2.4M Roadway Zone B $1,072 $375/$80 $35M $16M $653,170 $3.0M Roadway Zone C $2,556 $375/$80 $71M $49M $813,035 $4.1M Roadway Zone D $4,004 $375/$80 $166M $55M $304,096 $2.5M Attachments: 1. Future Land Use Map 2. Impact Fee Service Area Map Water 3. Impact Fee Service Area Map Wastewater 4. Impact Fee Service Area Map Roadway Page 4 of 8 Texas A & M UniversityTexas A & M UniversityEAST BYPFM 2154 RDFM 50 RDE 29TH S T ROCK PRAIRIE RDCOUNTY RD-190 JONES RDRIVER RDWILLIAM D FITCH PKWYI AND GN R DCOUNTY RD-175FM-60BIRD POND RDWELS H AV EUNIVERSITY DR ECOLE LNH O P E S C R E E K R DBOONEVILLERDKOPPE BRIDGE RDPEACHCREEKRDHARVEY RDCAVITT A VE BARRON RDROYDER RDKEMP R D W VILLA MARIA RDARRINGTON RDTONKAWAY LAKE RDN DOWLING RDROESE RDTEXAS AVE SDEACON DRE A R L R U D D E R F W Y S BARAK LNHARDY WEEDON RDGRAHAM RDF AND B RDN GRAHAM RDBECK STCOUNTY RD-269B ROADMOORDRS D O W LINGRDN EA R L R U D D E R F W YNUNN JONES RDW 28TH STDOMINIK DRWEEDON LOOPJOHN RICE DRCARTER CREEK PKWY FM159RDFRANCIS DRGREENS PRAIRIE RD WN HARVEY MITCHELL PKWYLONGMIREDRNAVASOTARDGFINFEATHE R R D QUAIL RUNHOLLEMAN DRSTRAUBRDCHICK LNPIPELINE RDOAK DRBRIARCRESTDRGLADE STVICTORIA AVEE 25TH STLEONARD RDE WM J BRYAN PKWYSEBESTA RDELMO WEEDON RDE 23RD STGANDY RDHICKS LNBRADLEY RDLINDA LNANDERSONSTCAIN RDDUSTYRDS 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STOCKTON DRBRITON DRBONNIE LN BLANCO LNPICKERING PLBERWICK PLKUBIN ST SANDIA PLZCOMAL CIRCOLD SPRING DRCADDO CV STEFANIE DRPERRY LNCAJUN CUTOFF LNFIELDSARCTICBAY OAKS CT TWIN BLVDARRINGT O N R D FM 2818 RD WTEXAS AVE SAPPOMATTOX DRFM 2818 RD WLEONARD RDE27THSTLINDA LNARHOPULOSRDEAGLEAVEW 28TH STRAYMONDSTOTZERPKWYLEONARD RDW BRONZE LNPOLO RDMEMORIAL DR OLSENBLVDFOREST DRS TEXAS AVEVINCENT RDEAST BYPVALLEYVIEWDRUNIVERSITY DRE 30TH STKA T HY F L E M IN G R D BLUERIDGEDRTURK RANCH RDPOTTER LNPeachCreekAlumCreekLickCreekCartersCreekSpringCreekStillCreekOldRiverTurkeyCreekBrazos Ri v e rBurtonCreekHudsonCreekBrushyCreek W h iteCreekCottonwoodBranchH o p e s C r e e kPantherCreekBeeCreekNavasotaRiverWicksonCreek GibbonsCreekMillicanCreekThompsonsCreekSandyBranchRockyCreekBoggy Cr e e k Cedar CreekWicksonCreekCarters CreekCartersCreekW icksonCreekOl d Ri v e r BrushyCreekBrazos RiverPeachCreek BrazosRiverBeeCreekNavasota RiverWhite CreekNavasota RiverBeeCreekNavasotaRiverPeachCreekOldRiverStill CreekBrushyCreekBrushyCreekBrushyCreekNavasotaRiverPantherCreekBrazos RiverCartersCreekNavasotaRiverNavasotaRiver PeachCreekNavaso ta R iverPeachCreekPeachCreekCottonwoodBranchStillCreekRockyCreekBrazosRiverLickCreekWhiteCreekPeachC reekBrazos RiverNavasotaRiverWhite CreekCartersCreekNavasotaRiverBee CreekNavasotaRiverPeachC r e ekNavasotaRiver Old RiverBrazos RiverOldR iverBrazosRiverC artersCreek Bru shyCreekPeachCreekBrazos RiverCartersCreekHopesCreekNavasotaRiverPantherCreekNavasotaRiverC artersCreekB r a zosRiverHopesCreekLickCreekBrazos RiverCartersCreekUV21UV30UV6UV47UV308UV6RUV47City of Bryan03,2006,400SCALE IN FEETLEGENDRoadRailroadStreamCity LimitETJ BoundaryOther City LimitTAMU BoundaryFIGURE 2-1CITY OF COLLEGE STATIONFUTURE LAND USE!ICreated By Freese and Nichols, Inc.Job No.: CCL14321Location: H:\W_WW_PLANNING\Deliverables\04_Final_LUA_Report\(Figure_2-1)-Future_LandUse.mxdUpdated: Wednesday, July 13, 2016FUTURE LAND USE111 - Neighborhood Conservation910 - Rural130 - Estate140 - Village Center109 - Restricted Suburban110 - General Suburban120 - 250 - Urban275 - Urban Mixed Use210 - General Commercial200 - Suburban Commercial310 - Business Park410 - Institutional/Public800 - Natural Areas - Reserved430 - Medical Use450 - Texas A&M University710 - 720 - Natural Areas - Protected850 - Utilities!!!!!!!456 - Redevelopment Areas999 - Water¬¬¬¬¬¬816 - Wellborn Preserve - Open¬¬¬¬¬¬136 - Wellborn Estate - Open¬¬¬¬¬¬315 - Wellborn Business Park¬¬¬215 - Wellborn Commercial¬¬¬815 - Wellborn Preserve¬¬¬¬¬¬135 - Wellborn Estate¬¬¬¬¬¬108 - Wellborn Restricted Suburban¬¬¬115 - Wellborn SuburbanLand UseExpected(LUE per Acre)Worst Case(LUE per Acre)2010 Census Density(People per LUE)Institutional/Public---Natural Areas - Protected ---Natural Areas - Reserved ---Neighborhood Conservation ---Rural ---Texas A&M University---Business Park222.38Estate0.812.38General Commercial462.38General Suburban462.38Medical662.38Restricted Suburban342.38Suburban Commercial462.38Urban15302.38Urban Mixed Use20352.38Village Center20352.38FUTURE POPULATION DENSITYPage 5 of 8 (#UT(#UTUTUT[Ú!(!(!(!(!(!(!(2.0 MG Greens PrairieElevated Storage TankOverflow Elev. = 522'Dowling RoadPump Station(3) - 8,000 gpm Pumps(2) - 6,175 gpm Pumps(1) - 6,000 gpm Pump(1) - 5.0 MG Ground Storage Tank(1) - 3.0 MG Ground Storage TankOverflow Elev. = 370'3.0 MG Park PlaceElevated Storage TankOverflow Elev. = 522'City of Bryan29th StreetTexas A&MUniversityVilla MariaTexas A&M UniversityMaple StreetTexas A&M UniversityOlsen FieldWellbornHollemanWellbornRock PrairieWellbornFoxfire?c?c?c?¡?¡?À?¡?¡B U R L E S O N C O .B R A Z O S C O 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StationTXWWTPWastewater Treatment Plant8" and Smaller Wastewater Line10" and Larger Wastewater Line8" and Smaller Force Main10" and Larger Force MainRoadRailroadStreamLake/PondParcelImpact FeeWastewater Service AreaCity LimitETJ BoundaryOther City LimitCounty LineFIGURE 2-3CITY OF COLLEGE STATIONIMPACT FEEWASTEWATER SERVICE AREA!ICreated By Freese and Nichols, Inc.Job No.: CCL16175Location: H:\W_WW_PLANNING\Deliverables\04_Final_LUA_Report\(Figure_2-3)-Existing_WW_Service_Area.mxdUpdated: Wednesday, October 12, 2016User: 02499Page 7 of 8 ROCK PRAI R I E R O A D WILLIAM D FITCH PARKWAY SH 6 HARVEY MITCHELL PARKWAY WELLBORN ROADSO U T H T E X A S A V E N U E SH 6 ROCK PRAIRIE ROADBIRD POND ROADHARVEY ROADUNIVERSITY DRIVEB D A C Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community Legend City Limits Service Areas A B C D Streets Exhibit 1 Service Areas November 2016 N010.5 Miles Page 8 of 8